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HomeMy WebLinkAboutS-1358 Staff AnalysisItem 5 Page 2 of 4 development. Southwest Little Rock United for Progress, the Quail Run Neighborhood Association, the Alexander Road Neighborhood Association and the Meyer Lane Neighborhood Association, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the public hearing. The Engineer also met with the neighborhood at a well attended neighborhood meeting (50+ residents). The attendees were from the Alexander Road Neighborhood Association, the Quail Run Neighborhood Association, the Carrington Place neighborhood, the Southfork neighborhood and the City of Shannon Hills (residents and the Mayor, Police Chief and Planning Commissioners). D. ENGINEERING COMMENTS: Public Works: 1. County Line Road is classified under the Master Street Plan as a local street. Since the Saline County line forms the southern right-of-way line of County Line Road, a minimum 50-foot right-of-way dedication as measured from the county line will be required. 2. Provide design of street conforming to the Master Street Plan. Construct one-half street improvements to the street including 5-foot sidewalk with planned development. 3. Appropriate handicap ramps will be required per current ADA standard. 4. All driveways shall be concrete aprons per City Ordinance. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derick Bergfield) for more information. 7. Stomr water detention ordinance applies to this property. 8. Show easements for all major proposed storm drainage and detention facilities. 9. A Grading Permit will be required per Section 29-186 (c) & (d). 10. Prepare a letter of pending development addressing streetlights as required by Section 31406 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpot) for more information regarding street light requirements. 11. If this is to be a gated community, provide a proposed entrance gate design that pfovides a three car stacking depth and turn -out exit for vehicles that enter the driveway but do not enter the site. 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 at 688-1414 for additional details. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water. Water main extension will be required. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918- 3752 for additional details. County Planning: No comment received. Item 5 Page 3 of 4 CATA: Site is not located on a dedicated bus route and has not effect on bus radius turnout or route. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 10, 2002) Mr. Frank Riggins of the Mehlburger Firm was present representing the application. Staff presented the development plan indicating the application was two part; a preliminary plat to subdivide the acreage into 20 lots and a planned development to construct duplex and sixplex units. Mr. Riggins stated County Line Road was entirely on the applicant's property and questioned what street improvements would be required. Staff stated'/ street improvements would be required but the entire dedication of right-of-way would also be required (50-feet). Staff also stated the'/ street improvements would be from the centerline of the existing pavement and not the centerline of the right-of-way. Staff noted comments from the water and wastewater departments. Staff stated the applicant should contact each department for additional information. Landscaping comments were discussed with regard to the rezoning request. The proposed rezoning was also discussed. Staff noted additional information, which would be required on the site plan. Staff stated if the community was to be gated, a turn -around would be required. Staff stated it would be possible to allow stacking on County Line Road. Staff also requested building elevations and proposed building materials. Staff questioned the proposed ownership of the development and requested a detailed Bill of Assurance, which would govern the site with regard to maintenance. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated floodplain/floodway information on the plat. The applicant has also provided the names of property owners of unplatted tracts abutting the proposed subdivision. The applicant has indicated the development will take place in two phases. Lots 1, 2, 13 - 20 to be final platted first with the remainder of the lots to be final platted after the units are constructed on these lots. Staff is not supportive of the proposed request. The preliminary plat is directly tied to the planned development and Staff is not supportive of the Planned Development request. It is very unlikely that should the planned development not be approved the applicant would proceed with the final platting of these lots in this configuration. I. STAFF RECOMMENDATIONS Staff recommends denial