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HomeMy WebLinkAboutS-1344-F Staff AnalysisFILE NO.: S-1344-F NAME: Montagne Court Revised Preliminary Plat LOCATION: Located North of Forest Lane on Montagne Court DEVELOPER: Jim Swink 5011 South Katillus Road Little Rock, AR 72223 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 14.6 acres NUMBER OF LOTS: 60 FT. NEW STREET: 2,200 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal ENSUS TRACT: 42.11 VARIANCES/WAIVERS REQUESTED: A variance from the Subdivision Ordinance to allow a reduced front yard platted building line on Lots 20 — 24 (10-feet). BACKGROUND: At the June 20, 2002, Planning Commission Public Hearing an application was approved for the Montagne Court Preliminary Plat. The applicant proposed the subdivision of this 14.62 acre site into 60 single-family residential lots for the development of garden style homes. The lots were proposed as rear loading with alley access to garages. The average lot size proposed was 60 foot by 120 foot or 7,200 square feet. The applicant proposed the addition of 2,200 linear feet of internal street as a part of the development. The applicant proposed nine waivers and variances from City Ordinances related to the project. The Board of Directors approved these requested variances at their July 17, 2002, Public Hearing (Ordinance No. 18,721). The approval included a variance to allow double frontage lots for Lots 19 — 36. The lots would have access from a new city street, Montagne Court and/or Forest Lane. FILE NO.: S-1344-F (Cont. The applicant proposed a platted 10-foot no access easement along the rear of the lots or along Forest Lane. The applicant proposed reduced setbacks and platted building lines as a part of the development. The applicant proposed adjacent to the interior street a variance to allow a 20-foot front platted building line on Lots 1 — 17 and 27 - 60. The applicant also requested the corner lots (Lots 1, 38 and 60) be allowed a reduced rear yard setback of 8-feet and reduced side yard setback on all the proposed lots of 5-feet. The proposed development did not meet the minimum lot size width for a few of the lots in the development therefore, a variance to allow a reduced minimum lot width for Lots 18— 21 and 24 — 27 was granted. The applicant proposed fencing to surround the development. The proposal included an eight -foot wood fence along the north and east property lines (the rear property lines) and a seven -foot brick column and wrought iron fence adjacent to the west and south property line or the street right-of-way. A variance was approved to allow increased heights of the fencing on all property lines (6-foot brick and wrought iron fence with seven (7) foot columns along the west and south property lines). The applicant also requested a waiver of the internal sidewalk requirement and a deferral of Master Street Plan requirements for improvements to South Katillus Road. The applicant proposed to phase the street improvements with the development of the subdivision. The applicant also requested a deferral of Master Street Plan improvements to Forest Lane until Phase IV developed. February 9, 2003, the Planning Commission reviewed and recommended approval of a variance request to allow a fifty -foot radius on the interior streets on the southern two curves. The applicant's previous submittal included the 50-foot radii on the drawing but a variance was not requested to allow the reduced radii. The applicant also requested a variance to allow the interior street to be classified as a minor residential street (without sidewalks). The applicant also requested a variance to allow a reduced front platted building line within the development. The proposal was for lots (Lots 18 — 26) to have the same reduced front platted building line (20-feet) as was approved for the remainder of the subdivision. A. PROPOSAUREQUEST: The applicant is now requesting a reduced front platted building line for Lots 20 — 24 of the proposed subdivision of fifteen feet and an additional five feet for steps of the proposed porches, reducing the front building line to ten feet. The applicant has indicated the reduced setbacks are necessary to allow for the construction of new homes on these indicated lots. The applicant has indicated the typical depth of the new homes being constructed is 74-feet. According to the applicant the lots have very shallow lot depths, which do not allow for the desired house floor plans. 2 FILE NO.: S-1344-F (Cont.) The previous variances granted such as the allowance of double frontage lots, a reduced side yard setback and an increased curb radii remain as a part of this request. B. EXISTING CONDITIONS: The first phases are currently under construction with new homes being completed and occupied. The applicant has started with the installation of water and sewer lines on the third phase and working toward final platting. The area to the north contains three converted single-family residences with POD zoning; a beauty shop/tanning salon, a vacant structure and an attorney's office. There is a large tract of undeveloped R-2 zoned property immediately to the east of the site and further east and to the south of the proposed subdivision there are single-family residences, both stick -built and manufactured homes, on large lots. The area to the west contains larger homes on large lots. To the southwest of the site is a newly developing subdivision, Valley Falls Estates. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received The Westchester/Heatherbrae Property Ranch Neighborhood Association along notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: any comments from the neighborhood. Owners Association and the Johnson with the abutting property owners were No comments on new building setbacks. All previous comments on the plat apply. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: 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 Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water 3 FILE NO.: S-1344-F (Cont. distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. Joe White was present representing the request. Staff presented an overview of the proposed development stating there were few outstanding issues associated with the proposed request. Staff indicated comments from various reporting departments and agencies suggesting Mr. White contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding issues to be addressed from the June 16, 2005, Subdivision Committee meeting. The applicant is requesting a front platted building line for Lots 20 — 24 of the proposed subdivision of fifteen feet and an additional five feet for steps of the proposed porches, reducing the front building line to ten feet. The applicant has indicated the reduced setbacks are necessary to allow for the construction of new homes on these indicated lots. Staff is supportive of the applicant's request. The previous approvals allowed for a 20-foot building line on adjacent lots. The indicated lots are near the rear of the subdivision aligning the roadway which will allow visual continuity within the development. The lots are rear loaded which will eliminate potential driveways. Staff feels if developed as proposed there will be minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. 4 FILE NO.: 5-1344-F (Cont. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 61 July 7, 2005 ITEM NO.: 6 NAME: Montagne Court Revised Preliminary Plat LOCATION: Located North of Forest Lane on Montagne Court DEVELOPER: Jim Swink 5011 South Katillus Road Little Rock, AR 72223 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 FILE NO.: S-1 AREA: 14.6 acres NUMBER OF LOTS: 60 FT. NEW STREET: 2,200 CURRENT ,ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.11 VARIAN C ESMAIVE RS REQUESTED: A variance from the Subdivision Ordinance to allow a reduced front yard platted building line on Lots 20 — 24 (10-feet). BACKGROUND: At the June 20, 2002, -Planning Commission Public Hearing an application was approved for the Montagne Court Preliminary Plat. The applicant proposed the subdivision of this 14.62 acre site into 60 single-family residential lots for the development of garden style homes. The lots were proposed as rear loading with alley access to garages. The average lot size proposed was 60 foot by 120 foot or 7,200 square feet. The applicant proposed the addition of 2,200 linear feet of internal street as a part of the development. The applicant proposed nine waivers and variances from City Ordinances related to the project. The Board of Directors approved these requested variances at their July 17, 2002, Public Hearing (Ordinance No. 18,721). July 7, 2005 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1344-F The approval included a variance to allow double frontage lots for Lots 19 — 36. The lots would have access from a new city street, Montagne Court and/or Forest Lane. The applicant proposed a platted 10-foot no access easement along the rear of the lots or along Forest Lane. The applicant proposed reduced setbacks and platted building lines as a part of the development. The applicant proposed adjacent to the interior street a variance to allow a 20-foot front platted building line on Lots 1 — 17 and 27 - 60. The applicant also requested the corner lots (Lots 1, 38 and 60) be allowed a reduced rear yard setback of 8-feet and reduced side yard setback on all the proposed lots of 5-feet. The proposed development did not meet the minimum lot size width for a few of the lots in the development therefore, a variance to allow a reduced minimum lot width for Lots 18— 21 and 24 — 27 was granted. The applicant proposed fencing to surround the development. The proposal included an eight -foot wood fence along the north and east property lines (the rear property lines) and a seven -foot brick column and wrought iron fence adjacent to the west and south property line or the street right-of-way. A variance was approved to allow increased heights of the fencing on all property lines (6-foot brick and wrought iron fence with seven (7) foot columns along the west and south property lines). The applicant also requested a waiver of the internal sidewalk requirement and a deferral of Master Street Plan requirements for improvements to South Katillus Road. The applicant proposed to phase the street improvements with the development of the subdivision. The applicant also requested a deferral of Master Street Plan improvements