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HomeMy WebLinkAboutS-1539 Staff AnalysisFILE NO.: S-1539 NAME: Red Bud Acres Preliminary Plat LOCATION: Located at 6200 Red Bud Lane DEVELOPER: Greg and Karen Laing 38 Brookview Drive Little Rock, AR 72204 SURVFYOR, Edward Lofton 15415 Oakcrest Little Rock, AR 72206 AREA: 8.33 acres CURRENT ZONING NUMBER OF LOTS: 2 R-2, Single-family FT. NEW STREET: 0 LF PLANNING DISTRICT: 17 — Crystal Valley CENSUS TRACT: 42.08 VARIANCES/WAIVERS REQUESTED: 1. A variance from the Subdivision Ordinance to allow the development of a pipe stem lot (Section 31-232(f)) and a variance from the Subdivision Ordinance to allow an increased depth of a pipe stem lot (Section 31-2). 2. A variance to allow lots without public street frontage (Section 31-231). A. PROPOSAUREQUEST_ The proposal includes the subdivision of an eight (8) acre tract into two residential lots. The lots will each contain 4.0 acres. There is an existing residence located on proposed Lot 1. Lot 2 is proposed as a pipe stem lot with a stem width of 30-feet and a stem depth of 1206.14 feet. There are two variances related to the creation of the pipe stem lot associated with the request. A variance to allow the creation of the pipe stem lot and a variance to allow an increased depth of the pipe stem lot. The lots will be served by an existing access and utility easement extending 700-feet FILE NO.: S-1539 (Cont. from Red Bud Lane which will require a variance to allow lots without direct public street frontage. B. EXISTING CONDITIONS: Red Bud Lane is a rural County road with open ditches for drainage. Red Bud Lane stops short of the property and a small drive extends to the existing home via an access easement. The area is predominately single-family with both manufactured and site built homes. Most of the homes are located on large tracts or acreage. 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 and the Crystal Valley Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. No comment- E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide approval from the Arkansas Department of Health concerning the proposed septic system. Entergy: No comment received. 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. A water main extension will be required to serve this property, including significant off site facilities. Fire Department: Outside the service boundary. Provide a letter from the area volunteer fire department indicating their knowledge of the proposed development and their ability to provide fire protection for the proposed lots. County Planning: Approved as submitted. CATA: The site is not located on a dedicated CATA Bus Route. 2 LE NO.: S-1539 (Cont. 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 outstanding issues associated with the request. Staff requested the applicant provide the source of water and the means of wastewater disposal within the general notes section of the proposed plat. Staff also requested the applicant provide a letter from the area volunteer fire department indicating their knowledge of the project and their ability to serve the development. Staff noted there were no outstanding issues associated with the Public Works department. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. Staff suggested the applicant provide the County with a copy of the revised preliminary plat. 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 plat to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The revised plat indicates the source of water and the means of wastewater disposal within the general notes section of the plat. A letter from the area volunteer fire department has been received acknowledging the proposed plat. The proposal includes the subdivision of an eight (8) acre tract into two residential lots each containing 4.0 acres. The existing residence is to be on Lot 1. Lot 2 is proposed as a pipe stem lot with a stem width of 30-feet and a stem depth of 1206.14 feet. The Subdivision Ordinance (Section 31-232(f)) states pipe stem lots shall be prohibited in residential subdivisions. The Definitions Section 31-2 defines a pipe stem lot and provides design criteria for a pipe stem lot. The ordinances states the minimum width of the stem at the street right-of-way shall be 30-feet, the maximum depth of the pipe stem including the stem shall be limited to 300-feet, the minimum width of the lot body shall be sixty feet and the minimum lot area shall be 10,000 square feet. The proposed pipe stem complies with three of the four established criteria. The pipe stem does not comply with the maximum lot depth criteria necessitating the variance request. 