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HomeMy WebLinkAboutS-1555 Staff AnalysisJanuary 18, 2007 ITEM NO.: NAME: Bradford Subdivision Preliminary Plat LOCATION: Located at 10204 German Road DEVELOPER: Famus and Barbara Bradford 10204 German Road Little Rock, AR 72206 ENGINEER: Hope Engineers 322 North Market Street Benton, AR 72105 AREA: 2.00 acres CURRENT ZONING FILE NO.: S-1555 NUMBER OF LOTS: 4 FT. NEW STREET: 0 Located within the City's Extraterritorial Planning Jurisdiction in which the City does not exercise zoning. PLANNING DISTRICT: 27 — Fish Creek CENSUS TRACT: 40.07 VARIANCESM/AIVERS REQUESTED: 1. A variance to allow the development of lots without pubic street frontage. 2. A five year deferral of the required street improvements to German Road. A. PROPOSAUREQUEST: The site is located within the City's Extraterritorial Planning Jurisdiction in which the City exercises Subdivision Control only. The applicant is proposing the subdivision of an existing two -acre tract into three single-family residential lots and one tract. A 30-foot access and utility easement will be located across the northern boundary to serve the rear lots and the tract. The tract is located within the flood plain/floodway and is proposed containing .59 acres. Lot 1 is proposed containing .77 acres and Lots 2 and 3 containing .32 acres. The lots will be served by the Higgins Switch wastewater collection and treatment system. January 18, 2007 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S-1555 B. EXISTING CONDITIONS: There is an existing single-family home located along German Road. The remainder of the site is tree covered with the Fish Creek located along the western boundary. The area is predominately single-family with homes located on large lots or tracts. German Road is an unimproved County Road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff not has received any comment from area residents. All abutting property owners were notified of the public hearing. There is not an active neighborhood association located in the area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed lots appear to be in the 100-year floodplain. Contact the Pulaski County Planning Department for further floodplain assistance. 2. German 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. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to German Road including 5-foot sidewalks with the planned development. Staff supports a deferral of constructing street improvements for 5 year or until adjacent property develops. The Little Rock Board of Directors must approve the street deferral request. 4. Private access is proposed for these lots. A minimum access easement width of 30 feet is required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide a letter from the area wastewater utility indicating their ability to serve the subdivision and desire for easements. 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. Installation of a public KA January 18, 2007 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1555 waterline and fire hydrant(s) will be required. A minimum 15-foot wide easement will be required for all public water facilities. Additional fire hydrant(s) will be required. Contact the Fire Department having jurisdiction 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 ailment: The site is located outside the City limits of the City of Little Rock. The site may require the placement of a fire hydrant. Provide a letter from the area volunteer fire department indicating their knowledge of the project, their ability to serve the proposed subdivision and their desire for the placement of a fire hydrant. County Planning: No comment received. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHN ICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (December 28, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff requested the source of title be included on the proposed plat. Staff also requested the area indicated to the west along Fish Creek be indicated as a tract. Public Works comments were addressed. Staff stated German Road was classified on the Master Street Plan as a collector street. Staff also stated the indicated access and utility easement should be increased to a minimum of 30-feet. Staff stated per the Master Street Plan German Road should be constructed complete with curb, gutter and sidewalk. Staff stated a deferral from the Little Rock Board of Directors could be sought to allow for five years to construct the required improvements. Staff stated they would support the deferral request. 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. 3 January 18, 2007 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S-1555 H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the December 28, 2006, Subdivision Committee meeting. The revised plat indicates three lots and a tract as requested by staff. The source of title of the landowner has been provided in the general notes section of the proposed preliminary plat. A 30-foot access and utility easement has also been indicated. The plat includes a variance request to allow the creation of lots without public street frontage. Lots 2 and 3 and the proposed tract have been indicated as lots which are not served by a public street. A 30-foot access and utility easement has been indicated to serve the proposed lots and tract. A large portion of the tract is indicated within the floodplain and floodway and the applicant has indicated no development is proposed for the tract. Staff does not feel the variance request will significantly impact the developability of the .lots since sufficient access and easements have been provided. Staff is supportive of the variance request. The request includes a five-year deferral of the required street improvements..to German Road. Staff is supportive of the deferral request. The proposed plat indicates right of way dedication per the Master Street Plan to 30-feet from centerline per Collector Street standard. The site is