to Forest Lane until Phase IV developed. February 9, 2003, the Planning Commission reviewed and recommended approval of a variance request to allow a fifty -foot radius on the interior streets on the southern two curves. The applicant's previous submittal included the 50-foot radii on the drawing but a variance was not requested to allow the reduced radii. The applicant also requested a variance to allow the interior street to be classified as a minor residential street (without sidewalks). The applicant also requested a variance to allow a reduced front platted building line within the development. The proposal was for lots (Lots 18 — 26) to have the same reduced front platted building line (20-feet) as was approved for the remainder of the subdivision. A. PROPOSAL/REQUEST: The applicant is now requesting a reduced front platted building line for Lots 20 — 24 of the proposed subdivision of fifteen feet and an additional five feet for steps of the proposed porches, reducing the front building line to ten feet. The 4 July 7, 2005 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: S-1344-F applicant has indicated the reduced setbacks are necessary to allow for the construction of new homes on these indicated lots. The applicant has indicated the typical depth of the new homes being constructed is 74-feet. According to the applicant the lots have very shallow lot depths which do not allow for the desired house floor plans. The previous variances granted such as the allowance of double frontage lots, a reduced side yard setback and an increased curb radii remain as a part of this request. B. EXISTING CONDITIONS: The first phases are currently under construction with new homes being completed and occupied. The applicant has started with the installation of water and sewer lines on the third phase and working toward final platting. The area to the north contains three converted single-family residences with POD zoning; a beauty shop/tanning salon, a vacant structure and an attorney's office. There is a large tract of undeveloped R-2 zoned property immediately to the east of the site and further east and to the south of the proposed subdivision there are single-family residences, both stick -built and manufactured homes, on large lots. The area to the west contains larger homes on large lots. To the southwest of the site is a newly developing subdivision, Valley Falls Estates. C. NEIGHBORHOOD COMMENTS: rk E As of this writing, staff has not received The Westchester/Heatherbrae Property Ranch Neighborhood Association along notified of the Public Hearing. ENGINEERING COMMENTS: Public Works Conditions: any comments from the neighborhood. Owners Association and the Johnson with the abutting property owners were 1. No comments on new building setbacks. All previous comments on the plat apply. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. 3 July 7, 2005 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.. S-1344-F SBC: 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 Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. 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. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. Joe White was present representing the request. Staff presented an overview of the proposed development stating there were few outstanding issues associated with the proposed request. Staff indicated comments from various reporting departments and agencies suggesting Mr. White contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding issues to be addressed from the June 16, 2005, Subdivision Committee meeting. The applicant is requesting a front platted building line for Lots 20 — 24 of the proposed subdivision of fifteen feet and an additional five feet for steps of the proposed porches, reducing the front building line to ten feet. The applicant has indicated the reduced setbacks are necessary to allow for the construction of new homes on these indicated lots. Staff is supportive of the applicant's request. The previous approvals allowed for a 20-foot building line on adjacent lots. The indicated lots are near the rear of the 4 July 7, 2005 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: S-1344-F subdivision aligning the roadway which will allow visual continuity within the development. The lots are rear loaded which will eliminate potential driveways. Staff feels if developed as proposed there will be minimal impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 61 ITEM NO.: 6 FILE NO.: S-1344-F NAME: Montagne Court Preliminary Plat LOCATION: located North of Forest Lane on Montagne Court Planning Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. Variance/Waivers: A reduced front building line 15-feet on proposed Lots 20 — 24 of the Montagne Court Subdivision. Public Works Conditions: 1. No comments on new building setbacks. All previous comments on the plat apply. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: 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 Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. 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. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. Plannina Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, June 22, 2005.