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HomeMy WebLinkAboutS-1542 Staff AnalysisITEM NO.: 3 5-1542 NAME: Holiman Subdivision Preliminary Plat LOCATION: located at 10322 Peace Valley 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 October 11, 2006. The Office of Planning and Development must receive the proof of notice no later than October 20, 2006. 2. Provide a vicinity map on the proposed plat drawing. Variance/Waivers: 1. A variance to allow an increased lot depth to width ratio for proposed Lots 1 and 2. [Section 31-232(b)] Public Works Conditions: 1. Peace Valley Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline along the entire frontage will be required. 2. With site development, additional asphalt pavement must be provided. Construct street widening to provide at least 20 feet of asphalt pavement across the entire frontage of the lots. The existing ditches may have to be moved. Any future replatting will result in half street improvements to Peace Valley Road to Master Street Plan standards. 3. Construct an asphalt surfaced turn around in the right-of-way at the end of Peace Valley Drive for City service vehicles. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: water meter(s) are required. Contact Central Arkansas Water if larger and/or additional Item # 3 Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. 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, October 11, 2006. Item # 3 FILE NO.: S-1542 NAME: Holiman Subdivision Preliminary Plat LOCATION: Located at 10322 Peace Valley Drive DEVELOPER: Edna Holiman 10322 Peace Valley Drive Mabelvale, AR 72103 ENGINEER: Laha Engineers 6602 Baseline Road Little Rock, AR 72209 AREA: 5 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 15 — Geyer Springs West CENSUS TRACT: 41.05 VARIAN CESMAIVE RS REQUESTED: 1. A variance to allow an increased lot depth to width ratio for proposed Lots 1 and 2. [Section 31-232(b)] 2. A deferral of the Master Street Plan improvements to Peace Valley Road including paving, sidewalk construction, curb and gutter for 2 years. A. PROPOSAUREQUEST: The applicant is requesting a lot split of this existing five acre tract which currently contains two single-family homes. According to the applicant, the desire is to sell one of the homes along with 2 acres of property. The owner will retain the remaining home and acreage. There is a variance request to allow an increased lot depth to width ratio for the proposed lot resulting in a 5:1 ratio. There is also a deferral request of the Master Street Plan requirements to Peace Valley Drive including curb, gutter and sidewalk placement for a period not to exceed two years. FILE NO.: S-1542 (Cont. B. EXISTING CONDITIONS: Peace Valley Drive is an unimproved street extending from Mabelvale Cut-off. There are two single-family homes located on the site and the primary use of the area is single-family or vacant property; north and west of the site are vacant and zoned R-2, Single-family properties. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All abutting property owners, the Legion Hut Neighborhood Association, the West Baseline Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Peace Valley Drive is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline along the entire frontage will be required. 2. With site development, additional asphalt pavement must be provided. Construct street widening to provide at least 20 feet of asphalt pavement across the entire frontage of the lots. The existing ditches may have to be moved. Any future replatting will result in half street improvements to Peace Valley Road to Master Street Plan standards. 3. Construct an asphalt surfaced turn around in the right-of-way at the end of Peace Valley Drive for City service vehicles. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Enter : No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. 2 FILE NO.: 5-1542 [Cant.] 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: (October 5, 2006) Mr. Troy Laha 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 requested Mr. Laha include a vicinity map on the proposed plat. Public Works comments were addressed. Staff stated street improvements to 20-feet of pavement would be required along Peace Valley Drive. Staff also stated an asphalt turn -around was required at the end of Peace Valley Drive for City service vehicles. 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 plat to staff addressing most of the issues raised at the October 5, 2006, Subdivision Committee meeting. The revised plat includes the placement of a vicinity map as requested by staff. The revised plat indicates the placement of additional paving along the property frontage along with a turn -around at the end of Peace Valley Drive. The applicant is requesting a deferral of the improvements for a period not to exceed two years. Wastewater Utility is currently placing sewer lines in the area and a line is proposed along Peace Valley Drive. The deferral request is to allow the sewer line to be placed along Peace Valley Drive prior to the paving taking place. Staff is supportive of the deferral request. The request is to allow a lot split of an existing five acre tract which currently contains two single-family homes. There is a variance request from the Subdivision Ordinance Section 31-232(b) to allow the creation of the lots with an increased lot depth to width ratio. The ordinance typically allows a depth to width ratio of 3:1. The proposed lot configuration results in a lot depth to width ratio of 5:1. Staff is supportive of the variance request. The site is located in an area where there are a number of homes located on large lots or tracts which have similar lot configurations. Staff does not feel the requested variance will have any adverse impact on the area if developed as proposed. To staff's knowledge there are no outstanding issues associated with the request. 