3 FILE NO.: S-1539 (Cont.) _ The existing lot does not have public street frontage and is -served by an access and utility easement extending 700-feet from Red Bud Lane. The proposed subdivision will require a variance from the Subdivision Ordinance Section 31-231 to allow lots without direct public street frontage. Staff is supportive of the proposed plat and the requested variances. Staff does not feel the variance request to allow an increased lot depth of a pipe stem lot nor the variance request to allow the development of lots without direct public street access will negatively impact the area. The site is located in an area that has historically developed with large tracts in excess of five acres which typically have narrow lot widths and a longer lot depth. In addition, the existing lot was created without direct public street access. Staff feels the provided access is sufficient to serve the existing residence and the additional lot as proposed. To staffs knowledge there are no outstanding issues associated with the request. Staff feels the proposed subdivision should have minimal impact on the area if approved. 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 requested variance to allow the development of lots without public street access. Staff recommends approval of the variance request from the Subdivision Ordinance to allow the development of a pipe stem lot (Section 31-232(f)) and the variance request from the Subdivision Ordinance to allow an increased lot depth of a pipe stem lot (Section 31-2). 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 the development of lots without public street access, the variance request from the Subdivision Ordinance to allow the development of a pipe stem lot (Section 31-232(f)) and the variance request from the Subdivision Ordinance to allow an increased lot depth of a pipe stem lot (Section 31-2). 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. 12 September 14, 2006 ITEM NO.: 8. S-1539 NAME: Red Bud Acres Preliminary Plat LOCATION: located at 6200 Red Bud Lane DEVELOPER - Greg and Karen Laing 38 Brookview Drive Little Rock, AR 72204 SURVEYOR: Edward Lofton 15415 Oakcrest Little Rock, AR 72206 AREA: 8.33 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 17 — Crystal Valley ENSUS TRACT: 42.08 VARIANCESMAIVERS REQUESTED: 1. A variance from the Subdivision Ordinance to allow the development of a pipe stem lot (Section 31-232(f)) and a variance from the Subdivision Ordinance to allow an increased depth of a pipe stem lot (Section 31-2). 2. A variance to allow lots without public street frontage (Section 31-231). A. PROPOSAUREQUEST: The proposal includes the subdivision of an eight (8) acre tract into two residential lots. The lots will each contain 4.0 acres. There is an existing residence located on proposed Lot 1. Lot 2 is proposed as a pipe stem lot with a stem width of 30-feet and a stem depth of 1206.14 feet. There are two variances related to the creation of the pipe stem lot associated with the request. A variance to allow the creation of the pipe stem lot and a variance to allow an increased depth of the pipe stem lot. The lots will be served by an existing access and utility easement extending 700-feet from Red Bud Lane which will require a variance to allow lots without direct public street frontage. September 14, 2006 SUBDIVISION ITEM NO.: 8. (CONT) S-1539 B. EXISTING CONDITIONS - Red Bud Lane is a rural County road with open ditches for drainage. Red Bud Lane stops short of the property and a small drive extends to the existing home via an access easement. The area is predominately single-family with both manufactured and site built homes. Most of the homes are located on large tracts or acreage. 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 and the Crystal Valley Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide approval from the Arkansas Department of Health concerning the proposed septic system. Entergy: No comment received. 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. A water main extension will be required to serve this property, including significant off site facilities. Fire Department: Outside the service boundary. Provide a letter from the area volunteer fire department indicating their knowledge of the proposed development and their ability to provide fire protection for the proposed lots. County Planning: Approved as submitted. CATA: The site is not located on a dedicated CATA Bus Route. 2 September 14, 2006 SUBDIVISION ITEM NO.: 8. (C_ONT) S-1539 F. ISSUES/TECHNICAUDESIGN: Planninq 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 outstanding issues associated with the request. Staff requested the applicant provide the source of water and the means of wastewater disposal within the general notes section of the proposed plat. Staff also requested the applicant provide a letter from the area volunteer fire department indicating their knowledge of the project and their ability to serve the development. Staff noted there were no outstanding issues associated with the Public Works department. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. Staff suggested the applicant provide the County with a copy of the revised preliminary plat. 