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HomeMy WebLinkAboutS-1534 Staff AnalysisFILE NO.: S-1534 NAME: Burns Replat of Part of the West Y2, Tract 17 Gloeckler Acres LOCATION: Located on Doyle Springs Road, South of Rosswood Drive DEVELOPER: Cody and Josiah Burns 8819 Arch Street Pike Little Rock, AR 72206 SURVEYOR: Edward Lofton 15415 Oakcrest Little Rock, AR 72209 AREA: 1.36 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 3 R-2, Single-family 14 — Geyer Springs East 41.07 VARIAN C ESMAIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance to allow an increased lot depth to width ratio for Lots 2 and 3 (Section 31- 232(b)). A. PROPOSAUREQUEST: The applicant is proposing a replat of property located along the eastern side of Doyle Springs Road just south of Rosswood Drive. The area is an old "paper plat" with most of the area previously being replatted. The proposal includes the development of three (3) lots all fronting on Doyle Springs Road. The request includes a variance from the Subdivision Ordinance (Section 31-232(b)) to allow an increased lot depth to width ratio for Lots 2 and 3. A 30-foot front building line has been indicated along Doyle Springs Road to meet the minimum ordinance requirement for lots fronting a collector street classification. FILE NO.: S-1534 (C B. EXISTING CONDITIONS: Doyle Springs Road has developed with residential and non-residential uses. The area north of the site has developed primarily as non-residential and the area south of the site has developed as residential. Across from the site is a motorcycle shop and an office use for a communications contractor. Immediately north, south and east of the site are single-family homes. A new single-family home is currently under construction on Rosswood Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident concerning the proposed platting request. All abutting property owners, the Upper Baseline Neighborhood Association, the Windamere Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Doyle Springs Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required along Doyle Springs Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. 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. 5. 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. 6. 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) 379-1817 (Derrick Bergfield). 7. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 2 FILE NO.: S-1534 (Cont. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: 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. The entire access easement should be designated as a utility easement. Allowance should be made to allow approximately five feet for meters to be set outside the paved area. 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 at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were a few outstanding issues associated with the request. Staff stated with the development of five lots they were concerned with the buildability of proposed Lots 1 and 2 after dedication of right-of- way, the required building line and the variance request to allow a reduced lot depth for the lots. Staff suggested the applicant consider reducing the number of lots to increase the lot area of all the proposed lots. Staff also requested the applicant provide the means of wastewater disposal and the source of water in the general notes section of the proposed preliminary plat. Public Works comments were addressed. Staff stated the proposed private drive should be constructed to public street standard. Staff also stated a radial dedication 3 FILE NO.: S-1534 (Cont. of right-of-way would be required at the intersection of the private drive and Doyle Springs Road. Staff noted right-of-way dedication would be required along Doyle Springs Road per the Master Street Plan for collector street standard or 30-feet from centerline. Staff stated a grading permit would be required prior to development. 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. K ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant is now proposing the development of three lots on the site all indicated with a 30-foot front building line along Doyle Springs Road, sufficient to meet the minimum ordinance requirement for lots fronting a collector street classification. The request includes a variance from the Subdivision Ordinance to allow an increased lot depth to width ratio. Section 31-232(b) of the Subdivision Ordinance states no residential lot shall be more than three times as deep as it is wide, except lots approved abutting a freeway, expressway or occupied mainline railroad right-of- way. The depth to width ratio as proposed is 4.3 to 1 resulting in an increased ratio. Staff is supportive of the request. The proposal includes the development of three (3) lots all fronting on Doyle Springs Road, all with sufficient area to meet the typical minimum lot area requirements of the Subdivision Ordinance. Staff does not feel the requested variance to allow an increased lot depth to width ratio will negatively impact the area. To staff's knowledge there are no outstanding issues associated with the proposed plat and staff feel the development of three single-family homes as proposed will have minimal impact on the area. 