of the proposed preliminary plat. The preliminary plat and the Planned Development are a component of each and Staff is recommending denial of the proposed rezoning request therefore, Staff is also recommending denial of the preliminary plat. Item 5 Pagel of 4 OCTOBER 31, 2002 ITEM NO.: 5 FILE NO.: S-1358 NAME: Mountain Side Subdivision Preliminary Plat LOCATION: On County Line Road just west of Vimy Ridge Road DEVELOPER: ENGINEER: BAC Lending The Mehlburger Firm 1308 South Bowman Road P.O. Box 3837 Little Rock, AR 72211 Little Rock, AR 72203 AREA: 10.0 acres NUMBER OF LOTS: 20 FT. NEW STREET: 1245 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 16 - Otter Creek CENSUS TRACT: 41.04 VARIANCESMAIVERS REQUESTED: Reduced front building line for Lots 4 - 6, 8 -11 and 15 -18. A. PROPOSAL: The applicant proposes to subdivide this 10.0-acre site into 20 residential lots. The proposal includes the development of these lots into duplex and sixplex residential housing through a Planned Development (Item # 15 File No. Z-7298). The applicant has indicated there will be 1245 linear feet of internal street, which will be maintained as private streets as a part of the development. The proposal includes a gated driveway with a two car stacking capacity and a turn -around for motorists to exit when they are unable to access the site. The applicant is requesting a reduced front platted building line on Lots 4 - 6, 8 -11 and 15 -18. The applicant proposes the front building line to be 20 foot on these lots. The proposed preliminary plat is tied directly to the requested planned development in that the lot sizes proposed are such to accommodate the proposed duplex and sixplex buildings being considered for constructed. B. EXISTING CONDITIONS: The site is a wooded site, sloping slightly from north to south. County Line Road is a narrow two lane roadway with open ditches for drainage. There are new single-family subdivisions developing to the south in Saline County; Carrington Place and South -Fork. On the Pulaski County side there are single-family homes developed on acreage in a rural setting and single- family subdivisions located north of the site, accessed by Vimy Ridge Road. At the northwest and northeast intersections of Vimy Ridge Road and County Line Road there is a Dollar General Store and a Conoco Quick Stop. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received numerous phone calls in opposition to the proposed Subdivision Committee Meeting October 10, 2002 ITEM NO.: 5 FILE NO.: S-1358 NAME: Mountain Side Preliminary Plat LOCATION: On County Line Road just west of Vimy Ridge Road DEVELOPER: ENGINEER: , iv BAC Lending The Mehlburger Firm 1308 South Bowman Road P.O. Box 3837 Little Rock, AR 72211 Little Rock, AR 72203 AREA: 10.0 acres NUMBER OF LOTS: 20 FT. NEW STREET: 1245 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 16 — Otter Creek CENSUS TRACT: 41.04 x9'� VARIANCES/WAIVERS REQUESTED: Reduced front building line for Lots 4 — 0- \ 6, 8 — 11 and 15 - 18. (20-feet) Q PLANNING STAFF COMMENTS: 1. Provide a certified list of property owners within 200-feet of the site along with notice form, affidavit executed, and proof of mailing. 2. Provide the name, address and source of title for the property. 3. Provide flood plain/floodway information. 4. Indicate on the plat the names of property owners of unplatted tracts abutting the proposed subdivision. 5. Provide the zoning of abutting properties. 6. Provide a phasing plan. 7. Indicate PAGIS monuments on the proposed preliminary plat. ENGINEERING COMMENTS: Public Works: 1. County Line Road is classified under the Master Street Plan as a local street. Dedicate right-of-way to 25 feet from centerline. 2. Provide design of street conforming to the Master Street Plan. Construct one- half street improvement to the street including 5-foot sidewalk with planned Subdivision Committee Meeting October 10, 2002 development. 3. Appropriate handicap ramps will be required per current ADA standards. 4. All driveways shall be concrete aprons per City Ordinance. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 7. Stormwater detention ordinance applies to this property 8. Show easements for all major proposed storm drainage and detention facilities. 9. A Grading Permit will be required per Sec. 29-186 (c) & (d) 10. Prepare a letter of pending development addressing street lights as required by section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater at 688-1414 for additional details. Southwestern Bell - Water: Water main extension will be required. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has not effect on bus radius turnout or route. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Subdivision Committee Meeting October 10, 2002 Landscape: No comment. REVISED PLAT/PLAN: SUBMIT FOUR (4) COPIES OF A REVISED PRELIMINARY PLAT (TO INCLUDE THE ADDITIONAL INFORMATION AS NOTED ABOVE) TO STAFF NO LATER THAN NOON ON WEDNESDAY, OCTOBER 16, 2002. November 14, 2002 ITEM NO.: E FILE NO.: S-1358 NAME: Mountain Side Subdivision Preliminary Plat LOCATION: On County Line Road just west of Vimy Ridge Road DEVELOPER: ENGINEER: BAC Lending The Mehlburger Firm 1308 South Bowman Road P.O. Box 3837 Little Rock, AR 72211 Little Rock, AR 72203 AREA: 10.0 acres NUMBER OF LOTS: 20 FT. NEW STREET: 1245 CURRENT ZONING R-2, Single-family PLANNING DISTRICT: 16 — Otter Creek CENSUS TRACT: 41.04 VARIANCES/WAIVERS REQUESTED: Reduced front building line for Lots 4 — 6, 8 — 11 and 15 - 18. A. PROPOSAL: The applicant proposes to subdivide this 10.0-acre site into 20 residential lots. The proposal includes the development of these lots into duplex and sixplex residential housing through a Planned Development (Item # 15 File No. Z-7298). The applicant has indicated there will be 1245 linear feet of internal street, which will be maintained as private streets as a part of the development. The proposal includes a gated driveway with a two car stacking capacity and a turn -around for motorists to exit when they are unable to access the site. The applicant is requesting a reduced front platted building line on Lots 4 — 6, 8 — 11 and 15 — 18. The applicant proposes the front building line to be 20 foot on these lots. November 14, 2002 ITEM NO.: E (Cont.) FILE NO.: S-1358 The proposed preliminary plat is tied directly to the requested planned development in that the lot sizes proposed are such to accommodate the proposed duplex and sixplex buildings being considered for constructed. B. EXISTING CONDITIONS: The site is a wooded site, sloping slightly from north to south. County Line Road is a narrow two lane roadway with open ditches for drainage. There are new single-family subdivisions developing to the south in Saline County; Carrington Place and South -Fork. On the Pulaski County side there are single-family homes developed on acreage in a rural setting and single-family subdivisions located north of the site, accessed by Vimy Ridge Road. At the northwest and northeast intersections of Vimy Ridge Road and County Line Road there is a Dollar General Store and a Conoco Quick Stop. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received numerous phone calls in opposition to the proposed development. Southwest Little Rock United for Progress, the Quail Run Neighborhood Association, the Alexander Road Neighborhood Association and the Meyer Lane Neighborhood Association, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the public hearing. The Engineer also met with the neighborhood at a well attended neighborhood meeting (50+ residents). The attendees were from the Alexander Road Neighborhood Association, the Quail Run Neighborhood Association, the Carrington Place neighborhood, the Southfork neighborhood and the City of Shannon Hills (residents and the Mayor, Police Chief and Planning Commissioners). D. ENGINEERING COMMENTS: Public Works: 1. County Line Road is classified under the Master Street Plan as a local street. Since the Saline County line forms the southern right-of-way line of County Line Road, a minimum 50-foot right-of-way dedication as measured from the county line will be required. 2. Provide design of street conforming to the Master Street Plan. Construct one-half street improvements to the street including 5-foot sidewalk with planned development. 3. Appropriate handicap ramps will be required per current ADA standard. 4. All driveways shall be concrete aprons per City Ordinance. 2 November 14, 2002 ITEM NO.: E (Cont.) FILE NO.: S-1358 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derick Bergfield) for more information. 7. Stormwater detention ordinance applies to this property. 8. Show easements for all major proposed storm drainage and detention facilities. 9. A Grading Permit will be required per Section 29-186 (c) & (d). 10. Prepare a letter of pending development addressing streetlights as required by Section 31-406 of the Little Rock Code.. Contact Traffic Engineering at (501) 379-1813 (Steve Philpot) for more information regarding street light requirements. 11. If this is to be a gated community, provide a proposed entrance gate design that provides a three car stacking depth and turn -out exit for vehicles that enter the driveway but do not enter the site. 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 at 688-1414 for additional details. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: Water main extension will be required. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. Coun_y Planning: No comment received. CATA: Site is not located on a dedicated bus route and has not effect on bus radius turnout or route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. 