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HomeMy WebLinkAboutS-1372 Staff AnalysisSubdivision Committee Comments January 16, 2003 Item No. 5 S-1372 Roland Heights Preliminary Plat Planning Staff Comments: 1. Provide a two lot plat including the area from which this acreage is being divided. 2. Provide the name and address of the subdivider. 3. Provide the name and address of the owner with source of title (deed record book and page or instrument number). 4. Provide the average size of the lots and the minimum lot size in the general notes. 5. Provide the proposed source of water supply in the general notes. 6. Provide the proposed source of wastewater disposal in the general notes. 7. Provide a platted building line adjacent to the street right-of-way. 8. Provide a vicinity map on the proposed plat. 9. Provide all lot lines with dimensions, streets, and easements on the proposed plat. 10. Provide the names of recorded subdivision abutting the plat area. 11. Provide the names of all unplatted tracts abutting the plat area. 12. Provide the zoning classification within the plat boundary and abutting areas. 13. Provide the Certificate of Preliminary Surveying Accuracy, the Certificate of Preliminary Engineering Accuracy and the Certificate of Preliminary Plat Approval on the proposed plat. 14. Provide notification of abutting property owners complete with the certified abstract list, notice form with affidavit executed and proof of mailing. Variance/Waivers: A variance to allow an increased lot width to depth ratio Public Works: 1. Roland Heights Road is classified on the Master Street Plan as a local street with a 50-foot right-of-way width. Dedication of right-of-way to 25-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 Sections 31-210. Driveway width must be less than 20-feet and spaced more than five -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: Approved as submitted. 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. Planning Division: No comment. Landscape Issues: Insufficient information to review. 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.: 5 FILE NO.: S-1 372 NAME: Roland Heights Preliminary Plat LOCATION: Roland Heights Road DEVELOPER: Reeda Williamson 91 Sunset Loop Perryville, AR 72126 AREA: 5 acres NUMBER OF LOTS CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 29 - Barrett CENSUS TRACT: 42.01 ENGINEER: King's Surveying, Inc. P.O. Box 599 Perryville, AR 72126 2 ' FT. NEW STREET: 0 VARIANCESMAIVERS REQUESTED: A variance from the lot width to depth ratio. A waiver of Master Street Plan requirement for construction of'/ street improvements to Roland Heights Road. A. PROPOSAL: The applicant proposes to subdivide this five (5) acre tract into two single-family residential lots. One lot will contain approximately three (3) acres and the second lot will contain the remaining two (2) acres. Both lots will have access to Roland Heights Road. The lots will require a variance from the Subdivision Ordinance Section 31- 232(b). The Ordinance requires no lot be more than three (3) times as deep as it is wide, except in cases were lots abut a freeway, expressway or occupied mainline railroad right-of-way. The proposed lots do not meet this requirement. The applicant has indicated right-of-way dedication will be made but is requesting a waiver of the Master Street Plan requirement for %2 street construction to the roadway. February 6, 2003 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: S-1372 B. EXISTING CONDITIONS: The site is a vacant wooded site sloping significantly to the south from the road. Other uses in the area are predominately single-family on large tracts of land. Pinnacle State Park is located east of the site along State Highway 300. The roadway is a narrow chip -seal road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: All abutting property owners were notified of the public hearing. There is not a neighborhood association located near the site. As of this writing, staff has received one informational phone call from an area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Roland Heights Road is classified on the Master Street Plan as a local street with a 50-foot right-of-way width. Dedication of right-of-way to 25-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 Sections 31-210. Driveway width must be less than 20-feet and spaced more than five -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 Energy: No comment received. SBC: Approved as submitted. 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. 2 February 6, 2003 SUBDIVISION ITEM NO.: 5 (Cont. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape Issues: No comment. ILE NO.: S-1372 G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) The applicant was not present. Staff gave an overview of the proposed preliminary plat to the Subdivision Committee members. Staff stated the applicant was proposing to subdivide a five (5) acre tract into two (2) lots. One (1) of the lots would contain three (3) acres and the second would contain the remaining two (2) acres. Staff stated the proposed preliminary plat would require a variance from the -Subdivision Ordinance to allow an increased width to depth ratio. Staff stated they would contact the applicant and work to resolve any outstanding issues associated with the proposed plat. There being no further items 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. The