HomeMy WebLinkAboutS-1564 Staff AnalysisITEM NO.: 6. S-1564
NAME: Edswood Addition Preliminary Plat and Final Plat
LOCATION: located on Edswood Drive, just South of Kanis 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 May 9, 2007. The Office of Planning and
Development must receive the proof of notice no later than May 16, 2007.
2. Edswood Road is classified as a principal arterial on the City's Master Street Plan.
Provide a dedication of right of way 55-feet from the centerline.
3. The required building line adjacent to an arterial street classification is 35-feet.
Provide a 35-foot platted building line adjacent to Edswood Road and a 25-foot
platted building line adjacent to Mallard Road.
4. Provide details of any landlocked parcels within or abutting the proposed plat area.
5. Provide a preliminary storm drainage plan.
6. Provide a storm drainage analysis.
7. Provide any existing or proposed covenants for the proposed plat area.
8. Provide the average lot size and the minimum lot size for the proposed lots.
9. The area is zoned. Provide the zoning classification within and of the abutting
properties.
10. Provide the source of title for the landowner in the general notes section of the
preliminary plat.
Variance/Waivers: None requested.
Public Works Conditions:
1. Edswood Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
2. Mallard Point Cove on the east side of the property is classified on the Master Street
Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will
be required.
3. A 20 foot radial dedication of right-of-way is required at the turn of Mallard Point
Cove.
4. With site development, provide the design of the street conforming to the Master
Street Plan. Construct one-half street improvement to these streets including 5-foot
sidewalks with the planned development. Edswood Road and the east part of
Mallard Point Cove should be constructed to a principal arterial standard with back
of curb located 33 feet from centerline and a 5-foot sidewalk located at the property
line.
5. With site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvements to residential standard to the street
Item # 6
including a 5-foot sidewalk with the planned development. The back of curb will be
located 13 feet from the centerline and the sidewalk at the property line. At least 20
feet of asphalt pavement must be provided.
6. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
7. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
8. Section 31-403 of the Little Rock code requires streetlights. Provide plans for
approval to Traffic Engineering. Streetlights must be installed prior to platting.
Contact Traffic Engineering 379-1813 (Steve Philpott) for more information.
Utilities and Fire Department/County Planning:
Wastewater: Outside the service boundary. Provide a perk test for the proposed lots
to ensure compliance with Arkansas Department of Health requirements.
Entergy: No comment received.
Center -Paint Energy: Approved as submitted.
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 Capital Investment Charge based on
the size of the meter connection(s) will apply to this project in addition to normal
charges. Contact Central Arkansas Water regarding the size and location of water
meters. Approval of the City of Little Rock is required prior to the availability of service
from Central Arkansas Water.
Fire Department: The site is located outside the City limits. Fire protection will be
provided by an area volunteer fire department. Provide a letter from the area fire
department indicating their knowledge of the proposed development and their ability to
serve the proposed new lots.
County Planning:
1. Provide the date of the survey.
2. Provide the natural features on the proposed preliminary plat.
3. Provide the source of title of the landowner.
4. Provide the certification of owner on the proposed preliminary plat.
5. Provide the provisions for sewage disposal.
6. Provide a copy of the Bill of Assurance for the proposed subdivision.
7. Provide dedication/centerline information for Edswood Road.
8. Provide additional dedication for Edswood Road to meet '/z SE of a 50-foot right of
way.
9. ADEQ clearing permit will be required prior to construction.
10. Provide building lines of 25-foot rear, 8-foot on the south and 25-foot on the north.
CATA: The site is not located on a dedicated CATA Bus Route.
Item # 6
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, May 9, 2007.
