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HomeMy WebLinkAboutS-1605 Staff AnalysisPublic Works Conditions: 1. The road has been revised to conform to minor residential street standards and sidewalks have been removed. 2. The 20 foot radial right-of-way dedication is now shown. 3. We are showing sidewalks with accessible ramp along Victoria Drive. 4. Curb & gutter and sidewalk is shown along baseline road per this plat. 5. We will comply. 6. We will comply 7. We will comply. 8. Storm water detention is not required. Calculations supporting this on shown on plat. 9. We will comply. 10. We will comply. 11. We will comply. Utilities and Fire Department / County Planning: 1. Wastewater - We will comply. 2. Entergy — Approved. 3. Centerpoint Energy - We will comply. 4. AT&T — no comment. 5. Central Arkansas Water - We will comply. 6. Fire Department - We will comply. 7. County Planning - We will comply. 8. CATA — no comment. 9. Parks and Recreation - no comment. 10. Planning Division - no comment. 11. Landscape - no comment. Thank you in advance for considering this project for preliminary plat approval. If there is anything else that I can send you in order to assist your review please let me know. Sincerely, Development Consultants, Inc. Edwin Hankins IV Project Designer G:2007\07-164\Design\Documents\07164 1-31-08 cover letter.doc ITEM NO.: 4. NAME: Big Oak Subdivision Preliminary Plat LOCATION: located on Baseline Road and Victoria Drive Planning Staff Comments: S-1605 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 30, 2008. The Office of Planning and Development must receive the proof of notice no later than February 8, 2008. 2. The minimum lot depth of lots abutting a main railroad line is 175-feet. Staff typically does not support a variance from this minimum requirement. The depth is necessary to provide proper separation from the homes and the abutting rail line. 3. Provide the lot area for Lot 16. 4. Lots 11, 12, 14 and 15 do not have adequate depths to meet the typical minimum ordinance standard. 5. Lots 1 and 2 will require a variance from the front setback. Neighborhood Associations Notified — Southwest Little Rock United for Progress, West Baseline Neighborhood Association Variance/Waivers: 1. A variance to allow a reduced front building line (Section 31-256). 2. A variance to allow reduced lot depths (Section 31-232). 3. A variance to allow a reduced lot depth adjacent to a main line railroad line (Section 31-232(g)). 4. A variance to allow a reduced centerline horizontal radius of 75-feet, the minimum for a minor residential street (Section 31-202(b)). Public Works Conditions: 1. Big Oak Court should be constructed to Master Street Plan standards. The preliminary plat shows the right-of-way to 50 feet in width; the street to be 26 feet wide; and a 5 foot sidewalk on both sides. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Big Oak Court and Victoria Drive. 3. Sidewalks with appropriate handicap ramps are required to be installed on Victoria Drive along the frontage of the property in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Close curb cut on Baseline Road and match sidewalk across Tract A. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Item # 4 6. 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). 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. If developed flows are less than pre -developed flows detention will not be required for this property. Controls should be installed to reduce damage from storm water runoff onto adjacent properties. 9. 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 379-1813 (Steve Philpott) for more information. 10. 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. 11.Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379- 1805 (Travis Herbner) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater at 688-1414. Entergy: Approved as submitted. Center -Point Energy: Center -Point Energy has an existing gas main located within the proposed development area which may be in conflict with the proposed plat. Contact Center -Point Energy for additional information. 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. A 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: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Routes #17 and #17A, the Mabelvale- Downtown and Mabelvale-UALR Routes. Item # 4. Parks and Recreation: No comment. Planning Division: No comment. Landscape: No comment. Additional Comment — The Planning Commission and Board of Directors will no longer allow presentation boards to present materials. You must have all presentation material in a size that can be Proqected on the screen -- a maximum size of 11 x 17 but preferably the material should be no larger than 8'/2 by 14. 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, January 30, 2008. Item # 4. 1 February 28, 2008 ITEM NO.: H NAME: Big Oak Subdivision Preliminary Plat LOCATION: Located on Baseline Road and Victoria Drive DEVELOPER: Card Investments, LLC 17200 Chenal Parkway, Suite 300 PMB 356 Little Rock, AR 72223 FI\Ir1K1PPP1 Development Consultants, Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 6.10 acres CURRENT ZONING NUMBER OF LOTS: 26 R-2, Single-family PLANNING DISTRICT: 15 — Geyer Springs West CENSUS TRACT: 41.05 VARIANCES/WAIVERS REQUESTED: FILE NO.: S-1605 FT. NEW STREET: 885 LF 1. A variance to allow a reduced front building line (Section 31-256). 2. A variance to allow reduced lot depths (Section 31-232). 3. A variance to allow a reduced lot depth adjacent to a main line railroad line (Section 31-232(g)). 