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HomeMy WebLinkAboutS-0686-D Staff AnalysisMarch 11, 2004 ITEM NO.: 4 FILE NO.: S-686-❑ NAME: River Ridge Pointe Subdivision Lot 2 Replat LOCATION: On River Ridge Pointe DEVELOPER: Marlow Morgan 2200 Riverfront Drive #7201 Little Rock, AR 72201 ENGINEER: 011en Dee Wilson 2523 North Willow Street North Little Rock, AR 72114 AREA: 5.0 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 2 R-2, Single-family 3 22.01 VARIANCESM/AIVERS REQUESTED: FT. NEW STREET: 0 1. A variance to allow the creation of two pipe stem lots. 2. A variance to allow a reduced lot width of the pipe stem and a variance to allow an increased depth of the pipe stem. BACKGROUND: The Little Rock Planning Commission approved a preliminary plat for a site containing 64.3 acres and forty-four lots at their July 8, 1986, Public Hearing. The final plat for the area was reviewed and executed in September of 1987. The proposed site contained a single pipe stem lot with a fifty -foot width at the street and four hundred eighty-five feet of depth. The applicant proposed a twenty -foot access drive. The overall lot dimension outside the pipe stem averaged four hundred feet by nine hundred feet. The total lot contained five acres. March 11, 2004 SUBDIVISION ITEM NO.: 4 (Co A. PROPOSAL/REQUEST: FILE NO.: S-686-D The applicant is now proposing to split the previously final platted five acre lot. The proposed lot split will contain two pipe stem lots with a reduced lot width for a pipe stem and an increased depth of the pipe stem. Each lot stem will be approximately twenty-five feet. The applicant is proposing the placement of a single eighteen -foot access drive to serve the two lots. Each lot will contain approximately two and one-half acres. The applicant has indicated buildable areas on the proposed plat. B. EXISTING CONDITIONS: The site is vacant and tree covered. The terrain is very steep falling to the center of the proposed plat area and rising rapidly to the west of the site. There are easements located within the proposed plat area for both water and wastewater. The area is developed with single-family homes on large lots. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners and the River Ridge Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. No city services will be provided on the private access easement. Per current alley standards, 18-foot minimum pavement width is to be provided. 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 at 688-1414 for additional details. Entergy: No comment received. Center -Point Ener : Approved as submitted. SBC: No comment received. 2 March 11, 2004 SUBDIVISION NO.: 4 (Cont. FILE NO.: S-686-D Central Arkansas Water: Show existing platted utility easement. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planninq Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) The applicant was present representing the request. Staff briefly described the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the proposed source of water, means of wastewater disposal and the certificates of platting on the proposed plat. Staff also requested the applicant provide contours and the proposed buildable areas. Staff stated the site was very steep and questioned the buildability of the lots. Mr. Dee Wilson, representing the applicant, questioned the requirement of the minimum driveway width and the required location of the drive. Staff stated the fire department required a minimum of eighteen feet of paved surface and the drive would need to be extended to the property line of Lot 2B. Staff also noted the applicant would be required to contact the Little Rock Fire Department and receive written verification of the need for additional fire hydrants. Staff stated Central Arkansas Water had requested the written verification to assure adequate fire protection was in place. There was no additional discussion of the item. The Committee then forwarded the item to the full Commission for final action. 3 March 11, 2004 SUBDIVISION ITEM NO.: 4 (Cont. H. ANALYSIS: ,0 MINIFt The applicant submitted a revised plat to staff, as requested at the February 19, 2004 Subdivision Committee meeting, indicating the source of water, means of wastewater disposal and the certificates of platting. The applicant has indicated Central Arkansas Water as the source of water and the Little Rock Wastewater Utility as the means of wastewater disposal for the proposed development. The applicant has also indicated contours on the proposed plat along with the proposed buildable areas. The site has a valley running through the middle of the proposed plat area, limiting the buildable area of the lots. Even though the site has constraints due to elevation changes it appears there is sufficient area for construction of the new homes on the proposed lots. The applicant has also indicated an eighteen foot paved driveway extending from River Ridge Pointe to proposed Lot 2B. The drive will be a shared drive and is to be constructed within the fifty -foot area (twenty-five feet each) of the pipe stems proposed for the lots. The proposed pipe stems are labeled as an access and utility easement to allow services to each of the lots. The applicant has indicated the Fire Department is evaluating the site to determine if additional fire hydrants are needed to serve the proposed development. If additional fire hydrants are necessary they will be secured at the time of final platting. The proposed plat requires two variances from the Subdivision Ordinance. The plat contains a variance to allow the creation of a pipe stem lot and a variance from the minimum width of the pipe stem and the maximum depth of the pipe stem. Staff is supportive of the proposed requested variances. An eighteen -foot driveway will serve the proposed lots adequate; to meet the minimum alley widths per current city code. The lot area appears to be more than adequate to meet all required setbacks and have sufficient area for development. The previous plat included the development of the lot as a pipe -stem with a fifty -foot stem at the street and a twenty -foot access drive. Staff does not feel the replatting of the lot into two individual lots will have any adverse impact on the surrounding area. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff recommends approval of the request to replat Lot 2 of the River Ridge Pointe Addition into Lots 2A and 2B and the associated variances. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the requirements outlined in paragraphs D, E and F of the above report. 2 March 11, 2004 SUBDIVISION ITEM NO.. 4 _(Cont_.)_ _ FILE NO.: S-686-D Staff recommends approval of the requested variance to allow the creation of pipe stem lots for Lots 2A and 2B. Staff recommends approval of the requested variance to allow a reduced width of the pipe stem for Lots 2A and 2B of the River Ridge Pointe Addition. Staff recommends approval of the requested variance to allow an increased depth of the pipe stem for Lots 2A and 2B of the River Ridge Pointe Addition. Staff recommends all issues related to the placement of fire hydrants be resolved prior to final platting. PLANNING COMMISSION ACTION: (MARCH 11, 2004) The applicant was present representing the request. There were no registered objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented the item with a recommendation of approval of the request subject to compliance with the requirements outlined in paragraphs D, E and F of the above report. Staff presented recommendations of approval of the requested variance to allow the creation of pipe stem lots for Lots 2A and 2B of the River Ridge Pointe Addition, the requested variance to allow a reduced width of the pipe stem for Lots 2A and 2B of the River Ridge Pointe Addition and the requested variance to allow an increased depth of the pipe stem for Lots 2A and 2B of the River Ridge Pointe Addition. Staff also presented a recommendation that all issues related to the placement of fire hydrants be resolved prior to final platting. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. 5 ITEM NO.: 4 NAME: River Ridge Pointe Subdivision Lot 2 Replat LOCATION: On River Ridge Pointe FILE NO.: S-686-D Planning Staff Comments: 1. Provide a vicinity map on the proposed preliminary plat. 2. Provide building lines and indicate buildable areas on the proposed preliminary plat. 3. Provide contours on the proposed preliminary plat. 4. Label 40-foot access easement as an access and utility easement to create a single driveway location to serve the two lots. 5. Provide to total acreage of each lot on the proposed preliminary plat. 6. Provide the source of water on the proposed preliminary plat. 7. Provide the proposed means of wastewater disposal on the proposed preliminary plat. 8. Provide the names of recorded subdivision abutting the plat area on the proposed preliminary plat. 9. Provide the zoning classification of the proposed plat area on the proposed preliminary plat. Variance/Waivers, A variance to allow the creation of pipe stem lots. A variance to allow a reduced width of a pipe stem. Public Works- 1. No city services will be provided on the private access easement. Per current alley standards, 18-foot minimum pavement width is to be provided. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Show existing platted. utility easement. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Contact Central Arkansas Water at 992- 2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planning 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, February 25, 2004. FILE NO.: S-686-D NAME: River Ridge Pointe Subdivision Lot 2 Replat LOCATION: On River Ridge Pointe DEVELOPER: Marlow Morgan 2200 Riverfront Drive #7201 Little Rock, AR 72201 ENGINEER: 011en Dee Wilson 2523 North Willow Street North Little Rock, AR 72114 AREA: 5.0 acres CURRENT ZONING: LANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 2 R-2, Single-family 3 22.01 VARIANCESMAIVERS REQUESTED: FT. NEW STREET: 0 1. A variance to allow the creation of two pipe stem lots. 2. A variance to allow a reduced lot width of the pipe stem and a variance to allow an increased depth of the pipe stem. BACKGROUND: The Little Rock Planning Commission approved a preliminary plat for a site containing 64.3 acres and forty-four lots at their July 8, 1986, Public Hearing. The final plat for the area was reviewed and executed in September of 1987. The proposed site contained a single pipe stem lot with a fifty -foot width at the street and four hundred eighty-five feet of depth. The applicant proposed a twenty -foot access drive. The overall lot dimension FILE NO.: S-686-D (Cont. outside the pipe stem averaged four hundred feet by nine hundred feet. The total lot contained five acres. A. PROPOSAL/REQUEST: The applicant is now proposing to split the previously final platted five acre lot. The proposed lot split will contain two pipe stem lots with a reduced lot width for a pipe stem and an increased depth of the pipe stem. Each lot stem will be approximately twenty-five feet. The applicant is proposing the placement of a single eighteen -foot access drive to serve the two lots. Each lot will contain approximately two and one-half acres. The applicant has indicated buildable areas on the proposed plat. B. EXISTING CONDITIONS: The site is vacant and tree covered. The terrain is very steep falling to the center of the proposed plat area and rising rapidly to the west of the site. There are easements located within the proposed plat area for both water and wastewater. The area is developed with single-family homes on large lots. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners and the River Ridge Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. No city services will be provided on the private access easement. Per current alley standards, 18-foot minimum pavement width is to be provided. 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 at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. FILE NO.: S-686-D (Cont. Central Arkansas Water: Show existing platted utility easement. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Plannina Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) The applicant was present representing the request. Staff briefly described the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the proposed source of water, means of wastewater disposal and the certificates of platting on the proposed plat. Staff also requested the applicant provide contours and the proposed buildable areas. Staff stated the site was very steep and questioned the buildability of the lots. Mr. Dee Wilson, representing the applicant, questioned the requirement of the minimum driveway width and the required location of the drive. Staff stated the fire department required a minimum of eighteen feet of paved surface and the drive would need to be extended to the property line of Lot 2B. Staff also noted the applicant would be required to contact the Little Rock Fire Department and receive written verification of the need for additional fire hydrants. Staff stated Central Arkansas Water had requested the written verification to assure adequate fire protection was in place. There was no additional discussion of the item. The Committee then forwarded the item to the full Commission for final action. 3 FILE NO.: S-686-D (Cont. H. ANALYSIS: The applicant submitted a revised plat to staff, as requested at the February 19, 2004 Subdivision Committee meeting, indicating the source of water, means of wastewater disposal and the certificates of platting. The applicant has indicated Central Arkansas Water as the source of water and the Little Rock Wastewater Utility as the means of wastewater disposal for the proposed development. The applicant has also indicated contours on the proposed plat along with the proposed buildable areas. The site has a valley running through the middle of the proposed plat area, limiting the buildable area of the lots. Even though the site has constraints due to elevation changes it appears there is sufficient area for construction of the new homes on the proposed lots. The applicant has also indicated an eighteen foot paved driveway extending from River Ridge Pointe to proposed Lot 2B. The drive will be a shared drive and is to be constructed within the fifty -foot area (twenty-five feet each) of the pipe stems proposed for the lots. The proposed pipe stems are labeled as an access and utility easement to allow services to each of the lots. The applicant has indicated the Fire Department is evaluating the site to determine if additional fire hydrants are needed to serve the proposed development. If additional fire hydrants are necessary they will be secured at the time of final platting. The proposed plat requires two variances from the Subdivision Ordinance. The plat contains a variance to allow the creation of a pipe stem lot and a variance from the minimum width of the pipe stem and the maximum depth of the pipe stem. Staff is supportive of the proposed requested variances. An eighteen -foot driveway will serve the proposed lots adequate; to meet the minimum alley widths per current city code. The lot area appears to be more than adequate to meet all required setbacks and have sufficient area for development. The previous plat included the development of the lot as a pipe -stem with a fifty -foot stem at the street and a twenty -foot access drive. Staff does not feel the replatting of the lot into two individual lots will have any adverse impact on the surrounding area. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff recommends approval of the request to replat Lot 2 of the River Ridge Pointe Addition into Lots 2A and 2B and the associated variances. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the requirements outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested variance to allow the creation of pipe stem lots for Lots 2A and 2B. 4 FILE NO.: S-686-D (Cont. Staff recommends approval of the requested variance to allow a reduced width of the pipe stem for Lots 2A and 2B of the River Ridge Pointe Addition. Staff recommends approval of the requested variance to allow an increased depth of the pipe stem for Lots 2A and 2B of the River Ridge Pointe Addition. Staff recommends all issues related to the placement of fire hydrants be resolved prior to final platting. PLANNING COMMISSION ACTION: (MARCH 11, 2004) The applicant was present representing the request. There were no registered objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented the item with a recommendation of approval of the request subject to compliance with the requirements outlined in paragraphs D, E and F of the above report. Staff presented recommendations of approval of the requested variance to allow the creation of pipe stem lots for Lots 2A and 2B of the River Ridge Pointe Addition, the requested variance to allow a reduced width of the pipe stem for Lots 2A and 2B of the River Ridge Pointe Addition and the requested variance to allow an increased depth of the pipe stem for Lots 2A and 2B of the River Ridge Pointe Addition. Staff also presented a recommendation that all issues related to the placement of fire hydrants be resolved prior to final platting. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. 5