applicant has included the additional information requested including the certifications, the proposed source of water and the proposed source of wastewater disposal. The applicant has also indicated a fifty (50) foot platted building line adjacent to Roland Heights Road. Lot 2, although will require a variance from the Subdivision Ordinance to allow an increased width to depth ratio is somewhat similar to the lot configuration of the area. Most of the lots in the area have developed on five (5) acre tracts which are in most cases have a greater depth than is allowable under the Subdivision Ordinance in relation to their width. Lot 1 of the proposed subdivision would meet the minimum requirements of the Subdivision Ordinance for lot width and minimum square footage, but with the current configuration, 70-feet by 686-feet, Staff would recommend the applicant combine the 1.89 acres with the acreage currently owned by the applicant located to the west. The area is not served by a wastewater collection system and requires the placement of a septic system on site for wastewater treatment. The Health Department has indicated 1.89 acres is not sufficient to allow a septic system to "perk". If Lot 1 remains as currently configured, additional acreage will be required if the applicant desires to sell Lot 1 to allow the site to "perk". Staff W February 6, 2003 SUBDIVISION ITEM NO.: 5 (Cont. FILE NO.: S-1372 feels the combining this lot with the applicant's lot to the west should happen at this time to avoid any future confusion or misunderstandings. Staff supports the applicant in their request for a waiver of the Master Street Plan requirement of Y street improvements to Roland Heights Road. The applicant has indicated the right-of-way will be dedicated but feels Roland Heights Road will not be constructed to Master Street Plan requirement at any time in the near future. Staff agrees with the applicant in this assessment. Otherwise, to Staffs knowledge, there are no outstanding issues associated with the proposed plat. The variance requested, the variance to allow an increased width to depth ratio, should not adversely affect the adjoining property owners. 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 following waivers and variances: 1. Staff recommends Lot 2 be recombined with the property to the west currently owned by the applicant. 2. Staff recommends approval of the requested variance from the Subdivision Ordinance [Section 31-232(b)] to allow an increased lot width to depth ratio. 3. Staff recommends approval of the request to allow a waiver of the Master Street Plan requirement of Y2 street improvements to Roland Heights Road. 51 February 6, 2003 ITEM NO.: 5 FILE NO.: 5-1372 NAME: Roland Heights Preliminary Plat LOCATION: Roland Heights Road DEVELOPER: Reeda Williamson 91 Sunset Loop Perryville, AR 72126 AREA: 5 acres NUMBER OF LOTS: CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 29 - Barrett CENSUS TRACT: 42.01 ENGINEER: King's Surveying, Inc. P.O. Box 599 Perryville, AR 72126 2 FT. NEW STREET: 0 VARIANCESMAIVERS REQUESTED: A variance from the lot width to depth ratio. A waiver of Master Street Plan requirement for construction of Y2 street improvements to Roland Heights Road. A. PROPOSAL: The applicant proposes to subdivide this five (5) acre tract into two single-family residential lots. One lot will contain approximately three (3) acres and the second lot will contain the remaining two (2) acres. Both lots will have access to Roland Heights Road. The lots will require a variance from the Subdivision Ordinance Section 31- 232(b). The Ordinance requires no lot be more than three (3) times as deep as it is wide, except in cases were lots abut a freeway, expressway or occupied mainline railroad right-of-way. The proposed lots do not meet this requirement. The applicant has indicated right-of-way dedication will be made but is requesting a waiver of the Master Street Plan requirement for '/ street construction to the roadway. February 6, 2003 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S- B. EXISTING CONDITIONS: The site is a vacant wooded site sloping significantly to the south from the road. Other uses in the area are predominately single-family on large tracts of land. Pinnacle State Park is located east of the site along State Highway 300. The roadway is a narrow chip -seal road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: All abutting property owners were notified of the public hearing. There is not a neighborhood association located near the site. As of this writing, staff has received one informational phone call from an area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS.- 1 . Roland Heights Road is classified on the Master Street Plan as a local street with a 50-foot right-of-way width. Dedication of right-of-way to 25-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 Sections 31-210. Driveway width must be less than 20-feet and spaced more than five -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 Energy: No comment received. SBC: Approved as submitted. 