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. Staff recommends approval of the requested variance to allow an increased lot depth to width ratio for the proposed Lots 2 and 3. PLANNING COMMISSION ACTION: (September 14, 2006) 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 2 FILE NO.: S-1534 (Co to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff also presented a recommendation of approval of the requested variance to allow an increased lot depth to width ratio for the proposed Lots 2 and 3. 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 10 ayes, 0 noes and 1 absent. 5 City of Little Rock Department of Planning and Development Planning 723 West Markham Street Little Rock, Arkansas 72201-1334 Zoning and Phone: (501) 371-4790 Fax: (501) 399-3435 or 371-6863 Subdivision September 18, 2006 Mr. Edward Lofton 15415 Oakcrest Little Rock, AR 72206 Re: Burns Replat of Part of the West Y2, Tract 17 Glockler Acres (S- 1534), located on Doyle Springs Road, South of Rosswood Drive Dear Sirs: This is to advise you that in connection with your request concerning the above referenced file number the following action was taken by the Planning Commission at its meeting on September 14, 2006: Approved with conditions. X Recommended approval with conditions. Recommended approval as submitted. Denied your request as submitted. Deferred to Other: Meeting. Your item will now be forwarded to the Board of Directors for final action on October 17, 2006. You or your representative will need to be present at this meeting. The meeting begins at 6:00 pm and is held at 500 West Markham Street — City Hall, in the Board of Directors Chambers. If you have any questions please do not hesitate to contact me at 371-6821. Respectfully, Donna James, AICP Subdivision Administrator September 14, 2006 ITEM NO.: 4. S-1534 NAME: Burns Replat of Part of the West Y2, Tract 17 Gloeckler Acres LOCATION: located on Doyle Springs Road, South of Rosswood Drive DEVELOPER: Cody and Josiah Burns 8819 Arch Street Pike Little Rock, AR 72206 ..I IR\/FYnR- Edward Lofton 15415 Oakcrest Little Rock, AR 72209 AREA: 1.36 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 14 — Geyer Springs East CENSUS TRACT: 41.07 VARIANCESNVAIVERS REQUESTED: 1. A variance to allow an increased lot depth to width ratio for Lots 2 and 3 (Section 31-232(b)). A. PROPOSAUREQUEST: The applicant is proposing a replat of property located along the eastern side of Doyle Springs Road just south of Rosswood Drive. The area is an old "paper plat" with most of the area previously being replatted. The proposal includes the development of three (3) lots all fronting on Doyle Springs Road. The request includes a variance from the Subdivision Ordinance (Section 31-232(b)) to allow an increased lot depth to width ratio for Lots 2 and 3. A 30-foot front building line has been indicated along Doyle Springs Road to meet the minimum ordinance requirement for lots fronting a collector street classification. September 14, 2006 SUBDIVISION ITEM NO.: 4. (CONT) S-1534 B. EXISTING CONDITIONS: Doyle Springs Road has developed with residential and non-residential uses. The area north of the site has developed primarily as non-residential and the area south of the site has developed as residential. Across from the site is a motorcycle shop and an office use for a communications contractor. Immediately north, south and east of the site are single-family homes. A new single-family home is currently under construction on Rosswood Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident concerning the proposed platting request. All abutting property owners, the Upper Baseline Neighborhood Association, the Windamere Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: ublic Works: 1. Doyle Springs Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required along Doyle Springs Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. 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. 5. 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. 6. 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) 379-1817 (Derrick Bergfield). 7. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement. Contact Little Rock Wastewater Utility at 688-1414 for additional information. E September 14, 2006 SUBDIVISION ITEM NO.: 4. (CONT) S-1534 Entergy: No comment received. Center -Point Energy: No comment received. AT & T: 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. The entire access easement should be designated as a utility easement. Allowance should be made to allow approximately five feet for meters to be set outside the paved area. 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 at 918-3700 for additional information. Counly Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were a few outstanding issues associated with the request. Staff stated with the development of five lots they were concerned with the buildability of proposed Lots 1 and 2 after dedication of right-of-way, the required building line and the variance request to allow a reduced lot depth for the lots. Staff suggested the applicant consider reducing the number of lots to increase the lot area of all the proposed lots. Staff also requested the applicant provide the means of wastewater disposal and the source of water in the general notes section of the proposed preliminary plat. 3 September 14, 2006 SUBDIVISION iTEM NO.: 4. (CONT) S-1534 Public Works comments were addressed. Staff stated the proposed private drive should be constructed to public street standard. Staff also stated a radial dedication of right-of-way would be required at the intersection of the private drive and Doyle Springs Road. Staff noted right-of-way dedication would be required along Doyle Springs Road per the Master Street Plan for collector street standard or 30-feet from centerline. Staff stated a grading permit would be required prior to development. 