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HomeMy WebLinkAboutS-1389 Staff AnalysisSubdivision Committee Comments June 5, 2003 ITEM NO.: 11 FILE NO.: S-1389 NAME: New Hope Subdivision Preliminary Plat LOCATION: 7915 Highway 300 Planning Staff Comments: 1. Provide notification of abutting property owners complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the proposed water source in the general notes section of the proposed preliminary plat. 3. Provide the means of wastewater disposal in the general notes section of the proposed preliminary plat. Variance/Waivers: 1.- A variance to allow an increased lot depth to width ratio for Parcel 1. Public ❑rks: 1. Provide the design of the street conforming to the Maste Street Plan. Construct one-half street improvement to the street including 5-foot sidewalks with planned development or obtain a deferral of improvements from the Board of Directors. Utilities and Fire Department/County Planning: Wastewater Outside the service boundary, no comment. Entergy: No comment received. Center -Point Enerav: No service in the area. SBC: No comment received. Central Arkansas Water: This is located in an area served by Maumelle Water Corporation. Water is not available from Central Arkansas Water. Fire Department: Approved as submitted. County Planning: No comment received. June 26, 2003 ITEM NO.: NAME: New Hope Subdivision Preliminary Plat LOCATION: 7915 Highway 300 DEVELOPER: New Hope Baptist Church 23924 Highway 10 Little Rock, AR ENGINEER: Catlett Engineering P.O. Box 154 Roland, AR 72135 AREA: 8.215 acres CURRENT ZONING: NUMBER OF LOTS: 2 R-2, Single-family PLANNING DISTRICT: 29 - Barrett CENSUS TRACT: 42.01 VARIANCES/WAIVERS REQUESTED: FILE NO.: S- 1389 FT. NEW STREET: 0 1. A variance to allow an increased lot depth to width ratio for Parcel 1. 2. A variance to allow a reduced platted building line on Parcel 2. 3. A deferral of the Master Street Plan requirements (1/2 street construction) until Phase III of the church plan or June 30, 2013. A. PROPOSAL: The applicant is proposing the subdivision of this 8.21 acre site located at 7915 Highway 300. The New Hope Baptist Church is requesting a Conditional Use Subdivision Committee Comments (Page 2) ITEM NO.: 11 CATA: No comment received. Planning Division: No comment. Landscape: No comment. June 5, 2003 FILE NO.: S-1389 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 11, 2003. June 26, 2003 SUBDIVISION ITEM NO.: 11 (Cont FILE NO.: S- 1389 Permit (Item #12 File No. Z-7417) along with the preliminary plat. The site will be divided into two parcels, one 6.930 acres which the church plans to build on and a 1.285 acre parcel which is currently occupied by an existing single-family home. The proposal includes a variance to allow an increased depth to width ratio for Tract 1 and a reduced platted building line for Tract 2. The applicant is also requesting a deferral of Master Street Plan requirements to Highway 300. The applicant is requesting a deferral until June 30, 2013 or until Phase III of the church plan begins to develop. B. EXISTING CONDITIONS: The site contains an existing single-family home located on the northeast corner of the site and the remainder is vacant. The site has been cleared and graded recently. There are single-family homes on large lots located to the north and west of the site. Other uses in the area include a grocery/gas station located southeast of the site and Saugey's Antique Store is located south of the site, one lot removed. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property abutting the proposed site were notified of the Public Hearing. There is not an organized neighborhood association located in the area. D. ENGINEERING COMMENTS: Public Works: Provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5-foot sidewalks with planned development or obtain a deferral of improvements from the Board of Directors. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater Outside the service boundary, no comment. Entergy: No comment received. Center -Point Ener : No service in the area. SBC: No comment received. Central Arkansas Water: This is located in an area served by Maumelle Water Corporation. Water is not available from Central Arkansas Water. 2 June 26, 2003 SUBDIVISION NO.: 11 (Cont. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT (June 5, 2003) FILE NO.: S- 1 The applicant was present. Staff gave an overview of the proposed development, noting the requested variances and indicating there were only two additions needed on the proposed preliminary plat drawing. Staff stated the applicant should verify the source of water and the means of wastewater disposal on the preliminary plat. Public Works comments were addressed. Staff stated the applicant should construct '/2 street improvements to the site or request a waiver or deferral from the Board of Directors. There was a discussion concerning the waiver vs. the deferral and the length of time a deferral would be allowed. Staff stated the applicant would be best suited to tie the deferral to a specific phase of the development and to give a time certain that the improvements would be made. Staff noted comments from all other reporting agencies. Staff suggested the applicant contact each agency for clarification on specific issue. There were no additional comments for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff on June 10, 2003 addressing the comments of staff at the June 5, 2003 Subdivision Committee Meeting. The applicant has indicated the proposed source of water is from the Maumelle Water Corporation and the proposed source of wastewater disposal will be a septic tank. The applicant has indicated they will coordinate with the Arkansas Department of Health and the County Sanitarian for proper installation of the septic system. The existing single-family home has an approved septic system in place. The church will install a new septic system upon construction. Typically on acreage proposed for the church site the system will "perk". 