HomeMy WebLinkAboutS-1566 Staff AnalysisITEM NO.: 7. S-1566
NAME: Alexie Addition Preliminary Plat
LOCATION: located between West 22"d and West 23rd Streets, West of Walker Street
Planning Staff Comments:
1. Notification is complete.
2. Will the development be constructed in a single phase or is phasing for the street
construction being requested?
VariancefWaivers: None requested.
Public Works Conditions:
1. West 22"d, Walker and West 23rd Streets are classified on the Master Street Plan as
residential streets. A dedication of right-of-way 25 feet from centerline will be
required.
2. A 20 foot radial dedication of right-of-way is required at the intersection of West 22"d
and Walker Streets and Walker and W 23`d Streets.
3. 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.
4. 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) 379-1805 (Travis Herbner).
5. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
6. 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.
7. 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: Sewer available to the property.
Entergy: No comment received.
Center -Point Enerqv: Approved as submitted.
AT & T: No comment received.
Item # 7
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 a portion of this property. Additional fire hydrant(s) may 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: Install 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, May 9, 2007.
Item # 7
July 5, 2007
ITEM NO.: F FILE NO.:
NAME: Alexie Addition Preliminary Plat
LOCATION: Located between West 22nd and West 23`d Streets, West of
Walker Street
DEVELOPER:
JBE Contractors Inc.
27 Glasgow Court
Little Rock, AR 72211
SURVEYOR:
Donald Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 2.23 acres
CURRENT ZONING
PLANNING DISTRICT:
CENSUS TRACT:
NUMBER OF LOTS: 8
R-2, Single-family
10 — Boyle Park
24.03
VARIANCESM/AIVERS REQUESTED:
1. A waiver of the required storm water detention ordinance.
2. A waiver of the NPDES Storm Water Permit requirement.
3. A waiver of the sidewalk requirement.
A. PROPOSAL/REQUEST:
FT. NEW STREET: 0 LF
The applicant is seeking preliminary plat approval of this 2.23 acre site to allow
the creation of eight (8) single-family residential lots. The lots are proposed with
an average lot size of 73.25 feet by 136.74 feet or 10,016.21 square feet. Lots
will front on West 22"d and West 23`d Street. The proposed plat indicates a
dedication of right of way along West 22"d, West 23`d and Walker Streets per the
Master Street Plan. The building line proposed is 25-feet which complies -with
the typical minimum ordinance requirements.
July 5, 2007
SUBDIVISION
ITEM NO.: F (Cont.
NO.: S-1566
The applicant is seeing a waiver of specific requirements of various ordinance
standards. The applicant is seeking a waiver of the storm water detention
ordinance requirement, a waiver of the NPDES Storm water permit requirement
and a waiver of the requirement for the placement of sidewalks along the streets.
B. EXISTING CONDITIONS:
The site is wooded and relatively flat. There is a single-family home located to
the west of the site on a similar sized parcel. West 22"d and West 23rd Streets
have not been constructed to Master Street Plan standard adjacent to the site
nor has Walker Street. New single-family construction is prevalent in the area
with new homes being constructed on the southeast corner of West 23d and
Walker Street and east along West 23rd Street. Along Scotty Court and Singleton
Court there are multi -family units in duplex and four-plex units.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. The John Barrow Neighborhood Association and all abutting property
owners were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. West 22"d, Walker and West 23d Streets are classified on the Master Street
Plan as residential streets. A dedication of right-of-way 25 feet from
centerline will be required.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
West 22"d and Walker Streets and Walker and W 23rd Streets.
3. 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.
4. 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) 379-1805 (Travis Herbner).
5. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
6. 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.
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July 5, 2007
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.. 5-1566
7. 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the property.
Entergy: No comment received.
Center -Point Enerc;y: 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 water main extension will be
required in order to provide service to a portion of this property. Additional fire
hydrant(s) may 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: Install fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Plan_: 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: (May 3, 2007)
The applicant was present. Staff presented an overview of the proposed
development stating there were additional items necessary to complete the
review process. Staff stated the development as proposed would allow the
creation of eight single-family lots from this existing un-platted tract. Staff stated
with the development the required street improvements to West 22"d, West 23rd
and Walker Streets would be required at the time of final platting.
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July 5, 2007
SUBDIVISION
ITEM NO.: F
FILE NO.: S-1566
Staff questioned if the development would be phased or constructed in a single
phase. The applicant stated the intent was to construct the improvements to
West 23rd Street and after the homes were completed and sold begin the
construction of West 22"d and Walker Streets. Staff stated they were supportive
of the phased street construction as proposed.
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 cover letter to staff indicating the phasing plan
for the street construction. The applicant has indicated the streets will be
constructed in two phases with West 23rd being constructed in the first phase and
West 22" d and Walker Streets in the second phase. The applicant is seeking a
waiver of the requirement for the placement of sidewalks along the abuttin�q
streets. The proposed plat indicates a dedication of right of way along West 22" ,
West 23rd and Walker Streets per the Master Street Plan. The request also
includes a waiver of the Storm water detention ordinance requirements and a
waiver of the NPDES Storm water Permit requirement.
