Loading...
HomeMy WebLinkAboutS-1487-B Staff AnalysisMay 30, 2013 ITEM NO.: 1 FILE NO.: S- NAME: The Ridge Estates Preliminary Plat LOCATION.: Located North of Pleasant Hill Road, West of Vimy Ridge Road DEVELOPE First Community Bank, 1325 Harrison Street Batesville, AR 72501 ENGINEER: Trustee of the District Laha Engineering 6602 Baseline Road, Suite E Little Rock, AR 72209 AREA: 59.6 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT Variance/Waivers: BACKGROUND: NUMBER OF LOTS: 204 R-2, Single-family 16 — Otter Creek 41.04 None requested. FT. NEW STREET: 8500 LF On May 29, 2005, the Little Rock Planning Commission approved a preliminary plat to allow the subdivision of this 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 was proposed in a single phase. May 30, 2013 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1487-B The Little Rock Planning Commission approved a request to revise the preliminary plat for the subdivision on June 19, 2008. The revision modified the phasing plan for the subdivision to include five (5) phases. The street construction to Vimy Ridge Road and rile internal street construction were to correspond to t he p hosing plan. The request also included 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 indicated the ground at the right of way on Vimy Ridge Road and on some of the internal lots was eight to ten feet above or below the curb. According to the applicant the sidewalks would be more likely utilized if the walks were placed at grade with the street. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to reestablish the previously approved preliminary plat to allow the development of 204 single-family lots from this 59.6 acres. The applicant has indicated the lots will be developed in five phases. The plat indicates 66 lots and two tracts in Phase I. Phase 2 includes 44 lots. Phase 3 includes 11 lots and 1 tract. Phase 4 includes 42 lots and 2 tracts and Phase 5 includes 41 lots. A 10-foot open space tract has been included along Vimy Ridge Road and Pleasant Hill Road to avoid double frontage lots. A note on the plat states no access will be granted through the open space tract. The plat also includes the placement of a 10-foot no right of vehicular access easement within the open space tract and along the street right of way on Pleasant Hill Road and Vimy Ridge Road. B. EXISTING CONDITIONS: The majority of the trees have been removed from the site. Portions of the infrastructure for the Phase I lots were previously installed but were not accepted by the various utility companies. North of the site the uses include 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 not received any comment from area residents. All abutting property owners along with the Alexander Road Neighborhood Association, the Quail Run Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. May 30, 2013 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1487-B 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. A 20 foot radial dedication of right-of-way is required at the intersection of Vimy Ridge Road and Pleasant Hill Road. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Vimy Ridge Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from the centerline. The back of the sidewalk should be located at the property line. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Pleasant Hill Road including 5-foot sidewalks with the planned development. The new back of curb should be located 18 feet from centerline. The back of the sidewalk should be placed at the property line. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to the streets including 5- foot sidewalks prior to final platting. Residential streets should be constructed per Public Works detail PW-22. The maximum width of residential streets is 26 feet from back of curb to back of curb with sidewalk on one side. The back of the sidewalk should be placed at the property line. 7. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to these streets including 5-foot sidewalks with the planned development. Residential collector streets should be constructed per Public Works detail PW-23. Sidewalk is required to be installed on one (1) side of the street with the back of the sidewalk at the property line. 8. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. With the sidewalk moved from the back of curb Type 2 and Type 3 access ramps should be installed per Public Works detail PW-50 and PW-51 respectively. 9. A no right of vehicle access easement should be platted along the rear of the lots adjacent to Vimy Ridge Road and Pleasant Hill Road. 3 May 30, 2013 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-1487-B 10. 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). 11. A grading permit in accordance with Section 29-186 (c) & (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. If additional grading is requested in future phases or outside of future right-of-ways or drainage easements, a variance must be obtained to advanced grade those areas. Provide plan showing area to be advanced 12. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 13. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions. 14. Stormwater detention ordinance applies to this property. 15. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 16. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 17. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior +.. �..++�.,n l.+`..+•f•i.n+� of ^nnllr nnr,%t ( nn+art TrafFir. FI1ninpP_flnn 379-1813 o piauniyi�,ci ►i�i ca a vl VVV61'JGIIVr. Vvl �•• (Greg Simmons) for more information. 18. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley at (501) 371-4537). 19. Vegetation must be established on all disturbed area within 21 days of completion of grading activities and prior to approval of final plat. 20. Erosion controls must be installed to reduce discharge of polluted stormwater. 21. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 22. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round -a -bouts are suggested at regular intervals and at main intersections. Other suggestions are less wide streets, street narrowing, speed humps, and raised pedestrian tables. Contact Travis Herbner, Traffic Engineering at 379-1805 for additional information. -19 May 30, 2013 SUBDIVISION M NO.: 1 (Cont.) FILE NO.: S-1487-B 23. Side slopes of proposed drainage ditches should not exceed a 3:1 slope. 