Item # 6
FROH : PLAFMFC FAX NO. : 3408274 Apr. M W7 11:45AM P2
City of Little Bork_
DepartiTiont of Planning and Development Planning
'123 West NiarPham 'tract Zoning and
Little Fioa'a, Arkans2a 72201-133,t Subdivision
Phone; (@]1; 371-i7aCt PBX: (oat; 733-343:i or 3".-6563
DATE: April 17, 2007
i
C ENTERGY (2) NAME: lEdswood Addition Prelimittary and Final Plat
G CenterPnintFnergy
C; VF & T (2) TYPE• OY I,SSC."E: Combination Preliminary and Flnal Plws
Li Central Arkansas Water t
❑l Little Rock Wastewatci I FILE NGI'BEY2: S-1564
!2 i'u!l iski CcuntY Plarnit o
C Little hock Fire Deparnait LO
esCATION: Edswood Drive, jest South of Kanis Road
O P:.:blic Works- Eegineering, Trafl•ic (2)
Parks and lZecaeation Departnicne
G Planning and nevi lopment — S:te Plrai ,review
Planning and Devalopment Graphics
J CATA
TO IT MAY CUNCEWN:
On 4ffnY 2! j,_2git7 th,^ .Littla dude ?la ring Commission tiviii considCr the above referet.ced iss e.
N'OTE.: 1''ue L-reI•depart nenia(14ieeting at which dais issue will be discussed will "t»- held to rVL ,, 7, jgD?.
NOTE: Tl;.e Subdivision Com ninc.o M.eering at which this Issue will be discussed t ill be held on May 3. 20117.
A copy or the: plan for the referencod issue is enclosed for your consideration, and your contmen s and/or
recommendations will be appreciared.
Sirx:crel
Dany mes, AICP
&Abdivislon Admioistratnr
(Please respond below and rerurn this letter with you-, comments for our records.)
___ Annrovcd as Submitted. i P� PLC, Pk (JR;V COMMENTS BY !
i —
_ Easement (s) required (See attached plat or description.)
6To all utilities: If pit easement is requested which is in excess of 10 feet in width, provide juslification for the
easen+ent or fire request will not he included in the Planning Commission agenda.
Comments:
Y y: .r ct/ 3/ aq
Enclosure
July 5, 2007
ITEM NO.: E
NAME: Edswood Addition Preliminary Plat and Final Plat
LOCATION: Located on Edswood Drive, just South of Kanis Road
DEVELOPER:
Calvin Hagan
5 Mallard Point Cove
Little Rock, AR 72223
FNr,INFFR-
Thomas Engineering
3810 North Lookout Road
North Little Rock, AR 72116
AREA: 5.176 acres
CURRENT ZONING
PLANNING DISTRICT:
CENSUS TRACT
NUMBER OF LOTS: 3
R-2, Single-family
18 — Ellis Mountain
42.07
RIANCESM/AIVERS REQUESTED:
FILE NO.: S-1564
FT. NEW STREET: 0 LF
1. A waiver of the Master Street Plan required street improvements along Edswood
Road and Mallard Point Cove.
2. A waiver of the Subdivision requirements regarding building lines.
3. A waiver of the Master Street Plan requirements for right of way dedication for
Edswood Road and Mallard Point Cove.
A. PROPOSAL/REQUEST:
The applicant is seeking preliminary plat approval for the creation of three
residential lots from this existing five acre tract. The site is located outside the
City limits of Little Rock but within the Extraterritorial Planning Jurisdiction of the
City of Little Rock. Two lots are proposed to be served by Mallard Point Cove
and one lot from Edswood Road. Mallard Point Cove is an existing paved drive
in an access and utility easement that connects to Edswood Road, an existing
public right of way. Part of the easement is twenty feet wide and part is fifty feet
wide as indicated on the proposed plat. The existing residences located on
July 5, 2007
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: S-1564
proposed Lot A and proposed Lot C will have access by way of Mallard Point
Cove. Proposed Lot B will have access to Edswood Road.
The lots will be served by individual septic systems. The existing residence has
a functioning septic system. Soil percolation test reports and system permits
have been provided. The lots will be served by Central Arkansas Water.
A waiver of the typical Subdivision Ordinance and Master Street Plan
requirements is being requested including the street construction and right of way
dedication along Edswood Road and Mallard Point Cove.
B. EXISTING CONDITIONS:
The site is located outside the City limits but within the City's Extraterritorial
Planning Jurisdiction. The site contains a single-family home located along the
southern portion of the site adjacent to Mallard Cove. Mallard Cove is a narrow
unimproved road extending from Edswood Road serving this home and what
appears to be two additional homes to the south. Chenal West Estates
Subdivision is located to the east of the site; a subdivision containing lots in
excess of five (5) acres. The property to the west is zoned AF, Agricultural and
Forestry and contains single-family homes on large lots. Edswood Road is
indicated on the Master Street Plan as a principal arterial. The road has not
been constructed to Master Street Plan standard.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. The Coalition of West Little Rock Neighborhoods and all abutting
property owners were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Edswood Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
2. Mallard Point Cove on the east side of the property is classified on the
Master Street Plan as a principal arterial. Dedication of right-of-way to
55 feet from centerline will be required.