located with the City's Extraterritorial Planning Jurisdiction in which the City exercises the Subdivision Ordinance and Master Street Plan. The area is predominately single-family with roads constructed to rural design standards without curb, gutter and sidewalk. Staff is supportive of the deferral request. Staff does not feel the deferral of the required street improvements along the property frontage will significantly impact the area. Staff is supportive of the proposed preliminary plat request. The proposal is to allow the subdivision of an existing two -acre tract into three single-family residential lots and one tract with a 30-foot access and utility easement located across the northern boundary to serve the rear lots and the tract. The tract located within the flood plainlfloodway is proposed containing .59 acres, Lot 1 is containing .77 acres and Lots 2 and 3 containing .32 acres. The lots will be served by the Higgins Switch wastewater collection and treatment system and fire protection will be provided by the area volunteer fire department. To staffs knowledge there are no outstanding issues associated with the request. Staff feels the creation of two additional single-family lots from this existing tract will have minimal impact on the adjoining properties and 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 variance to allow the development of lots without pubic street frontage. M January 18, 2007 SUBDIVISION FILE NO.: S-1555 Staff recommends approval of the five-year deferral request of the required street improvements to German Road. PLANNING COMMISSION ACTION: (JANUARY 18, 2007) The applicant was present. 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 request to allow the development of lots without pubic street frontage. Staff also presented a recommendation of approval of the five year deferral request of the required street improvements to German Road. 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-1 NAME: Bradford Subdivision Preliminary Plat LOCATION: located at 10204 German Road 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 January 3, 2007. The Office of Planning and Development must receive the proof of notice no later than January 12, 2007. 2. Indicate a lot number for the front lot adjacent to German Road. Label the area to the west along Fish Creek as a Tract. 3. Provide the source of title of the landowner on the proposed plat. 4. Prior to final platting all existing and proposed buildings must be removed from the plat drawing. 5. Provide documentation the lots will be served by a community wastewater collection and treatment system. 6. Typically a minimum 45-foot access easement is required to serve lots without street frontage. Staff supports a reduced access easement of 30-feet. Variance/Waivers: A variance to allow the development of lots without public street frontage. Public Works Conditions: 1. The proposed lots appear to be in the 100 year floodplain. Contact the Pulaski County Planning Department for further floodplain assistance. 2. German 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. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to German Road including 5-foot sidewalks with the planned development. Staff supports a deferral of constructing street improvements for 5 year or until adjacent property develops. The Little Rock Board of Directors must approve the street deferral request. 4. Private access is proposed for these lots. A minimum access easement width of 30 feet is required. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. Provide a letter from the area wastewater utility indicating their ability to serve the subdivision and desire for easements. Item # 4 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. Installation of a public waterline and fire hydrant(s) will be required. A minimum 15-foot wide easement will be required for all public water facilities. Additional fire hydrant(s) will be required. Contact the Fire Department having jurisdiction 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: The site is located outside the City limits of the City of Little Rock. The site may require the placement of a fire hydrant. Provide a letter from the area volunteer fire department indicating their knowledge of the project, their ability to serve the proposed subdivision and their desire for the placement of a fire hydrant. County Planning: No comment received. 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, January 6, 3007. Item # 4 O.: S-1555 NAME: Bradford Subdivision Preliminary Plat LOCATION: Located at 10204 German Road DEVELOPER: Famus and Barbara Bradford 10204 German Road Little Rock, AR 72206 ENGINEER: Hope Engineers 322 North Market Street Benton, AR 72105 AREA: 2.00 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 4 FT. NEW STREET: 0 Located within the City's Extraterritorial Planning Jurisdiction in which the City does not exercise zoning. 27 — Fish Creek 40.07 VARIANCESANAIVERS REQUESTED: 1. A variance to allow the development of lots without pubic street frontage. 2. A five year deferral of the required street improvements to German Road. A. PROPOSAL/REQUEST: The site is located within the City's Extraterritorial Planning Jurisdiction in which the City exercises Subdivision Control only. The applicant is proposing the subdivision of an existing two -acre tract into three single-family residential lots and one tract. A 30-foot access and utility easement will be located across the northern boundary to serve the rear lots and the tract. The tract is located within the flood plain/floodway and is proposed containing .59 acres. Lot 1 is proposed containing .77 acres and Lots 2 and 3 containing .32 acres. The lots will be served by the Higgins Switch wastewater collection and treatment system. FILE NO.: S-1555 Cont. B. EXISTING CONDITIONS: There is an existing single-family home located along German Road. The remainder of the site is tree covered with the Fish Creek located along the western boundary. The area is predominately single-family with homes located on large lots or tracts. German Road is an unimproved County Road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff not has received any comment from area residents. All abutting property owners were notified of the public hearing. There is not an active neighborhood association located in the area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed lots appear to be in the 100-year floodplain. Contact the Pulaski County Planning Department for further floodplain assistance. 