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HomeMy WebLinkAboutS-1580 Staff AnalysisAugust 16, 2007 ITEM NO.: 1 NAME: St. Michael's Addition Preliminary Plat LOCATION: Located at 12415 Cantrell Road DEVELOPER: St. Michael's Episcopal Church 12415 Cantrell Road Little Rock, AR 72223 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 FILE NO.: S-1580 AREA: 6.56 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 1 — River Mountain CENSUS TRACT: 42.01 VARIANCES/WAIVERS REQUESTED- 1 . A variance from the Highway 10 Design Overlay District to allow the creation of a lot with less than the two (2) acre minimum lot size (Lot 2 - 1.61 acres). 2. A deferral of the Master Street Plan requirement for the placement of a sidewalk along Cantrell Road until adjacent sidewalk placement. 3. A variance from the Highway 10 Design Overlay District to allow a reduced building line around the existing structure. BACKGROUND: On January 14, 1992, the Little Rock Planning Commission approved a conditional use permit for St. Michael's allowing for the construction of a church on a 4.3 acre site. On May 3, 2004, a revision to the Conditional Use Permit was approved by the Little Rock Planning Commission to allow the previously approved area to be expanded by 2.2 acres. The 2.2 acre area included two single-family homes located on a separate parcel. The acquisition of the second parcel made possible a less dense site design. August 16, 2007 SUBDIVISION ITEM NO.: 1 FILE NO.: S-1580 The parking lots and building footprints were "broken up" so as to make better use of the topography and to provide a better and more natural site development. The two houses were to remain single-family homes for the immediate future. Future uses included a parsonage or caretaker's house, conversion of the structures into classroom or office space as a part of the church program, a youth or retreat center or removed and replaced with a distant third or fourth phase of program development which would require return to the Commission. The homes are presently vacant. A. PROPOSAL/REQUEST: The applicant is seeking preliminary plat approval for the creation of two lots from this 6.56 acre parcel. The plat includes several variances including a variance from the Master Street Plan to allow a deferral of the sidewalk placement on Highway 10 and variances from the Highway 10 Design Overlay District to allow a reduced lot size and a reduced front building line. The lots range in size from 1.61 acres to 4.97 acres. The proposed plat indicates a reduced building line adjacent to Cantrell Road. The building line is proposed around the existing structure located along the eastern perimeter. The applicant is seeking approval of a revision to a previously approved Conditional Use Permit (Z-5535-B) and approval of a rezoning to POD for a portion of this site (Z-5535-C) as separate items on this agenda. B. EXISTING CONDITIONS: The site contains a church and two vacant single-family homes. There is a significant grade difference between the church and the homes with the homes sitting on top of a ridge. Access to the homes is presently from Cantrell Road through a shared driveway. The church has a separate drive extending from Cantrell Road. Other uses in the area included multi -family, commercial and office uses. There is a large tract of undeveloped property to the northeast previously approved as a PRD for condominium housing. To the northwest are office uses and a recently approved health studio and spa. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property abutting the proposed site along with the Pankey Community Improvement District, the Piedmont Property Owners Association, the Pleasant Forest Property Owners Association and the Walton Height-Candlewood Property Owners Associations were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell 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 August 16, 2007 1 SUBDIVISION ITEM NO.: 1 (Cont.) _ FILE NO.: S-1580 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots must share a single driveway access. The width of driveway must not exceed 36 feet. The eastern driveway must be removed per City code. 6. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering at 379-1813 (Steve Philpott) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement for Lot 2. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Enter : No comment received. Center -Point Energy: 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. Additional fire hydrant(s) may 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). Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. 3 August 16, 2007 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1580 G. SUBDIVISION COMMITTEE COMMENT: (July 26, 2007) The applicant was present. Staff presented an overview of the proposed preliminary plat indicating there were additional items necessary to complete the review process. Staff requested the applicant indicate the front building line, the zoning classification within the plat boundary and of abutting areas and provide the source of title of the landowner in the general notes section of the site plan. Public Works comments were addressed. Staff stated dedication of right of way would be required along Cantrell Road. Staff also stated the existing drive serving Lot 2 would require removal per City code. Staff stated streetlights would be required prior to platting or the issuance of the certificate of occupancy. 