Z-5513-D Staff AnalysisFILE NO.: S -1705-A
NAME: Haw Branch Preliminary Plat
LOCATION: Located at 13805 Crystal Valley Road
DEVELOPER:
Doug Woodall
14996 N. Polk Street
Alexander, AR
FNr,INFFR-
McGetrick and McGetrick Engineers
P.O. Box 30441
Little Rock, AR 72260
AREA: 9.78 acres
CURRENT ZONING:
PLANNING DISTRICT
CENSUS TRACT
VARIANCEAINAIVERS:
NUMBER OF LOTS: 2
R-2, Single-family and PCD
17 — Crystal Valley
42.21
FT. NEW STREET: 0 LF
1. A variance from Section 31-232(b) to allow an increased lot depth to width ratio for
Lots 1 and 2.
BACKGROUND:
On July 11, 2013, a request for a preliminary plat for this property was withdrawn from
consideration by the Little Rock Planning Commission. The project consisted of
10 acres located off Crystal Valley Road, and was zoned R-2, Single-family and PCD
(expired). The owner planned to develop a residential subdivision with three (3) lots.
The lot sizes ranged from 2 to 5 acres. The property is located outside the City limits of
Little Rock but is adjacent to the City limits and within the City's Extraterritorial Planning
Jurisdiction. The owner proposed to seek annexation as the development of the new
homes occurred.
FILE NO.: S-1705-A(Cont.)
The request included a variance from the City's Subdivision Ordinance (Section
31-232(b) to allow an increased lot depth to width ratio for Lots 2 and 3. The applicant
was also seeking a waiver of the required boundary street construction to Crystal Valley
Road.
In addition the request included the revocation of a previously approved PCD for the
property. Ordinance No. 16,161 adopted by the Little Rock Board of Directors on
February 4, 1992, rezoned the property from R-2, Single-family to Planned Commercial
Development to recognize a welding shop located on the site. The PCD zoned a
10 acre parcel. Ordinance No. 16,183 adopted by the Board of Directors on March 3,
1992, reduced the area of the PCD zoning to 2.5 acres. This item was also withdrawn
by the Commission at their July 11, 2013, public hearing.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is now proposing to subdivide 10 -acres into two (2) single-family
residential lots. The property has 335 -feet of frontage along Crystal Valley Road.
The frontage will be split with each lot having 167.5 -feet along the roadway. The
lots will each have a depth of 1299 -feet.
The request includes the revocation of the PCD portion of zoning for the
property. Upon approval of the revocation the underlying R-2, Single-family
zoning will be restored.
B. EXISTING CONDITIONS:
The site is located outside the City limits of Little Rock but abuts the City limits on
the south and west sides. There are two non-residential buildings located on the
site. South and west of the site is the Eagle Hill Apartment development which
includes a golf course. North of the site are two single-family homes located on
acreage.
Street improvements were installed on Crystal Valley Road with the development
of the adjacent Eagle Hill apartments located to the south. Street improvements
on Crystal Valley Road were also installed on Crystal Valley Road to the north
abutting the Crystal Wood Subdivision and to the east with the development of
the Green Diamond Subdivision. All improvements in place include curb, gutter
and sidewalk.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners along with the Crystal Valley Neighborhood Association
and Southwest Little Rock United for Progress were notified of the public hearing.
2
FILE NO.: S -1705-A Cont.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Crystal Valley 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.
2. The show proposed driveway location(s).
3. Contact Pulaski County Planning Department for conditions for developing
property in the floodplain.
4. The minimum Finish Floor elevation of at least one (1) foot above the base
flood elevation is required to be shown on plat and grading plans.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. Provide septic certification prior to
final platting of the lots.
Entergy: Entergy has electrical lines in the area and it appears one is running
east to west down the middle of the property. This line will need to remain in
place until future arrangements for relocation can be made. Contact Entergy at
954-5158 for additional information.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Contact Central Arkansas Water regarding the size and location of the water
meter.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges.
