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HomeMy WebLinkAboutS-1493 Staff AnalysisSeptember 29, 2005 ITEM ND.: C FILE NO.: S-1493 NAME: Lochridge Estates Addition Preliminary Plat LOCATION: Located North of Lawson Road, East of Marsh Road DEVELOPER: Lockridge Estates, LLC c/o Marlar Engineering Company 5318 John F. Kennedy Boulevard North Little Rock, AR 72216 ENGINEER: Marlar Engineering Company 5318 John F. Kennedy Boulevard North Little Rock, AR 72216 AREA: 94.45 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 156 R-2, Single-family 18 — Ellis Mountain 42.07 VARIANCESNVAIVERS REQUESTED: FT. NEW STREET: 8,333 LF 1. A variance to allow the development of lots with private streets 2. A variance to allow an alternative pedestrian circulation system in -lieu of sidewalks within the proposed subdivision. 3. A variance to allow the placement of a 7-foot fence within the required building setback along Marsh Road. A. PROPOSAUREQUEST: The applicant is proposing the subdivision of this 94.45-acre tract into 156 single- family residential lots and several tracts to be left as natural areas. The applicant has indicated the development will be constructed in two phases. The applicant has indicated an average lot size of 11,700 square feet and a minimum lot size of 10,117 square feet. The proposed development results in an overall density of 1.65 units per acre. September 29, 2005 SUBDIVISION ITEM NO.: C Cont. FILE NO.: S-1493 The applicant has indicated the development will be served by 8,333 linear feet of new private residential street. The applicant has also indicated the development will be a gated community with a single gated entry from Marsh Road. The developer has indicated one-half street construction will be completed to Marsh Road per the Master Street Plan requirement for a minor arterial, which includes curb, gutter and sidewalk. The applicant has indicated a seven -foot fence will be placed within the required building line adjacent to Marsh Road. The applicant has indicated a ten foot restrictive access easement along the rear of the lots abutting Marsh Road and internal cul-de-sac's to satisfy the Subdivision Ordinance requirement related to reverse frontage lots adjacent to a minor arterial roadway (Section 31-257). The applicant has indicated the development will be served by a private wastewater collection and treatment system. The developer has applied to the Arkansas Department of Environmental Quality and received a construction permit for the wastewater treatment facility. The site is located outside the corporate limits of Little Rock but within the City's Extraterritorial Planning Jurisdiction. B. EXISTING CONDITIONS: The site is a vacant site which as been recently harvested of timber. There are a number of hardwood trees remaining on the site but most of the pine trees have been removed. The site is a sloping site with several steep grades. There are single-family homes located in the area along Marsh Road to the north and Lawson Road to the south. To the west of the site is a large tract of vacant property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls from area residents. All abutting property owners, the Crystal Valley Property Owners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Marsh 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. Both sides of Marsh Road must be dedicated where it passes through the interior of the property. 2 September 29, 2005 SUBDIVISION ITEM NO.: C Cont. FILE NO.: S-1493 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvements for a portion of Marsh Road and full width where it passes through the property, including 5-foot sidewalks and storm drainage. 3. Entrance gate design must include sufficient stacking depth and island design for turnaround capability. 4. Internal streets must conform to the Master Street Plan, including maximum grades and sidewalk on one side (unless it is a cul-de-sac less than 750 feet in length). 5. Multiple islands within cul-de-sacs should be enlarged, single units capable of supporting green space. 6. 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) 379-1817 (Derrick Bergfield). 7. Storm water management applies to this property. Show the proposed location for storm water detention facilities on the plan. Areas not drained to the lake should be detained or an in -lieu payment made to the city where increased runoff is permissible. Lake outlet modifications will be required. 8. Storm drainage easements and design must conform to the Master Street Plan and to acceptable storm water management practices and include overflow pathways that are safe for storm flows larger than the 10-year storm. 9. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No comment. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Approval of the City of Little Rock will be required prior to availability of water service to this property. A water main extension will be required in order. to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. 