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. K February 6, 2003 SUBDIVISION ITEM NO.: 5 [C F G H ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape Issues: No comment. SUBDIVISION COMMITTEE COMMENT FILE NO.: S- (January 16, 2003) The applicant was not present. Staff gave an overview of the proposed preliminary plat to the Subdivision Committee members. Staff stated the applicant was proposing to subdivide a five (5) acre tract into two (2) lots. One (1) of the lots would contain three (3) acres and the second would contain the remaining two (2) acres. Staff stated the proposed preliminary plat would require a variance from the -Subdivision Ordinance to allow an increased width to depth ratio. Staff stated they would contact the applicant and work to resolve any outstanding issues associated with the proposed plat. There being no further items for discussion the Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised plat to Staff addressing most of the issues raised by Staff. The applicant has included the additional information requested including the certifications, the proposed source of water and the proposed source of wastewater disposal. The applicant has also indicated a fifty (50) foot platted building line adjacent to Roland Heights Road. Lot 2, although will require a variance from the Subdivision Ordinance to allow an increased width to depth ratio is somewhat similar to the lot configuration of the area. Most of the lots in the area have developed on five (5) acre tracts which are in most cases have a greater depth than is allowable under the Subdivision Ordinance in relation to their width. Lot 1 of the proposed subdivision would meet the minimum requirements of the Subdivision Ordinance for lot width and minimum square footage, but with the current configuration, 70-feet by 686-feet, Staff would recommend the applicant combine the 1.89 acres with the acreage currently owned by the applicant located to the west. The area is not served by a wastewater collection system and requires the placement of a septic system on site for wastewater treatment. The Health Department has indicated 1.89 acres is not sufficient to allow a septic system to "perk". If Lot 1 remains as currently configured, additional acreage will be required if the applicant desires to sell Lot 1 to allow the site to "perk". Staff 3 February 6, 2003 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1372 feels the combining this lot with the applicant's lot to the west should happen at this time to avoid any future confusion or misunderstandings. Staff supports the applicant in their request for a waiver of the Master Street Plan requirement of '/2 street improvements to Roland Heights Road. The applicant has indicated the right-of-way will be dedicated but feels Roland Heights Road will not be constructed to Master Street Plan requirement at any time in the near future. Staff agrees with the applicant in this assessment. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed plat. The variance requested, the variance to allow an increased width to depth ratio, should not adversely affect the adjoining property owners. 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 following waivers and variances: 1. Staff recommends Lot 2 be recombined with the property to the west currently owned by the applicant. 2. Staff recommends approval of the requested variance from the Subdivision Ordinance [Section 31-232(b)] to allow an increased lot width to depth ratio. 3. Staff recommends approval of the request to allow a waiver of the Master Street Plan requirement of Y2 street improvements to Roland Heights Road. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) Ms. Reeda Williamson was present representing the application. Staff presented the item with a recommendation of approval of the requested plat subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a positive recommendation of the following waivers and variances as well: 1. Staff presented a recommendation that Lot 2 be recombined with the property to the west currently owned by the applicant. 2. Staff presented a recommendation of approval of the requested variance from the Subdivision Ordinance [Section 31-232(b)] to allow an increased lot width to depth ratio. 10 February 6, 2003 SUBDIVISIO ITEM NO.: 5 Cont. FILE NO.: S-1372 3. Staff presented a recommendation of approval of the request to allow a waiver of the Master Street Plan requirement of '/2 street improvements to Roland Heights 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. ILE NO.: S-1372 NAME: Roland Heights Preliminary Plat LOCATION: Roland Heights Road DEVELOPER: Reeda Williamson 91 Sunset Loop Perryville, AR 72126 AREA: 5 acres NUMBER OF LOTS: CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 29 - Barrett CENSUS TRACT: 42.01 ENGINEER: King's Surveying, Inc. P.O. Box 599 Perryville, AR 72126 2 FT. NEW STREET: 0 VARIANCES/WAIVERS REQUESTED: A variance from the lot width to depth ratio. A waiver of Master Street Plan requirement for construction of/z street improvements to Roland Heights Road. A. PROPOSAL: The applicant proposes to subdivide this five (5) acre tract into two single-family residential lots. One lot will contain approximately three (3) acres and the second lot will contain the remaining two (2) acres. Both lots will have access to Roland Heights Road. The lots will require a variance from the Subdivision Ordinance Section 31- 232(b). The Ordinance requires no lot be more than three (3) times as deep as it is wide, except in cases were lots abut a freeway, expressway or occupied mainline railroad right-of-way. The proposed lots do not meet this requirement. The applicant has indicated right-of-way dedication will be made but is