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HomeMy WebLinkAboutS-0045-A-60 Staff AnalysisFILE NO.: S-45-A-60 NAME: Otter Creek Phase 11 Preliminary Plat LOCATIOW Located on the East end of Rosewall Lane DEVELOPER: Diamond Development Company 9201 Stagecoach Road Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway Little Rock, AR 72210 AREA: 8.62 acres NUMBER OF LOTS: 33 FT. NEW STREET: 1110 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 16 — Otter Creek CENSUS TRACT: 42.08 VarianceMaivers: 1. A variance from the Subdivision Ordinance to allow a decreased lot depth for proposed Lots 1 and 2. 2. A variance from the Subdivision Ordinance to allow a 15-foot front building line for proposed Lot 1. 3. A variance from the Master Street Plan to allow an increased length of a cul-de-sac street. A. PROPOSAUREQUEST: The applicant proposes the subdivision of this 8.62-acre tract into 33 single- family residential lots. The applicant has indicated the average lot size of 69-feet by 125-feet or 8,625 square feet. The proposal includes the development of 1110 linear feet of new residential street with the development of a new cul-de- sac street. The applicant is requesting a variance from the Master Street Plan to allow an increased length of the proposed cul-de-sac street. FILE NO.: S-45-A-60 (Cont. The applicant is also requesting a variance from the Subdivision Ordinance to allow a decreased lot depth for proposed Lots 1 and 2. The applicant has indicated the proposed lot depths as 82.96 feet and 95.83 feet respectively. The applicant is requesting a variance from the Subdivision Ordinance to allow a reduced front building line of 15-feet for proposed Lot 1. B. EXISTING CONDITIONS: The site is vacant with a scattering of trees. There are single-family homes located to the north and west of the site. There is a vacant tract located to the east of the site currently zoned PCD. The PCD zoning was approved in 2003 to allow the development of a mini -warehouse facility. A recently constructed multi- family complex is located to the southeast of the site. Northeast of the site is the Stagecoach Village residential development containing attached single-family homes. South of the site is vacant land zoned R-2, Single-family which was included in the preliminary plat for the Westfield Subdivision. A single cul-de-sac street has been proposed to extend to the north from the Westfield Subdivision for the development of an additional forty plus single-family home sites. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area residents. The abutting property owners along with Southwest Little Rock United for Progress and the Otter Creek Homeowners Association were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Show street curb lines on the plat for a standard residential street. Because the street exceeds 750-feet, a sidewalk would normally be required. 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. Strom water detention ordinance applies to this property as shown on the plat. 4. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. 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 for more information. E. 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 information. IN FILE NO.: S-45-A-60 Cont. Entergy: No comment received. 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 fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (December 29, 2004) Mr. Pat McGetrick was present representing the request. Staff presented the item stating there were concerns with a few of the indicated lots. Staff stated Lots 1 and 2 did not meet the minimum depth requirement. Staff also stated proposed Lot 15 did not appear to be buildable with the existing power line easement. Public Works comments were addressed. Staff requested Mr. McGetrick indicate the proposed street curb lines on the plat for a standard residential street. Staff noted the proposed cul-de-sac exceeded 750-feet and a sidewalk would normally be required. Staff stated a grading permit in accordance with Section 29-186 (c) and (d) would be required prior to any land clearing or grading activities at the site. Staff stated site grading and drainage plans would need to be submitted and approved prior to the start of construction. Staff also stated the storm water detention ordinance would apply to the property as indicated on the plat. Staff stated a NPDES storm water permit from the Arkansas Department of Environmental Quality would be required prior to the start of construction. There was a general discussion concerning the existing flood plain/floodway located in the area. Staff stated the site was not located in the existing flood plain/floodway. 4 FILE NO.: S-45-A-60 (Cont. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further 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 plan to staff addressing most of the issues raised at the December 29, 2004, Subdivision Committee meeting. The applicant has indicated a variance request for the increased length of the proposed cul-de-sac street. The indicated street is 1110 feet in length. The Master Street Plan typically allows a maximum length of 750 feet, serving 35 single-family lots and 26-feet of pavement. The applicant has indicated a 5-foot sidewalk to extend along the proposed street. Staff is supportive of the applicant's proposed street design. The applicant has indicated the development of 33 single-family lots on this 8.62- acre site. The applicant is proposing a density of 3.82 units per acre; consistent with single-family development. The applicant has indicated an average lot size of 8,625 square feet with a minimum lot size of 7,173 square feet. The applicant is requesting a variance to allow a decreased lot depth for proposed Lots 1 and 2. The applicant has indicated the proposed lot depth of 82.96 feet and 95.83- feet for these two lots. The ordinance typically requires a minimum lot depth of 100-feet. The lots' area is adequate to meet the 7,000 square foot minimum lot area requirement of the Subdivision Ordinance; 7,731 and 7,173 square feet respectively. The applicant is also requesting a 15-foot front building line on proposed Lot 1. The remainder of the lots are proposed with a 25-foot front building line. Staff is supportive of the indicated variances. The lot area is adequate to meet the minimum standard of the Subdivision Ordinance to allow development of single-family homes. * Staff does not feel the reduced lot depth or reduced building line will have any adverse impact on the adjoining lots. The applicant has addressed staffs concerns with the developability of proposed Lot 15. The applicant has indicated a structure, which would allow an 1,800 square foot (heated and cooled space) home with a garage could be constructed on the proposed lot. Staff is satisfied with the indicated developability of the proposed lot. Staff is supportive of the applicant's request. The developer is requesting the development of 33 single-family lots at a 3.82 unit per acre density. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the development should have minimal impact on the adjoining properties. 0 FILE NO.: S-45-A-60 (Cont.) STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested variance from the Subdivision Ordinance to allow a decreased lot depth for proposed Lots 1 and 2 of the Otter Creek Phase 11 Subdivision. Staff recommends approval of the requested variance to allow a reduced front building line for proposed Lot 1 of the Otter Creek Phase 11 Subdivision. Staff recommends approval of the requested variance from the Master Street Plan to allow an increased length of a cul-de-sac for the Otter Creek Phase 11 Subdivision. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) Mr. Pat McGetrick 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 above report. Staff presented a recommendation of approval of the requested variance from the Subdivision Ordinance to allow a decreased lot depth for proposed Lots 1 and 2 and the requested variance to allow a reduced front building line for proposed Lot 1 of the Otter Creek Phase 11 Subdivision. Staff presented a recommendation of approval of the requested variance from the Master Street Plan to allow an increased length of a cul-de-sac and the construction of the roadway as a minor residential street for the Otter Creek Phase 11 Subdivision. There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 no and 1 absent. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) Mr. Pat McGetrick 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 above report. 5 FILE NO.: S-45-A-60 Cont. Staff presented a recommendation of approval of the requested variance from the Subdivision Ordinance to allow a decreased lot depth for proposed Lots 1 and,2 and the requested variance to allow a reduced front building line for proposed Lot 1 of the Otter Creek Phase 11 Subdivision. Staff presented a recommendation of approval of the requested variance from the Master Street Plan to allow an increased length of a cul-de-sac and the construction of the roadway as a minor residential street for the Otter Creek Phase 11 Subdivision. There was no further discussion, of the item. The chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 no and 1 absent. January 20, 2005 ITEM NO.: 1 NAME: Otter Creek Phase 11 Preliminary Plat LOCATION: Located on the East end of Rosewall Lane DEVELOPER: Diamond Development Company 9201 Stagecoach Road Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway Little Rock, AR 72210 FILE NO.: S-45-A-60 AREA: 8.62 acres NUMBER OF LOTS: 33 FT. NEW STREET: 1110 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 16 — Otter Creek CENSUS TRACT: 42.08 VarianceMaivers: 1. A variance from the Subdivision Ordinance to allow a decreased lot depth for proposed Lots 1 and 2. 2. A variance from the Subdivision Ordinance to allow a 15-foot front building line for proposed Lot 1. 