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HomeMy WebLinkAboutS-1243 Staff AnalysisMarch 18, 1999 ITEM NO.: D FILE NO.: S-1243 NAME: Alexander LLC Mobile Home Park - Subdivision Site Plan Review LOCATION: Near the northeast corner of Alexander Road and the MoPac railroad right-of-way DEVELOPER: ENGINEER: Alexander LLC McGetrick and McGetrick 111 Center Street 319 E. Markham Street, Ste. 202 Little Rock, AR 72201 Little Rock, AR 72201 AREA: 41.08 acres NUMBER OF LOTS: 122 ZONING: R-2 ALLOWED USES: FT. NEW STREET: 0 Single -Family residential PROPOSED USE: Mobile Home Park VARIANCES/WAIVERS REQUESTED: A. PROPOSAL/REQUEST: None requested. The applicant is proposing a site plan and a preliminary plat for the property near the northeast corner of Alexander Road and the MoPac Railroad right-of-way, partially within the City of Alexander. The portion of the 41.08 acre tract that is within the City of Little Rock is proposed to be rezoned from R-2 to R-7 (Item 14.1) to allow a mobile home park. The applicant is proposing to develop the entire 41.08 acre mobile home park complying with the City of Little Rock's Subdivision and Zoning Ordinance. The mobile home park will -consist of 121 mobile home sites and will be accessed from Alexander Road. The applicant will provide the recreation and storage areas according to ordinance. The applicant will plat the property in conjunction with the proposed site plan. The proposed plat shows Tract A, mobile home lots 1-121 and the proposed 50 foot access and utility easement from Alexander Road. Tract A will be reserved for a future equipment building for a fiber optics company, March 18, 1999 ITEM NO.: D (Cont.) FILE NO.: S-1243 which will be submitted as a conditional use permit at a later date. The applicant has noted that it is the intent to develop the entire mobile home park at one time. B. EXISTING CONDITIONS: The property is undeveloped and primarily overgrown with small trees and brush. There are a few single-family residences, a small office building and an auto repair shop across Alexander Road to the southwest. There is a railroad along the southeastern property line with approximately two dozen manufactured homes on the opposite side of the railroad right-of-way. The Crooked Creek floodway is located along the northwestern property line, with a concrete plant to the northwest on the opposite side of the creek. Undeveloped R-2 zoned property is located to the north. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no public comment on this item. The Quail Run Neighborhood Association and Norm Floyd were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide design of all interior streets conforming with residential street standards, Section 31-201, including 4-foot sidewalks, with planned development. 2. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 3.Dedicate Floodway as a Drainage Easement to the City. 4. Stormwater detention ordinance applies to this property, with planned development. 5. A sketch grading and drainage plan, a special flood hazard permit, and a special grading permit for flood hazard areas are required. Arkansas Department of Pollution Control and Ecology (ADPCE) and NPDES permits are also required. 6.The Finish Floor elevation is required to be shown on plat and grading plans, with planned development. 7. Show right-of-way and location of Earl D. Miller Lane and Stafford Road. 8. Provide public access to R-2 property adjacent to northeast. 2 March 18, 1999 ITEM NO.: D (Cont.) FILE NO.: S-1243 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve all lots. AP&L: No Comment. Arkla: No Comment. Southwestern Bell: No Comment. Water: On site fire protection will be required. Fire Department: Place fire hydrants per code. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: Approved as submitted. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. G. ANALYSIS: The applicant submitted a revised site plan to staff on February 17, 1999. The revised plan appears to address the issues as raised by staff and the Subdivision Committee. The applicant has provided the recreation space and paved storage spaces as required by ordinance. The areas are located near the northwest and southeast corners of the property. The following zoning and subdivision requirements apply to the development of the mobile home park and the placement of the individual mobile homes: 1. A 25 foot setback is required around the park boundary. A 50 foot setback is required for lots adjacent to railroad right-of-way. 2. The mobile home park must be screened on all sides. 3. The minimum setback from a service easement is 20 feet. 4. The minimum separation between mobile homes is 20 feet. 5. Two paved parking spaces (9 foot by 20 foot each) are required on each mobile home lot. The applicant needs to determine if the R-2 zoned property to the northeast has legal access from another direction. 3 March 18, 1999 ITEM NO.: D (Cont.) FILE NO.: S-1243 If not, an access easement through this property will need to be provided. Otherwise, to staff's knowledge, there are no other outstanding issues associated with this site plan and preliminary plat. H. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan/preliminary plat subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and G of this report. 2. The property needs to be final platted prior to development, to provide legal access to the property from Alexander Road. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 11, 1999) Pat McGetrick was present, representing the application. Staff gave a brief description of the site plan. Staff reviewed several zoning and subdivision ordinance requirements for mobile home parks. In response to questions from staff, Mr. McGetrick noted that it is the intent to develop the entire mobile home park in one phase. Mr. McGetrick also stated that it would be determined whether or not the R-2 zoned property to the northeast has legal access. If not, an access easement would be provided. The Public Works Comments were briefly discussed. The discussion primarily focused on whether or not the City could require street improvements to County Line Road, given the fact that this section of the property is in the City of Alexander. After the brief discussion, the Committee forwarded the site plan to the full Commission for final action. PLANNING COMMISSION ACTION: (MARCH 4, 1999) Staff informed the Commission that the applicant did not send proper notification to property owners within 200 feet as required. Staff noted that the application needed to be deferred in order for new notices to be mailed out, and that the applicant had requested deferral to the March 18, 1999 agenda. Staff supported the deferral request. 4 March 18, 1999 ITEM NO.: D (Cont.) FILE NO.: 5-1243 The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the March 18, 1999 agenda. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. PLANNING COMMISSION ACTION: (MARCH 18, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors present. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. 5