3 September 29, 2005 SUBDIVISION ITEM NO.: C(Cont.)FILE NO.: S-1493 Fire Department: Place fire hydrants per code. The site is located outside the City of Little Rock fire jurisdiction. Provide a letter from the area volunteer fire department concerning the knowledge of the proposed subdivision and their ability to serve the development with fire protection. County Plannin : 1. Pulaski County requests the completion of a professional traffic study prior to preliminary plat approval by the City of Little Rock. The traffic study should include the following items at a minimum: a. Projected directional volumes upon date of completion and after 10 years. b. Projected. volumes in regard to surrounding future land uses. c. Projected turning movements. d. Required stacking capacity off Marsh Road, which may require redesign of interior road alignments due to the gated entry of the proposed development. This information is needed to ensure safe traffic movement in the area and will effect traffic movement in the surrounding unincorporated portions of Pulaski County. Additionally, this traffic study is needed prior to preliminary plat approval because the findings of the study may require significant changes to the preliminary design of the proposed subdivision. 2. The applicant should petition the Pulaski County Planning Board for a waiver of maximum cul-de-sac lengths and grade requirements prior to preliminary plat approval by Pulaski County. 3. The applicant should submit a copy of the proposed bill of assurance to Pulaski County prior to final plat approval. 4. Contact Pulaski County Planning at 340-8260 for detailed comments. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating the applicant was requesting approval for a preliminary plat to allow a new single-family subdivision to develop within the City's Extraterritorial Planning Jurisdiction. Staff stated the developer 4 September 29, 2005 SUBDIVISION ITEM NO.: C (Contl FILE NO.: S-1493 had applied to Arkansas Department of Environmental Quality for a construction permit for a wastewater treatment facility. Staff questioned if the development was to be a gated community. The developer indicated a gate would be installed. Staff stated the indicated turn -around did not allow for proper stacking. Mr. David Jones indicated this would be corrected on the final submission. Staff also questioned if the development would be constructed in phases. Mr. Jones indicated the development would be constructed in two phases. Public Works comments were addressed. Staff stated detention would apply to the proposed development. Mr. Jones indicated the existing lake would be used as detention. Mr. Jones stated the existing dam would be reworked to ensure proper dam safety. Staff stated sidewalks would be required. Mr. Jones stated the developers were seeking a variance to allow an alternative pedestrian circulation system within the development. Staff stated one-half street improvements would be required along Marsh Road per the Master Street Plan. Staff stated the area where Marsh Road bisected the proposed subdivision the entire roadway would be required. Mr. Jones stated the indicated tract along the west side of the roadway was not a part of the proposed subdivision. Staff stated the area should not be included on the proposed plat drawing and should be included with the property to the north. Staff stated fire service would be from an area volunteer fire department. Staff requested the applicant provide a letter from the area volunteer fire department indicating their knowledge of the proposed subdivision and their ability to serve the proposed subdivision. Staff noted comments from all other reporting departments and agencies suggesting the developer contact them directly for additional information. 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 plat to staff addressing the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has provided a letter from the area volunteer fire department concerning their knowledge of the proposed subdivision and their ability to serve the proposed development. The applicant has provided an approval letter from AEDQ to allow the construction of the proposed wastewater collection and treatment system. The applicant has indicated the development will be served with a recirculation sand filter, tablet chlorinator and chlorine contact chamber with design flow of 0.04 MGD. The applicant has provided staff with the average depths and average width to depth ratios for the lots staff had concerns with. All the indicated lots meet the 6 September 29, 2005 SUBDIVISION ITEM NO.: C Cont. FILE NO.: S-1493 City's Subdivision Ordinance minimum requirements. The applicant has also indicated the development will provide proper stacking for a minimum of three cars and a turn -around at the gated entrance as requested by staff. The applicant has indicated two areas of detention on the proposed plat. The applicant has indicated a large lake to the east will serve as the primary detention with a smaller pond to the south to serve as secondary detention. The applicant has also indicated street construction per the Master Street Plan. The applicant is requesting two variances from the Subdivision Ordinance. The applicant is requesting a variance to allow the development of lots with private streets. The developer has indicated the streets will be constructed to public street standard per the Subdivision Ordinance requirement. The applicant is also requesting an alternative pedestrian circulation system in -lieu of sidewalks within the proposed subdivision. The applicant has indicated a series of trails will connect the residential lots to the areas designated as green and open space and to allow access to the proposed lake. Staff is supportive of the applicant's request. The proposed subdivision is a gated community and in other areas the City has allowed this type connectivity through the subdivision in -lieu of sidewalk construction. The applicant is requesting the placement of a seven -foot fence with nine -foot columns along Marsh Road. The applicant has indicated the fencing within the required 35-foot building line. Staff is supportive of the applicant's request. The proposed fencing is an opaque fence and will be located in an area that will not restrict roadway views. !. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E F and H of the above agenda staff report. Staff recommends approval of the requested variance to allow the development of lots with private streets. Staff recommends approval of the requested variance to allow an alternative pedestrian circulation system in -lieu of sidewalks within the proposed subdivision. Staff recommends approval of the requested variance to allow the placement of a 7-foot fence within the required building setback along Marsh Road. A1-1 .- September 29, 2005 SUBDIVISION ITEM NO.: C Cont. FILE NO.: S-1493 The applicant submitted a requested dated June 22, 2005, requesting this item be deferred to the August 18, 2005, Public Hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was not present. There were no registered objectors present. Staff presented the item with a recommendation of deferral. Staff stated the applicant had submitted a requested dated June 22, 2005, requesting the item be deferred to the August 18, 2005, Public Hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for .placement of the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant submitted a request dated July 22, 2005, requesting this item be deferred to the September 29, 2005, Public Hearing. The applicant indicated they were working with the Department of Environmental Quality to obtain their construction permit for the proposed wastewater collection and treatment facility_ Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (AUGUST 18, 2005) The applicant was present representing the request_ There were no registered objectors present. Staff stated the applicant had submitted a request dated July 22, 2005, requesting the item be deferred to the September 29, 2005, Public Hearing. Staff stated the applicant had indicated they were working with the Department of Environmental Quality to obtain their construction permit for the proposed wastewater collection and treatment facility. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. rl September 29, 2005 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: S-1 PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval of the request. Mr. David Jones addressed the Commission on the merits of the request. He stated he would prefer the opposition speak first and he would follow-up with questions or provide any additional information necessary for the Commission to fully understand the request. Mr. Jim Glassman addressed the Commission in opposition of the proposed request. He stated his property was located to the north of the site and he had questions regarding the discharge of the proposed wastewater collection system. He stated the developers had indicated the discharge would take place down Jack Mann Road. He stated the property owners did not have access to Jack Mann Road since the public right of way stopped short of the applicant's property. Mr. Clint Boshears addressed the Commission. He stated he was the property owner and he did have legal access to Jack Mann Road. He stated the public right of way extended well into Mr. Glassman's property. There was a general discussion concerning the right of access. Ms. Ashley Pope of Pulaski County Planning indicated there was a question of access. She stated the County Surveyor had surveyed the right of way for Jack Mann Road and the applicant did not have a public access to his property. Commissioner Rector stated one of the requirements of the proposed development was to provide sewer. He stated if the right of access was not resolved then the sewer could not be provided and the construction of the subdivision would not take place. Mr. Robert Scroggins addressed the Commission in opposition of the proposed request. He stated his concern were not with the development of the area but with the proposed wastewater collection and treatment system. He questioned who would pay the cost associated with the maintenance of the system if all the homes were not sold. He also questioned if the system was not operated properly what would happen to the system. Commissioner Rector stated the issues being raised were technical issues the Commission was in no position to answer. He stated if the Arkansas Department of Environmental Quality felt the site suitable for development the Commission must trust their judgment. There was a general discussion concerning the proposed system, the collection method and the ability of the Commission to deny the request. The Commission indicated if in fact the applicant did not have access to a public right of way the landowner would not be required to allow access for the proposed discharge. The Commission indicated the 1.1 September 29, 2005 SUBDIVISION INIZI 1011611MOXIG 6 2H FILE NO.: 5-1493 proposed subdivision review was a technical review and the applicant had fulfilled the requirements. There was no further discussion of the item. The chair entertained a motion for approval of the request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0 ITEM NO.: 9 FILE NO.: S-14.93 NAME: Lochridge Estates Addition Preliminary Plat LOCATION: located North of Lawson Road, East of Marsh Road Planninq 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. 