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HomeMy WebLinkAboutS-0170-SSS-1 Staff AnalysisFILE NO.: S-170-SSS NAME: Pleasant Valley Addition Replat Lots 42A, 42B and 43R, Block 57 LOCATION: Located at the end of Carmel Drive DEVELOPER: G & H Properties, LLC 1300 Pine Valley Little Rock, AR 72207 FNGINFFR- Carlos Wood 2704 LS Culberhouse Jonesboro, AR 72401 AREA: 10.946 acres NUMBER OF LOTS: 11 FT. NEW STREET: 1223.5 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 1 — River Mountain CENSUS TRACT: 42.09 Variance/Waivers: 1. A variance to allow an increased lot depth to width ratio for proposed Lots 6 —11. 2. A variance to allow the development of lots with private streets. 3. A variance to allow the street to develop with a reduced standard: • Remove curb on the south side of the street. O Slope street all to the north side. 1 — 2 foot retaining wall on the north side of the street. Remove the sidewalk along the street. A. PROPOSAL/REQUEST: The applicant is proposing to replat three previously platted lots (Lots 42A, 42B, 43R Block 57 Pleasant Valley Addition) containing 10.946 acres into eleven FILE NO.: S-170-SSS Cont. single-family lots. The applicant has indicated an average lot size of 0.99 acres per lot. The applicant has indicated variances related to the development of the lots and the development of the proposed roadway. The applicant has indicated a lot depth to width ratio variance for indicated Lots 6 — 11. The applicant has also indicated the development of the lots with private street access and with reduced standards for the street. B. EXISTING CONDITIONS: The site is a tree -covered site with a significant slope. Carmel Drive is a private gated roadway serving roughly thirty home sites. Hinson Road appears to be constructed to Master Street Plan standard in this area. An out parcel exists along Hinson Road near the entrance to the subdivision that is used by the telephone company as a relay station. C. NEIGHBORHOOD COMMENTS: All abutting property owners and the Pleasant Valley Property Owners Association were notified of the public hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb is required as indicated on the plat. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. To protect pipe inverts on steep slope drainage, provide a smooth bore pipe (not corrugated). 5. Concentrated storm water discharges should be collected at Hinson Road and piped to the public storm sewer system rather than discharging to the curb. 6. 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 street light requirements. 2 FILE NO.: S-170-SSS (Cont. E. F G UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, 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: Approved as submitted. SBC: No comment received. Central Arkansas Water: A water main extension will be required in order to provide service to this property, including an 8-inch connection to the 12-inch main of the southwest side of Hinson Road and possible relocation of an existing 4-inch main that crosses this property. 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). 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 fire hydrants per code. 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. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (July 28, 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 provide the name, address and source of title of the property owner on the proposed preliminary plat drawing. Public Works comments were addressed. Staff stated private streets were required to be constructed to public street standard. Staff also stated storm 3 FILE NO.: S-170-SSS Cont. water detention would be required for the proposed development. Staff indicated a large concentration of storm water currently discharged from the area and collected on Hinson Road. Staff noted drainage improvements would be required to pipe the storm water rather than discharging to the curb. 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 most of the issues raised at the July 28, 2005, Subdivision Committee meeting. The applicant has indicated the name and address of the landowner along with the source of title of the landowner. The applicant has indicated areas of detention on the proposed preliminary plat and a berm along Hinson Road to assist in diversion of run-off from the site. The applicant has also indicated water will be piped to the nearby inlet to reduce standing water that currently collects on Hinson Road. The applicant has indicated the development of lots abutting a private street and several variances related to the development of the street. The applicant ;has indicated the desire is to match the existing roadway which has been constructed as a private ingress/egress and utility easement. Staff is supportive of the applicant's proposed street design. The applicant has indicated a variance to allow an increased lot depth to width ratio for Lots 6 — 11. As indicated the roadway has been constructed as a private ingress/egress and utility easement. The roadway has been included in the proposed lot area. The applicant has indicated a Tract could be established to resolve this variance request but the desire is to allow the area to be incorporated into the individual lot areas. The developers have indicated they see no advantage to creating an additional tract to resolve the variance issue and hereby request the approval of the requested variance for an increased lot depth to width ratio for the indicated lots. Staff is supportive of the applicant's requested variance. The applicant has indicated Lots 5 — 10 will not have access from Hinson Road. The applicant has indicated a 10-foot restrictive access easement along these lots as required by the Subdivision Ordinance. Staff is supportive of the applicant's request. The applicant has indicated the development contains lots ranging in size from 0.90 acres to 1.27 acres. The lots will have a minimum lot width of 108 feet and a minimum lot depth of 187 feet. The indicated lot areas are more than adequate to meet the minimum requirements of the Subdivision Ordinance. To staffs knowledge there are no 4 FILE NO.: S-170-SSS outstanding issues associated with the proposed request. Staff does not feel the proposed replatting of three previously platted lots into 11 residential lots will have any adverse impact on the adjoining properties. 1. STAFF RECOMMENDATIO Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested variance to allow an increased lot depth to width ratio for proposed Lots 6 —11. Staff recommends approval of the requested variance to allow the development of lots with a private access and utility easement. Staff recommends approval of the applicant's request to allow the development of the street with a reduced standard. PLANNING COMMISSION ACTION: (AUGUST 18, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the requested variance to allow an increased lot depth to width ratio for proposed Lots 6 — 11, the requested variance to allow the development of lots with a private access and utility easement and the applicant's request to allow the development of the street with a reduced standard. 