2. German 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. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to German Road including 5-foot sidewalks with the planned development. Staff supports a deferral of constructing street improvements for 5 year or until adjacent property develops. The Little Rock Board of Directors must approve the street deferral request. 4. Private access is proposed for these lots. A minimum access easement width of 30 feet is required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide a letter from the area wastewater utility indicating their ability to serve the subdivision and desire for easements. 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. Installation of a public waterline and fire hydrant(s) will be required. A minimum 15-foot wide easement will be required for all public water facilities. Additional fire hydrant(s) will be 2 FILE NO.: S-1555 Cont. required. Contact the Fire Department having jurisdiction 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: The site is located outside the City limits of the City of Little Rock. The site may require the placement of a fire hydrant. Provide a letter from the area volunteer fire department indicating their knowledge of the project, their ability to serve the proposed subdivision and their desire for the placement of a fire hydrant. County Planning: No comment received. 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: (December 28, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff requested the source of title be included on the proposed plat. Staff also requested the area indicated to the west along Fish Creek be indicated as a tract. Public Works comments were addressed. Staff stated German Road was classified on the Master Street Plan as a collector street. Staff also stated the indicated access and utility easement should be increased to a minimum of 30-feet. Staff stated per the Master Street Plan German Road should be constructed complete with curb, gutter and sidewalk. Staff stated a deferral from the Little Rock Board of Directors could be sought to allow for five years to construct the required improvements. Staff stated they would support the deferral request. 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 December 28, 2006, Subdivision Committee meeting. The 3 FILE NO.: S-1555 (Cont.) revised plat indicates three lots and a tract as requested by staff. The source of title of the landowner has been provided in the general notes section of the proposed preliminary plat. A 30-foot access and utility easement has also been indicated. The plat includes a variance request to allow the creation of lots without public street frontage. Lots 2 and 3 and the proposed tract have been indicated as lots which are not served by a public street. A 30-foot access and utility easement has been indicated to serve the proposed lots and tract. A large portion of the tract is indicated within the floodplain and floodway and the applicant has indicated no development is proposed for the tract. Staff does not feel the variance request will significantly impact the developability of the lots since sufficient access and easements have been provided. Staff is supportive of the variance request. The request includes a five-year deferral of the required street improvements to German Road. Staff is supportive of the deferral request. The proposed plat indicates right of way dedication per the Master Street Plan to 30-feet from centerline per Collector Street standard. The site is located with the City's Extraterritorial Planning Jurisdiction in which the City exercises the Subdivision Ordinance and Master Street Plan. The area is predominately single-family with roads constructed to rural design standards without curb, gutter and sidewalk. Staff is supportive of the deferral request. Staff does not feel the deferral of the required street improvements along the property frontage will significantly impact the area. Staff is supportive of the proposed preliminary plat request. The proposal is to allow the subdivision of an existing two -acre tract into three single-family residential lots and one tract with a 30-foot access and utility easement located across the northern boundary to serve the rear lots and the tract. The tract located within the flood plain/floodway is proposed containing .59 acres, Lot 1 is containing .77 acres and Lots 2 and 3 containing .32 acres. The lots will be served by the Higgins Switch wastewater collection and treatment system and fire protection will be provided by the area volunteer fire department. To staffs knowledge there are no outstanding issues associated with the request. Staff feels the creation of two additional single-family lots from this existing tract will have minimal impact on the adjoining properties and 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 variance to allow the development of lots without pubic street frontage. Staff recommends approval of the five-year deferral request of the required street improvements to German Road. 12 FILE NO.: S-1555 (Cont. PLANNING COMMISSION ACTION: (JANUARY 18, 2007) The applicant was present. 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 request to allow the development of lots without pubic street frontage. Staff also presented a recommendation of approval of the five year deferral request of the required street improvements to German Road. 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