4. If there are facilities that need to be adjusted and/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: Provide a letter from the area volunteer fire department
indicating their knowledge of the project and their ability to serve the
development. Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
3
FILE NO.: S -1705-A (Cont.
County Planning:
1. Obtain flood development permit from Pulaski County Public Works.
2. Obtain septic approval for existing and proposed systems from Arkansas
Health Department.
3. Obtain driveway permits from Pulaski County Public Works for any new
driveways.
4. Dedicate required right of way on Crystal Valley Road to equal one-half of
90' (45') on west side of Crystal Valley Road.
5. Dimension existing and proposed rights of way.
6. Provide Bill of Assurance.
7. Provide State Plane Coordinates.
8. Show existing houses on plat.
9. Show property owners to west and south.
10. Provide more clarity on flood plain/floodway boundaries.
11. Show FEMA flood panel number.
12. Pay $10.00 review fee.
CATA: Over one mile for nearest bus top at Baseline and Stagecoach Roads.
Contact CATA for additional information.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (October 23, 2013)
Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present
representing the request. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request in need of
addressing prior to the item being forwarded to the full Commission for final
action. Staff requested Mr. McGetrick provide the lot dimensions for each of the
lots along Crystal Valley Road. Staff also requested Mr. McGetrick provide the
names of unplatted tracts abutting the proposed subdivision and the names of
owners of any landlocked parcels.
El
FILE NO.: S -1705-A (Cont
Public Works comments were addressed. Staff stated Crystal Valley Road was
classified on the Master Street Plan as a collector street which would require
dedication of right of way to 30 -feet from centerline. Staff also stated Pulaski
County Planning would determine the conditions for development of the portion
of property located within the floodplain.
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 plat to staff addressing a number of the issues
raised at the October 23, 2013, Subdivision Committee meeting. The applicant
has provided lot dimensions for each lot and indicated there are no landlocked
parcels abutting the proposed plat area. The applicant has also indicated a right
of way dedication of right of way to 30 -feet from centerline.
The applicant is proposing to subdivide 10 -acres into two (2) single-family
residential lots. The property has 335 -feet of frontage along Crystal Valley Road
and a depth of 1299 -feet. The proposal is to split the frontage allowing each lot
to have 167.5 -feet along the roadway.
Section 31-232(b) states no residential lot shall be more than three times as
deep as it is wide, except lots approved under Paragraph (g) (residential lots
abutting a freeway, expressway or occupied mainline railroad right of way) or
zero lot line lots in the R-2, R-3, PRD and PDR zoning districts. The request is to
allow an increased lot depth to width ratio for Lots 1 and 2.
The request also includes the revocation of a previously approved PCD for the
property. Ordinance No. 16,161 adopted by the Little Rock Board of Directors on
February 4, 1992, rezoned the property from R-2, Single-family to Planned
Commercial Development to recognize a welding shop located on the site. The
PCD zoned a 10 acre parcel. Ordinance No. 16,183 adopted by the Board of
Directors on Mach 3, 1992, reduced the area of the PCD zoning to 2.5 acres.
Staff is supportive of the proposed preliminary plat and the PCD revocation
request. Staff does not feel the variance to allow the increase depth to width
ratio will significantly impact the development of the lots.
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.
I:
FILE NO.- S -1705-A (Cont.
Staff recommends approval of the variance request from Section 31-232(b) to
allow an increased lot depth to width ratio for Lots 1 and 2.
Staff recommends the PCD zoning revocation be forwarded to the Board of
Directors prior to the issuance of the final plat for the proposed lots.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2013)
The applicant was present. There were no registered objectors present. 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. Staff presented a recommendation of approval of the variance
request from Section 31-232(b) to allow an increased lot depth to width ratio for Lots 1
and 2. Staff presented a recommendation the PCD zoning revocation be forwarded to
the Board of Directors prior to the issuance of the final plat for the proposed lots.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
0