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 approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5 August 18, 2005 I11hli•1010=1 FILE NO.: S-170-SSS NAME: Pleasant Valley Addition Replat Lots 42A, 42B and 43R, Block 57 LOCATION: Located at the end of Carmel Drive DEVELOPER: G & H Properties, LLC 1300 Pine Valley Little Rock, AR 72207 ENGINEER_ Carlos Wood 2704 LS Culberhouse Jonesboro, AR 72401 AREA: 10.946 acres CURRENT ZONING NUMBER OF LOTS: 11 R-2, Single-family FT. NEW STREET: 1223.5 LF PLANNING DISTRICT: 1 — River Mountain CENSUS TRACT: 42.09 VarianceNVaivers: 1. A variance to allow an increased lot depth to width ratio for proposed Lots 6 —11. 2. A variance to allow the development of lots with private streets. 3. A variance to allow the street to develop with a reduced standard: • Remove curb on the south side of the street. • Slope street all to the north side. • 1 — 2 foot retaining wall on the north side of the street. Remove the sidewalk along the street. A. PROPOSALIREQUEST: The applicant is proposing to replat three previously platted lots (Lots 42A, 42B, 43R Block 57 Pleasant Valley Addition) containing 10.946 acres into eleven single-family lots. The applicant has indicated an average lot size of 0.99 acres per lot. The applicant has indicated variances related to the development of the August 18, 2005 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-170-SSS lots and the development of the proposed roadway. The applicant has indicated a lot depth to width ratio variance for indicated Lots 6 — 11. The applicant has also indicated the development of the lots with private street access and with reduced standards for the street. B. EXISTING CONDITIONS: The site is a tree -covered site with a significant slope. Carmel Drive is a private gated roadway serving roughly thirty home sites. Hinson Road appears to be constructed to Master Street Plan standard in this area. An out parcel exists along Hinson Road near the entrance to the subdivision that is used by the telephone company as a relay station. C. NEIGHBORHOOD COMMENTS: All abutting property owners and the Pleasant Valley Property Owners Association were notified of the public hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb is required as indicated on the plat. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. To protect pipe inverts on steep slope drainage, provide a smooth bore pipe (not corrugated). 5. Concentrated storm water discharges should be collected at Hinson Road and piped to the public storm sewer system rather than discharging to the curb. 6. 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 street light requirements. 2 August 18, 2005 SUBDIVISION ITEM NO.: 1(Cont.)FILE NO.: S-170-SSS E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: F X Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Enteray: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: A water main extension will be required in order to provide service to this property, including an 8-inch connection to the 12-inch main of the southwest side of Hinson Road and possible relocation of an existing 4-inch main that crosses this property. 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). 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 fire hydrants per code. 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. ISSUES]TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (July 28, 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 provide the name, address and source of title of the property owner on the proposed preliminary plat drawing. 3 August 18, 2005 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-170-SSS Public Works comments were addressed. Staff stated private streets were required to be constructed to public street standard. Staff also stated storm water detention would be required for the proposed development. Staff indicated a large concentration of storm water currently discharged from the area and collected on Hinson Road. Staff noted drainage improvements would be required to pipe the storm water rather than discharging to the curb. 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 most of the issues raised at the July 28, 2005, Subdivision Committee meeting. The applicant has indicated the name and address of the landowner along with the source of title of the landowner. The applicant has indicated areas of detention on the proposed preliminary plat and a berm along Hinson Road to assist in diversion of run-off from the site. The applicant has also indicated water will be piped to the nearby inlet to reduce standing water that currently collects on Hinson Road. The applicant has indicated the development of lots abutting a private street and several variances related to the development of the street. The applicant has indicated the desire is to match the existing roadway which has been constructed as a private ingress/egress and utility easement. Staff is supportive of the applicant's proposed street design. The applicant has indicated a variance to allow an increased lot depth to width ratio for Lots 6 — 11. As indicated the roadway has been constructed as a private ingress/egress and utility easement. The roadway has been included in the proposed lot area. The applicant has indicated a Tract could be established to resolve this variance request but the desire is to allow the area to be incorporated into the individual lot areas. The developers have indicated they see no advantage to creating an additional tract to resolve the variance issue and hereby request the approval of the requested variance for an increased lot depth to width ratio for the indicated lots. Staff is supportive of the applicant's requested variance. The applicant has indicated Lots 5 — 10 will not have access from Hinson Road. The applicant has indicated a 10-foot restrictive access easement along these lots as required by the Subdivision Ordinance. 4 August 18, 2005 SUBDIVISION ITEM NO.: 1 (Cont.) _ FILE NO.: S-170-SSS Staff is supportive of the applicant's request. The applicant has indicated the development contains lots ranging in size from 0.90 acres to 1.27 acres. The lots will have a minimum lot width of 108 feet and a minimum lot depth of 187 feet. The indicated lot areas are more than adequate to meet the minimum requirements of the Subdivision Ordinance. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff does not feel the proposed replatting of three previously platted lots into 11 residential lots will have any adverse impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested variance to allow an increased lot depth to width ratio for proposed Lots 6 — 11. Staff recommends approval of the requested variance to allow the development of lots with a private access and utility easement. Staff recommends approval of the applicant's request to allow the development of the street with a reduced standard. PLANNING COMMISSION ACTION: (AUGUST 18, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the requested variance to allow an increased lot depth to width ratio for proposed Lots 6 — 11, the requested variance to allow the development of lots with a private access and utility easement and the applicant's request to allow the development of the street with a reduced standard. 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 approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5