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HomeMy WebLinkAboutS-1696 Staff AnalysisApril 18, 2013 ITEM NO.: 2 FILE NO.: S-1696 NAME: Sims Subdivision Preliminary Plat LOCATION: Located between 16115 and 16223 Crystal Valley Road DEVELOPER: Monica Hamilton 6 Timber Side Cove Little Rock, AR 72204 Tangie Sims 1109 Giles Street Little Rock, AR 72204 Veronica Austin P.O. Box 191493 Little Rock, AR 72214 ENGINEER: McGetrick Engineering 11419 Stagecoach Road, Suite 2100 Little Rock, AR 72210 AREA: 11.16 acres CURRENT ZONING NUMBER OF LOTS: 3 R-2, Single-family PLANNING DISTRICT: 17 — Crystal Valley CENSUS TRACT: 42.21 VARIANCESNVAIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance from Section 31-2 to allow the creation of pipe stem lots inconsistent with typical standards established by the Ordinance. 2. A variance from Section 31-232(f) to allow the creation of pipe stem lots. April 18, 2013 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1696 A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT: The applicant is requesting preliminary plat approval for the Sims Subdivision located on Crystal Valley Road. The project consists of 1 1. 16 acres and has been deeded into three tracts to distribute property as a part of an inheritance. The two rear tracts are currently landlocked. The applicant is requesting to create two pipe stems lots to allow access to the two rear lots. Each of the pipe stems are proposed 30-feet in width. Within the 60-feet a 50-foot access and utility easement will be provided to allow utilities and a driveway to access the rear lots. Each of the lots is indicated as 3.62 acres. The property is located outside the City limits of Little Rock but within the City's Extraterritorial Planning Jurisdiction. The applicant has indicated each of the lots will provide individual septic systems for wastewater treatment. B. EXISTING CONDITIONS: The property is located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. The area is primarily single-family located on large lots or tracts. There is a large multi -family development located to the southeast on Colonel Carl Miller and Baseline Roads. To the north is a large lot single-family subdivision, Plantation Acres. Crystal Valley Road is a two lane road without sidewalks and open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All abutting property owners, the Crystal Valley Property Owners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Crystal Valley Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2 April 18, 2013 SUBDIVISION ITEM NO.: 2 (Cont-1 FILE NO.: S-1696 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Located outside the City's service boundary. Provide a letter from the County Sanitarian stating the lots will perk as proposed or provide the alternate means of wastewater treatment for the proposed lots. An approval letter from Arkansas Department of Health will be provided to the City and County at the time of construction of the new homes on the individual lots. Entergy: Electric utility easements to each lot will be acquired when construction commences and specific service requirements are known. Contact Entergy for additional information. Center -Point Enemy: No comment received. 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 water main extension will be needed to provide water service to this property. 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 regarding procedures for installation of water facilities and/or fire service. Approval of plans by 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. 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. Provide a letter from the area Volunteer Fire Department indicating their knowledge of the proposed preliminary plat. County Planning: No comment received. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. 3 April 18, 2013 SUBDIVISION ITEM NO.: 2 Cont. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. FILE NO.: S-1696 G. SUBDIVISION COMMITTEE COMMENT: (March 27, 2013) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff stated a dedication of right of way was required on Crystal Valley Road to 45-feet from centerline. 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 cover letter to staff addressing the issues raised at the March 237, 2013, Subdivision Committee meeting. A dedication of right of way 45-feet from centerline along Crystal Valley Road will be provided to comply with the minimum standards of the Master Street Plan. The applicant is working to secure a letter of approval from the area volunteer fire department for the proposed platting of the three residential lots from this 11± tract. The property is located outside the City's incorporated boundaries but is located within the City's Extraterritorial Planning Jurisdiction. The ordinance states lots are to develop with a minimum criteria as established by the zoning district. In this case the lots will not be served by a municipal wastewater system and will rely on individual septic systems for wastewater disposal. At the time of construction of a new home on the individual lots the owner will provide to the City and County Planning Departments approval of the septic/wastewater treatment plant from the Arkansas Department of Health. The property was family property and has previously been deeded to the children. The current owners are requesting approval of a preliminary/final plat to correct the illegal subdivision and to allow for future development of homes on the individual tracts. The property owners have indicated a desire to create lots utilizing the pipe stem method which allows for all the lots to have a minimum access on Crystal Valley Road and in this case Tracts 2 and 3 will have a minimum lot width of 30-feet on Crystal Valley Road. Within the pipe stems for Tracts 2 and 3 (60-foot total width) there will be a 50-foot access and utility 2 April 18, 2013 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1696 easement to provide driveway access and future utilities to the rear lots. Tract 1 has frontage on Crystal Valley Road. To allow the development of the pipe stem lots requires a variance from the City's Subdivision Ordinance. Section 31-2 — Definitions, defines a pipe stem lot as follows: Lot, pipe stem means 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 subdivisions. The property is 369.91-feet wide by 1,313.06-feet deep. Tract 2 is indicated with a depth of 926.36-feet and Tract 3- with a depth of 1,313.06-feet. Based on the current configuration of the property it is difficult to comply with the maximum depth standards established by the ordinance for the creation of a pipe stem lot and allow for the division of the property to the three (3) family heirs. Staff is supportive of the request. Staff does not feel the subdivision of the land and the creation of the pipe stem lots as proposed will significantly impact the area. Each of the lots are indicated in excess of 3.5 acres and the width of the pipe stem is in compliance with the City's Subdivision Ordinance. 1. 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 Sections 31-2 and 31-232(f) to allow the creation of pipe stem lots in a manner inconsistent with the typical standards established by the Subdivision Ordinance. xa , PLANNING COMMISSION ACTION: (APRIL 18, 2013) 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 5 April 18, 2013 SUBDIVISION ITEM NO.: 2 (C FILE NO.: S-1 the agenda staff report. Staff presented a recommendation of approval of the variance request from Sections 31-2 and 31-232(f) to allow the creation of pipe stem lots in a manner inconsistent with the typical standards established by the Subdivision Ordinance. 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 7 ayes, 0 noes, 3 absent and 1 open position. C.1 ITEM NO.: 2. 5-1696 NAME: Sims Subdivision Preliminary Plat LOCATION: located between 16115 and 16223 Crystal Valley Road Planning 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 April 3, 2013. The Office of Planning and Development must receive the proof of notice no later than April 12, 2013. Varian ceMlaivers: Section 31-232(f) - Pipe Stem Lots Public Works Conditions: 1. Crystal Valley Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. Utilities and Fire Department/County Planning: Wastewater: Located outside the City's service boundary. Provide a letter from the County Sanitarian stating the lots will perk as proposed or provide the alternate means of wastewater treatment for the proposed lots. Enterer. y: Electric utility easements to each lot will be acquired when construction commences and specific service requirements are known. Contact Entergy for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per Code. Contact Fire Marshall Tony Rhodes at ,607-3560 with any questions. Provide a letter from the area Volunteer Fire Department indicating their knowledge of the proposed preliminary plat. County Planning: No comment received. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Item # 2. Planninq Division: No comment. Landscape: No comment. Revised i2lat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, April 3, 2013. Item # 2.