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HomeMy WebLinkAboutS-1636-D Staff AnalysisJanuary 9, 2014 ITEM NO.: 3 NAME: Beau Rivage Addition Preliminary Plat LOCATION: Located on Southridge Drive, just north of Cantrell Road DEVELOPER: Shollmier Family Limited Partnership 13925 Beau Vue Drive Little Rock, AR 72223 ENGINEER: The Holloway Firm 200 Casey Drive Maumelle, AR 72113 AREA: 14.438 acres CURRENT ZONING PLANNING DISTRICT NUMBER OF LOTS: 9 R-2, Single-family 1 — River Mountain CENSUS TRACT: 42.05 VARIANCESIWAIVERS REQUESTED: NO.: S-1636-D . NEW STREET: 569.5 LF 1. A variance from Section 31-232(b) to allow lots more than three times as deep as they are wide. 2. A variance from the City's Land Alteration Ordinance to allow clearing outside the right of way with the installation of the street. BACKGROUN On September 3, 2009, the Little Rock Planning Commission reviewed a request to allow the development of this site with 30 single-family lots. The plat included variances which the Commission did not approve. On December 3, 2009, the Little Rock Planning Commission approved a request to allow a preliminary plat containing 16.43 acres to develop with 30 single-family lots and four (4) Tracts. Tract A was proposed as a conservation easement with a nature trail January 9, 2014 UBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1636-D containing 8.0 acres. Tracts B and C were indicated along Southridge Drive containing 0.056 and 0.179 acres and proposed as open space and buffering along the existing street. Tract D was indicated as open space containing 0.46 acres along the south side of the development. The subdivision was proposed with lots averaging 0.224 acres with a minimum lot size of 0.164 acres. The overall density was 1.825 units per acre. A new public cul-de-sac street would be constructed to serve the new homes. The street was indicated with 1,341.39 linear feet constructed to City standard for a minor residential street. On August 8, 2010, the Little Rock Planning Commission approved a request to amend the previously approved preliminary plat to allow 30 residential lots and two cul-de-sacs. The subdivision contained 16 acres and was proposed with 8.2 acres dedicated as open space. The average lot size proposed with the plat was 0.227 acres and the minimum lot size proposed was 0.164 acres. The development was proposed with an overall density of 1.825 units per acre. On May 30, 2013, the Little Rock Planning Commission approved a request to allow the development of the 16+ acres with nine (9) residential lots and one tract. The tract was proposed containing 6.2 acres and would be dedicated to a conservancy agency. The street was proposed as a public street 570-feet in length. The lots ranged in size from 0.63 ages tQ1-8--ac-r-es. There was a_variance associated with the proposed plat._ Lots 3 — 6 exceed the maximum depth to width ratio allowed per the Subdivision Ordinance. The subdivision was proposed with a single access point from Southridge Drive. The Commission also approved a variance request from the City's Land Alteration Ordinance to allow grading outside the right of way with the installation of the proposed street. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is now requesting to amend the previously approved preliminary plat to allow the proposed street to be developed as a private street. Section 31-207 of the Little Rock Code states Private streets for residential development shall be discouraged. However, private streets may be approved by the Planning Commission to serve isolated developments. The design standard shall conform to public street standards as specified in the Subdivision Ordinance. Private streets are permissible only in the form of cul-de-sac and short -loop streets and only when it has been determined that these streets can be adequately served by all public service vehicles. 2 January 9, 2014 SUBDIVISION M NO.: 3 (Cont.) FILE NO.: S-1636-D B. EXISTING CONDITIONS: The site is heavily wooded and appears to contain a significant slope from north to south. Some grading has occurred on the site to allow the installation of the water, sewer and access. The site abuts the Walton Heights Subdivision to the north and to the south an area zoned Open Space. Along the southern boundary the site is adjacent to a City of Little Rock Fire Station, vacant property, an office building, a church and single-family homes located on large lots all in excess of five (5) acres which are accessed from River Mountain Road. Pleasant Ridge Towne Center is located to the south and across Cantrell Road. The Center has developed with a number of retail and restaurant uses. Within the general area there are a number of apartments, commercial and office uses located to southeast and southwest of the site, along and across Cantrell Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners along with the Walton Heights Candlewood POA were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS- 1. All streets and drainage within the subdivision are private and will not be maintained by the City of Little Rock. 2. All Public Works comments and conditions on previously approved application on May 20, 2013 will still apply. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No objection from Entergy on the proposal available off of Southridge Road. Contact Entergy electrical layout for the subdivision can be provided. Center -Point Ener : No comment received. AT & T: No comment received. . Power to the site is well in advance so an 3 January 9, 2014 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1636-D Central Arkansas Water: 1. A water main extension will be required to provide water to this property. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. 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. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Additionai- fire hydrant(&) -will- be -required. -Contact ttje- -L-ittie-­I:tock - fife 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). Fire Department: Place fire hydrant(s) per code. Maintain access, two ways to enter and exit the subdivision. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Express Route #25 - the Pinnacle Mountain Express Route - 2AM/2PM trips Monday through Friday on Highway 10. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. !I January 9, 2014 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1636-D G. SUBDIVISION COMMITTEE COMMENT: (December 5, 2013) Mr. Mark Redder of Holloway Engineering, Surveying & Civil Design, PLLC was present representing the request. Staff presented an overview of the item stating the only change to the request was to allow the utilization of a private street to serve the homes rather than a public street. Staff stated private streets were allowed per the Subdivision Ordinance but the Commission must approve the use of private streets. Staff noted all previous Public Works comments would continue to apply to the proposed development. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing raised at the December 5, 2013, Subdivision Committee meeting. The request is to amend the previously approved preliminary plat to allow the proposed street to be developed as a private street. Section 31-207 of the Little Rock Code states private streets for residential development shall be discouragesl_.____However, private streets_ may be approved by the Planning_ Commission to serve isolated developments. The design standard shall conform to public street standards as specified in the Subdivision Ordinance. Private streets are permissible only in the form of cul-de-sac and short -loop streets and only when it has been determined that these streets can be adequately served by all public service vehicles. Staff is supportive of the request. There are no changes to the previous approval other than the development of the subdivision utilizing private streets. All previous comments and conditions will continue to apply to the proposed development. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development of the subdivision utilizing private streets is appropriate and should not cause any adverse impact on the development or adjacent properties. STAFF RECOMMENDATION; 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. 61 January 9, 2014 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1636-D Staff recommends approval of the following variance request as were approved with the preliminary plat request dated May 30, 2013: 1. A variance from Section 31-232(b) to allow lots to develop with a depth to width ratio more than three times as deep as they are wide. 2. A variance from the City's Land Alteration Ordinance to allow clearing outside the right of way with the installation of the street. PLANNING COMMISSION ACTION: (JANUARY 9, 2014) 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 following variance stating the variance requests were as approved with the preliminary plat request dated May 30, 2013: 1. A variance from Section 31-232(b) to allow lots to develop with a depth to width ratio more than three times as deep as they are wide. 2. A variance from the City's Land Alteration Ordinance to allow clearing outside the right of way with the installation of the street. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. LV ITEM NO.: 3, S-1636-D NAME: Beau Rivage Addition Preliminary Plat LOCATION: located on Southridge Drive, just north of Cantrell Road Plannina Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than December 25, 2013. The Office of Planning and Development must receive the proof of notice no later than January 3, 2014. 2. The request is to allow the development of the subdivision utilizing private streets. Section 31-207 of the Little Rock Code states Private streets for residential development shall be discouraged. However, private streets may be approved by the Planning Commission to serve isolated developments. The design standard shall conform to public street standards as specified in the Subdivision Ordinance. Private streets are permissible only in the form of cul-de-sac and short -loop streets and only when it has been determined that these streets can be adequately served by all public service vehicles. Variance/Waivers: 1. A variance from Section 31-232(b) to allow lots more than three times as deep as it is wide. 2. A variance from the City's Land Alteration Ordinance to allow clearing outside the right of way with the installation of the street. Public Works Conditions: 1. All streets and drainage within the subdivision are private and will not be maintained by the City of Little Rock. 2. All Public Works comments and conditions on previously approved application on May 20, 2013 will still apply. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Enter : No comment received. Item # 3 Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. A water main extension will be required to provide water to this property. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. 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. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Additional fire hydrant(s) will 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). Fire Department: Place fire hydrant(s) per code. Maintain access, two ways to enter and exit the subdivision. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Express Route #25 — the Pinnacle Mountain Express Route — 2AM/2PM trips Monday through Friday on Highway 10. Parks and Recreation: No comment received. Planning 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 11, 2013. Item # 3.