HomeMy WebLinkAboutS-0046-DD Staff AnalysisMarch 1, 2007
ITEM NO.: 1
NAME: Overlook Revised Preliminary Plat
LOCATION: Located on Overlook, North of Overlook Circle
DEVELOPER:
Overlook Partners
1319 Tower Building
Little Rock, AR 72201
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 3.86 acres
CURRENT ZONING
PLANNING DISTRICT
CENSUS TRACT:
NUMBER OF LOTS: 4
R-2, Single-family
3 — West Little Rock
22.01
VARIANCESMAIVERS REQUESTED: None requested.
A. PROPOSAUREQUEST:
FILE NO.: S-46-D❑
FT. NEW STREET: 0 LF
The applicant is proposing the subdivision of this 3.86 acre site into four single-
family residential lots. All lots have public street frontage along Overlook Drive.
A single access point to Overlook Drive is proposed with the lots being served by
a common access and utility easement. The proposal includes the development
of the lots utilizing the Hillside Development Standards, Division 8, of the
Subdivision Ordinance. The lots are indicated with a slope in excess of 18
percent (Section 31-367) and a lot area in excess of 10,000 square feet (Section
31-369(d)). The proposed preliminary plat indicates the placement of a 15-foot
building line adjacent to Overlook Drive as allowed in Section 31-371.
March 1, 2007
SUBDIVISION
ITEM NO.: 1 Cont.
B. EXISTING CONDITIONS:
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The site, previously a park site, is extremely steep, sloping downward to the
north. There is a single drive extending from Overlook into the site. Adjacent to
the northern property line is a railroad spur serving the Riverdale area and
downtown. Rebsamen Park and the newly constructed pedestrian bridge
crossing the Arkansas River atop Murray Lock and Dam are located north of the
railroad spur. To the east of the site a preliminary plat was recently approved to
allow the development of two single-family homes. To the south of the site are
single-family homes located on large lots; many developed on lots with a similar
topography to the lots being proposed.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. The Overlook Property Owners Association and all abutting property
owners were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Turn around must be provided for a WB-30 vehicle attempting to enter
development. A stacking distance of at least 30 feet from street curb line
must also be provided. The call box median should be redesigned to improve
vehicle access. Contact Bill Henry, Traffic Engineering, at 379-1816 for
additional assistance.
2. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
3. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
4. 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.
K
March 1, 2007
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-46-DD
E_ UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property. Contact Little Rock Wastewater at
688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. 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: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Plannina Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007)
The applicant was present representing the request. Staff presented the item
stating there were few outstanding issues associated with the request. Staff
requested the applicant provide the average slope of the indicated lots, the
source of title of the landowner in the general notes section of the proposed
preliminary plat and the minimum lot size in the general notes section of the
proposed preliminary plat. Staff requested the applicant provide a note
concerning garbage collection in the general notes section of the proposed
preliminary plat.
3
March 1, 2007
SUBDIVISION
ITEM NO.: 1 (Cont.
FILE NO.: S-46-DD
Public Works comments were addressed. Staff stated garbage collection would
not be provided on the access and utility easement unless the property owner
signed a waiver of damage claims for operations on private property. Staff stated
the gate turn around should provide for a WB-30 vehicle attempting to enter the
development and a stacking distance of at least 30 feet from street curb line.
Staff stated the call box median should be redesigned to improve vehicle access.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and 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 February 8, 2007, Subdivision Committee meeting. The revised
preliminary plat indicates the average slope of the indicated lots, the source of
title of the landowner and the minimum lot size proposed in the general notes
section. The location for garbage collection has also been indicated.
The request is to allow the subdivision of 3.86 acres into four (4) single-family
residential lots. All the lots have public street frontage along Overlook Drive. A
single access point to Overlook Drive is proposed with the lots being served by a
45-foot common access and utility easement. The proposal includes the
development of the lots utilizing the Hillside Development Standards, Division 8,
of the Subdivision Ordinance. The lots are indicated with a slope in excess of
18 percent (Section 31-367) and a lot area in excess of 10,000 square feet
(Section 31-369(d). The lots have slopes averaging 37 percent to 43 percent.
The proposed preliminary plat indicates the placement of a 15-foot building line
adjacent to Overlook Drive as allowed in Section 31-371.
Staff is supportive of the request. To staffs knowledge there are no outstanding
issues associated with the request. Staff feels the development of the single-
family homes as proposed with lots ranging in size from 0.73 acres to 1.3 acres
should have minimal impact on the adjoining properties.
STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the above
agenda staff report.
El
March 1, 2007
SUBDIVISION
ITEM NO.: 1 (Cont.y FILE NO.: S-46-DD
PLANNING COMMISSION ACTION: (MARCH 1, 2007)
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 above agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item on the consent agenda for approval. The motion carried by a
vote of 9 ayes, 0 noes and 2 absent.
5
ITEM NO.: 1. S-46-DD
NAME: Overlook Revised Preliminary Plat
LOCATION: located on Overlook, North of Overlook Circle
Planning Staff Comments:
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. The
notice must be mailed no later than February 14, 2007. The Office of Planning and
Development must receive the proof of notice no later than February 22, 2007.
2. Provide the average slope of the indicated lots. The hillside development standards
require a minimum slope of 18 percent.
3. Provide the source of title of the landowner in the general notes section of the
proposed preliminary plat.
4. Provide the minimum lot size in the general notes section of the proposed
preliminary plat.
5. Provide a note concerning garbage collection in the general notes section of the
proposed site plan.
Variance/Waivers: None requested.
Public Works Conditions:
1. Turn around must be provided for a WB-30 vehicle attempting to enter development.
A stacking distance of at least 30 feet from street curb line must also be provided.
The call box median should be redesigned to improve vehicle access. Contact Bill
Henry, Traffic Engineering, at 379-1816 for additional assistance.
2. No residential waste collection service will be provided on private streets unless the
property owners association provides a waiver of damage claims for operations on
private property.
3. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the
Arkansas Department of Environmental Quality prior to the start of construction.
4. 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.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this property. Contact Little Rock Wastewater at 688-
1414 for additional information.
Entergy: No comment received.
Item # 1
Center -Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. 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; Approved as submitted.
County Planning: No comment.
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, February 14, 2007.
Item # 1