Loading...
HomeMy WebLinkAboutS-1601 Staff AnalysisJanuary3, 2008 ITEM NO.: 3 FILE NO.: S-1601 NAME: Deer Woods Preliminary Plat LOCATION: Located on the Southeast corner of Yarberry Lane and Chicot Road DEVELOPER: NuAge Development P.O. Box 350 Sweet Home, AR FN(-,INFFR- McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 4.6 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT NUMBER OF LOTS: 20 R-2, Single-family 15 — Geyer Springs West 41.06 FT. NEW STREET: 650 LF VARIANCES/WAIVERS REQUESTED: A variance to allow the placement of fencing (6-foot) within the required building setback abutting Chicot Road. A. PROPOSAL/REQUEST: The project consists of 4.6 acres located on the southeast corner of Yarberry Lane and Chicot Road. The developer is proposing to develop a single-family subdivision containing 20 lots. The development will require the construction of 650 LF of new public street. Access to the development will be provided from the new interior street. The lots are proposed with an average lot size of 65-feet by 130-feet or 8,450 square feet. The minimum lot size proposed is 65-feet by 124-feet or 8,060 square feet. The development is proposed with the construction of a new residential street constructed to Master Street Plan standard with a 50-foot right of way and 26-feet of pavement. January 3, 2008 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1601 The lots abutting Chicot Road are indicated as reverse frontage lots. The proposed preliminary plat indicates the placement of a 10-foot vehicular prohibition easement as required by the Subdivision Ordinance (Section 31-257). The request includes a variance to allow the placement of a six foot fence within the required building setback adjacent to Chicot Road (Section 36-516(e)(1)(a)). B. EXISTING CONDITIONS: The site is relatively flat with a number trees scatted throughout the property. Chicot Road is an unimproved street with open ditches for drainage as is Yarberry Lane. To the northwest of the site is a large manufactured home park and to the west are non-residential uses including a commercial business and a manufacturing business. To the south and east are single-family homes contained within the Deer Meadow Subdivision. A new single-family subdivision is being developed further east of the site in the Springtree Village Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Oxford Valley, the Legion Hut and the Deer Meadow Neighborhood Associations, Southwest Little Rock United for Progress and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Chicot 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. Yarberry Lane 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 the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Chicot Road and Yarberry Lane including 5-foot sidewalks with the planned development. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. 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. 2 January 3, 2008 SUBDIVISION ITEM NO.: 3 Cont.) FILE NO.. S-1601 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. With site development, provide the design of the street conforming to the Master Street Plan. Construct street improvements to Deer Valley Drive including 5-foot sidewalks with the planned development. 8. Provide sidewalk on one (1) side of Deer Meadow Drive. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Enter : 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. Water main extension will be required in order to provide service to this property. 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: Place fire hydrants per code. Contact Little Rock Fire Department for more information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHN ICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 29, 2007) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development stating there were a few outstanding technical issues associated with the request in need of addressing. Staff stated the plat as indicated did not allow the 75-foot minimum lot width requirement for 3 January 3, 2008 SUBDIVISION ITEM NO.: 3 (Cont FILE NO.: S-1601 the lots abutting Yarberry Lane. Staff suggested the applicant increase the lot width or request a variance to allow the reduced lot width for the two (2) lots. Staff also stated the minimum building line along Yarberry Lane would be 30-feet since Yarberry Lane was indicated on the Master Street Plan as a collector street. Staff stated the plat as proposed did show the restrictive access easement along Chicot Road as required for reverse frontage lots abutting an arterial street classification. Staff questioned if fences would be placed within the rear setback of the lots abutting Chicot Road. Mr. McGetrick stated he would ask the owner and if fencing was proposed place a note on the revised plat to be provided to staff on December 5, 2007. Public Works comments were addressed. Staff stated Chicot Road was indicated on the Master Street Plan as a principal arterial which would require a dedication of right of way 55-feet from centerline. Staff stated Yarberry Lane was classified as a collector street, which would require a dedication of right of way 30-feet from centerline. Staff stated streetlights would be required prior to final platting. Staff stated street improvements to Master Street Plan standards would be required for the abutting roadways and the proposed new residential street including curb, gutter and sidewalk. Staff stated a sidewalk would be required along one side of the new residential street. 