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HomeMy WebLinkAboutS-1487-A Staff AnalysisiITEM NO.: 2. S-1487-A NAME: The Ridge Estates Revised Preliminary Plat LOCATION: located North of Pleasant Hill Road and West of Vimy Ridge Road Planning Staff Comments_ 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 23, 2008. The Office of Planning and Development must receive the proof of notice no later than May 2, 2008. 2. The previous approval allowed for the creation of 198 single-family residential lots. The plat as submitted contains 204. Is the request to increase the total number of available lots in addition to approving a phasing plan for the subdivision? 3. What is the purpose of the area located between Lots 1 and 204? 4. Vimy Ridge Road is classified as a minor arterial. A 35-foot platted building line is required adjacent to this street classification. 5. Pleasant Hill Road is classified as a collector street. A 30-foot platted building line is required adjacent to this street classification. 6. Provide the average lot size in the general notes section of the proposed preliminary plat. 7. Provide the total number of lots proposed in the general notes section of the preliminary plat. 8. How will temporary turn -around be provided for each of the phases? Neighborhood Associations Notified= Southwest Little Rock United for Progress Alexander Road Neighborhood Association The Quail Run Neighborhood Association Variance/Waivers: None requested. Public Works Conditions: 1. Vimy Ridge Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Pleasant Hill Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 3. With the subdivision construction, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Vimy Ridge Road and Pleasant Hills Road including 5-foot sidewalks with the planned development. On Vimy Ridge Road the back of curb should be 29.5 feet from the centerline. On Pleasant Hills Road, the back of curb should be 18 feet from centerline. On both streets, the back of sidewalk should be placed at the property line or a variance is Item # 2. required to be issued by the Planning Commission. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Vimy Ridge Road and Pleasant Hills Road. 5. A 20 foot radial dedication of right-of-way is required at the intersection of the internal residential streets. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. Storm water detention ordinance applies to this property. 8. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 9. The minimum centerline radius of 150 feet for standard residential streets must be provided. 10. Long straight street lengths encourage speeding. Measures should be taken to slow residential traffic. 11. Provide easement along lot lines as needed for storm water conveyance. 12.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 13.All disturbed areas not planned for construction must have vegetation established prior to reissuance of grading permit to begin construction. 14. Maintenance and improvements of the temporary detention pond(s) and erosion control devices are required immediately. Silt should be cleaned out of the ditch along Vimy Ridge Road. All denuded areas not to have construction in 21 days should be vegetated. 15. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, April 23, 2008. Item # 2. June 19, 2008 ITEM NO.: E FILE NO.: S-1487-A NAME: The Ridge Estates Revised Preliminary Plat LOCATION: Located North of Pleasant Hill Road and West of Vimy Ridge Road DEVELOPER: Property Development Group P.O. Box 891 Bryant, AR 72089 ENGINEER: Laha Engineering 6602 Baseline Road, Suite E Little Rock, AR 72209 AREA: 59 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT Variance/Waivers: NUMBER OF LOTS: 204 R-2, Single-family 16 — Otter Creek 41.04 FT. NEW STREET: 8500 LF 1. A variance from Section 36-516(f)(1) to allow the placement of a six foot fence within the platted setback along Vimy Ridge Road and Pleasant Hill Road. 2. A variance to allow the placement of the sidewalks at the back of curb. BACKGROUND: On May 29, 2005, the Little Rock Planning Commission approved a preliminary plat to allow the subdivision of 59 acres into 198 single-family lots. The approval allowed a minimum lot size of 7,000 square feet and 8,500 linear feet of new street. The applicant indicated a tract along Vimy Ridge Road and Pleasant Hill Road to be maintained by the Property Owners Association designated for buffering of the subdivision from the adjoining roadways. The applicant also indicated a 25-foot platted building line along the front yard and side yard and rear yards to meet the minimum ordinance requirement. A phasing plan was not approved for the subdivision and the development June 19, 2008 SUBDIVISION ITEM NO.: E FILE NO.: S-1487-A was proposed in a single phase. The improvements for the proposed Phase I portion of the development have been completed. A. PROPOSAL/REQUEST: The developer is now proposing an amendment to the previously approved preliminary plat to create a phasing plan for the proposed subdivision. The development is proposed in five (5) phases with street construction to Vimy Ridge Road and the internal residential streets corresponding to the phasing plan. Temporary turn-arounds will be provided to accommodate City service vehicles. With the request the developer is seeking approval of the creation of six (6) additional lots and the removal of the previously indicated tracts along Vimy Ridge Road and Pleasant Hill Road. The plat previously was indicated with a large drainage swale which the developer has reduced through channelization allowing the additional lots to be created. The lots abutting Vimy Ridge Road and Pleasant Hill Road will be plated with a 10-foot no right of vehicular access easement. The plat also indicates fences may be constructed within the required rear yard setback of the abutting streets. The request also includes a variance from the Master Street Plan and the Boundary Street Ordinance to allow the placement of the sidewalk at the back of