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HomeMy WebLinkAboutS-1507-B Staff AnalysisJanuary 5, 2006 ITEM NO.: 2 FILE NO.: S-1509 NAME: Valley Springs Subdivision Preliminary Plat LOCATION: West of Geyer Springs Road at Valley Drive DEVELOPER: N and G Construction, Inc. P.O. Box 1178 Conway, AR 72033 ENGINEER: Magie Engineering & Land Development, Inc. 803 Harkrider Street Conway, AR 72032 AREA: 28.0 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 79 R-2, Single-family 15 — Geyer Springs West 41.06 FT. NEW STREET: 4,150 LF VARIANCESMAIVERS REQUESTED: A variance to allow an increased lot depth to width ratio for Lots 47 and 48. A. PROPOSAUREQUEST: The applicant is proposing the subdivision of this 28.0-acre tract into 79 single-family residential lots and two lots for future development. The applicant has indicated an average lot size of 10,454 square feet and a minimum lot size of 7,405 square feet. The proposed development results in a density of 3.27 units per acre. The proposal includes the development of 4,150 linear feet of new public streets. Valley Drive is indicated on the Master Street Plan as a collector street. The applicant has indicated the roadway will be constructed to Master Street Plan standards. January 5, 2006 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1509 The applicant is requesting a variance to allow an increased lot depth to width ratio for proposed Lots 47 and 48. B. EXISTING CONDITIONS: The site is vacant and tree covered. There are single-family homes located to the north and south of the site. Along the western boundary of the site is a multi -family development accessed from Warren Street. There are two churches located in the area, one to the south of the site and one to the north of the site. Northeast of the site is a high school. Northwest of the site is an elementary school. Further north of the site, accessed from Baseline Road, is the Southwest Community Center. Across Geyer Springs, to the east, there are multi -family units located on Valley Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. A meeting with the Allendale Neighborhood Association, the owner's representative and staff was held on December 13, 2005. All property owners abutting the site along with the Allendale Neighborhood Association, the St. Monica Neighborhood Association and Southwest Little Rock United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Valley Drive is classified on the Master Street Plan as a collector street. A dedication of right-of-way totaling 60 feet will be required. Right-of-way dedication along Susanne Drive and Stillman Drive are sufficient. 2. Geyer Springs 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. 3. With site development, provide the design of the streets conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5-foot sidewalks with the planned development. Valley Drive should be constructed to 36-foot wide collector standard including 275 feet minimum horizontal radii. Susanne Drive and Stillman Drive should be constructed to residential standards, which include 150-foot minimum radii. 4. Roundabouts need to be constructed at the western intersection of Susanne Drive and Valley Drive and the intersection of Susanne Drive and Stillman Drive for traffic calming purposes. Contact Travis Herbner, Traffic Engineering at 379-1805 for additional information. 5. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code of Ordinances and the Master Street Plan. Sidewalks should be placed along Stillman Drive and Susanne Drive and along the northern side of Valley Drive. 2 January 5, 2006 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1509 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. The current flood study ends just west of Geyer Springs Road. The majority of the site is located outside the limits of a detailed flood study. 7. Easements for the proposed storm water detention facilities are required. 8. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 11. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 12. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. 13. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easement, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Fire Department: Place hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. 3 January 5, 2006 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1509 County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT- (December 8, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant label Lot 1 as a tract or include the area into an adjacent lot. Staff stated the plat indicated the area as unbuildable therefore a tract designation would be more appropriate. Staff questioned the future plans for Lots 29 and 83. Staff also questioned the buildability of proposed Lot 83. Staff stated the lot depth was not sufficient to meet the minimum lot depth for most of the various zoning classifications. Staff requested the applicant provide the total area of Lots 1, 29 and 83. Public Works comments were addressed. Staff stated Valley Drive was indicated on the Master Street Plan as a collector street. Staff stated their recommendation would include the construction of Valley Drive to collector standards and they were recommending traffic calming devices be placed on Valley Drive. Staff stated a roundabout was also being recommended for Stillman Drive. The applicant stated the desire of the developer was to slow traffic through the neighborhood. He stated he would work with staff concerning the proposed street design. Staff stated grading permits would be required prior to construction and any work in the right-of-way would require approval from Traffic Engineering. 