4. A variance to allow the placement of an eight (8) foot fence around the perimeter of the site. 5. A variance from Section 31-232(f) to allow the creation of a pipe stem lot (Lot 12). A. PROPOSAUREQUEST: The developers are seeking preliminary plat approval to allow the development of 6.10 acres with 25 single-family residential lots and one (1) tract. The lots are proposed containing an average lot size of 0.232 acres with a minimum lot size February 28, 2008 ITEM NO.: H Cont. FILE NO.: S-1605 of 7,000.23 square feet (0.161 acres). The development will provide 795 linear feet of new public street. There are variances associated with the proposed plat. The variances include a reduced front yard setback, an eight foot privacy fence around the perimeter of the property, reduced lot depths, reduced lot depths for lots abutting a main railroad line and the creation of a pipe stem lot. B. EXISTING CONDITIONS: The site was previously a manufactured home park. Presently all the units been removed. To the east of the site is a manufactured home park and to the west are single-family homes. Further west is an apartment complex with gates which appear to close during the evening hours. A main rail line is located along the southern perimeter of the property. To the north, along Baseline Road is an apartment complex, an industrial use and a single-family home. The manufactured home park took access from Baseline Road as well as Victoria Drive and both curb -cuts are in tact. Victoria Drive is a residential street with curb and gutter. There is no sidewalk along the property frontage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area resident. Southwest Little Rock United for Progress, the West Baseline Neighborhood Association and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Big Oak Court should be constructed to Master Street Plan standards. The preliminary plat shows the right-of-way to 50 feet in width; the street to be 26 feet wide; and a 5 foot sidewalk on both sides. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Big Oak Court and Victoria Drive. 3. Sidewalks with appropriate handicap ramps are required to be installed on Victoria Drive along the frontage of the property in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Close curb cut on Baseline Road and match sidewalk across Tract A. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. 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). FA February 28, 2008 ITEM NO.: H (Cont. FILE NO.: S-1605 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. If developed flows are less than pre -developed flows detention will not be required for this property. Controls should be installed to reduce damage from storm water runoff onto adjacent properties. 9. 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 379-1813 (Steve Philpott) for more information. 10. 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. 11. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater at 688-1414. Entergy: Approved as submitted. Center -Point Energy: Center -Point Energy has an existing gas main located within the proposed development area which may be in conflict with the proposed plat. Contact Center -Point Energy for additional information. 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. A 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: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. 3 February 28, 2008 ITEM NO.: H (Cont.) FILE NO.: S-1605 CATA: The site is located near CATA Bus Routes #17 and #17A, the Mabelvale- Downtown and Mabelvale-UALR Routes. Parks and Recreation: No comment. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008) Mr. Robert Brown and Mr. Ed Hankins were present representing the request. Staff presented an overview of the proposed development stating as presented there were a number of variances associated with the request. Staff stated they felt it was important to increase the depth of the lots adjacent to a main railroad line to allow for proper separation. Mr. Brown stated he would redesign the plat to reduce the impact on the lots adjacent to the railroad main line. Mr. Brown questioned staffs request for the total lot area of Lot 16. Staff stated it was difficult to determine if the lot met the 7,000 minimum lot size requirement but once the lots were redesigned to increase the depth for the lots adjacent to the railroad this would more than likely eliminate staffs concern for the lot area of this proposed lot. Public Works comments were addressed. Staff stated Big Oak Court should be constructed to Master Street Plan standard. Staff noted a reduced right of way width and reduced street paving would meet the Master Street Plan requirements. Staff also stated if the street was constructed to a minor residential street standard, sidewalks would not be required. Staff stated sidewalks would be required along Victoria Drive and Baseline Road. Staff requested the curb cut on Tract A be removed and closed limiting access to the development from Victoria Drive. Staff noted streetlights would be required at the time of final platting. Staff also stated a grading permit would be required and the Storm water detention ordinance requirements would also apply to development of the site. Staff noted comments provided by the various other departments and agencies stating if there were specific concerns the applicant should contact the agency directly. 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 January 24, 2008, Subdivision Committee meeting. Several 2 February 28, 2008 ITEM NO.: H (Cont. FILE NO.: S-1605 of the lots adjacent to the railroad track have been increased to allow for the proper depth of lots adjacent to a main railroad line. Lots 14 and 15 have not been indicated with the 175-foot depth. The revised preliminary plat indicates the variance request for the street design is no longer being request. The applicant has indicated the street will be designed to a minor residential street standard which eliminates the need for a variance to reduce the centerline radius. The lots are indicated with a reduced front building setback of 15-feet adjacent to Big Oak Court. The ordinance typically requires the placement of a 25-foot building setback along the street frontages. The site plan indicates Lots 14 and 15 with less than the 175-foot typically required lot depth for lots abutting a mainline railroad right of way. The lots are indicated with a 149.35 foot