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 has provided a revised preliminary plat addressing most of the issues raised at the November 29, 2007, Subdivision Committee meeting. The applicant has increased the lot width of the proposed corner lots, indicated the required building lines and provided a note concerning future fences located along Chicot Road. The plat indicates the placement of a six foot fence along the rear of the lots and along the side property lines for Lots 1 — 10 within the required building setback (Section 36-516(e)(1)(a)). The project consists of 4.6 acres with a single-family subdivision containing 20 lots and an overall density of 4.34 units per acre. Access to the development will be provided from the new interior street. The lots abutting Chicot Road are indicated as reverse frontage lots. The proposed preliminary plat indicates the placement of a 10-foot vehicular prohibition easement as required by the Subdivision Ordinance (Section 31-257) to limit the number of curb cuts from the arterial street. C1 January 3, 2008 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1601 The lots are proposed with an average lot size of 65-feet by 130-feet or 8,450 square feet. The minimum lot size proposed is 65-feet by 124-feet or 8,060 square feet. The lots as proposed are more than adequate to meet the typical minimum ordinance standards with regard to lot width, lot depth and lot area. The development is proposed with the construction of a new residential street constructed to Master Street Plan standard with a 50-foot right of way and 26-feet of pavement. A sidewalk will be placed along one side of Deer Valley Drive as required by the Master Street Plan. Staff is supportive of the preliminary plat as proposed. Staff does not feel the variance associated with the proposed preliminary plat to allow an increased fence height along Chicot Road will significantly impact the development or the area. To staffs knowledge there are no outstanding issues associated with the request. Staff feels the creation of the subdivision and the development of new homes in the area should provide a positive impact on 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 agenda staff report. Staff recommends approval of the variance request from Section 36-516(e)(1)(a)) to allow an increased fence height within the required building setback for Lots 1 — 10 abutting Chicot Road. PLANNING COMMISSION ACTION: (JANUARY 3, 2008) 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 also presented a recommendation of approval of the variance request from Section 36-516(e)(1)(a) to allow an increased fence height within the required building setback for Lots 1 — 10 abutting Chicot 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.: 3. NAME: Deer Woods Preliminary Plat S-1601 LOCATION: located on the Southeast corner of Yarberry Lane and Chicot 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 December 19, 2007. The Office of Planning and Development must receive the proof of notice no later than December 28, 2007. 2. Corner lots should be indicated with a minimum lot width of 75-feet to allow for adequate setbacks. (Section 31-232(e)) 3. Yarberry Lane is indicated on the Master Street Plan as a collector street. A dedication of right of way 30-feet from centerline will be required. 4. A 30-foot platted building line is required adjacent to a collector street. 5. Chicot Road is indicated as a principal arterial with a reduced standard of 90-feet. A dedication of right of way 45-feet from centerline will be required. 6. The lots are indicated as reverse frontage lots, which require the placement of a 10- foot no right of vehicular access easement to be indicated on the plat. The plat as proposed does indicate this easement. 7. The ordinance requires the placement of a 25-foot platted building line along the rear of the lots abutting Chicot Road. 8. Will the lots abutting Chicot Road place fencing within the 25-foot platted building line setback in excess of four feet? If so request a variance to allow an increased fence height for these lots. Variance/VVaivers: None requested. Public Works Conditions: 1. Chicot 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. Yarberry Lane 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 Chicot Road and Yarberry Lane including 5-foot sidewalks with planned development. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. 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 # 3. 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. With site development, provide design of street conforming to the Master Street Plan. Construct street improvements to Deer Valley Drive including 5-foot sidewalks with planned development. 8. Provide sidewalk on one (1) side of Deer Meadow Drive. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements. Entemy: No comment received. Center -Point Enerqv: 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. Water main extension will be required in order to provide service to this property. 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: Place fire hydrants per code. Contact Little Rock Fire Department for more information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Plannina Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, December 5, 2007. Item # 3.