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HomeMy WebLinkAboutS-1653-A Staff AnalysisApril 21, 2011 M NO.: 2 FILE NO.: S-1653-A NAME: Forest Valley Subdivision Preliminary Plat LOCATION: Located on the Southside of Forest Lane at the end of Forest Valley Lane DEVELOPER: CJ Pace, LLC 100 Buckland Place Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.14 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 20 R-2, Single-family 19 - Chenal 42.11 VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance from Section 31-256 to allow a front building line on a residential lot of fifteen (15) feet. 2. A variance from Section 36-254(2) to allow side yard setback on each side of the lot at five (5) feet. 3. A variance from the City's Land Alteration Ordinance to allow grading of future phases with the development of Phase I. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting preliminary plat approval to allow the development of five (5) plus acres with twenty (20) single-family residential lots. The lots are proposed with an average lot size of 60-feet by 140-feet with an average lot area of 7,200 square feet. The request includes a variance to allow the front building line to be reduced to fifteen (15) feet and the side yard setbacks to be reduced to five (5) feet. April 21, 2011 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1653-A The applicant is also requesting a variance from the Land Alteration Ordinance to allow grading of the entire subdivision with the installation of the basic infrastructure. The applicant has indicated an emergency access located through a 17.5 foot Tract (Tract C) located adjacent to Lot 44 extending to the west to an access easement located on adjacent property to South Katillus Road. B. EXISTING CONDITIONS: C The property is undeveloped with a scattering of trees. Forest Lane has been constructed to the northern boundary of this property. Forest Lane was constructed as a residential street with curb and gutter but no sidewalk was required. Along the eastern boundary of this site is a church, an ambulance post and a developing single-family subdivision. West of the site are single-family homes located on acreage. To the north is the first phase of the Forest Valley Subdivision and further north is a single-family subdivision and an elementary school. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All abutting property owners of the site and the Montagne Court were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. A variance is being requested to advance grade the lots with construction of the street. 2. 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). 3. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). 4. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development oil April 21, 2011 SUBDIVISION ITEM NO.: 2 (Cont,) FILE NO.: S-1653-A will cause or increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream storm drainage system. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. 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. 9. Since the street is proposed to be 24-feet in width, show on the preliminary and final plats the area of street where parking will be restricted to one side. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater for additional information. Enter : Approved as submitted - Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required to provide water service to this property. Submit plans for water facilities to Central Arkansas Water for review. Plan revision may be required after additional review. Contact Central Arkansas Water regarding installation procedures of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and the Little 3 April 21, 2011 SUBDIVISION ITEM NO.: 2 Gant. FILE NO.: S-1653-A 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). A Capital Investment Charge based on the size of the meter connection(s) will apply to this development in addition to normal charges. Fire De artment: Place a fire hydrant 300-feet from the end of the cul-de-sac. Contact the Little Rock Fire Department for additional information. Count P1annin : No comment. CATA: Approved as submitted. The site is not located near a dedicated CATA Bus Route. Parks and Recreation: No comment. F. ISSUESFFECHN ICALIDES I G N: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the request stating there were few outstanding technical issues in need of addressing related to the proposed preliminary plat. Staff requested Mr. White provide the name and address of the owner and the source of title in the genE:ral notes section of the preliminary plat. Public Works comments were addressed. Staff stated a grading permit was required prior to any grading activities on the site. Staff stated a sketch grading and drainage plan was required prior to construction. Staff stated the stormwater detention ordinance would apply to the development of the site. Staff also stated streetlights were required prior to the execution of the final plat. 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. S April 21, 2011 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1653-A H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing the issues raised at the March 31, 2011, Subdivision Committee meeting. The revised plat indicates the name and address of the owner and the source of title in the general notes section of the proposed preliminary plat. The revised plat indicates a note that stormwater management will be provided with the proposed development and that streetlights will be installed prior to final platting. The request is for approval of a preliminary plat to allow the development of five (5) plus acres with twenty (20) single-family residential lots. The lots are proposed with an average lot size of 60-feet by 140-feet with an average lot area of 7,200 square feet. The request includes a variance from the Subdivision Ordinance Section 31-256 to allow the front building line to be reduced to fifteen (15) feet. There is also a request for a variance from the City Ordinance Section 36-254(2) to allow the side yard setbacks to be reduced to five (5) feet. The requested variances are similar to variances approved for the Phase I portion of the subdivision. The applicant is also requesting a variance from the Land Alteration Ordinance to allow grading of the entire subdivision with the installation of the basic infrastructure. The previous approval also allowed for a variance from the Land Alteration Ordinance to allow advanced grading of the lots. The previous variance request does not appear to have impacted the development or the area. Staff supports the current variance request from the Land Alteration Ordinance to allow grading of the lots with the installation of the street and the basic infrastructure for the subdivision. The 2006 International Fire Code requires single-family residential developments where the number of dwelling units exceeds 30 lots or units to provide a separate and approved fire access road. The plat indicates an emergency access located through a 17.5 foot Tract (Tract C) located adjacent to Lot 44 extending to the west to an identified access easement located on the adjacent property extending to South Katillus Road. The applicant has provided an agreement from the adjacent property owner indicating the access easement will be provided to the developer upon completion of the proposed subdivision. Staff is supportive of the access as indicated. Staff is supportive of the request. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development of the site as proposed will not significantly impact the area. '67 April 21, 2011 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1653-A 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 following variance requests: 1. A variance from Section 31-256 to allow a front building line on a residential lot of fifteen (15) feet. 2. A variance from Section 36-254(2) to allow side yard setback on each side of the lot at five (5) feet. 3. A variance from the City's Land Alteration Ordinance to allow grading of future phases with the development of Phase I. PLANNING COMMISSION ACTION: (APRIL 21, 2011) Mr. Joe White of White-Daters and Associates was present representing the request. 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 requests: 1. The variance request from Section 31-256 to allow a front building line on a residential lot of fifteen (15) feet. 2. The variance request from Section 36-254(2) to allow side yard setback on each side of the lot at five (5) feet. 3. The variance request from the City's Land Alteration Ordinance to allow grading of future phases with the development of Phase I. on