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 submitted a revised site plan to staff addressing most of the issues raised at the December 8, 2005, Subdivision Committee meeting. The applicant has revised the site plan to eliminate the proposed tracts and included the area in 4 January 5, 2006 SUBDIVISION EM NO.: 2 (Cont.) FILE NO.: S-1509 the adjacent lots. The revised site plan also indicates the lot depth for proposed Lot 25 at 100-feet; sufficient to meet the minimum lot depth per the zoning ordinance. The applicant has indicated a rezoning will potentially be requested for Lots 25 and 26 to allow for a higher intensity use. As proposed, the lots could be developed as zoned with single-family homes and comply with the minimum ordinance standards. The applicant is requesting a variance from the Subdivision Ordinance to allow an increased lot depth to width ratio for two of the proposed lots. The Subdivision Ordinance states no lot may be three times as deep as it is wide, except where lots abut a freeway, expressway or rail line. The lots as proposed do not meet this minimum requirement. Staff is supportive of the requested variance. Staff does not feel the increased lot depth to width ratio for these two lots will have any negative impact on the adjoining properties. The revised site plan indicates Valley Drive constructed to Master Street Plan standards with a 60-foot right-of-way and 36-feet of pavement. The site plan includes the placement of a roundabout to serve as a traffic -calming device at the intersection of Valley Drive and Suzanne Drive. The revised site plan does not include a traffic -calming device at the intersection of Suzanne Drive and Stillman Drive. The applicant is requesting a traffic -calming device not be required at this location. Staff is not supportive of this request. Staff feels the placement of the two proposed traffic -calming devices is important to the protection of the neighborhood. Staff feels the placement of the roundabout within the subdivision will act to deter cut -through traffic and will slow traffic which does access the neighborhoods. Staff is supportive of the proposed preliminary plat with the exception of the applicant's request to eliminate the roundabout at Sillman Drive and Suzanne Drive. The preliminary plat indicates an average lot size of 0.24 acres or 10,454 square feet and a minimum lot size of 0.16 acres or 7,405 square feet. The development is proposed with a density of 3.27 units per acre, which is consistent with single-family development within the City. There is a single variance being requested to allow an increased lot depth to width ratio for two of the indicated lots. In staff's opinion this requested variance will not adversely impact the development or adjoining properties. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed preliminary plat will not negatively impact the adjoining properties if developed as proposed, if the additional traffic calming devise is added to deter cut -through traffic and slow traffic which does access the neighborhood. January 5, 2006 SUBDIVISION ITEM NO.: 2(Cont.) _ FILE NO.: _S-1509 STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the agenda staff report. Staff recommends approval of the requested variance to allow an increased lot depth to width ratio for proposed Lots 47 and 48. Staff recommends a traffic -calming device be placed at the intersections of Suzanne Drive and Stillman Drive as noted in paragraph D above. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Staff stated the applicant had amended the request to fully comply with the minimum standards of the Subdivision Ordinance. The applicant stated they fully intended to meet the desire of the City with regard to the platting and street construction. He stated the applicant did not desire to place a round -about at the intersection of Stillman and Suzanne Drives but was willing to consider other traffic calming devices. He stated the request was not an ordinance requirement but was a request by staff. Commissioner Adcock stated she was not in favor of the street design allowing the connection of Suzanne and Stillman Drives through the area. She stated 'she felt the connection should not be made to protect the neighborhood. Ms. Monica Fleming addressed the Commission in opposition of the proposed request. She stated the neighborhood had worked very hard to maintain their subdivision and felt the connection of the two roads would adversely impact the area. She stated with the connection of the two roads there would be a great deal of cut -through traffic accessing their streets and causing concerns. She stated there were also concerns of drainage, fencing and