3 FILE NO.: S-1542 (Cont.) STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and condition as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance requested to allow an increased lot depth to width ratio for the proposed lots. Staff recommends approval of the 2-year deferral request of the Master Street Plan requirements to Peace Valley Drive. PLANNING COMMISSION ACTION: (OCTOBER 26, 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 agenda staff report. Staff presented a recommendation of approval of the variance requested to allow an increased lot depth to width ratio for the proposed lots. Staff also presented a recommendation of approval of the 2-year deferral request of the Master Street Plan requirements to Peace Valley Drive. 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. IT October 26, 2006 ITEM NO.: 3 FILE NO.: S-1542 NAME: Holiman Subdivision Preliminary Plat LOCATION- Located at 10322 Peace Valley Drive DEVELOPER: Edna Holiman 10322 Peace Valley Drive Mabelvale, AR 72103 FNr,INFFR Laha Engineers 6602 Baseline Road Little Rock, AR 72209 AREA: 5 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 2 R-2, Single-family 15 — Geyer Springs West 41.05 VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance to allow an increased lot depth to width ratio for proposed Lots 1 and 2. [Section 31-232(b)] 2. A deferral of the Master Street Plan improvements to Peace Valley Road including paving, sidewalk construction, curb and gutter for 2 years. A. PROPOSAL/REQUEST: The applicant is requesting a lot split of this existing five acre tract which currently contains two single-family homes. According to the applicant, the desire is to sell one of the homes along with 2 acres of property. The owner will retain the remaining home and acreage. There is a variance request to allow an increased lot depth to width ratio for the proposed lot resulting in a 5:1 ratio. There is also a deferral request of the Master Street Plan requirements to Peace Valley Drive including curb, gutter and sidewalk placement for a period not to exceed two years. October 26, 2006 SUBDIVISION ITEM NO.: 3 (Cont. B. EXISTING CONDITIONS: FILE NO.: S-1542 Peace Valley Drive is an unimproved street extending from Mabelvale Cut-off. There are two single-family homes located on the site and the primary use of the area is single-family or vacant property; north and west of the site are vacant and zoned R-2, Single-family properties. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All abutting property owners, the Legion Hut Neighborhood Association, the West Baseline Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: ublic Works: 1. Peace Valley Drive is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline along the entire frontage will be required. 2. With site development, additional asphalt pavement must be provided. Construct street widening to provide at least 20 feet of asphalt pavement across the entire frontage of the lots. The existing ditches may have to be moved. Any future replatting will result in half street improvements to Peace Valley Road to Master Street Plan standards. 3. Construct an asphalt surfaced turn around in the right-of-way at the end of Peace Valley Drive for City service vehicles. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Ener v: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire 2 October 26, 2006 SUBDIVISION F. Eel I:I M NO.: 3 (Cont. Department for additional information. County Planning: No comment. FILE NO.: S-1542 CATA: The site is not located on a dedicated CATA Bus Route. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006) Mr. Troy Laha 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 requested Mr. Laha include a vicinity map on the proposed plat. Public Works comments were addressed. Staff stated street improvements to 20-feet of pavement would be required along Peace Valley Drive. Staff also stated an asphalt turn -around was required at the end of Peace Valley Drive for City service vehicles. 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. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the issues raised at the October 5, 2006, Subdivision Committee meeting. The revised plat includes the placement of a vicinity map as requested by staff. The revised plat indicates the placement of additional paving along the property frontage along with a turn -around at the end of Peace Valley Drive. The applicant is requesting a deferral of the improvements for a period not to exceed two years. Wastewater Utility is currently placing sewer lines in the area and a line is proposed along Peace Valley Drive. The deferral request is to allow the sewer line to be placed along Peace Valley Drive prior to the paving taking place. Staff is supportive of the deferral request. The request is to allow a lot split of an existing five acre tract which currently contains two single-family homes. There is a variance request from the Subdivision Ordinance Section 31-232(b) to allow the creation of the lots with an increased lot depth to width ratio. The ordinance typically allows a depth to width ratio of 3:1. The proposed lot configuration results in a lot depth to width ratio of 3 October 26, 2006 SUBDIVISION III��►�il�[��i[c�[�Z.Tii# FILE NO.: S-1542 5:1. Staff is supportive of the variance request. The site is located in an area where there are a number of homes located on large lots or tracts which have similar lot configurations. Staff does not feel the requested variance will have any adverse impact on the area if developed as proposed. To staff's knowledge there are no outstanding issues associated with the request. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and condition as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance requested to allow an increased lot depth to width ratio for the proposed lots. Staff recommends approval of the 2-year deferral request of the Master Street Plan requirements to Peace Valley Drive. PLANNING COMMISSION ACTION: (OCTOBER 26, 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 agenda staff report. Staff presented a recommendation of approval of the variance requested to allow an increased lot depth to width ratio for the proposed lots. Staff also presented a recommendation of approval of the 2-year deferral request of the Master Street Plan requirements to Peace Valley Drive. 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. CI