curb along Vimy Ridge Road and along the internal residential streets. The applicant has indicated the ground at the right of way on Vimy Ridge Road and on some of the internal lots is eight to ten feet above or below the curb. According to the applicant the sidewalks would be more likely utilized if the walks were place at grade with the street. B. EXISTING CONDITIONS: The majority of the site is tree covered with clearing and basic infrastructure improvements completed to the northern portion of the tract. North of the site the uses included residential, commercial and industrial. The area to the west of the site is vacant and was previously cleared of trees. The Quail Run Subdivision is located south of the site on Pleasant Hill Road. There is an approved POD located on Pleasant Hill Road to the southwest of the site. There is an area zoned MF-6 located on the southwest corner of" Pleasant Hill Road and Vimy Ridge Road. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. The Alexander Road Neighborhood Association, the Quail Run Neighborhood Association, Southwest Little Rock United for Progress and all abutting property owners were notified of the public hearing. 2 June 19, 2008 SUBDIVISION ITEM NO.: E Cont. FILE NO.: S-1487-A D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Vimy Ridge Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Pleasant Hill Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 3. With the subdivision construction, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Vimy Ridge Road and Pleasant Hills Road including 5-foot sidewalks with the planned development. On Vimy Ridge Road the back of curb should be 29.5 feet from the centerline. On Pleasant Hills Road, the back of curb should be 18 feet from centerline. On both streets, the back of sidewalk should be placed at the property line or a variance is required to be issued by the Planning Commission. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Vimy Ridge Road and Pleasant Hills Road. 5. A 20 foot radial dedication of right-of-way is required at the intersection of the internal residential streets. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. Storm water detention ordinance applies to this property. 8. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 9. The minimum centerline radius of 150 feet for standard residential streets must be provided. 10. Long straight street lengths encourage speeding. Measures should be taken to slow residential traffic. 11. Provide easement along lot lines as needed for storm water conveyance. 12. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 3 June 19, 2008 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: S-1487-A 13. All disturbed areas not planned for construction must have vegetation established prior to reissuance of grading permit to begin construction. 14. Maintenance and improvements of the temporary detention pond(s) and erosion control devices are required immediately. Silt should be cleaned out of the ditch along Vimy Ridge Road. All denuded areas not to have construction in 21 days should be vegetated. 15. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Approved as submitted. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: G Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT (April 17, 2008) Mr. Scott Foster was present representing the applicant. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff stated the plat was previously approved as a single phase development. Staff stated the applicant was now seeking approval of a phasing plan for the subdivision. CI June 19, 2008 SUBDIVISION ITEM NO.: E Cont. FILE NO.: S-1487-A Staff questioned the purpose of an area located between Lots 1 and 204. Staff requested the applicant provide the average lot size and the minimum lot size in the general notes section of the proposed plat. Staff also requested the applicant provide platted building lines along Vimy Ridge Road and Pleasant Hill Road per the typical ordinance standard. Staff questioned if a fence would be placed with in the setback of the lots abutting these roadways. Staff stated if fences were proposed the developer should seek a variance through the plat review process to allow fencing to be located on the property line. Public Works comments were addressed. Staff stated Vimy Ridge Road was indicated on the Master Street Plan as a minor arterial. Staff stated street construction and right of way dedication would be required to meet the typical ordinance requirements. Staff stated Pleasant Hill Road was indicated on the Master Street Plan as a collector street. Staff stated right of way dedication and street construction would be required along this roadway as well. Staff noted the storm water detention ordinance would apply to development of the site. Staff also stated radial dedications would be required at the intersection of all streets including Vimy Ridge Road and Pleasant Hill Road. Staff stated long straight streets encourage speeding. Staff requested the developer provide measures to discourage excessive speeds through the subdivision. Staff noted comments from the various other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the April 17, 2008, Subdivision Committee meeting. The applicant has provided the required building lines, indicated 204 lots and provided the temporary turn-arounds on the proposed plat. The applicant has also indicated measures will be taken to discourage speeding along the long straight stretches of road. The current request is to allow an amendment to the previously approved preliminary plat to create a phasing plan for the proposed subdivision and add six (6) additional lots. Five (5) phases are being proposed with the abutting arterial street construction being completed with the corresponding phase. The interior street construction will also be phased with the development. Fifty-three lots and two tracts for detention are proposed in the first phase along with the street improvements to Vimy Ridge Road abutting Phase 1. Temporary