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HomeMy WebLinkAboutS-1659-B Staff AnalysisPlease find GNE's responses below in red ITEM NO.: 1. S- 1659-B NAME: Hagans' 2"d Addition Preliminary Plat LOCATION: located on the west side of Edswood Road approximately 600 feet south of Kanis Road Planning Staff Comments: 1. Provide notification of the property owners located within 200 feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than June 6, 2012. The Office of Planning and Development must receive the proof of notice no later than June 15, 2012. Will comply. 2. Provide the proposed phasing plan for the subdivision. Subdivision will not be phased. 3. Provide the source of title of the landowner. Will comply. 4. Provide the zoning classification for the property (R-2, Single-family). Will comply. 5. Based on Public Works comment #5 — provide the driveway locations and a cross access easement for the lots. Will comply. 6. Section 31-256(2) requires the placement of a 35-foot platted building line for lots located on an arterial classified street. Will comply. 7. Provide the septic certification as required per Section 31-232(c). Will comply. Variance/Waivers: A variance from Section 31-232(b) to allow an increased depth to width ratio for the proposed lots. Public Works Conditions: 1. Edswood Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Will provide 60'. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Edswood Road including 5-foot sidewalk with the planned development. Per the Master Street Plan, this section of Edswood Road will be a divided street with a 110 foot right-of-way, 14 foot median, 2 - 26 foot travel lanes and 5 foot sidewalk on both sides of the street. The applicant has proposed to make an in -lieu payment for the street improvements. No response. 3. Stormwater detention ordinance applies to this property. Show the proposed Item # 1. location for stormwater detention facilities on the plan. Request in lieu payment instead of stormwater detention. 4. 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. Will comply. 5. Due to Edswood Road being classified as a principal arterial street, driveway locations and widths must meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing on an arterial street is 300 feet from other driveways and 150 feet from property lines. The width of a driveway must not exceed 30 feet. Lots 1 - 5 of the subdivision are only allowed a maximum of two (2) driveways. Due to the street elevation on the north end of the subdivision, shared driveways should be installed on the lot lines between Lots 3 and 4 and Lots 1 and 2. If privacy gates are proposed to be installed the key pad to the gate should be located 30 feet from the future back of curb on Edswood Road and a turnaround provided for a SU-30 vehicle to exit the driveway without having to back into a principal arterial street (Edswood Road). Will comply. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. Provide a septic certification and approval of the proposed wastewater disposal from the Arkansas Department of Health. Will comply. Entergy: A 10-foot easement is required along Edswood Road to serve the development. Contact Entergy at 954-5151 for additional information. Will comply. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Plan should be corrected to show a 12-inch water main inside the existing easement instead of the 19-inch shown. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. Contact Central Arkansas Water if additional fire protection or metered water service is required. Submit final plat prior to requesting water service. Will comply. Fire Department: Place fire hydrants per code. Contact the Volunteer Fire Department which services this area and provide a letter from the Chief Item # 1. indicating their knowledge of the proposed subdivision and their ability to serve the development. Will comply. County Planning: 1. Dedicate M2 of 120 foot right of way to meet County standard for a principal arterial on Edswood Road. Will comply. 2. Improve Edswood Road to County standard or receive a variance or waiver from the Little Rock Planning Commission. Will comply. 3. Provide proof of Health Department septic approval for the five (5) proposed lots. Will comply. 4. Dedicate a drainage easement on the southwest portion of proposed Lot 1. Will comply. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Plannino Division: No comment. Master Street Plan: No comment. Bicycle Plan: 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, June 6, 2012. Will comply. Item # 1. ITEM NO.: 1, NAME: Hagans' 2nd Addition Preliminary Plat S-1659-B LOCATION: located on the west side of Edswood Road approximately 600 feet south of Kanis Road Planning Staff Comments- 1 . Provide notification of the property owners located within 200 feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than June 6, 2012. The Office of Planning and Development must receive the proof of notice no later than June 15, 2012. 