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 preliminary plat to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant is now proposing the development of three lots on the site all indicated with a 30-foot front building line along Doyle Springs Road, sufficient to meet the minimum ordinance requirement for lots fronting a collector street classification. The request includes a variance from the Subdivision Ordinance to allow an increased lot depth to width ratio. Section 31-232(b) of the Subdivision Ordinance states no residential lot shall be more than three times as deep as it is wide, except lots approved abutting a freeway, expressway or occupied mainline railroad right-of-way. The depth to width ratio as proposed is 4.3 to 1 resulting in an increased ratio. Staff is supportive of the request. The proposal includes the development of three (3) lots all fronting on Doyle Springs Road, all with sufficient area to meet the typical minimum lot area requirements of the Subdivision Ordinance. Staff does not feel the requested variance to allow an increased lot depth to width ratio will negatively impact the area. To staffs knowledge there are no outstanding issues associated with the proposed plat and staff feel the development of three single-family homes as proposed will have minimal impact on the area. 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. Staff recommends approval of the requested variance to allow an increased lot depth to width ratio for the proposed Lots 2 and 3. 4 September 14, 2006 UBDIVISION ITEM NO.: 4. (CONT) FILE NO.:S-1534 PLANNING COMMISSION ACTION: (September 14, 2006) 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 comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff also presented a recommendation of approval of the requested variance to allow an increased lot depth to width ratio for the proposed Lots 2 and 3. 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 10 ayes, 0 noes and 1 absent. 5 ITEM NO.: 4. S-1534 NAME: Burns Replat of Part of the West Y2, Tract 17 Gloeckler Acres LOCATION: located on Doyle Springs Road, South of Rosswood Drive 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 August 30, 2006. The Office of Planning and Development must receive the proof of notice no later than September 6, 2006. 2. Provide the source of water and the means of wastewater in the general notes section of the proposed plat. 3. Provide the zoning classification of the proposed plat area in the general notes section of the site plan. 4. Indicate the proposed drive as a tract or extend the proposed lot lines of Lots 3 — 5 to include the area within the lots or consider making the end lot (shown as Lot 5) as a pipe stem and overlay the pipe stem as an access and utility easement. A minimum of 24-feet of pavement is required to allow fire access. 5. Doyle Springs Road is a collector street on the Master Street Plan. Indicate a 30- foot building line adjacent to the proposed collector street or request a variance to allow a reduced building setback. 6. Provide a minimum of 30-feet for an access and utility easement. 7. Staff feels with the dedication of required additional right-of-way and the required building line Lots 1 and 2 will be difficult lots to build on. Consider reducing the number of lots to four to allow for these two lots to be more desirable. Variance/Waivers: 1. A variance to allow the development of lots without public street frontage (Section 31-231). 2. A variance to allow a reduced lot depth for Lots 1 — 2 (Section 31-232(a)). Public Works Conditions: 1. Doyle Springs Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Doyle Springs Road and the private drive. 3. Sidewalks with appropriate handicap ramps are required along Doyle Springs Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. Item # 4 5. Private access is proposed for these Ibts. 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. 6. A paved cul de sac or turn around must be provided at end of private street. 7. 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. 8. 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. 9. 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. 10. 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) 379-1817 (Derrick Bergfield). 11. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. Utilities and Fire Department/County Planning: _Wastewater: Sewer main extension required with easement. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: 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. The entire access easement should be designated as a utility easement. Allowance should be made to allow approximately five feet for meters to be set outside the paved area. 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 _De artment: 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 dedicated CATA Bus Route. Item # 4 Planninq 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, August 30, 2006. Item # 4