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HomeMy WebLinkAboutS-1647 Staff AnalysisFebruary 25, 2010 ITEM NO.: A FILE NO.: S-1647 NAME: Barrett Woods Preliminary/Final Plat LOCATION: Located on the Northwest corner of Barrett Road and Woody Lane DEVELOPER: Kaiser, LLC C/o Bek Kaiser 5507 Ranch Drive, Suite 201 Little Rock, AR 72223 FNGINFFR- White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 6.0 acres CURRENT ZONIN PLANNING DISTRICT CENSUS TRACT NUMBER OF LOTS: 2 R-2, Single-family 29 - Barrett 42.01 VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A deferral of the required boundary street ordinance requirements to Barrett Road. 2. A variance from the Subdivision Ordinance Section 31-284(b) to allow the creation of a pipe stem lot and Section 31-2 to allow an increased maximum depth for the pipe stem lot. A. PROPOSAL/REQUEST: The property is an existing 6.03 parcel of property located outside the City limits of Little Rock but within the City's Extraterritorial Planning Jurisdiction. The applicant is proposing to subdivide this six (6) acre parcel into two (2) single-family lots. Lot 1 is proposed containing 1.7898 acres and Lot 2 containing 4.2413 acres. A septic certification has been performed on each of the lots and they appear to be suitable for a standard septic system to treat the wastewater needs of the new homes. February 25, 2010 SUBDIVISION ITEM NO.: A (Cont. FILE NO_: S-1647 The request includes a variance from the Subdivision Ordinance Section 31-284(b) to allow the creation of a pipe stem lot and Section 31-2 to allow an increased maximum depth for the pipe stem lot. B. EXISTING CONDITIONS: The area is predominately single-family with homes located on large tracts or acreage. There is a five (5) acre single-family subdivision located to the south of the proposed plat area and homes located on large lots located to the east of the proposed plat area. Barrett Road is a rural County Road with no sidewalk in place and open ditches for drainage. Woody Lane is also constructed without sidewalks and open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All property owners abutting the site and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS. PUBLIC WORKS CONDITIONS- 1 . Barrett Road is classified on the Master Street Plan as a collector street. A dedication of right of way 30 feet from centerline will be required. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Barrett Road including a five-foot sidewalk with the planned development. The new back of curb should be located at 15.5 feet from centerline. Boundary Street improvements cannot be deferred if the lots are all subdivided and platted at one time. Staff does support a deferral of boundary street improvements prior to platting of the second lot in the proposed subdivision. 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plat. 4. Plan of all work in the right of way shall be submitted for approval prior to the start of work. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Located outside the service boundary. Provide approval from the Arkansas Department of Health concerning the use of a septic system for wastewater treatment prior to the signing of the final plat. 2 February 25, 2010 .qI IRnwi.oif)N ITEM NO.: A (Cont.) _ _ FILE NO.: S-1647 Entergy: No comment received. Center -Point Encrgv: No comment received. AT & T: No comment received. Central Arkansas Water: Water is not available to this property without a water main extension from Highway 10 and Barrett Road. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities 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. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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. 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 hydrants per code. Contact the Little Rock Fire Department for additional information. Also provide a letter from the area volunteer fire department indicating their knowledge of the proposed plat and their ability to serve the new lots. County Planning: 1. Show second land corner and state plane coordinates. 2. Provide proof of septic approval. 3. Provide proof of fire protection approval. 4. Construct or obtain a variance for street improvements on Barrett Road. CATA: The site is not located on a dedicated CATA bus route. F. I SS U ES/TECHNICAL/DESIGN: Plannina Division: No comment. Landscape: No comment- 3 February 25, 2010 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1647 G. SUBDIVISION COMMITTEE COMMENT: (December 22, 2009) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff stated Mr. White had provided perk test certifications for the proposed lots. Staff requested Mr. White provide agreements from the property owners located in the southern subdivision allowing the lots to utilize the private access and utility easement. Public Works comments were addressed. Staff stated they were not supportive of a deferral of the street improvements unless the final platting of the lots would be phased. Staff stated the stormwater detention ordnance would apply to the development of the lots. Staff requested the plat indicate the location for the proposed detention facilities. 