3 June 26, 2003 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: S- 1389 The proposed plat requires two variances from the Subdivision Ordinance. The applicant is requesting an increased depth to width ratio for Parcel 1. The ordinance requires no lot be more than three times as deep as it is wide. The lot proposed (measured at the building line) is 219.88 by 896.78. Staff is supportive of the proposed lot layout. Staff does not feel the variance will create a negative impact on surrounding property owners. The second parcel contains an existing single-family structure. The applicant is requesting a variance to allow a reduced platted building line. The platted building line has been shown to indicate existing conditions. The proposed platted building line will follow along the required 35-foot building line (adjacent to an arterial street) then be reduced around the existing single-family structure. Staff is supportive of the request to allow the reduced platted building line in this configuration. The applicant is requesting a deferral of street improvements to Highway 300 until Phase III of the church project until June 30, 2013. Staff is not supportive of the request as filed. Staff would however support a deferral of street improvements for a period of 10 years after occupancy of the Phase I building or until construction begins on Phase II, whichever occurs first. (See Item No. 12 File No. Z-7417 for details concerning staff's position for the trigger of the street improvements.) The only unresolved issue is related to the Master Street Plan requirement for street construction. To staff's knowledge there are no other outstanding issues associated with the proposed preliminary plat. Staff feels the proposed preliminary plat should have minimal to no adverse impact on the surrounding area. Staff also feels the street should be constructed as stated above (within a 10-year time frame of the occupancy of the Phase l building or until construction begins on Phase 11 of the development). AFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the street be constructed 10 years after occupancy of the Phase I building or when construction begins on the Phase II building, whichever occurs first. PLANNING COMMISSION ACTION: (JUNE 26, 2003) The applicant was present representing the request. There were no objectors present. Staff presented the item with a recommendation of approval of the requested preliminary plat subject to compliance with the conditions outlined in the above report. Staff also recommended the Master Street Plan requirements be constructed 10 years after the occupancy of the Phase I building or when construction began on the Phase II building, whichever occurred first. M June 26, 2003 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: S- 1389 There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5 11 FILE NO.: S-13 NAME: New Hope Subdivision Preliminary Plat LOCATION: 7915 Highway 300 DEVELOPER: New Hope Baptist Church 23924 Highway 10 Little Rock, AR FNC;INFFR1 Catlett Engineering P.O. Box 154 Roland, AR 72135 AREA: 8.215 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 29 - Barrett CENSUS TRACT: 42.01 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow an increased lot depth to width ratio for Parcel 1. 2. A variance to allow a reduced platted building line on Parcel 2. 3. A deferral of the Master Street Plan requirements (1/2 street construction) until Phase III of the church plan or June 30, 2013. A. PROPOSAL: The applicant is proposing the subdivision of this 8.21 acre site located at 7915 Highway 300. The New Hope Baptist Church is requesting a Conditional Use Permit (Item #12 File No. Z-7417) along with the preliminary plat. The site will be FILE NO.: S- 1389 (Cont.) divided into two parcels, one 6.930 acres which the church plans to build on and a 1.285 acre parcel which 'is currently occupied by an existing single-family home. The proposal includes a variance to allow an increased depth to width ratio for Tract 1 and a reduced platted building line for Tract 2. The applicant is also requesting a deferral of Master Street Plan requirements to Highway 300. The applicant is requesting a deferral until June 30, 2013 or until Phase III of the church plan begins to develop. B. EXISTING CONDITIONS: The site contains an existing single-family home located on the northeast corner of the site and the remainder is vacant. The site has been cleared and graded recently. There are single-family homes on large lots located to the north and west of the site. Other uses in the area include a grocery/gas station located southeast of the site and Saugey's Antique Store is located south of the site, one lot removed. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property abutting the proposed site were notified of the Public Hearing. There is not an organized neighborhood association located in the area. D. ENGINEERING COMMENTS: Public Works: Provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5-foot sidewalks with planned development or obtain a deferral of improvements from the Board of Directors. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater Outside the service boundary, no comment. Entergy: No comment received. Center -Point Ener : No service in the area. SBC: No comment received. Central Arkansas Water: This is located in an area served by Maumelle Water Corporation. Water is not available from Central Arkansas Water. Fire Department: Approved as submitted. County Planning: No comment received. r. FILE NO.: S- 1389 (Cont. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 5, 2003) The applicant was present. Staff gave an overview of the proposed development, noting the requested variances and indicating there were only two additions needed on the proposed preliminary plat drawing. Staff stated the applicant should verify the source of water and the means of wastewater disposal on the preliminary plat. Public Works comments were addressed. Staff stated the applicant should construct Y2 street improvements to the site or request a waiver or deferral from the Board of Directors. There was a discussion concerning the waiver vs. the deferral and the length of time a deferral would be allowed. Staff stated the applicant would be best suited to tie the deferral to a specific phase of the development and to give a time certain that the improvements would be made. Staff noted comments from all other reporting agencies. Staff suggested the applicant contact each agency for clarification on specific issue. There were no additional comments for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff on June 10, 2003 addressing the comments of staff at the June 5, 2003 Subdivision Committee Meeting. The applicant has indicated the proposed source of water is from the Maumelle Water Corporation and the proposed source of wastewater disposal will be a septic tank. The applicant has indicated they will coordinate with the Arkansas Department of Health and the County Sanitarian for proper installation of the septic system. The existing single-family home has an approved septic system in place. The church will install a new septic system upon construction. Typically on acreage proposed for the church site the system will "perk". The proposed plat requires two variances from the Subdivision Ordinance. The applicant is requesting an increased depth to width ratio for Parcel 1. The ordinance requires no lot be more than three times as deep as it is wide. The lot proposed (measured at the building line) is 219.88 by 896.78. Staff is supportive of the proposed lot layout. Staff does not feel the variance will create a negative impact on surrounding property owners. 3 The second parcel contains an existing single-family structure. The applicant is requesting a variance to allow a reduced platted building line. The platted building line has been shown to indicate existing conditions. The proposed platted building line will follow along the required 35-foot building line (adjacent to an arterial street) then be reduced around the existing single-family structure. Staff is supportive of the request to allow the reduced platted building line in this configuration. The applicant is requesting a deferral of street improvements to Highway 300 until Phase III of the church project until June 30, 2013. Staff is not supportive of the request as filed. Staff would however support a deferral of street improvements for a period of 10 years after occupancy of the Phase I building or until construction begins on Phase II, whichever occurs first. (See Item No. 12 File No. Z-7417 for details concerning staffs position for the trigger of the street improvements.) The only unresolved issue is related to the Master Street Plan requirement for street construction. To staff's knowledge there are no other outstanding issues associated with the proposed preliminary plat. Staff feels the proposed preliminary plat should have minimal to no adverse impact on the surrounding area. Staff also feels the street should be constructed as stated above (within a 10-year time frame of the occupancy of the Phase I building or until construction begins on Phase II of the development). I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the street be constructed 10 years after occupancy of the Phase I building or when construction begins on the Phase II building, whichever occurs first. PLANNING COMMISSION ACTION: (JUNE 26, 2003) The applicant was present representing the request. There were no objectors present. Staff presented the item with a recommendation of approval of the requested preliminary plat subject to compliance with the conditions outlined in the above report. Staff also recommended the Master Street Plan requirements be constructed 10 years after the occupancy of the Phase I building or when construction began on the Phase II building, whichever occurred first. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. C1