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HomeMy WebLinkAboutS-1371 Staff AnalysisSubdivision Committee Comments Item No. 4 Parker Place Preliminary Plat Plannina Staff Comments: January 16, 2003 S-1371 1. Provide a vicinity map on the plat. 2. Provide a platted building line, outside the pipe -stem. 3. Indicate on the plat the names of all adjoining property owners. 4. Provide the zoning classification within the plat boundary and the abutting areas. 5. Provide the "Certificate of Preliminary Surveying Accuracy, the Certificate of Preliminary Engineering Accuracy and the Certificate of Preliminary Plat approval. 6. Provide notification of abutting property owners complete with the certified abstract list, notice form with affidavit executed and proof of mailing. Variance/Waivers: Variance to allow the creation of two pipe stem lots. A variance from the minimum width of the pipe -stem at the street right-of-way (30-feet minimum). A variance from the maximum depth of a pipe -stem lot (300-feet maximum). Public Works: 1. Garrison Road is classified on the Master Street Plan as a minor arterial. Dedication of right-of-way to 45-feet from centerline will be required. 2. Obtain waiver or provide contribution in -lieu of construction for Master Street Plan requirements. 3. Driveway location and width must meet the traffic access and circulation requirements of Section 31-210. Driveway width must be less than 20-feet and spaced more than 5-feet from the property line. Utilities and Fire Department/County Planning: Wastewater: No comment. The site is located outside the service boundary. Entergy: No comment received. Center -Point Energy: No comment received. SBC: Request a 10-foot utility easement from Garrison Road to 1.3805 acres along the western boundary of the pipe stem. Contact Charles McDonald at 373-5112 for additional details. Central Arkansas Water: This area is served by the Maumelle water Corporation. No water is available from Central Arkansas Water. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received - Planning -Division: No comment. Landscape Issues: No comment Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, January 22, 2003. February 6, 2003 ITEM NO.: 4 FILE NO.: S-1371 NAME: Parker Place Preliminary Plat LOCATION: 12011 Garrison Road DEVELOPER: Ronald Thompson, Sr. 12011 Garrison Road Little Rock, AR 72223 AREA: 9.96 acres NUMBER OF LOTS: CURRENT ZONING: R-2, Single-family ENGINEER: Blaylock, Threet, Phillips & Associates 1501 Market Drive Little Rock, AR 72211 PLANNING DISTRICT: 30 - Buzzard Mountain CENSUS TRACT: 42.02 2 FT. NEW STREET: 0 VARIANCESMAIVERS REQUESTED: A variance to allow the creation of two (2) pipe -stem lots. A variance from the minimum width of the pipe -stem at the street right-of-way (30-feet minimum). A variance from the maximum depth of a pipe -stem (300-feet maximum). Waiver of Master Street Plan requirement to construct '/ street improvements to Garrison Road. A. PROPOSAL: The applicant proposes to subdivide this 9.96 acre site into two single-family lots. Lot 2 will be approximately 1.38 acres while the second lot will consist of the remainder of the area. The creation of the plat will require a variance from the Subdivision Ordinance [Section 31-232(f)] to allow the creation of a pipe -stem lot for both Lots 1 and 2. Both Lots will be served by the existing driveway located February 6, 2003 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1371 on the site but will have public street frontage to Garrison Road should access become an issue in the future. In addition the definition of a pipe stem lot requires the width of the pipe -stem at the street to be no less than thirty (30) feet and a maximum depth of three hundred (300) feet. The proposed plat does not meet the minimum requirement of the definition. The applicant is also requesting a waiver of the Master Street Plan requirement to construct one-half street improvements to Garrison Road. B. EXISTING CONDITIONS: The site is a wooded site with an existing single-family structure located on proposed Lot 1. A single-family structure is located nearer Garrison Road on a tract of land that is not a part of this plat providing a driveway to the lots being considered as this preliminary plat. Other uses in the area include single-family homes located on large tracts of land and a scattering of non-residential uses in a rural setting. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All abutting property owners were notified of the public hearing:. There is not a neighborhood association located in this area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Garrison Road is classified on the Master Street Plan as a minor arterial. Dedication of right-of-way to 45-feet from centerline will be required. 2. Obtain waiver or provide contribution in -lieu of construction for Master Street Plan requirements. 3. Driveway location and width must meet the traffic access and circulation requirements of Section 31-210. Driveway width must be less than 20-feet and spaced more than 5-feet from the property line. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No comment. The site is located outside the service boundary. Entergy: No comment received. Center -Point Enerav: No comment received. SBC: Request a 10-foot utility easement from Garrison Road to 1.3805 acres along 2 February 6, 2003 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: 5-1371 f1 G H the western boundary of the pipe stem. Contact Charles McDonald at 373-5112 for additional details. Central Arkansas Water: This area is served by the Maumelle Water Corporation. No water is available form Central Arkansas Water. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape Issues: No comment. SUBDIVISION COMMITTEE COMMENT: (January16, 2003) The applicant was not present. Staff informed the Committee the request was to create a plat, which contained two (2) pipe -stem lots, in the City's Extraterritorial Planning Jurisdiction. Staff stated they would work with the applicant to resolve any issues associated with the proposed preliminary plat prior to the Commission meeting. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: Staff met with the applicant and informed the applicant of the additional information required on the preliminary plat. The applicant has indicated the plat will be revised prior to final submission to Staff and the request for final platting. A platted building line will be shown on the plat at least ten (10) feet outside the pipe -stem. The area around the plat is currently zoned R-2, Single-family and will be indicated as such. The applicant is requesting a waiver of the Master Street Plan requirement to construct % street improvements to Garrison Road. Public Works indicated street construction or an in -lieu contribution should be made for the street construction to the roadway. Staff supports the waiver of the street construction 3 February 6, 2003 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1371 since it is unlikely Garrison Road will be constructed in ten (10) years, the limit on holding in -lieu contributions by the City. The applicant has indicated they will dedicate right-of-way per the Master Street Plan. The creation of two pipe -stem lots should have no adverse impact on the surrounding area. The lots will be accessed by an existing driveway and should access to these lots become an issue in the future, provisions have been made to provide access to a public street; the pipe -stems. To Staffs knowledge, there are no outstanding issues associated with the proposed request. Staff recommends approval of the request along with the requested waiver of street construction and variances from the Subdivision Ordinance. STAFF RECOMMENDATIONS: Staff recommends approval of the requested plat subject to compliance with the conditions outlined in paragraphs D, E and F of this report with the variances and waivers listed below: 1. Staff recommends approval of the requested variance from the Subdivision Ordinance [Section 31-232(f)] to allow the creation of two(2) pipe -stem lots as a result of the platting and the variance to allow an increased pipe -stem depth and a variance to allow a reduced minimum width of the pipe -stem. 2. Staff supports the request of a waiver of the Master Street Plan requirement for street construction to Garrison Road. n February 6, 2003 ITEM NO.: 4 NAME: Parker Place Preliminary Plat LOCATION: 12011 Garrison Road DEVELOPER: Ronald Thompson, Sr. 12011 Garrison Road Little Rock, AR 72223 AREA: 9.96 acres NUMBER OF LOTS: CURRENT ZONING: R-2, Single-family FILE NO.: S-1371 FNGINFFR, Blaylock, Threet, Phillips & Associates 1501 Market Drive Little Rock, AR 72211 PLANNING DISTRICT: 30 - Buzzard Mountain CENSUS TRACT: 42.02 2 FT. NEW STREET: 0 VARIANCESNVAIVERS REQUESTED: A variance to allow the creation of two (2) pipe -stem lots. A variance from the minimum width of the pipe -stem at the street right-of-way (30-feet minimum). A variance from the maximum depth of a pipe -stem (300-feet maximum). Waiver of Master Street Plan requirement to construct '/ street improvements to Garrison Road. A. PROPOSAL: The applicant proposes to subdivide this 9.96 acre site into two single-family lots. Lot 2 will be approximately 1.38 acres while the second lot will consist of the remainder of the area. The creation of the plat will require a variance from the Subdivision Ordinance [Section 31-232(f)] to allow the creation of a pipe -stem lot for both Lots 1 and 2. Both Lots will be served by the existing driveway located February 6, 2003 SUBDIVISION III: adA1010,1 FILE NO.: S-1371 on the site but will have public street frontage to Garrison Road should access become an issue in the future. In addition the definition of a pipe stem lot requires the width of the pipe -stem at the street to be no less than thirty (30) feet and a maximum depth of three hundred (300) feet. The proposed plat does not meet the minimum requirement of the definition. The applicant is also requesting a waiver of the Master Street Plan requirement to construct one-half street improvements to Garrison Road. B. EXISTING CONDITIONS: The site is a wooded site with an existing single-family structure located on proposed Lot 1. A single-family structure is located nearer Garrison Road on a tract of land that is not a part of this plat providing a driveway to the lots being considered as this preliminary plat. Other uses in the area include single-family homes located on large tracts of land and a scattering of non-residential uses in a rural setting. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All abutting property owners were notified of the public hearing. There is not a neighborhood association located in this area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Garrison Road is classified on the Master Street Plan as a minor arterial. Dedication of right-of-way to 45-feet from centerline will be required. 2. Obtain waiver or provide contribution in -lieu of construction for Master Street Plan requirements. 