24. Temporary turn arounds must be provided at the end of streets terminated at mid -block. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. No detention basin can be constructed over or within ten feet of the proposed or existing sewer main for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. This development previously had water mains installed in 2007; these mains were not accepted or tied into the Central Arkansas Water distribution system since the development was not completed; to complete the installation and acceptance the fill assembly will need to be reinstalled and new sterilization samples taken. After satisfactory sterilizations samples are obtained and the necessary drawings GPS information and a filed copy of the final plat are obtained the subdivision could again be placed in service. 2. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 3. Contact Central Arkansas Water regarding the size and location of water meter. 4. If there are facilities that need to be adjusted or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. Fire Department: Place fire hydrant(s) per code. Maintain access. There must be two ways to exit and enter the subdivision. 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. 61 May 30, 2013 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1487-B Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division_: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013) Mr. Troy Laha and Mr. Matt McDonald were present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff questioned if there was a tract running the length of Vimy Ridge Road and who would be responsible for the maintenance of the tract. Staff also questioned if there would be fences located within the required setback along Pleasant Hill Road. Mr. Laha stated there would be an open space tract adjacent to both the abutting streets. Public Works comments were addressed. Staff stated the street widths and design were larger than the ordinance typically required. Mr. Laha stated the entrance road would be constructed as a collector street. He stated round-abouts would be placed on the street in two locations to slow traffic. He stated the remaining residential streets would be narrowed to 24 and 26-feet as typically allowed by ordinance. He stated measures to calm traffic would be placed in these areas as well. Staff stated the sidewalk should be placed at the property line and not the back of curb. Mr. Laha stated the developers were considering transferring the cost of improvements from Pleasant Hill Road to Vimy Ridge Road and completing dollar for dollar improvement cost to Vimy Ridge Road which would allow both sides of a portion of the roadway to be widened. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 provided responses from comments raised at the May 8, 2013, Subdivision Committee meeting. The proposal before the Commission is to reestablish a previously approved preliminary plat. The development is proposed in five (5) phases with the abutting arterial street construction being completed 101 May 30, 2013 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-1487-B with the corresponding phase. The interior street construction will also be phased with the development. Sixty-six 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 two accesses to Vimy Ridge Road will be provided. During the second phase 44 lots will be developed. Phases 3 and 4 are located along Vimy Ridge Road and will include internal street construction and the corresponding improvements to Vimy Ridge Road. A third access to Vimy Ridge Road will be constructed and the improvements to Pleasant Hill Road will be completed. During the final phase (Phase 5) the improvements to Pleasant Hill Road will be completed to Master Street Plan standard. The plan includes the development of 204 lots from this 59.6 acre parcel. This results in a density of 3.4 units per acre. The plat is indicated with a minimum lot size of 7,000 square feet as typically required by the Subdivision Ordinance. Between the lots and the abutting streets is a 10-foot open space buffer tract. Within the open space tract along Vimy Ridge Road and Pleasant Hill Road the plat includes a 10-foot no right of vehicular access easement within the open space tract. The plat indicates the placement of setbacks to comply with the R-2, Single-family zoning district. The plat indicates fences may be constructed within the required rear yard setback of the abutting streets but not within the open space tract. 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. No variance is required since there is a separate tract between the lots and 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 revised plan indicates the placement of sidewalks to comply with the ordinance. The sidewalks will be placed adjacent to the right of way and not at the back of curb. Staff is supportive of the applicant's request. The applicant is proposing the subdivision of 59 acres into 204 single-family lots. The applicant has indicated 8,500 linear feet of new street constructed to Master Street Plan standard. The applicant has indicated sidewalks will be placed along the interior roadways and along Vimy Ridge Road and Pleasant Hill Road. The revised plat includes traffic 7 May 30, 2013 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1487-B calming devices as requested by Public Works staff. The applicant has indicated the majority of the lots proposed will be 70-feet by 100-feet or 7,000 square feet. The applicant has indicated a 25-foot platted building line along the front yard and has indicated side yard and rear yards will meet the minimum ordinance requirement. To staffs knowledge there are no outstanding technical issues associated with the requests. Staff feels the development as proposed is appropriate. STAFF RECOMMENDATION: 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. PLANNING COMMISSION ACTION: (MAY 30, 2013) The applicant was present representing the request. There were no registered objectors present. Staff stated the request would require a By-law waiver with regard to the number of days the notices were mailed in relation to the requirement of the By-laws. Staff stated the notices were mailed 14 days as opposed to the typically required 15 day notification. Staff presented a recommendation of approval of the By-law waiver. 