2. Provide a 35-foot building line adjacent to Marsh Road Road, a minor arterial roadway per the City of Little Rock's Master Street Plan (Section 31-256(2)) or request a variance. 3. Indicate the property located to the west of Marsh Road near the northern boundary as a tract. 4. Label all tracts within the proposed subdivision and provide a general note concerning their purpose and who is responsible for maintenance. 5. Provide in the general notes section of the proposed preliminary plat the following information: The proposed linear feet of internal street, the number of lots, the average size and the minimum size of the proposed lots. 6. Provide the application form from the Subdivision Application. 7. The property is currently zoned R-2, Single-family. Revise indicated zonings that indicate the site is zoned R-1, Single-family. 8. Provide a 10-foot restrictive access easement along the lots abutting Marsh Road to comply with Section 31-257 of the Subdivision Ordinance. 9. Provide a phasing plan, if applicable for the proposed subdivision. 10. Provide the average width of indicated lots adjacent to cul-de-sac streets to ensure compliance with the required lot depth to width ratio of the Subdivision Ordinance (Section 31-232(b)).* Indicated Lots 17, 34, 35, 65, 66, 67, 85, 87, 88, 89, 109, 112 and 117 do not appear to comply with the minimum lot width requirement of the Subdivision Ordinance. 11.Indicted Lots 26, 27, 28, 81, 82 and 119 appear to have an increased Lot depth to width ratio and will require a variance per Section 31-232(b) of the Little Rock Code of Ordinances. 12. The indicated lot width of Lots 67 and 119 do not appear to meet the minimum lot width requirement per the Subdivision Ordinance (Section 31-232(a)). 13. Provide documentation from AEDQ concerning the proposed wastewater collection and treatment system. Variance/Waivers: PC Public Works Conditions: 1. Marsh 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. Both sides of Marsh Road must be dedicated where it passes through the interior of the property. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvements for a portion of Marsh Road and full width where it passes through the property, including 5-foot sidewalks and storm drainage. 3. Entrance gate design must include sufficient stacking depth and island design for turnaround capability. 4. Internal streets must conform to the Master Street Plan, including maximum grades and sidewalk on one side (unless it is a cul-de-sac less than 750 feet in length). 5. Multiple islands within cul-de-sacs should be enlarged, single units capable of supporting green space. 6. 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) 379-1817 (Derrick Bergfield). 7. Storm water management applies to this property. Show the proposed location for storm water detention facilities on the plan. Areas not drained to the lake should be detained or an in -lieu payment made to the city where increased runoff is permissible. Lake outlet modifications will be required. 8. Storm drainage easements and design must conform to the Master Street Plan and to acceptable storm water management practices and include overflow pathways that are safe for storm flows larger than the 10-year storm. 9. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding streetlight requirements. ►-°J Utilities and Fire Department/County Planning: Uv fyuA fluz�" Wastewater: Outside the service boundary. No comment. A u t'_�t_ Entergy: No comment received. 1,30 O-V'�N Center -Point Energy: Approved as submitted. ��''� SBC. No comment received. �I Central Arkansas Water: All Central Arkansas'Water requirements in effect at the time of request for water service must be met. Approval of the City of Little Rock will be required prior to availability of water service to this property. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. The site is located outside the City of Little Rock fire jurisdiction. Provide a letter from the area volunteer fire department concerning the knowledge of the proposed subdivision and their ability to serve the development with fire protection. County Planning: Contact Pulaski County Planning at 340-8260 for detailed comments. CATA: The site is not located on a dedicated CATA bus route. Planning Division: No comment. Landscape: No comment. Revised plat/plan; Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, June 22, 2005. LOTS AVG DEPTH AVG WIDTH WIDTH/DEPTH RATIO 26 150.09 90.05 1.67 27 150.09 90.06 1.67 28 155 82.23 1.88 82 190 117.67 1.61 119 160 220 0.73 LOTS AVG WIDTH 17 207.06 34 176.31 35 129.63 65 121.63 66 124.34 67 113.77 85 160.64 87 148.77 88 146.13 89 141.08 109 136.37 1121 131.76 1 71 162.79