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HomeMy WebLinkAboutS-1704 Staff AnalysisJuly 11, 2013 ITEM NO.: 2 NAME: Woodcreek Addition Preliminary Plat LOCATION: Located in the 8800 Block of Mabelvale Cut-off DEVELOPER: Doug Woodall 14996 N. Polk Street Alexander, AR ENGINEER: McGetrick and McGetrick Engineers P.O. Box 30441 Little Rock, AR 72260 AREA: 1.96 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: VARIANCEM/AIVERS: NUMBER OF LOTS: 5 R-2, Single-family 15 — Geyer Springs West 41.05 FILE NO.: S-1704 FT. NEW STREET: 0 LF 1. A variance from Section 31-232(b) to allow an increased lot depth to width ratio for Lots 2 — 5. 2. A variance from Sections 30-43 and 31-210 to allow driveways on Mabelvale Cut-off nearer the property lines than typically allowed per ordinance. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The project consists of two (2) acres located on the south side of Mabelvale Cut-off between Fairwood Road and Shiloh Drive. The property is currently zoned R-2, Single-family. The owner plans to develop a residential subdivision with five (5) lots. The average lot size is 71-feet by 275-feet or 0.44 acres. The applicant is seeking a variance from the City's Subdivision Ordinance (Section 31-232(b)) to allow an increased lot depth to width ratio for Lots 2 — 5. July 11, 2013 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-17 The request also includes a variance from Sections 30-43 and 31-210 to allow the placement of three (3) drives on Mabelvale Cut-off. The driveways are proposed nearer the property line than typically allowed per City ordinance. B. EXISTING CONDITIONS: The area has developed with single-family homes. The Shiloh Subdivision is located to the south of the site. The homes within the Shiloh Subdivision have developed with lots averaging 0.25 acres. To the west on Mabelvale Cut-off is an elementary school and a City Park. Mabelvale Cut-off has been constructed to Master Street Plan standard including curb, gutter and sidewalk adjacent to the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners along with the Legion Hut and the Shiloh Neighborhood Associations and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Driveway spacing of 300 feet between driveways and 150 feet from side property lines is required on a minor arterial street (Mabelvale Cut-off). Show the proposed location of driveways. 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. Provide a letter prepared by a registered engineer certifying the sight distance at the proposed driveway(s) comply with 2004 AASHTO Green Book standards. 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. 6 July 11, 2013 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1704 Entergy: Entergy has no objection to the plat. However, Entergy distribution lines are in the vicinity and may need to be adjusted/relocated at customer's/developer's expense once project begins. Center -Point Enemy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of the water meter. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. The additional Capital Investment Charge is applicable to all connections off the waterline along Crystal Valley Road at this location. 4. 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. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. The Little Rock Fire Department needs to evaluate this site to determine whether additional public or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department, Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located directly adjacent to CATA Bus Routes #17 and #22. Parks and Recreation: No comment received. F. 1SS U ES/TECHN ICAUDESI G N : Planning Division: No comment. Landscape: No comment- 3 July 11, 2013 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1704 G. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the development stating there were few items outstanding in need of addressing prior to the Commission acting on the request. Staff stated the front building line adjacent to an arterial street was to be 35-feet. Staff requested Mr. McGetrick provide the source of title of the landowner in the general notes section of the proposed preliminary plat. Public Works comments were addressed. Staff stated the City's Stormwater Detention Ordinance would apply to the development of the property. Staff also stated if one or more acres was disturbed a stormwater permit from ADEQ would be required. 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 revise preliminary plat to staff addressing a number of the issues raised at the June 20, 2013, Subdivision Committee meeting. The applicant has provided the source of title of the landowner, the driveway locations and indicated the front building line as required by the City's Subdivision Ordinance. The project consists of two (2) acres located on the south side of Mabelvale Cut-off between Fairwood Road and Shiloh Drive. The property is currently zoned R-2, Single-family. The owner is proposing to develop a residential subdivision with five (5) lots. The average lot size is 71-feet by 275-feet or 19,525 square feet or 0.44 acres. The applicant is seeking a variance from the City's Subdivision Ordinance to allow an increased lot depth to width ratio for Lots 2 — 5. 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 PDR zoning districts. The lot depth to width ratio ranges from 3 to 1.3 to 3 to 1.5. The request also includes a variance from Sections 30-43 and 31-210 to allow the placement of three (3) drives on Mabelvale Cut-off. The proposed plat indicates the placement of a shared driveway for Lots 1 and 2 and 4 and 5 with a single driveway located on Lot 3. The ordinance states driveway spacing is to be 2 July 11, 2013 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1704 300 feet between driveways and 150 feet from side property lines for access to lots located on a minor arterial street (Mabelvale Cut-off). Staff is supportive of ti ie request and the requested variances. ices. The development is proposed with single-family homes on lots in excess of the 7,000 square foot minimum lot size typically required by the R-2, Single-family zoning district. Staff does not feel the lot depth to width ratio will adversely impact the development. Staff also does not feel the placement of the three (3) drives to serve five (5) lots will adversely impact travel on Mabelvale Cut-off. To staff's knowledge there are no remaining outstanding technical issues associated with the request. 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 Section 31-232(b) to allow an increased lot depth to width ratio for Lots 2 — 5. Staff recommends approval of the variance request from Sections 30-43 and 31-210 to allow the placement of three driveways on Mabelvale Cut-off to access the five (5) proposed lots. PLANNING COMMISSION ACTION: (JULY 11, 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 the agenda staff report. Staff presented a recommendation of approval of the variance request from Section 31-232(b) to allow an increased lot depth to width ratio for Lots 2 — 5. Staff presented a recommendation of approval of the variance request from Sections 30-43 and 31-210 to allow the placement of three driveways on Mabelvale Cut-off to access the five (5) proposed lots. 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 9 ayes, 0 noes and 2 absent. 61 ITEM NO.: 2. NAME: Woodcreek Addition Preliminary Plat LOCATION: located in the 8800 Block of Mabelvale Cut-off 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 June 26, 2013. The Office of Planning and Development must receive the proof of notice no later than July 5, 2013. 2. Mabelvale Cut-off is classified on the Master Street Plan as a minor arterial. Section 31-232(b) states the front building setback for this classification of street is 35-feet. 3. Provide the source of title for the landowner in the general notes section of the preliminary plat. 4. Provide the names of recorded subdivision which abut the proposed plat area. 5. Provide the names of owners of unplatted tracts in excess of 2 '/2 acres abutting the proposed plat area. 6. Provide any land locked parcels abutting the proposed plat area. 7. Section 31-210 states residential lots fronting on arterial streets shall take access from other streets within the subdivision. 8. The filing fee for the proposed plat is $195.00. Variance/Waivers: A variance from Section 31-232(b) to allow an increased lot depth to width ratio for Lots 2 — 5. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. Driveway spacing of 300 feet between driveways and 150 feet from side property lines is required on a minor arterial street (Mabelvale Cut-off). Show the proposed location of driveways. 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. Provide a letter prepared by a registered engineer certifying the sight distance at the proposed driveway(s) comply with 2004 AASHTO Green Book standards. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Item # 2. Entergy: Entergy has no objection to the plat. However, Entergy distribution lines are in the vicinity and may need to be adjusted/relocated at customer's/developer's expense once project begins. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of the water meter. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. The additional Capital Investment Charge is applicable to all connections off the waterline along Crystal Valley Road at this location. 4. 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. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. The Little Rock Fire Department needs to evaluate this site to determine whether additional public or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located directly adjacent to CATA Bus Routes #17 and #22. 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, June 26, 2011 Item # 2.