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 plat to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The revised plat indicates the source of water and the means of wastewater disposal within the general notes section of the plat. A letter from the area volunteer fire department has been received acknowledging the proposed plat. The proposal includes the subdivision of an eight (8) acre tract into two residential lots each containing 4.0 acres. The existing residence is to be on Lot 1. Lot 2 is proposed as a pipe stem lot with a stem width of 30-feet and a stem depth of 1206.14 feet. The Subdivision Ordinance (Section 31-232(f)) states pipe stem lots shall be prohibited in residential subdivisions. The Definitions Section 31-2 defines a pipe stem lot and provides design criteria for a pipe stem lot. The ordinances states the minimum width of the stem at the street right-of- way shall be 30-feet, the maximum depth of the pipe stem including the stem shall be limited to 300-feet, the minimum width of the lot body shall be sixty feet and the minimum lot area shall be 10,000 square feet. The proposed pipe stem complies with three of the four established criteria. The pipe stem does not comply with the maximum lot depth criteria necessitating the variance request. 3 September 14, 2006 SUBDIVISION ITEM NO.: 8.(CONT) FILE NO.:S-1539 The existing lot does not have public street frontage and is served by an access and utility easement extending 700-feet from Red Bud Lane. The proposed subdivision will require a variance from the Subdivision Ordinance Section 31- 231 to allow lots without direct public street frontage. Staff is supportive of the proposed plat and the requested variances. Staff does not feel the variance request to allow an increased lot depth of a pipe stem lot nor the variance request to allow the development of lots without direct public street access will negatively impact the area. The site is located in an area that has historically developed with large tracts in excess of five acres which typically have narrow lot widths and a longer lot depth. In addition, the existing lot was created without direct public street access. Staff feels the provided access is sufficient to serve the existing residence and the additional lot as proposed. To staffs knowledge there are no outstanding issues associated with the request. Staff feels the proposed subdivision should have minimal impact on the area if approved. 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 requested variance to allow the development of lots without public street access. Staff recommends approval of the variance request from the Subdivision Ordinance to allow the development of a pipe stem lot (Section 31-232(f)) and the variance request from the Subdivision Ordinance to allow an increased lot depth of a pipe stem lot (Section 31-2). 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 the development of lots without public street access, the variance request from the Subdivision Ordinance to allow the development of a pipe stem lot (Section 31-232(f)) and the variance request from the Subdivision Ordinance to allow an increased lot depth of a pipe stem lot 4 ITEM NO.: 8. NAME: Red Bud Acres Preliminary Plat LOCATION: located at 6200 Red Bud Lane Planning Staff Comments: S-1539 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 title of the landowner in the general notes section of the proposed preliminary plat. 3. Provide the lot lines dimensioned, streets, sidewalks and easement. 4. Provide the front building line for the proposed lots. 5. Provide the names of owners of unplatted tracts abutting the plat area and names of owners of platted tracts in excess of 2 '/ acres. 6. Provide the zoning classification of the proposed plat boundary and of abutting areas shown. 7. Provide the certificate of preliminary plat approval, certificate of surveying accuracy and the certificate of preliminary plat approval for Pulaski County. 8. Provide a vicinity map of the proposed plat area. Variance/Waivers: 1. A variance from the Subdivision Ordinance to allow the development of a pipe stem lot and a variance from the Subdivision Ordinance to allow an increased depth of a pipe stem lot. Public Works Conditions: 1. No comment. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. Provide approval from the Arkansas Department of Health concerning the proposed septic system. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Item # 8 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 to serve this property, including significant off site facilities. Fire Department: Outside the service boundary. Provide a letter from the area volunteer fire department indicating their knowledge of the proposed development and their ability to provide fire protection for the proposed lots. County Planning: Provide a preliminary plat drawing. A survey is insufficient. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: No comment. Landscape: No comment. Revised plat/pIan: 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 # 8