The request includes preliminary plat approval of this 2.23 acre site to allow the
creation of eight (8) single-family residential lots. The lots are proposed with an
average lot size of 73.25 feet by 136.74 feet or 10,016.21 square feet. The lots
are proposed to front on West 22"d and West 23rd Streets, similar to lot
development standards in the area. The building line proposed is 25-feet, which
complies with the typical minimum ordinance requirement for R-2 zoned property.
Staff is supportive of the applicant's request to allow the creation of eight single-
family lots consistent with minimum requirements of the Subdivision Ordinance
with regard to lot size, development criteria and minimum lot frontage. Staff is
not supportive of the applicant's request for a waiver of the sidewalk placement
along the abutting streets. The request is to allow phasing of the required street
construction. The developer has indicated street construction in two phases.
Staff is supportive of the construction of the streets in phases but recommends
the streets be constructed to Master Street Plan standard including curb, gutter
and sidewalk. Staff is not supportive of the request for a waiver of the sidewalk
construction.
The request also includes a waiver of the storm water detention ordinance
requirements and a waiver of the NPDES Storm water Permit requirement. Staff
is not supportive of the waiver request for the storm water detention ordinance
0
July 5, 2007
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: S-1566
requirements or the NPDES Storm water permit requirement. Sites in excess of
one acre are required to provide on -site storm water detention and to obtain a
NPDES storm water permit from the Arkansas Department of Environmental
Quality prior to the start of construction. Staff feels the storm water detention
ordinance should be adhered to, to lessen impacts on adjacent and downstream
properties. Since the NPDES storm water permit is a State requirement, the City
does not have the ability to waive this requirement.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (MAY 24, 2007)
The applicant was present representing the request. There were registered objectors
present. Staff stated the applicant had amended the request to eliminate the request for
a waiver of the storm water detention requirements and the waiver of the State NPDES
permitting. Staff presented the item with a recommendation of denial of the requested
sidewalk waiver. Staff stated they were supportive of the proposed preliminary plat just
not the waiver request.
The applicant addressed the Commission on the merits of his request. He stated he as
constructing affordable homes for residents of the area with values between $129,000
and $130,000. He stated if he was required to construct the sidewalks this would
increase the lot cost substantially thus increasing the housing cost. He provided the
Commission with an estimated lot development cost including the construction of
sidewalks. Commissioner Allen questioned the applicant as to the indicated cost.
Commissioner Allen questioned the line item for miscellaneous cost. The applicant
stated this was for the storm water detention cost of the development. The Commission
questioned the indicated cost and stated they felt the cost indicated were excessive.
Commissioner Allen suggested the applicant consider a deferral of the item to allow him
additional time to provide additional detail as to how the costs were derived.
Mr. Michael E. Vick addressed the Commission with questions and concerns. He stated
the developers should be required to install all the required infrastructure when building
a subdivision. He stated the area presently did not have natural gas and suggested the
applicant be required to extend gas to the area. He stated he felt the street should be
constructed including curb, gutter and sidewalk as typically required with all new
development.
The applicant requested the Commission grant a deferral to the July 5, 2007, public
hearing. A motion was made to defer the item to the July 5, 2007, public hearing. The
motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position.
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July 5, 2007
SUBDIVISION
ITEM NO.: F (Cont.
STAFF UPDATE:
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The applicant has agreed to construct the required street improvements including curb,
gutter and sidewalk to the abutting streets as recommended by staff. The street
improvements will be phased in two phases with the construction of West 23rd in the first
phase and the construction of West 22" d and Walker Streets in the second phase. The
proposed preliminary plat now fully complies with the typical minimum standards of the
subdivision ordinance and the Master Street Plan. Staff is supportive of the applicant's
request.
PLANNING COMMISSION ACTION: (JULY 5, 2007)
The applicant was present. There were registered objectors present. Staff presented
the item stating the applicant had agreed to construct the required street improvements
including curb, gutter and sidewalk to the abutting streets as recommended by staff.
Staff stated the street improvements would be phased in two phases with the
construction of West 23rd in the first phase and the construction of West 22" d and
Walker Streets in the second phase. Staff stated as proposed the preliminary plat now
fully complied with the typical minimum standards of the subdivision ordinance and the
Master Street Plan. Staff stated they were supportive of the applicant's request.
Mr. David Stowers addressed the Commission in opposition. He stated since the
applicant was not seeking any waivers he was no longer opposed to the request.
Mr. Michael Vick addressed the Commission in opposition. He stated he was previously
opposed to the development and continued to be opposed. He stated he was
concerned with the drainage, the street system and how the lots would be accessed to
receive City services. He stated West 22"d and West 23rd Streets were substandard
streets which did not allow for cars to pass. He stated the developer should not only be
required to improve the road abutting his proposed plat area but the streets in the area.
He stated he felt once the site was cleared the area would suffer drainage problems
which presently did not exist since the trees and grass areas absorbed the rainwater.
Staff stated in older areas it was not uncommon for the garbage truck to back to serve
some of the homes. Staff stated it was unfortunate but there were areas which were
platted and the streets were not fully constructed. Staff stated the developers would be
required to construct '/2 street improvements to Master Street Plan standards. Staff
stated this included curb, gutter and sidewalk.
The Commission questioned the applicant as to the time frame for construction of the
streets. The applicant stated West 23rd would be constructed first and West 22"d and
Walker in the second phase.
101
July 5, 2007
SUBDIVISION
ITEM NO.: F [Cont.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and
1 open position.
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