3. A 20 foot radial dedication of right-of-way is required at the turn of Mallard
Point Cove.
4. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to these streets
including 5-foot sidewalks with the planned development. Edswood Road
and the east part of Mallard Point Cove should be constructed to a principal
2
July 5, 2007
SUBDIVISION
TEM NO.: E (Cont.
E
FILE NO.: S-1564
arterial standard with back of curb located 33 feet from centerline and a
5-foot sidewalk located at the property line.
5. Mallard Point Cove on the south side is classified on the Master Street Plan
as a residential street. A dedication of 25-feet for centerline will be required.
6. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvements to residential
standard to the street including a 5-foot sidewalk with the planned
development. The back of curb will be located 13 feet from the centerline
and the sidewalk at the property line. At least 20 feet of asphalt pavement
must be provided.
7. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
8. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
9. Section 31-403 of the Little Rock code requires streetlights. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting. Contact Traffic Engineering 379-1813 (Steve Philpott) for more
information.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. Provide a perk test for the proposed
lots to ensure compliance with Arkansas Department of Health requirements.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
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 Capital Investment Charge
based on the size of the meter connection(s) will apply to this project in addition
to normal charges. Contact Central Arkansas Water regarding the size and
location of water meters. Approval of the City of Little Rock is required prior to the
availability of service from Central Arkansas Water.
Fire Department: The site is located outside the City limits. Fire protection will
be provided by an area volunteer fire department. Provide a letter from the area
fire department indicating their knowledge of the proposed development and their
ability to serve the proposed new lots.
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July 5, 2007
SUBDIVISION
ITEM NO.: E (Cont.
F
G
County Planning:
FILE NO.: S-1564
1. Provide the date of the survey.
2. Provide the natural features on the proposed preliminary plat.
3. Provide the source of title of the landowner.
4. Provide the certification of owner on the proposed preliminary plat.
5. Provide the provisions for sewage disposal.
6. Provide a copy of the Bill of Assurance for the proposed subdivision.
7. Provide dedication/centerline information for Edswood Road.
8. Provide additional dedication for Edswood Road to meet'/2 SE of a 50-foot
right of way.
9. ADEQ clearing permit will be required prior to construction.
10. Provide building lines of 25-foot rear, 8-foot on the south and 25-foot on the
north.
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: (May 3, 2007)
Mr. Ed McClain 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 stated the applicant had
furnished documentation from the Arkansas Department of Health indicating the
lots were adequate to house an individual septic system.
Staff stated the plat was located outside the City limits but within the City's
planning jurisdiction. Staff stated the applicant was proposing the creation of
three lots from this five acre tract which would trigger the Master Street Plan
ordinance and the Subdivision Ordinance. Staff stated Edswood Road and
Mallard Point Cove on the east side were classified on the Master Street Plan as
a principal arterial which would require a dedication of right of way 55-feet from
centerline. Staff stated Mallard Point Cove on the south side would require a
right of way dedication of 25-feet from centerline. Staff stated street
improvements to all the abutting roadways would be required including curb,
gutter and sidewalk.
El
July 5, 2007
SUBDIVISION
ITEM NO.: E (Cont.
FILE NO.: S-1564
Public Works comments were addressed. Staff stated final platting could not be
accomplished unless streetlights were installed. Staff also stated the storm water
detention ordinance would apply to future development of the site and requested
the applicant indicate the location for the proposed storm water detention
storage.
Pulaski County Planning comments were addressed. Staff stated there were
additional items to be included on the plat including building lines, natural
features, the date of the survey and certification of owner on the proposed
preliminary plat. Staff also stated an ADEQ clearing permit would be required
prior to the start of construction.
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's response to Subdivision Committee comments indicated the
desire to move forward with the proposed plat seeking waivers and variances
from all Subdivision Ordinance and Master Street Plan requirements.