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 By-laws waiver to allow the 14 day notification of the abutting property owners. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 open position. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 open position. ITEM NO.: 1. 5-1487-B NAME: The Ridge Estates Preliminary Plat LOCATION: located North of Pleasant Hill Road, West of Vimy Ridge Road Planning Staff Comments-- 1 . Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than May 15, 2013. The Office of Planning and Development must receive the proof of notice no later than May 24, 2013. 2. The previous request included the placement of an 8-foot fence within the setback along Vimy Ridge Road and Pleasant Hill Road. 3. Is there a separate Tract along Vimy Ridge Road to eliminate the double frontage lot? If so who is responsible for the maintenance of the Tract? 4. Will there be a subdivision identification sign located within the development? If so note the location of the proposed signage and the total sign height and total sign area. Variance/Waivers: 1. A variance from Section 36-5.16(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. 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. A 20 oot radial dedication of right-of-way is required at the intersection of Vimy Ridge Road and Pleasant Hill Road. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Vimy Ridge Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from the centerline. The back of the sidewalk should be located at the property line. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Pleasant Hill Road including 5-foot sidewalks with the planned development. The new back of curb should be located 18 feet from centerline. The beck of the sidewalk should be placed at the property line. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to the streets including 5-foot sidewalks prior to final platting. Residential streets should be constructed per Public Works detail PW- Item # 1. 22. The maximum width of residential streets is 26 feet from back of curb to back of curb with sidewalk on one side. The back of the sidewalk should be placed at the property line. 7. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to these streets including 5-foot sidewalks with the planned development. Residential collector streets should be constructed per Public Works detail PW-23. Sidewalk is required to be installed on one (1) side of the street with the back of the sidewalk at the property line. 8. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and 'the Master Street Plan. With the sidewalk moved from the back of curb Type 2 and Type 3 access ramps should be installed per Public Works detail PW-50 and PW-51 respectively. 9. A no right of vehicle access easement should be platted along the rear of the lots adjacent to Vimy Ridge Road and Pleasant Hill Road. 10. 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). 11.A grading permit in accordance with Section 29-186 (c) & (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. If additional grading is requested in future phases or outside of future right-of-ways or drainage easements, a variance must be obtained to advanced grade those areas. Provide plan showing area to be advanced 12. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 13. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions. 14. Stormwater detention ordinance applies to this property. 15.If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 16. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 17.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 (Greg Simmons) for more information. 18. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley at (501) 371-4537). 19.Vegetation must be established on all disturbed area within 21 days of completion of grading activities and prior to approval of final plat. 20. Erosion controls must be installed to reduce discharge of polluted stormwater. 21. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 22. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round -a -bouts are suggested at regular intervals and at main intersections. Other suggestions are less wide streets, street narrowing, speed humps, and raised pedestrian tables. Contact Travis Herbner, Traffic Engineering at 379-1805 for additional inforation.�`-.i m Item # 1. 23. Side slopes of proposed drainage ditches should not exceed a 3:1 slope. 24.Temporary turn arounds must be provided at the end of streets terminated at mid - block. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for this project. No detention basis can be constructed over or within ten feet of the proposed or existing sewer main for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. This development previously had water mains installed in 2007; these mains were not accepted or tied into the Central Arkansas Water distribution system since the development was not completed; to complete the installation and acceptance the fill assembly will need to be reinstalled and new sterilization samples taken. After satisfactory sterilizations samples are obtained and the necessary drawings GPS information and a filed copy of the final plat are obtained the subdivision could again be placed in service. 2. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 3. Contact Central Arkansas Water regarding the size and location of water meter. 4. If there are facilities that need to be adjusted or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. Fire Department: Place fire hydrant(s) per code. Maintain access. There must be two ways to exit and enter the subdivision. 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. Parks and Recreation: No comment received. Planning Division: No comment. Landscape: No comment. Item 4 1. 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, May 15, 2013. Item # 1.