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: The applicant submitted a revised preliminary plat to staff addressing issues raised at the December 22, 2009, Subdivision Committee meeting. The revised plat indicates Lot 2 as a pipe stem lot with a 30-foot stem extending from Barrett Road to allow driveway and utility access. The plat is no longer proposing access to the adjacent private access and utility easement located to the south. Water service will be provided by Roland Rural Water. The proposed plat includes variances from the Subdivision Ordinance including the creation of a pipe stem lot and from the development criteria for creating a pipe stem lot. Section 31-2 provides the definition of a pipe stem lot and the development criteria for creation of a pipe stem lot. A pipe stem lot is defined as a tract of land, which is served for access, legally, and physically by a narrow strip of land less than the ordinance required minimum lot width. The body of a pipe stem lot is typically an elongated figure or a polygon capturing a difficult building site behind another lot. For purposes of a variance of subdivision design for a pipe stem lot the following minimum dimensions will control: (1) The minimum width of the stem at the street right-of-way shall be thirty (30) feet, (2) The maximum depth of a pipe stem lot, including the stem shall be limited to three hundred (300) feet, (3) The minimum width of the lot body shall be sixty (60) feet, (4) The minimum lot area shall be ten thousand (10,000) square feet. Section 31-232(f) states pipe stem lots shall be prohibited in residential II February 25, 2010 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1647 subdivisions. Lot 2 is indicated with a minimum pipe stem width of 30 feet at Barrett Road. The depth of the stem is 813.59 feet. The total area of the lot is 4.24 acres. The property is located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. The site will not be allowed sewer service from the City of Little Rock. Section 31-232(c) states lots served by a public water system and proposed to be served by a septic tank system must submit at the time of preliminary plat filing a written certification of approval by the state department of health. The lot sizes allowed by this certification shall be indicated on the plat. The applicant has provided documentation indicating the lots as proposed are adequate to support individual septic systems. The request includes a deferral of the required street improvements to Barrett Road. Staff is not supportive of the Boundary Street improvements being deferred if the lots are all final platted at one time. Staff does support a deferral of boundary street improvements prior to platting of the second lot in the proposed subdivision. Staff is supportive of the preliminary plat and the associated variances as proposed. Lot 1 is indicated with approximately 2 acres and Lot 2 with approximately 4 acres. A certification has been provided by the applicant from a licensed septic tank installer indicating the land area is adequate to support a septic system. Staff recommends the applicant provide the final approval from the Arkansas Department of Health prior to the issuance of the final plat. To staff's knowledge there are no outstanding technical issues associated with the request. Staff feels the subdivision of the property to allow the construction of two new single family homes should Have minimal impact on the area. 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. Staff recommends approval of the variance request from the Subdivision Ordinance Section 31-284(b) to allow the creation of a pipe stem lot and Section 31-2 to allow an increased maximum depth for the pipe stem lot. Staff recommends approval of the deferral request of the required street improvements if the lots are final platted in phases. If the lots are final platted in a single phase staff recommends the required street improvements be completed prior to the issuance of the final plat. February 25, 2010 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1647 PLANNING COMMISSION ACTION: (FEBRUARY 25, 2010) 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 variance request from the Subdivision Ordinance Section 31-284(b) to allow the creation of a pipe stem lot and Section 31-2 to allow an increased maximum depth for the pipe stem lot. Staff also presented a recommendation of approval of the deferral request of the required street improvements if the lots were final platted in phases. If the lots were final platted in a single phase staff recommended the required street improvements be completed prior to the issuance of the final plat. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 101 AT & T: No comment received. Central Arkansas Water: Water is not available to this property without a water main extension from Highway 10 and Barrett Road. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities 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. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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. 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 hydrants per code. Contact the Little Rock Fire Department for additional information. Also provide a letter from the area volunteer fire department indicating their knowledge of the proposed plat and their ability to serve the new lots. County Planning: 1. Show second land corner and state plane coordinates. 2. Provide proof of septic approval. 3. Provide proof of fire protection approval. 4. Construct or obtain a variance for street improvements on Barrett Road. CATA: The site is not located on a dedicated CATA bus route. Planninq 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 30, 2009. Item # 1.