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HomeMy WebLinkAboutS-0289-B Staff AnalysisITEM NO.: 1. S-289-B NAME: Brimer Subdivision Preliminary Plat LOCATION: located on Mabelvale Cut-off, North of Brimer Road Planninq Staff Comments: 1. Provide notification of abutting property owners complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notices must be mailed no later than September 3, 2008. The Office of Planning and Development must receive the proof of notice no later than September 12, 2008. 2. Provide the source of title of the landowner in the general notes section of the proposed preliminary plat. Variance/Waivers: A variance request to allow a reduced lot depth for Lot 1 (Section 31-232(a)). Public Works Conditions: 1. Mabelvale Cutoff is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Brimer Road including 5-foot sidewalks with the planned development. The new back of curb should be located 13 feet from the centerline. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 4. 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). 5. 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. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. 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. Item # 1. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for Lots 1, 2 and 3. Contact Little Rock Wastewater Utility for additional information. Entergy: Approved as submitted. Center -Point Energy: No comment received. 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. Contact Central Arkansas Water Works regarding the location of water meter(s). A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Contact Central Arkansas Water for additional information. Fire De artment: Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #17, Mabelvale-Downtown and #17A, Mabelvale-UALR. Planning Division: No comment. Landscape: No comment. 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, September 3, 2008. Item # 1. October 30, 2008 ITEM NO.: B NAME: Brimer Subdivision Preliminary Plat LOCATION: Located on Mabelvale Cut-off, North of Brimer Road DEVELOPER: Mystery Properties Inc. P.O. Box 56403 Little Rock, AR 72215 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 1.65 acres URRENT ZONING: PLANNING DISTRICT NUMBER OF LOTS: 8 R-2, Single-family 15 — Geyer Springs West CENSUS TRACT: 41.05 FILE NO.: S-289-B FT. NEW STREET: 0 VARIANCES/WAIVERS REQUESTED: A variance request to allow a reduced lot depth for Lot 1 (Section 31-232(a)). BACKGROUND: On July 13, 1982, the Planning Commission approved a two -lot plat (and a CUP for a Church on Lot A) for the Light House Baptist Temple Lots A and B. The plat was final platted and recorded December 1, 1982. The current proposal includes the land area of Lot A, which has not developed. (Lot B was replatted into Courtney Subdivision.) On February 20, 2003, the Little Rock Planning Commission approved an eight lot preliminary plat for this site. The lots had street frontage on Mabelvale Cut-off and Brimer Road. The lots averaged 7,020 square feet and a 35-foot platted building line was located adjacent to Mabelvale Cut-off with a 25-foot platted building line adjacent to Brimer_ Road--as-required- by__the-Subdivision Ordinance. October 30, 2008 SUBDIVISION ITEM NO.: B (Cont. FILE NO.: S-289-B Section 31-94(e) states a preliminary plat approved by the Planning Commission shall be effective and binding upon the Commission for two years from the date of approval or as long as work is actively progressing at the end of which time the final plat application for the subdivision must have been submitted to the planning staff. Any plat not receiving final approval within the period of time set forth herein or otherwise conforming to the requirements of the Subdivision Ordinance shall be null and void, and the developer shall be required to submit a new plat of the property for preliminary approval subject to all zoning restrictions and the Subdivision Ordinance. The time period for approval of the previously approved preliminary plat has expired and the applicant did not request a time extension as set forth by the Subdivision Ordinance. A. PROPOSAL/REQUEST: The previously approved preliminary plat has expired and the applicant desires to re-establish the plat with the exact lot configuration as was approved on February 20, 2003. The plat will contain eight lots with three lots fronting Mabelvale Cut-off and five lots fronting Brimer Road. The preliminary plat indicates the placement of a 35-foot platted building line along Mabelvale Cut-off and a 25-foot platted building line along Brimer Road. The average lot size proposed is 7,020 square feet. The plat is indicated with a variance from the Subdivision Ordinance to allow a reduced lot depth for proposed Lot 1. The lot depth proposed along the western perimeter is 44 feet, which is less than the typically required 100 feet. B. EXISTING CONDITIONS: The site is vacant with a scattering of trees. Brimer Road is a narrow unimproved (no sidewalk) roadway with open ditches for drainage. Mabelvale Cut-off has been completed to Master Street Standard for a minor arterial through a public project. There are single-family residences located in the immediate area with the homes south of Mabelvale Cut-off being on large lots. The homes north of Mabelvale Cut-off, in the Woodbridge Subdivision, are located on similar sized lots as the lots proposed. There is a relatively new single-family home located immediately west of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one phone call in opposition of the request. All -abutting property owners of the site along with Southwest United for Progress and the Legion Hut Neighborhood Association were notified of the Public Hearing. 