3. Driveway location and width must meet the traffic access and circulation requirements of Section 31-210. Driveway width must be less than 20-feet and spaced more than 5-feet from the property line. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No comment. The site is located outside the service boundary. Enter : No comment received. Center -Point Eneraw No comment received. SBC: Request a 10-foot utility easement from Garrison Road to 1.3805 acres along 0a February 6, 2003 SUBDIVISIO ITEM NO.: 4 (Cont. G H FILE NO.: S-1371 the western boundary of the pipe stem. Contact Charles McDonald at 373-5112 for additional details. Central Arkansas Water: This area is served by the Maumelle Water Corporation. No water is available form Central Arkansas Water. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. ISSU ES/TECH N ICAL/DESIGN: Planning Division: No comment. Landscape Issues: No comment. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) The applicant was not present. Staff informed the Committee the request was to create a plat, which contained two (2) pipe -stem lots, in the City's Extraterritorial Planning Jurisdiction. Staff stated they would work with the applicant to resolve any issues associated with the proposed preliminary plat prior to the Commission meeting. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: Staff met with the applicant and informed the applicant of the additional information required on the preliminary plat. The applicant has indicated the plat will be revised prior to final submission to Staff and the request for final platting. A platted building line will be shown on the plat at least ten (10) feet outside the pipe -stem. The area around the plat is currently zoned R-2, Single-family and will be indicated as such. The applicant is requesting a waiver of the Master Street Plan requirement to construct Y2 street improvements to Garrison Road. Public Works indicated street construction or an in -lieu contribution should be made for the street construction to the roadway. Staff supports the waiver of the street construction 3 February 6, 2003 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1371 since it is unlikely Garrison Road will be constructed in ten (10) years, the limit on holding in -lieu contributions by the City. The applicant has indicated they will dedicate right-of-way per the Master Street Plan. The creation of two pipe -stem lots should have no adverse impact on the surrounding area. The lots will be accessed by an existing driveway and should access to these lots become an issue in the future, provisions have been made to provide access to a public street; the pipe -stems. To Staff's knowledge, there are no outstanding issues associated with the proposed request. Staff recommends approval of the request along with the requested waiver of street construction and variances from the Subdivision Ordinance. 64VIa0VX6Ti7â–ºVAfLId61l1- EX KOMI Staff recommends approval of the requested plat subject to compliance with the conditions outlined in paragraphs D, E and F of this report with the variances and waivers listed below: 1. Staff recommends approval of the requested variance from the Subdivision Ordinance [Section 31-232(f)] to allow the creation of two (2) pipe -stem lots as a result of the platting and the variance to allow an increased pipe -stem depth and a variance to allow a reduced minimum width of the pipe -stem. 2. Staff supports the request of a waiver of the Master Street Plan requirement for street construction to Garrison Road. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) Mr. Ron Thompson was present representing the application. There were no objectors present. Staff presented the proposed plat with a recommendation of approval subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a positive recommendation of the variances and waivers listed below: 1. The requested variance from the Subdivision Ordinance [Section 31-232(f)] to allow the creation of two (2) pipe -stem lots as a result of the platting and the variance to allow an increased pipe -stem depth and a variance to allow a reduced minimum width of the pipe -stem. 2. The request of a waiver of the Master Street Plan requirement for street construction to Garrison Road. There was no further discussion of the item. The item was placed on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. Ell FILE NO.: S-1371 NAME: Parker Place Preliminary Plat LOCATION: 12011 Garrison Road DEVELOPER: Ronald Thompson, Sr. 12011 Garrison Road Little Rock, AR 72223 AREA: 9.96 acres NUMBER OF LOTS: CURRENT ZONING: R-2, Single-family ENGINEER: Blaylock, Threet, Phillips & Associates 1501 Market Drive Little Rock, AR 72211 PLANNING DISTRICT: 30 - Buzzard Mountain CENSUS TRACT: 42.02 2 FT. NEW STREET: 0 VARIANCES/WAIVERS REQUESTED: A variance to allow the creation of two (2) pipe -stem lots. A variance from the minimum width of the pipe -stem at the street right-of-way (30-feet minimum). A variance from the maximum depth of a pipe -stem (300-feet maximum). Waiver of Master Street Plan requirement to construct 'h street improvements to Garrison Road. A. PROPOSAL: The applicant proposes to subdivide this 9.96 acre site into two single-family lots. Lot 2 will be approximately 1.38 acres while the second lot will consist of the remainder of the area. The creation of the plat will require a variance from the Subdivision Ordinance [Section 31-232(f)] to allow the creation of a pipe -stem lot for both Lots 1 and 2. Both Lots will be served by the existing driveway located FILE NO.: S-1371 (Cont. on the site but will have public street frontage to Garrison