The applicant is seeking preliminary plat approval for the creation of three
residential lots from this existing five acre tract. The site is located outside the
City limits of Little Rock but within the Extraterritorial Planning Jurisdiction of the
City of Little Rock. Two lots are proposed to be served by Mallard Point Cove
and one lot from Edswood Road. Mallard Point Cove is an existing paved drive
in an access and utility easement. Edswood Road is a public County road. A
portion of the easement is twenty feet wide and part is fifty feet wide.
Per the Master Street Plan Mallard Point Cove on the south side would require a
dedication of right of way 25-feet from centerline and street construction with a
minimum paving width of 20-feet to serve the proposed lots. Edswood Road and
Mallard Point Cove on the east side are classified on the Master Street Plan as a
principal arterial and typically requires a dedication of right of way 55-feet from
centerline and the addition of paving equal to 33-feet from centerline of the
existing roadway and the construction of curb, gutter and a five foot sidewalk
along the frontage of Edswood Road.
The Subdivision Ordinance typically requires the placement of a 25-foot platted
building line adjacent to a residentially classified street and a 35-foot platted
building line adjacent to an arterial street classification. The proposed plat
indicates a 25-foot building line on each of the abutting roadways.
y
�J
July 5, 2007
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: S-1564
The lots will be served by individual septic systems. The existing residence has
a functioning septic system. Soil percolation test reports and system permits
have been provided. Central Arkansas Water will provide water service to the
lots.
Although the lots are indicated with adequate area and the applicant has
provided a means of wastewater disposal which complies with these typical
minimum standards of the Subdivision Ordinance, the plat as proposed is not
adhering to all ordinance standards. The plat as proposed is requesting a waiver
of the typical standards for street construction and right of way dedication. Staff
feels it is important to address these typical minimum standards as well.
Typically, as areas are final platted, street construction and at a minimum right of
way dedication is secured for future street construction. In addition it is important
to maintain typical setbacks established by the Subdivision Ordinance along
arterial roadways. Staff feels the minimum requirements of the City's ordinances
with regard to subdivision and master street plan should be adhered to with the
development of the lots.
STAFF RECOMMENDATIONS:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION:
(MAY 24, 2007)
The applicant was present. There were no registered objectors present. The Chairman
explained to the applicant that when fewer than eight (8) Commissioners were present
the Commission routinely allowed the applicant to seek a deferral to a later public
hearing date to allow for additional Commissioner to be present when deciding the
applicant's request. The Chair questioned the applicant as to if they desired a deferral.
The applicant stated they did desire a deferral. The Chair offered two dates for the
deferral request one June 7, 2007, the second July 5, 2007, and questioned the
applicant as to which date they desired their request to be heard. The applicant stated
the July 5, 2007, public hearing date was acceptable.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item on the July 7, 2007, public hearing docket. The motion carried by
a vote of 6 ayes, 0 noes, 4 absent and 1 open position.
STAFF UPDATE:
There has been no change to this application request since the previous public hearing.
Staff has meet with the applicant to discuss options concerning the required street
9
July 5, 2007
SUBDIVISION
ITEM NO.: E Cont. FILE NO.: S-1564
construction. The applicant continues to seek a waiver of the required street
improvements. Staff does not support a waiver of half street improvements to Edswood
Road. Staff does support a five-year deferral of half street improvements to Edswood
Road improving the street to a principal arterial standard per the Master Street plan. In
addition staff recommends Mallard Point Cove be constructed to a 20-foot width of
asphalt and allowing open ditches for drainage for the entire frontage of the property.
This additional paving is necessary for emergency vehicles access.
PLANNING COMMISSION ACTION:
(JULY 5, 2007)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 5, 2007,
requesting the item be withdrawn from consideration without prejudice. Staff stated the
withdrawal request would require a waiver of the Commission's By-laws with regard to
the late withdrawal request. Staff stated they were supportive of the withdrawal request.
There was no further discussion of the item. A motion was made to waive the
Commission's By-laws with regard to the late withdrawal request. The motion carried
by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. The chair entertained a
motion for placement of the item on the consent agenda for withdrawal. The motion
carried by a vote of 9 ayes, 0 noes, 1 absent and 1 vacant position.
7