HomeMy WebLinkAboutZ-8488-A Staff AnalysisFILE NO.: Z-8488-A
NAME: Forest Valley Subdivision Revised PD-R and Right of Way Abandonment for
Forest Valley Lane
LOCATION: Located on the South side of Forest Lane at the end of Forest Valley Lane
DEVELOPER:
CJ Pace, LLC
100 Buckland Place
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.3 acres
CURRENT ZONING
ALLOWED USES
PROPOSED ZONING:
NUMBER OF LOTS: 2
PD-R
Single-family
Revised PD-R
FT. NEW STREET: 0 LF
PROPOSED USE: Revise the previously approved building setback
VARIANCESM/AIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 20,166 adopted by the Little Rock Board of Directors on October 6,
2009, rezoned the property from R-2, Single-family to PD-R to allow the development of
4.8 acres with 24-single-family residential lots. The development was proposed with
50-foot wide lots with an average lot size of 7,000 square feet. The Planning
Commission approved a variance from the City's Land Alteration Ordinance at the
September 3, 2009, public hearing to allow grading of the entire subdivision with the
installation of the basic infrastructure.
FILE NO.: Z-8488
A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT:
The developer is requesting to amend the previously approved PD-R to allow for
a revision to the previously approved building line for Lots 12 and 13 of the
Forest Valley Addition. The developer has submitted a preliminary plat request
as a separate item on this agenda (Item #2 File No. S-1653-A) to allow the
extension of Forest Valley Lane to serve an additional twenty (20) lots in the
second phase of this subdivision. The current approval allows for a ten (10) foot
building line on these lots. The request is to allow the building line to be revised
to match the building line for the remaining homes on the street located to the
north.
The request also includes abandonment of a small portion of right of way on Lots
12 and 13. The terminus of Forest Valley Lane with the Phase I development
ended in a hammer head turn -around. With the extension of the street the
hammer head will be removed from these lots.
B. EXISTING CONDITIONS:
The two (2) lots are located at the end of Forest Valley Lane which was recently
constructed as a minor residential street. A number of new homes are in various
states of completion on the street. Forest Lane was constructed as a residential
street with curb and gutter but no sidewalk was required. Along the eastern
boundary of this site is a church, an ambulance post and a developing
single-family subdivision. West of the site are single-family homes located on
acreage.
C. NEIGHBORHOOD COMME
As of this writing, staff has not received any comment from area property owners.
All property owners located within 200 feet of the site, all residents, who could be
identified, located within 300 feet of the site and the Montagne Court Property
Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS-
1. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
2. 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
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FILE NO.: Z-8488-A
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is a variance from the Land
Alterations Regulations being requested to grade the lots with installation of
the street?
3. 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).
4. Parking will be restricted in front of Lots 12 and 13 and should be shown on
the final plat.
5. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
6. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
7. 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.
8. Are gates being proposed to be located at the location of the medians? If so,
a turnaround must be provided for an SU-30 and a stacking distance of
40-feet provided off the existing public street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Enter : Maintain all easements across Lots 12 and 13. Contact Entergy for
additional information.
Center -Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: No objection. 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 to provide water service to this property. Submit plans
for water facilities to Central Arkansas Water for review. Plan revision may be
required after additional review. Contact Central Arkansas Water regarding
installation procedures of water facilities. Approval of plans by Central Arkansas
Water; the Arkansas Department of Health Engineering Division and the Little
Rock Fire Department is required. 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. Additional fire hydrant(s) will be
required. Contact the Little Rock Fire Department to obtain information regarding
the required placement of the hydrant(s) and contact Central Arkansas Water
Q
FILE NO.: Z-8488-A (Cont.
regarding procedures for installation of the hydrant(s). A Capital Investment
Charge based on the size of the meter connection(s) will apply to this
development in addition to normal charges.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Parks and Recreation: No comment.
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Residential Low Density for this property. The applicant
has requested to allow a revision to the previously approved Planned Residential
Development to remove a previously indicated hammerhead turn -around and
revise the previously indicated platted building line for these two (2) lots.
Master Street Plan: Forest Valley Lane is a Local Street. The primary function of
a Local Street is to provide access to adjacent properties. Local Streets which
are abutted by non-residential zoning/use or more intensive zoning than
duplexes are considered as "Commercial Streets". These streets have a design
standard the same as a Collector.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment on this single-family development.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the request stating there were few
outstanding technical issues associated with the request. Staff requested Mr.