the number of homes being proposed. She stated most of the residents had been in the area for 25 — 30 years and felt the number of homes being proposed was to intense. Mr. Troy Laha addressed the Commission in opposition of the proposed request. He stated the site was shown on the Neighborhood Action Plan as a potential park site. He stated the goal of the neighborhood was to remove all connections from Valley Drive as well as the connection of Valley Drive from Geyer Springs to Warren Drive but this had not been accomplished. He stated the area did not want or need the number of cars that would cut -through the neighborhood if the streets were opened. A January 5, 2006 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: 5-1509 City Director B.J. Wyrick addressed the Commission. She stated the residents of Allendale had work hard to maintain their homes and their neighborhood. She stated currently there was a great deal of cut -through traffic through the neighborhood along the northern boundary. She stated if Valley Drive were constructed this would reduced the number of cars traveling through the Allendale Neighborhood. She stated the connection of Stillman and Suzanne Drives should not be made. There was a general discussion by the Commission concerning Suzanne and Stillman Drives and if the roads were indicated on the Master Street Plan. Staff stated the two streets were classified as local streets and were not shown on the Master Street Plan. Staff stated connectivity was a concern. The Commission question how the connection could be avoided. Staff stated with a minor redesign of the plat the connection could be removed. Staff questioned if the Commission was willing to allow them to work with the applicant at the time of final platting to remove the connections while maintaining the number of lots. The Commission indicated this was agreeable. There was a general discussion concerning storm water detention. Staff stated there were ordinance requirements which would not allow releasing any additional flows through the area. There was no further discussion of the item. The chair entertained a motion for approval of the plat removing the connections of Stillman and Suzanne Drives through the proposed plat area. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 7 ITEM NO.: 2 NAME: Valley Springs Subdivision Preliminary Plat LOCATION: West of Geyer Springs Road at Valley Drive Planning Staff Comments: S-1509 1. Label Lot 1 as a Tract and address in the Bill of Assurance the responsible party for maintenance of the Tract. 2. Staff questions the buildablility of proposed Lot 83. 3. With the placement of the Storm Water Detention on proposed Lot 29 the buildability of the indicated lot is greatly reduced. 4. What are the future plans for proposed Lots 29 and 83? Will the lots be developed as single-family or will a rezoning be sought to classify the lots as a non-residential zoning district? 5. Provide the total area of Tract A, Lot 29 and Lot 83. Variance/Waivers: None requested. Public Works Conditions: 1. Valley Drive is classified on the Master Street Plan as a collector street. A dedication of right-of-way of 60 feet will be required. Right-of-way dedication along Susanne Drive and Stillman Drive are sufficient. 2. Geyer Springs 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. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with planned development. Valley Drive should be constructed to 36 feet wide collector standard including 275 feet minimum horizontal radii. Susanne Drive and Stillman Drive should be constructed to residential standards, which include 150 foot minimum radii. 4. Roundabouts need to be constructed at the western intersection of Susanne Drive and Valley Drive and the intersection of Susanne Drive and Stillman Drive for traffic calming purposes. Contact Travis Herbner, Traffic Engineering at 379-1805 for additional information. 5. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalks should be placed along Stillman Drive and Susanne Drive and along northern side of Valley Drive. 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. The current flood study ends just west of Geyer Springs Road. The majority of the site is located outside the limits of a detailed flood study. 7. Easements for proposed storm water detention facilities are required. 8. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental ^uali y prior to the start of construction. 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. 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. 11.Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379- 1817 (Derrick Bergfield) for more information. 12. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. 13. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easement, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Enerav: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Fire Department: Place hydrants per code 918-3700 for additional information. Court Planning: No comment. Contact the Little Rock Fire Department at 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 plat (to include the additional information as noted above) to staff on Wednesday, December 14, 2005.