3 November 14, 2002 ITEM NC.: E (Cont. _ FILE NO.: 5-1358 G. SUBDIVISION COMMITTEE COMMENT: (October 10, 2002) Mr. Frank Riggins of the Mehlburger Firm was present representing the application. Staff presented the development plan indicating the application was two part; a preliminary plat to subdivide the acreage into 20 lots and a planned development to construct duplex and sixplex units. Mr. Riggins stated County Line Road was entirely on the applicant's property and questioned what street improvements would be required. Staff stated Y2 street improvements would be required but the entire dedication of right-of-way would also be required (50-feet). Staff also stated the Y2 street improvements would be from the centerline of the existing pavement and not the centerline of the right-of- way. Staff noted comments from the water and wastewater departments. Staff stated the applicant should contact each department for additional information. Landscaping comments were discussed with regard to the rezoning request. The proposed rezoning was also discussed. Staff noted additional information, which would be required on the site plan. Staff stated if the community was to be gated, a turn -around would be required. Staff stated it would be possible to allow stacking on County Line Road. Staff also requested building elevations and proposed building materials. Staff questioned the proposed ownership of the development and requested a detailed Bill of Assurance, which would govern the site with regard to maintenance. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated flood plain/floodway information on the plat. The applicant has also provided the names of property owners of unplatted tracts abutting the proposed subdivision. The applicant has indicated the development will take place in two phases. Lots 1, 2, 13 — 20 to be final platted first with the remainder of the lots to be final platted after the units are constructed on these lots. Staff is not supportive of the proposed request. The preliminary plat is directly tied to the planned development and Staff is not supportive of the Planned evelopment request. It is very unlikely that should the planned development not be approved the applicant would proceed with the final platting of these lots in this configuration. 4 November 14, 2002 ITEM NO.: E Cont. FILE NO.: S-1358 STAFF RECOMMENDATIONS: Staff recommends denial of the proposed preliminary plat. The preliminary plat and the Planned Development are a component of each and Staff is recommending denial of the proposed rezoning request therefore, Staff is also recommending denial of the preliminary plat. PLANNING COMMISSION ACTION: (OCTOBER 31, 2002) Mr. Frank Riggins was present representing the application. There were objectors present. Mr. Riggins stated he was under the impression the applicant would be allow a deferral if fewer than nine (9) Commissioners were present. Mr. Riggins stated several interested persons were told the item would be deferred to the November 14, 2002 Public Hearing. Staff agreed they had also reported to area residents the item would not be heard by the Commission until the November 14, 2002 Public Hearing. Chairman Faust stated nine (9) Commissioners were present. Staff stated it was possible when the item would be heard that fewer than nine (9) Commissioners would be present. Chairman Faust questioned those who had signed cards in opposition of the project if they were in agreement to, allow the item to be heard at a later date. They two objectors agreed. There was no further discussion. A motion was made to defer the item to the November 14, 2002 Public Hearing. The motion carried by a vote of 8 ayes, 1 no and 2 absent. PLANNING COMMISSION ACTION: (NOVEMBER 14, 2002) Mr. Frank Riggins was present representing the application. There were objectors present. Staff presented the item along with the rezoning request (Item #F — File #Z-7298) both with a recommendation of denial. Staff stated the proposed preliminary plat and the rezoning request were directly related and it was unlikely the plat would move forward should the rezoning request not be approved. Please see the detailed minute record for the rezoning request contained in Item #F. A motion was made to approve the preliminary plat as filed. The motion failed by a vote of 3 ayes, 6 noes, 1 abstain and 1 absent. (Obray Nunnley Jr. abstaining) 5 November 14, 2002 NO.: S-1358 A motion was made to expunge the vote. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was made to approve the proposed preliminary plat as filed. The motion failed by a vote of 2 ayes, 7 noes, 1 abstain and 1 absent. (Obray Nunnley Jr. abstaining)