Road should access become an issue in the future. In addition the definition of a pipe stem lot requires the width of the pipe -stem at the street to be no less than thirty (30) feet and a maximum depth of three hundred (300) feet. The proposed plat does not meet the minimum requirement of the definition. The applicant is also requesting a waiver of the Master Street Plan requirement to construct one-half street improvements to Garrison Road. B. EXISTING CONDITIONS: The site is a wooded site with an existing single-family structure located on proposed Lot 1. A single-family structure is located nearer Garrison Road on a tract of land that is not a part of this plat providing a driveway to the lots being considered as this preliminary plat. Other uses in the area include single-family homes located on large tracts of land and a scattering of non-residential uses in a rural setting. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All abutting property owners were notified of the public hearing. There is not a neighborhood association located in this area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Garrison Road is classified on the Master Street Plan as a minor arterial. Dedication of right-of-way to 45-feet from centerline will be required. 2. Obtain waiver or provide contribution in -lieu of construction for Master Street Plan requirements. 3. Driveway location and width must meet the traffic access and circulation requirements of Section 31-210. Driveway width must be less than 20-feet and spaced more than 5-feet from the property line. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No comment. The site is located outside the service boundary. Enter : No comment received. Center -Point Energy: No comment received. SBC: Request a 10-foot utility easement from Garrison Road to 1.3805 acres along the western boundary of the pipe stem. Contact Charles McDonald at 373-5112 for additional details. 4 FILE NO.: S-1371 (Cant. Central Arkansas Water: This area is served by the Maumelle Water Corporation. No water is available form Central Arkansas Water. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape Issues: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) The applicant was not present. Staff informed the Committee the request was to create a plat, which contained two (2) pipe -stem lots, in the City's Extraterritorial Planning Jurisdiction. Staff stated they would work with the applicant to resolve any issues associated with the proposed preliminary plat prior to the Commission meeting. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Staff met with the applicant and informed the applicant of the additional information required on the preliminary plat. The applicant has indicated the plat will be revised prior to final submission to Staff and the request for final platting. A platted building line will be shown on the plat at least ten (10) feet outside the pipe -stem. The area around the plat is currently zoned R-2, Single-family and will be indicated as such. The applicant is requesting a waiver of the Master Street Plan requirement to construct '/2 street improvements to Garrison Road. Public Works indicated street construction or an in -lieu contribution should be made for the street construction to the roadway. Staff supports the waiver of the street construction since it is unlikely Garrison Road will be constructed in ten (10) years, the limit on holding in -lieu contributions by the City. The applicant has indicated they will dedicate right-of-way per the Master Street Plan. The creation of two pipe -stem lots should have no adverse impact on the surrounding area. The lots will be accessed by an existing driveway and should access to these lots become an issue in the future, provisions have been made to provide access to a public street; the pipe -stems. 3 FILE NO.: S-1371 To Staff's knowledge, there are no outstanding issues associated with the proposed request. Staff recommends approval of the request along with the requested waiver of street construction and variances from the Subdivision Ordinance. I. STAFF RECOMMENDATIONS: Staff recommends approval of the requested plat subject to compliance with the conditions outlined in paragraphs D, E and F of this report with the variances and waivers listed below: 1. Staff recommends approval of the requested variance from the Subdivision Ordinance [Section 31-232(f)] to allow the creation of two (2) pipe -stem lots as a result of the platting and the variance to allow an increased pipe -stem depth and a variance to allow a reduced minimum width of the pipe -stem. 2. Staff supports the request of a waiver of the Master Street Plan requirement for street construction to Garrison Road. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) Mr. Ron Thompson was present representing the application. There were no objectors present. Staff presented the proposed plat with a recommendation of approval subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a positive recommendation of the variances and waivers listed below: 1. The requested variance from the Subdivision Ordinance [Section 31-232(f)] to allow the creation of two (2) pipe -stem lots as a result of the platting and the variance to allow an increased pipe -stem depth and a variance to allow a reduced minimum width of the pipe -stem. 2. The request of a waiver of the Master Street Plan requirement for street construction to Garrison Road. There was no further discussion of the item. The item was placed on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0