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HomeMy WebLinkAboutS-1606 Staff AnalysisI t3►TA10rt = NAME: Dailey Drive Subdivision Preliminary Plat LOCATION: located on Dailey Drive, South of Baseline Road Planning Staff Comments: S-1606 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. Neighborhood Associations Notified — Southwest Little Rock United for Progress, Chicot Neighborhood Association Variancefflaivers: 1. A variance from Section 31-232 and Section 36-254(4) to allow a reduced lot width for Lots 2 — 20. 2. A variance to Section 36-254(4) to allow the creation of lots with a reduced lot area. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. Sidewalks with appropriate handicap ramps are required to be installed along Dailey Drive in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. 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. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 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). Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Item # 5. Entergy: Approved as submitted. Center -Point Ener : 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. 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. Parks and Recreation: No comment received. 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 projected 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 # 5. February 28, 2008 ITEM -NO::- I FILE-NO-.:-S-1606 NAME: Dailey Drive Subdivision Preliminary Plat LOCATION: Located on Dailey Drive, South of Baseline Road DEVELOPER: Robert Lawrence 309 Warren Lane Inglewood, CA 90302 ENGINEER: ETC Engineers and Architects, Inc. 1510 S. Battery Street Little Rock, AR 72202 AREA: 3.5 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 21 R-2, Single-family 15 — Geyer Springs West 41.06 VARIANCESM/AIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance from Section 31-232 and Section 36-254(4) to allow a reduced lot width for Lots 2 — 20. 2. A variance to Section 36-254(4) to allow the creation of lots with a reduced lot area. A. PROPOSAL/REQUEST: The developer is proposing the subdivision of this 3.5=acre site into 21 single- family residential lots. The lots are proposed with two (2) variances from the lot development standards of the Subdivision Ordinance. The variances include the development of lots with less than the typical minimum lot width of 60-feet and lot areas less than the typical 7,000 square foot minimum established by the Subdivision Ordinance. February 28, 2008 ITEM NO.: I Cont. FILE NO.: S-1606 B. EXISTING CONDITIONS: The site was formerly a manufactured home park with all but one of the units being removed. To the east is a US Post office. To the west are single-family homes. There is a large undeveloped parcel to the north of the site along Baseline Road and a new office building has been constructed to the northwest. After leaving Baseline Road, the area is predominately single-family. Approximately two blocks east is the Southwest Little Rock Community Center and Police Substation. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. Southwest Little Rock United for Progress, Chicot Neighborhood Association and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Sidewalks with appropriate handicap ramps are required to be installed along Dailey Drive in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. 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. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 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). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: Approved as submitted. E February 28, 2008 ITEM NO.: I (Cont.) FILE NO.: S-1606 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. 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. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008) The applicant was not present. Staff presented an overview of the proposed development stating there were a number of issues and concerns which would need addressing prior to the item being forwarded to the Commission. Staff stated they would contact the applicant directly to work on the concerns. Commissioner Laha stated he would contact the engineer to invite him to the neighborhood association meeting to answer questions and provide additional information concerning the proposed development. 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 a number of the issues raised by staff at the January 24, 2008, Subdivision Committee meeting. The applicant has indicated a sidewalk will be placed along Dailey Drive and indicated streetlights will be installed with the final platting of the lots. February 28, 2008 ITEM NO.: I (Cont.) FILE NO.: S-1606 The developer is proposing the subdivision of this 3.5 acre site into 21 single- family residential lots. The lots are proposed with two (2) variances from the lot development standards of the Subdivision Ordinance; to allow the development of lots with less than the typical minimum lot width of 60-feet and a lot areas less than the typical 7,000 square foot minimum established by the ordinance. Lots 2 — 7 are indicated ranging in size from 6,974 square feet to 6,829 square feet. The remaining lots range from 7,003 square feet to 8,464 square feet which is adequate to meet the typical minimum lot area requirement. Lots 2 — 20 are indicated with a lot width of 50-feet. The property is presently zoned R-2, Single- family which typically requires a minimum lot width of 60-feet. Staff is supportive of the subdivision and the two variances associated with the request. The lots are indicated with setbacks typical of the R-2, Single-family Zoning District; allowing a 25-foot front and rear yard setback and 5-foot side yard setbacks. With the indicated lot widths, lot areas and the proposed setbacks this allows for a building footprint on the smallest of the lots of 3,400 square feet which is a greater footprint than the existing homes in the area. The development is proposed with an overall density of 6 units per acre which is not out of character with single-family development in the City. Staff does not feel the creation of the plat as proposed will significantly impact the area if developed as proposed. 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 Lots 2 — 20 to develop with a reduced lot width and the variance to allow Lots 2 — 7 to develop with a reduced lot area. PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008) The applicant was not present. There were no objectors present. Staff informed the Commission that the applicant had failed to send the required notices and the item needed to be deferred. There was no further discussion. The item was placed on the consent agenda and deferred to the February 28, 2008 meeting. A motion was made to approve the item as presented by staff on the consent agenda. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. M February 28, 2008 ITEM NO.: I (Cont. PLANNING COMMISSION ACTION: FILE NO.: S-1606 (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. 5