3. A variance from the Master Street Plan to allow an increased length of a cul-de-sac street. A. PROPOSAUREQUEST: The applicant proposes the subdivision of this 8.62-acre tract into 33 single- family residential lots. The applicant has indicated the average lot size of 69-feet by 125-feet or 8,625 square feet. The proposal includes the development of 1110 linear feet of new residential street with the development of a new cul-de- sac street. The applicant is requesting a variance from the Master Street Plan to allow an increased length of the proposed cul-de-sac street. January 20, 2005 SUBDIVISION ITEM NO.: 1 (Cont. ILE NO.: S-45-A-60 The applicant is also requesting a variance from the Subdivision Ordinance to allow a decreased lot depth for proposed Lots 1 and 2. The applicant has indicated the proposed lot depths as 82.96 feet and 95.83 feet respectively. The applicant is requesting a variance from the Subdivision Ordinance to allow a reduced front building line of 15-feet for proposed Lot 1. B. EXISTING CONDITIONS: The site is vacant with a scattering of trees. There are single-family homes located to the north and west of the site. There is a vacant tract located to the east of the site currently zoned PCD. The PCD zoning was approved in 2003 to allow the development of a mini -warehouse facility. A recently constructed multi- family complex is located to the southeast of the site. Northeast of the site is the Stagecoach Village residential development containing attached single-family homes. South of the site is vacant land zoned R-2, Single-family which was included in the preliminary plat for the Westfield Subdivision. A single cul-de-sac street has been proposed to extend to the north from the Westfield Subdivision for the development of an additional forty plus single-family home sites. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area residents. The abutting property owners along with Southwest Little Rock United for Progress and the Otter Creek Homeowners Association were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Show street curb lines on the plat for a standard residential street. Because the street exceeds 750-feet, a sidewalk would normally be required. 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. Strom water detention ordinance applies to this property as shown on the plat. 4. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. 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 for more information. 2 January 20, 2005 SUBDIVISION ITEM NO.: 1 Cont.) FILE NO.: S-45-A-60 E. 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 information. Entergy: No comment received. 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 fire hydrants per code. Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA bus route. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape,: No comment. G. SUBDIVISION COMMITTEE COMMENT: Contact the Little Rock Fire (December 29, 2004) Mr. Pat McGetrick was present representing the request. Staff presented the item stating there were concerns with a few of the indicated lots. Staff stated Lots 1 and 2 did not meet the minimum depth requirement. Staff also stated proposed Lot 15 did not appear to be buildable with the existing power line easement. Public Works comments were addressed. Staff requested Mr. McGetrick indicate the proposed street curb lines on the plat for a standard residential street. Staff noted the proposed cul-de-sac exceeded 750-feet and a sidewalk would normally be required. Staff stated a grading permit in accordance with Section 29-186 (c) and (d) would be required prior to any land clearing or grading activities at the 3 January 20, 2005 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-45-A-60 site. Staff stated site grading and drainage plans would need to be submitted and approved prior to the start of construction. Staff also stated the storm water detention ordinance would apply to the property as indicated on the plat. Staff stated a NPDES storm water permit from the Arkansas Department of Environmental Quality would be required prior to the start of construction. There was a general discussion concerning the existing floodplain/floodway located in the area. Staff stated the site was not located in the existing floodplain/floodway. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually -for further 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 plan to staff addressing most of the issues raised at the December 29, 2004, Subdivision Committee meeting. The applicant has indicated a variance request for the increased length of the proposed cul-de-sac street. The indicated street is 1110 feet in length. The Master Street Plan typically allows a maximum length of 750 feet, serving 35 single-family lots and 26-feet of pavement. The applicant has indicated a 5-foot sidewalk to extend along the proposed street. Staff is supportive of the applicant's proposed street design. The applicant has indicated the development of 33 single-family lots on this 8.62- acre site. The applicant is proposing a density of 3.82 units per acre; consistent with single-family development. The applicant has indicated an average lot size of 8,625 square feet with a minimum lot size of 7,173 square feet. The applicant is requesting a variance to allow a decreased lot depth for proposed Lots 1 and 2. The applicant has indicated the proposed lot depth of 82.96 feet and 95.83- feet for these two lots. The ordinance typically requires a minimum lot depth of 100-feet. The lots' area is adequate to meet the 7,000 square foot minimum lot area requirement of the Subdivision Ordinance; 7,731 and 7,173 square feet respectively. The applicant is also requesting a 15-foot front building line on proposed Lot 1. The remainder of the lots are proposed with a 25-foot front building line. Staff is supportive of the indicated variances. The lot area is adequate to meet the minimum standard of the Subdivision Ordinance to allow development of single-family homes. Staff does not feel the reduced lot depth or reduced building line will have any adverse impact on the adjoining lots. The applicant has addressed staffs concerns with the developability of proposed Lot 15. The applicant has indicated a structure, which would allow an 1,800 square foot (heated and cooled space) home with a garage could be constructed 0 January 20, 2005 SUBDIVISION ITEM NO.: 1 (Cont- FILE NO.: S-4 on the proposed lot. Staff is satisfied with the indicated developability of the proposed lot. Staff is supportive of the applicant's request. The developer is requesting the development of 33 single-family lots at a 3.82 unit per acre density. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the development should have minimal 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 report. Staff recommends approval of the requested variance from the Subdivision Ordinance to allow a decreased lot depth for proposed Lots 1 and 2 of the Otter Creek Phase 11 Subdivision. Staff recommends approval of the requested variance to allow a reduced front building line for proposed Lot 1 of the Otter Creek Phase 11 Subdivision. Staff recommends approval of the requested variance from the Master Street Plan to allow an increased length of a cul-de-sac for the Otter Creek Phase 11 Subdivision. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) Mr. Pat McGetrick 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 above report. Staff presented a recommendation of approval of the requested variance from the Subdivision Ordinance to allow a decreased lot depth for proposed Lots 1 and 2 and the requested variance to allow a reduced front building line for proposed Lot 1 of the Otter Creek Phase 11 Subdivision. Staff presented a recommendation of approval of the requested variance from the Master Street Plan to allow an increased length of a cul-de-sac and the construction of the roadway as a minor residential street for the Otter Creek Phase 11 Subdivision. There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 no and 1 absent. 61 ITEM NO.: 1. NAME: Otter Creek Phase II Preliminary Plat LOCATION: located on the East end of Rosewall Lane Plannina Staff Comments: FILE NO.: S-45-A-60 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 the source of title of the landowner on the proposed preliminary plat. 3. Provide the names of recorded subdivisions abutting the proposed plat area. 4. Provide the names of owners of all unplatted tracts abutting the plat area and the names of owners of platted tracts in excess of 2 '/2 acres on the proposed preliminary plat. 5. Provide the zoning classification within the plat boundary. 6. Provide a phasing plan for the proposed subdivision. 7. The indicated lot depth for proposed Lots 24 and 25 do not meet the minimum required 100-foot depth. In addition proposed Lot 24 does not appear to meet the minimum square footage requirement. 8. Indicated Lot 5 raises question of buildability related to the 100-foot easement shown on the proposed preliminary plat. Staff also questions proposed Lot 6 related to the 100-foot easement as well. Variance/Waivers: Public Works: 1. Show street curb lines on the plat for a standard residential street. Because the street exceeds 750-feet, a sidewalk would normally be required. 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. Strom water detention ordinance applies to this property as shown on the plat. 4. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code of Ordinances. Contact Traffic Engineering at (501) 379-1813 for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements is service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. 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: County Planning: No comment. CATA: The site is not located on a CATA bus route. Plannina 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, December 29, 2004.