turn-arounds will be provided to accommodate City service vehicles on the interior City streets. During Phase 1 only one access to Vimy Ridge Road will be 4 June 19, 2008 SUBDIVISION ITEM NO.: E(Cont.)FILE NO.: 5-1487-A provided. During the second phase an additional entrance to Vimy Ridge Road will be constructed along with 23 lots and an additional area of detention. Street improvements to Vimy Ridge Road will be constructed abutting the Phase 2 portion of the development. Phases 3 and 4 are located along the plats western boundary and will include internal street construction only. During the final phase (Phase 5) an additional entrance to Vimy Ridge Road will be constructed. During this phase improvements to Vimy Ridge Road and Pleasant Hill Road will be completed to Master Street Plan standard. With the request the developer is seeking approval of the creation of six (6) additional lots. The plat previously was indicated with a large drainage swale which the developer has reduced through channelization allowing the additional lots to be created. The plat is indicated with a minimum lot size of 7,000 square feet as typically required by the Subdivision Ordinance. The lots abutting Vimy Ridge Road and Pleasant Hill Road will be platted with a 10-foot no right of vehicular access easement. The plat indicates the placement of a 25-foot front yard building line, a 35-foot building fine along Vimy Ridge Road (arterial street standard) and a 30-foot building line along Pleasant Hill Road (collector street standard). The lots are considered reverse frontage lots which means a lot designed to be developed with the rear yard abutting a major street and with primary means of ingress and egress provided on a minor street. Along arterial streets in proposed subdivisions where it is desirable to limit curb cut access, building lines shall be established on both frontages of double frontage lots. Along the line of lots abutting such traffic artery, a restricted access easement of at least ten (10) feet, across which there shall be no right -of -vehicle access permitted, shall be provided. The plat indicates fences may be constructed within the required rear yard setback of the abutting streets. The ordinance states between a required building setback line and a street right-of-way, the maximum height shall be four (4) feet. Other fences may be erected to a maximum height of six (6) feet. The developer has indicated a desire to allow the construction of a six foot fence within the rear yard setback of the homes abutting Vimy Ridge Road and Pleasant Hill Road. Staff recommends all fences at intersections be constructed as required in Section 36-516(f)(2) which states any fence erected along a property line corner or within the fifty (50) foot triangle formed by the property line intersection shall comply with the obstruction provisions of Section 32-8 of the Code of Ordinances. The applicant is requesting a variance from the Master Street Plan to allow the placement of the sidewalks at the back of curb within the proposed subdivision. According to the applicant the grade of some of the streets is eight to ten feet above or below the curb and if the sidewalks are placed as proposed the walks would more likely be utilized. Staff is not supportive of placing the sidewalk at the back of curb and feels from a safety standpoint the sidewalks should be located as far away as possible from the driving lanes. The ordinances require placement of the sidewalks at the back of curb to allow separation of pedestrians and motorist. Vimy Ridge Road is a well traveled roadway with vehicles traveling 0 June 19, 2008 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: S-1487-A at a considerable rate of speed of 40 mph plus. Staff feels it is important to separate the pedestrians and vehicles. Staff is supportive of the proposed plat to allow the creation of a phasing plan and to allow the creation of seven additional lots within the subdivision. Staff is also supportive of the variance request from Section 36-516(e)(1) to allow the placement of six foot fences within the platted setback along Vimy Ridge Road and Pleasant Hill Road. Staff is not supportive of allowing the sidewalk to be placed at the back of curb. To staffs knowledge there are no other outstanding technical issues associated with the request. AFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from Section 36-516(e)(1) to allow the placement of six foot fences within the platted setback along Vimy Ridge Road and Pleasant Hill Road. Staff recommends all fences at intersections be constructed as required by Section 36-516(f)(2). Staff recommends the sidewalks be placed at the property line as typically required per various City ordinances. PLANNING COMMISSION ACTION: (MAY 8, 2008) The applicant was not present. There were registered objectors present. The chair asked the applicant to come forward. There was no response from the applicant. The commission voted to defer the item to the June 19, 2008, public hearing to allow the applicant to be present for the discussion of the application request. There was no further discussion of the item. The commission voted to approve the item for deferral by a vote of 8 ayes, 0 noes, 2 absent, 1 recusal (Commissioner Troy Laha). STAFF UPDATE: There has been no change in the application request. Staff has contacted the applicant providing him with the date and time of the public hearing. 7 June 19, 2008 SUBDIVISION ITEM NO.: E Cont. FILE NO.: S-1487-A PLANNING COMMISSION ACTION: (JUNE 19, 2008) The applicant was present. There were no registered objectors present. Staff stated the applicant had indicated sidewalks would be placed at the back of the right of way where technically feasible. Staff stated in locations where grades did not allow for the placement of the sidewalk at the back of the right of way the walks would be placed at the back of curb. Staff stated they were supportive of the proposed placement. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. Es?