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 July 26, 2007, Subdivision Committee meeting. The applicant has indicated the front building line, the zoning classification within the plat boundary and of abutting properties and provided the source of title of the landowner. The applicant has also indicated right of way dedication per the Master Street Plan and provided a note indicating the drive serving Lot 2 will be removed. The proposal includes the creation of a two (2) lot plat for this 6.56 acre parcel. There are several variances associated with the request two (2) of which are related to the Highway 10 Design Overlay District. The Highway 10 Design Overlay District typically requires a minimum lot size of two (2) acre and a front building line of 100-feet. Lot 2 is proposed with a minimum lot size of 1.61 acres. The front building line is indicated less than 100-feet due to the location of the existing residential structure. After the dedication of right of way the existing home encroaches into the 100 foot front building setback by a few feet. Staff is supportive of the variance request. Staff does not feel the reduced lot area nor the reduced front building line will significantly impact the development or the area. The plat includes a variance from the Master Street Plan to allow a deferral of the sidewalk placement along Highway 1 ❑ until adjacent sidewalk construction. Staff is supportive of this request. Presently there are large gaps in the sidewalk in this area. The sidewalk has not been placed adjacent to the apartment development to the east of this site nor has the sidewalk been placed in front of the commercial development to the west of this site. Staff does not feel the deferral of the sidewalk placement will significantly impact the development or the area. IH August 16, 2007 SUBDIVISION ITEM NO.: 1 Cont.) FILE NO.: S-1580 Staff is supportive of the preliminary plat request. Although there are variances from the Highway 10 Design Overlay District and a deferral of the sidewalk placement staff does not feel the creation of the plat and the associated variances and deferral will significantly impact the development or the area. To staffs knowledge there are no remaining outstanding technical issues associated with the request. 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 variances from the Highway 10 Design Overlay District to allow a reduced lot size and a reduced front building line. Staff recommends approval of the requested deferral of the Master Street Plan requirement for sidewalk placement along Cantrell Road. PLANNING COMMISSION ACTION: (AUGUST 16, 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 requested variances from the Highway 10 Design Overlay District to allow a reduced lot size and a reduced front building line. Staff also presented a recommendation of approval of the requested deferral of the Master Street Plan requirement for sidewalk placement along Cantrell 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 7 ayes, 0 noes, 3 absent and 1 open position 5 ITEM NO.: 1 NAME: St. Michael's Addition Preliminary Plat LOCATION: located at 12415 Cantrell Road Planning Staff Comments: S-1580 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 1, 2007. The Office of Planning and Development must receive the proof of notice no later than August 10, 2007. 2. Provide the source of title of the landowner. 3. Provide the front yard building setback on the proposed preliminary plat. There is a 100-foot required building line along Cantrell Road. 4. Provide the zoning classification within the plat boundary and of abutting areas shown. Variance/Waivers: 1. A variance from the Highway 10 Design Overlay District to allow the creation of a lot with less than the two (2) acre minimum lot size (Lot 2 - 1.61 acres). 2. A waiver of the Master Street Plan requirement for the placement of a sidewalk along Cantrell Road. 3. A variance to allow the existing drive (25-feet) to serve as shared common access. 4. A waiver of the Master Street Plan requirement for the placement of a right turn lane on Cantrell Road. Public Works Conditions: 1. Cantrell 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. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots must share a single driveway access. The width of driveway must not exceed 36 feet. The eastern driveway must be removed per City code. 6. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering at 379-1813 (Steve Philpott) for more information. Item # 1. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easement for Lot 2. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energ 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. Additional fire hydrant(s) may 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). Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on the Highway 10 Express 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, August 1, 2007. Item # I .