White label the proposed building line for the new lots. Staff also requested a
legal description for the right of way to be abandoned.
Public Works comments were addressed. Staff stated a grading permit would be
required prior to any development of the site. Staff questioned if gates were
proposed between the new subdivision and this proposed development. Staff
also stated streetlights would be required at the time of final platting.
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.
M
FILE NO.: Z-8488-A (Cont.
H. ANALYSIS:
Mr. White submitted a revised site plan to staff addressing the issues raised at
the March 31, 2011, Subdivision Committee meeting. The revised plan indicates
the placement of a 15-foot front building line for the new lots. The applicant has
also provided staff with the legal description for the right of way to be abandoned
within the former hammer head turn -around. The applicant has indicated there
will not be gates for the proposed subdivision.
Staff is supportive of the request to amend the previously approved PD-R to
allow the front building line for Lots 12 and 13 to be revised. The original
approval of the subdivision allowed for a hammerhead turn -around impacting
these two (2) lots. The developer has submitted a preliminary plat request as a
separate item on this agenda (Item #2 File No. S-1653-A) to allow the extension
of Forest Valley Lane to serve an additional twenty (20) lots in a second phase of
this subdivision. The current approval allows for a ten (10) foot building line on
these lots. With the approval of this request the building line would be adjusted
to more closely match the building line for the remaining homes on the street
located to the north.
To staffs knowledge there are no remaining outstanding technical issues
associated with the request. Staff feels the revision to the PD-R to allow the
adjustment in the front building line and allow for a portion of the right of way for
the former hammerhead turn -around is appropriate and will not adversely impact
the development or the area.
I. 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.
Staff recommends approval of the right of way abandonment request as
proposed by the applicant.
PLANNING COMMISSION ACTION:
(APRIL 21, 2011)
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 right of
way abandonment request as proposed by the applicant.
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 10 ayes,
0 noes and 1 absent.
5
ITEM NO.: 14. Z-8488-A
NAME: Forest Valley Subdivision Revised PD-R
LOCATION: located on the South side of Forest Lane at the end of Forest Valley Lane
Planning Staff Comments:
1. Provide notification of property owners located within 200-feet 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 6, 2011. The
Office of Planning and Development must receive the proof of notice no later
than April 15, 2011.
2. Label the desired front building setback. It appears if the building setback to the
north is matched there will not be enough space for cars parked in the driveway
to be out of the public right of way.
3. Provide a description of the right of way to be abandoned.
VariancelVllaivers: None requested.
Public Works Conditions:
1. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site shall be repaired by
the responsible party prior to issuance of a certificate of occupancy.
2. 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. Is a variance from the Land Alterations Regulations
being requested to grade the lots with installation of the street?
3. 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).
4. Parking will be restricted in front of Lots 12 and 13 and should be shown on the final
plat.
5. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
6. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
7. 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.
8. Are gates being proposed to be located at the location of the medians? If so, a
turnaround must be provided for an SU-30 and a stacking distance of 40-feet
provided off the existing public street.
lii;Ill •'�
1
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project.
0
Enter : Maintain all easements across Lots 12 and 13. Contact Entergy for additional
information.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. 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 to provide water service to this property. Submit plans for water facilities to
Central Arkansas Water for review. Plan revision may be required after additional
review. Contact Central Arkansas Water regarding installation procedures of water
facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of
Health Engineering Division and the Little Rock Fire Department is required. 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. Additional
fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact Central
Arkansas Water regarding procedures for installation of the hydrant(s). A Capital
Investment Charge based on the size of the meter connection(s) will apply to this
development in addition to normal charges.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
rks and Recreation: No comment.
Planning Division: This request is located in the Chenal Planning District. The Land
Use Plan shows Residential Low Density for this property. The applicant has requested
to allow a revision to the previously approved Planned Residential Development to
remove a previously indicated hammerhead turn -around and revise the previously
indicated platted building line for these two (2) lots.
Master Street Plan: Forest Valley Lane is a Local Street. The primary function of a
Local Street is to provide access to adjacent properties. Local Streets which are
abutted by non-residential zoning/use or more intensive zoning than duplexes are
considered as "Commercial Streets". These streets have a design standard the same
as a Collector.
Bicycle Plan: There are no bike routes shown in the immediate vicinity
Item # ,V
tk
Landscape: No comment on this single-family development.
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 6, 2011.
Item #