2. Provide the proposed phasing plan for the subdivision. 3. Provide the source of title of the landowner. 4. Provide the zoning classification for the property (R-2, Single-family). 5. Based on Public Works comment #5 — provide the driveway locations and a cross access easement for the lots. 6. Section 31-256(2) requires the placement of a 35-foot platted building line for lots located on an arterial classified street. 7. Provide the septic certification as required per Section 31-232(c). Variance/Waivers: A variance from Section 31-232(b) to allow an increased depth to width ratio for the proposed lots. Public Works Conditions: 1. Edswood Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Edswood Road including 5-foot sidewalk with the planned development. Per the Master Street Plan, this section of Edswood Road will be a divided street with a 110 foot right-of-way, 14 foot median, 2 - 26 foot travel lanes and 5 foot sidewalk on both sides of the street. The applicant has proposed to make an in -lieu payment for the street improvements. 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. 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. 5. Due to Edswood Road being classified as a principal arterial street, driveway locations and widths must meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing on an arterial street is 300 feet from other driveways and 150 feet from property lines. The width of a driveway must not exceed 30 feet. Lots 1 - 5 of the subdivision are only allowed a maximum of two (2) driveways. Due to the street elevation on the north end of the subdivision, shared driveways should be installed on the lot lines between Lots 3 and 4 and Lots Item # 1. 1 and 2. If privacy gates are proposed to be installed the key pad to the gate should be located 30 feet from the future back of curb on Edswood Road and a turnaround provided for a SU-30 vehicle to exit the driveway without having to back into a principal arterial street (Edswood Road). Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. Provide a septic certification and approval of the proposed wastewater disposal from the Arkansas Department of Health. Entergy: A 10-foot easement is required along Edswood Road to serve the development. Contact Entergy at 954-5151 for additional information. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: Plan should be corrected to show a 12-inch water main inside the existing easement instead of the 19-inch shown. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. Contact Central Arkansas Water if additional fire protection or metered water service is required. Submit final plat prior to requesting water service. Fire Department: Place fire hydrants per code. Contact the Volunteer Fire Department which services this area and provide a letter from the Chief indicating their knowledge of the proposed subdivision and their ability to serve the development. County Planning: 1. Dedicate Y2 of 120 foot right of way to meet County standard for a principal arterial on Edswood Road. 2. Improve Edswood Road to County standard or receive a variance or waiver from the Little Rock Planning Commission. 3. Provide proof of Health Department septic approval for the five (5) proposed lots. 4. Dedicate a drainage easement on the southwest portion of proposed Lot 1. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Planning Division: No comment. Master Street Plan: No comment. Item # I. Bicycle Plan: 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, June 6, 2012. Item # I . June 21, 2012 ITEM NO.: 1 NAME: Hagans' 2"d Addition Preliminary Plat FILE NO.: S-1659-B LOCATION: Located on the west side of Edswood Road approximately 600 feet south of Kanis Road DEVELOPER: Redbridge, LLC 4378 East Mission Boulevard Fayetteville, AR 72703 FIVr�INFFR, GarNat Engineering, LLC 124 North Market Benton, AR 72015 /s1:»_1Cff:Y�_ CURRENT ZONING: NUMBER OF LOTS: 5 R-2, Single-family PLANNING DISTRICT: 18 — Ellis Mountain CENSUS TRACT: 42.07 VARIANCESMAIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance from Section 31-232(b) to allow an increased depth to width ratio for the proposed lots. 2. A variance from the Stormwater Detention Ordinance to allow an in -lieu contribution for stormwater detention. 3. A variance from the Boundary Street Ordinance requirement to allow an in -lieu contribution for street improvements. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The request is for preliminary plat approval of 4.82 acres located outside the City limits of Little Rock but within the City's Extraterritorial Planning June 21, 2012 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1659-B Jurisdiction. The applicant is proposing to create five (5) lots each with a lot width ranging from 112.31 feet to 112.49 feet and a lot depth ranging from 370.17 feet to 376.33 feet. Two (2) of the lots will contain 0.97 acres and three (3) will contain 0.96 acres. The request includes a variance from Section 31-232(b) of the City's Subdivision Ordinance to allow an increased depth to width ratio for the proposed lots. The applicant is requesting a payment in -lieu of half street improvements to Edswood Road adjacent to the proposed plat area. The applicant has provided an engineers cost estimate for the required one-half street improvements. The length of street is 560 linear feet. The total item cost estimate if $79,987.40. The applicant is also requesting payment in -lieu of stormwater detention construction. B. EXISTING CONDITIONS: The property is located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. The area is primarily singe -family homes located on acreage with the majority of the homes located on five (5) plus acres. To the south of this site is Hagan's Subdivision which was approved by the Planning Commission in January 2011 for the development of five (5) residential lots with an average lot size of one (1) acre. The five (5) lots have been final platted and are in various stages of development. This site is heavily wooded. Edswood Drive is an unimproved County road constructed with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners were notified of the public hearing. The Coalition of West Little Rock Neighborhoods was also notified of the proposed plat request. D. ENGINEERING COMMEN PUBLIC WORKS CONDITIONS: 1. Edswood Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. K June 21, 2012 SUBDIVISION ITEM NO.: 1 FILE NO.: S-1659-B 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Edswood Road including 5-foot sidewalk with the planned development. Per the Master Street Plan, this section of Edswood Road will be a divided street with a 110 foot right-of-way, 14 foot median, 2 - 26 foot travel lanes and 5 foot sidewalk on both sides of the street. The applicant has proposed to make an in -lieu payment for the street improvements. 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. 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. 5. Due to Edswood Road being classified as a principal arterial street, driveway locations and widths must meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing on an arterial street is 300 feet from other driveways and 150 feet from property lines. The width of a driveway must not exceed 30 feet. Lots 1 - 5 of the subdivision are only allowed a maximum of two (2) driveways. Due to the street elevation on the north end of the subdivision, shared driveways should be installed on the lot lines between Lots 3 and 4 and Lots 1 and 2. If privacy gates are proposed to be installed the key pad to the gate should be located 30 feet from the future back of curb on Edswood Road and a turnaround provided for a SU-30 vehicle to exit the driveway without having to back into a principal arterial street (Edswood Road). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide a septic certification and approval of the proposed wastewater disposal from the Arkansas Department of Health. Enter : A 10-foot easement is required along Edswood Road to serve the development. Contact Entergy at 954-5151 for additional information. Center --Point Enef-gY: No comment received. AT & T: No comment received. 3 June 21, 2012 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1659-B Central Arkansas Water: Plan should be corrected to show a 12-inch water main inside the existing easement instead of the 19-inch shown. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. Contact Central Arkansas Water if additional fire protection or metered water service is required. Submit final plat prior to requesting water service. Fire Department: Place fire hydrants per code. Contact the Volunteer Fire Department which services this area and provide a letter from the Chief indicating their knowledge of the proposed subdivision and their ability to serve the development. County Planning: 1. Dedicate Y2 of 120 foot right of way to meet County standard for a principal arterial on Edswood Road. 2. Improve Edswood Road to County standard or receive a variance or waiver from the Little Rock Planning Commission. 3. Provide proof of Health Department septic approval for the five (5) proposed lots. 4. Dedicate a drainage easement on the southwest portion of proposed Lot 1. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Master Street Plan: No comment- 4 June 21, 2012 SUBDIVISION ITEM NO.: 1(Cont.)FILE NO.: S-1659-B Ce Bicycle Plan: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (May 31, 2012) The applicant was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff requested the applicant provide the zoning classification on the proposed preliminary plat. Staff also requested a phasing plan be provided. Staff stated a 35-foot platted building line was required along Edswood Road. Public Works comments were addressed. Staff stated due to the street classification there would only be two (2) driveways allowed. Staff stated a dedication a right of way 60-feet from centerline was required to meet County Master Street Plan standard. Staff stated the applicant was requesting a payment in -lieu of street construction for the required improvements to Edswood Road. Staff stated they were supportive of the in -lieu payment request. Staff noted comments from County Planning and suggested the applicant contact them directly for any information regarding their comments. 