depth. The ordinance states the 175-foot depth is necessary to ensure proper separation of the residences from the adjacent railroad line. The request includes a variance to allow the placement of an eight (8) foot fence around the perimeter of the site and within the required building setback. The ordinance typically allows the placement of a six foot fence on the perimeters of the property. The plat indicates Lots 10 and 11 with a depth less than the 100-foot depth typically required per the Subdivision Ordinance. The lot depth along the common lot line is 72.48 feet. The lots are indicated with 7,043 and 7,061 square feet of lot area. The plan indicates the creation of a pipe stem lot for Lot 12. The lot is indicated with a stem of 57.15 feet and the width at the street is 20 feet. The ordinances states the creation of pipe stem lots is prohibited but the definition of a pipe stem lot indicates the minimum width of the stem at the street right of way shall be 30-feet and the maximum depth of the pipe stem lot including the stem shall be 300-feet. The lot as proposed does not meet this typical minimum criteria. Staff is supportive of the proposed subdivision and the associated variances. The site has had a history of an undesirable use. The development is proposed as a new single-family subdivision which will bring new families into the area which will have a stake in the success of the neighborhood. Although there are a number of variances associated with the request staff does not feel individually or collectively they will significantly impact the development or the area as a whole. To staffs knowledge there are no outstanding technical issues associated with the request. Staff feels the development of this new subdivision at a density of 4.09 units per acres is an appropriate development for the site. 5 February 28, 2008 ITEM NO_:_H (Cont.) FILE NO.: S-1605 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 to allow a reduced front building line (Section 31-256). Staff recommends approval of the variance to allow reduced lot depths (Section 31-232 ). Staff recommends approval of the variance to allow a reduced lot depth adjacent to a main line railroad line (Section 31-232(g)). Staff recommends approval of the variance to allow the placement of an eight (8) foot fence around the perimeter of the site. Staff recommends approval of the variance request to allow the creation of a pipe stem lot and the variance associated with the development standards of the pipe stem lot. PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008) Mr. Robert Brown was present representing the application. There were no registered objectors present. The Chair informed the applicant there were eight (8) Commissioner's present. The Chair stated when the Commission had fewer than nine (9) members present the applicant was offered the right to defer his or her item to a later public hearing. Mr. Robert Brown requested the item be deferred to the February 28, 2008, public hearing. There was no further discussion of the item. A motion was made to defer the item to the February 28, 2008, public hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (FEBRUARY 28, 2008) The applicant was present. There were registered objectors present. Staff presented the item stating the applicant amended the request to place a condition on the plat to require the lots abutting the railroad tract to be bricked on all four sides to reduce the impact of sound on these structures. Staff stated the applicant had indicated the name of the proposed subdivision would be changed prior to final platting. Staff stated to their knowledge there were no remaining outstanding technical issues associated with the Cel February 28, 2008 ITEM NO.: H (Cont. FILE NO.: S-1605 request. Staff presented 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 to allow a reduced front building line (Section 31-256), the variance to allow reduced lot depths (Section 31-232), the variance to allow a reduced lot depth adjacent to a main line railroad line (Section 31-232(g)) and the variance request to allow the creation of a pipe stem lot and the variance associated with the development standards of the pipe stem lot. Staff also presented a recommendation of approval of the variance to allow the placement of an eight (8) foot fence around the perimeter of the site. Mr. Sylvester Murray addressed the Commission with questions. He stated he did not understand the request and was wondering what impact this would have on his home. He also stated the area did not need any additional apartments or mobile homes. Commissioners Adcock and Rector stated the request was for single-family homes and not for manufactured homes or apartments. They stated with the proposed development this should improve the area. Commissioner Adcock stated the homes would average $130,000 to $150,000. She stated with the new construction this should spur clean up in the area and was a start to redevelopment for the area. Ms. Mattie Gibson addressed the Commission with questions. She stated she did not understand the request. She stated she had invested a great deal in her home and was a single mother and single grandmother. She questioned the impact the development would have on her home. Commissioner Adcock stated the development would not impact her home and the developers would not get in her back yard. Mr. Nathan Earley stated his questions had been answered. Mr. James Cosey stated he was not sure of the request. He stated he now understood the request and no longer had questions. 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 10 ayes, 0 noes and 1 absent. 7 February 28, 2008 ITEM NO.: I (Cont. FILE NO.: S-1606 PLANNING COMMISSION ACTION: (FEBRUARY 28, 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 to allow Lots 2 — 20 to develop with a reduced lot width and the variance request to allow Lots 2 — 7 to develop with a reduced lot area. 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 9 ayes, 0 noes and 2 absent.