requesting a waiver of the Master Street Plan requirement for Y2 street construction to the roadway. FILE NO.: S-1372 (Cont. B. EXISTING CONDITIONS: The site is a vacant wooded site sloping significantly to the south from the road. Other uses in the area are predominately single-family on large tracts of land. Pinnacle State Park is located east of the site along State Highway 300. The roadway is a narrow chip -seal road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: All abutting property owners were notified of the public hearing. There is not a neighborhood association located near the site. As of this writing, staff has received one informational phone call from an area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Roland Heights Road is classified on the Master Street Plan as a local street with a 50-foot right-of-way width. Dedication of right-of-way to 25-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 Sections 31-210. Driveway width must be less than 20-feet and spaced more than five -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 Enerr- y: No comment received. SBC: Approved as submitted. 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: Plannina Division: No comment. 2 FILE NO.: S-1372 (Cont.) Landscape Issues: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) The applicant was not present. Staff gave an overview of the proposed preliminary plat to the Subdivision Committee members. Staff stated the applicant was proposing to subdivide a five (5) acre tract into two (2) lots. One (1) of the lots would contain three (3) acres and the second would contain the remaining two (2) acres. Staff stated the proposed preliminary plat would require a variance from the Subdivision Ordinance to allow an increased width to depth ratio. Staff stated they would contact the applicant and work to resolve any outstanding issues associated with the proposed plat. There being no further items 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. The applicant has included the additional information requested including the certifications, the proposed source of water and the proposed source of wastewater disposal. The applicant has also indicated a fifty (50) foot platted building line adjacent to Roland Heights Road. Lot 2, although will require a variance from the Subdivision Ordinance to allow an increased width to depth ratio is somewhat similar to the lot configuration of the area. Most of the lots in the area have developed on five (5) acre tracts which are in most cases have a greater depth than is allowable under the Subdivision Ordinance in relation to their width. Lot 1 of the proposed subdivision would meet the minimum requirements of the Subdivision Ordinance for lot width and minimum square footage, but with the current configuration, 70-feet by 686-feet, Staff would recommend the applicant combine the 1.89 acres with the acreage currently owned by the applicant located to the west. The area is not served by a wastewater collection system and requires the placement of a septic system on site for wastewater treatment. The Health Department has indicated 1.89 acres is not sufficient to allow a septic system to "perk". If Lot 1 remains as currently configured, additional acreage will be required if the applicant desires to sell Lot 1 to allow the site to "perk". Staff feels the combining this lot with the applicant's lot to the west should happen at this time to avoid any future confusion or misunderstandings. Staff supports the applicant in their request for a waiver of the Master Street Plan requirement of Y2 street improvements to Roland Heights Road. The applicant has indicated the right-of-way will be dedicated but feels Roland Heights Road 3 FILE NO.: S-1372 (Cont. will not be constructed to Master Street Plan requirement at any time in the near future. Staff agrees with the applicant in this assessment. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed plat. The variance requested, the variance to allow an increased width to depth ratio, should not adversely affect the adjoining property owners. 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 following waivers and variances: 1. Staff recommends Lot 2 be recombined with the property to the west currently owned by the applicant. 2. Staff recommends approval of the requested variance from the Subdivision Ordinance [Section 31-232(b)] to allow an increased lot width to depth ratio. 3. Staff recommends approval of the request to allow a waiver of the Master Street Plan requirement of/z street improvements to Roland Heights Road. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) Ms. Reeda Williamson was present representing the application. Staff presented the item with a recommendation of approval of the requested plat subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a positive recommendation of the following waivers and variances as well: 1. Staff presented a recommendation that Lot 2 be recombined with the property to the west currently owned by the applicant. 2. Staff presented a recommendation of approval of the requested variance from the Subdivision Ordinance [Section 31-232(b)] to allow an increased lot width to depth ratio. 3. Staff presented a recommendation of approval of the request to allow a waiver of the Master Street Plan requirement of Y2 street improvements to Roland Heights 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