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 responses to questions raised at the May 31, 2012, Subdivision Committee meeting. The revised drawing indicates the property zoned R-2, Single-family. The applicant has also indicated the subdivision will be developed in a single phase. The plat indicates the placement of a 35-foot platted building line as required for residential lots abutting a arterial street classification per Section 31-256(s) of the Subdivision Ordinance. Two driveways are shown to serve the proposed lots. A cross access easement to serve Lot 5 which will not be allowed the placement of a drive has been included. The shared drives are located on the common lot 5 June 21, 2012 SUBDIVISION ITEM NO.: 1 [Cont. FILE NO.: S-1659-B lines of Lots 1 and 2 and 3 and 4 as requested by Public Works staff. A dedication of right of way 60-feet from centerline has been indicated to comply with the County Master Road plan. The applicant is requesting a payment in -lieu of half street improvements to Edswood Road adjacent to the proposed plat area. The applicant has provided an engineers cost estimate for the required one-half street improvements. The length of street is 560 linear feet. The total cost estimate is $79,987.40. The applicant is also requesting payment in -lieu of stormwater detention construction. The applicant has indicated they will work with staff and County Planning to determine the amount of payment required to comply with the minimum ordinance requirement. The property contains 4.82 acres and is proposed to be subdivided into five (5) lots. The site is located outside the City limits of Little Rock but within the City's Extraterritorial Planning Jurisdiction. 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 request for preliminary plat filing a written certification approved by the state department of health. The lot sizes allowed by this certification shall be indicated on the plat. The department of health has indicated they do not provide approval of septic certification at preliminary platting but at the time of actual construction of the septic system. A report from Meinco Septic System has been provided and indicates the soils are suitable for septic systems and will support the lot sizes as proposed. All the proposed lots will be served by Central Arkansas Water with an extension of a water main as needed. The request includes a variance from the Subdivision Ordinance to allow an increased depth to width ratio for the proposed lots. Section 31-232(b) states no residential lot shall be more than three times as deep as it is wide, except lots approved under paragraphs (g) of Section 31-232 or zero lot line lots in the R-2, R-3, PRD and PD-R zoning districts. The lots are indicated with a lot width ranging from 112.31 feet to 112.49 feet and a lot depth ranging from 370.17 feet to 376.33 feet. The plat has a depth to width ratio ranging from 3.2 to 3.5. Two (2) of the lots will contain 0.97 acres and three (3) will contain 0.96 acres Staff is supportive of the request. Although in this area the existing lots are mostly larger than the lots as proposed by the applicant the lots do C-9 June 21, 2012 SUBDIVISION ITEM NO: 1 (Cont) FILE NO.: S-1659-B meet the typical standards of the R-2, Single-family Zoning District. In addition the applicant has provided a septic certification indicating the lots as proposed are sufficient to allow for proper waste disposal. To staff's knowledge there are no remaining outstanding technical issues in need of addressing related to the proposed preliminary plat. 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 applicant's request to provide an in -lieu payment for the cost of street construction to Edswood Road. Staff recommends approval of the applicant's request to provide an in -lieu payment for the cost of stormwater detention. Staff recommends approval of the variance request to allow an increased lot depth to width ratio for the proposed lots. PLANNING COMMISSION ACTION: (JUNE 21, 2012) 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 applicant's request to provide an in -lieu payment for the cost of street construction to Edswood Road. Staff presented a recommendation of approval of the applicant's request to provide an in -lieu payment for the cost of stormwater detention. Staff presented a recommendation of approval of the variance request from the City's Subdivision Ordinance to allow an increased lot depth to width ratio for the proposed lots. There was no further discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. 7