2 October 30, 2008 SUBDIVISION ITEM NO.: B Cont. FILE NO.: S-289-B D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Mabelvale Cutoff is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Brimer Road including 5-foot sidewalks with the planned development. The new back of curb should be located 13 feet from the centerline. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. 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). 5. 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. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for Lots 1, 2 and 3. Contact Little Rock Wastewater Utility for additional information. Enter : Approved as submitted. Center -Point Energy: No comment received. 3 October 30, 2008 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: S-289-B 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. Contact Central Arkansas Water Works regarding the location of water meter(s). A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Contact Central Arkansas Water for additional information. Fire Department: Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #17, Mabelvale-Downtown and #17A, Mabelvale-UALR. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 28, 2008) Mr. Pat McGetrick, McGetrick and McGetrick Engineers, was present representing the application. Staff gave an overview of the proposed development to the Subdivision Committee indicating there were additional items necessary on the proposed preliminary plat. Staff requested Mr. McGetrick provide the source of title in the general notes section of the preliminary plat. Staff stated there were previously concerns with three driveway locations onto Mabelvale Cut-off. Staff stated the previous approval limited the approval to two driveway locations. Lots 2 and 3 shared a driveway on the lot line and Lot 1's driveway was to be located as far as feasible away from this break as possible. Staff stated the driveway locations had been identified on the proposed preliminary plat. Staff stated there were previously concerns of the buildability of Lot 1. Staff stated the proposed plat indicated the buildable area of Lot 1. Staff noted comments from Central Arkansas Water and Little Rock Wastewater requesting Mr. McGetrick contact these agencies for additional information. There beingno-further issues for discussion,, the -Committee then forwarded -the item to the full Commission for final action. 4 October 30, 2008 SUBDIVISION ITEM NO.: B (Cont. H. ANALYSIS: FILE NO.: S-289-B The applicant submitted a revised preliminary plat to Staff addressing most of the issues raised by staff and the Subdivision Committee. The applicant has indicated in the General Notes section the source of title of the landowner. The applicant has indicated on the preliminary plat the proposed dedication of right-of-way to both streets, Brimer Road and Mabelvale Cut-off, and indicated street improvements will be made to Brimer Road. The proposed lots meet the minimum requirements of the Subdivision Ordinance, being greater than 60-feet in width and more than 7,000 square feet in area, as required for R-2, Single-family zoning. There is a variance to allow a reduced lot depth for Lot 1. The ordinance typically requires a minimum lot depth of 100-feet. The lot is proposed with a lot depth along the western perimeter of 44 feet. The applicant has provided staff with a building envelope indicating the buildability of Lot 1 with a new residence. Staff feels the building envelope is adequate for new construction without requiring setback variances at the time of development. Staff is supportive of the proposed preliminary plat. Although, the lots are somewhat smaller than the land area of homes located around the site, the lots average 7,020 square feet comparable to the lots to the north of the site in the Woodbridge Subdivision. Although there is a variance to allow a reduced lot depth for Lot 1 staff does not feel the variance significantly impacts the developability of the lot. The applicant has indicated the buildable area for Lot 1 and in that area it appears that a 1,800 — 2,000 single -story home could be constructed. To Staff's knowledge, there are no outstanding issues associated with the proposed preliminary plat. 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 agenda staff report. Staff recommends approval of the variance request to allow the creation of Lot 1 with less than the typically required lot depth of 100-feet. 9 October 30, 2008 SUBDIVISION ITEM NO.: B Cont. FILE NO.: S-289-B PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferral. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 6 ayes, 0 noes and 5 absent. STAFF UPDATE: There were no affidavits filed for this request to allow anyone to act as agent for the request and staff has been unable to contact the owner to move this item forward or to secure authorization for the engineer to act as the owner's agent. Staff recommends this item be withdrawn without prejudice. PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) The applicant was not present. There were no registered objectors present. Staff presented the item stating there were no affidavits filed for the request to allow anyone to act as agent and staff had been unable to contact the owner to move the item forward or to secure authorization for the engineer to act as the owner's agent. Staff presented a recommendation of withdrawn of the item without prejudice. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for withdrawal as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.