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HomeMy WebLinkAboutS-1394-B Staff AnalysisDecember 3, 2009 ITEM NO.: 2 FILE NO.: S-1394-B NAME: Carter Oaks Subdivision Preliminary Plat LOCATION: Located on Carter Lane DEVELOPER: AEAD Investments c/o White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 ENGINEER: White-Daters Engineers #24 Rahling Circle Little Rock, AR 72223 AREA: 0.739 acres CURRENT ZONIN PLANNING DISTRICT CENSUS TRACT NUMBER OF LOTS: 5 R-2, Single-family 19 - Chenal 42.11 VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 LF On July 23, 2003, the Little Rock Planning Commission approved a preliminary plat for an area containing 5.0-acres to allow the creation of 20 single-family residential lots. A new public street extending from Carter Lane was proposed to access the new lots with three of the lots fronting onto a proposed collector street (Lamarche Drive). The average lot size proposed was 60-feet by 120-feet or 7,200 square feet. A new residential street with 45-feet of right-of-way and 24-feet of pavement was proposed with lots loading from the new street, Carter Oaks Lane. The applicant also proposed % street construction to Lamarche Drive which adjoined the applicant's western property line with final platting. The development was proposed in two phases with Lots 5 — 17 final platted in Phase I and Lots 1 — 4 and 18 — 20 being completed in Phase II. A final plat for Phase I was executed on March 10, 2006. December 3, 2009 SUBDIVISION ITEM NO.: 2 (Cont. A. PROPOSAL/REQUEST: FILE NO.: S-1394-B The request is to allow the creation of a zero lot line subdivision containing five (5) lots from four (4) of the previously final platted lots. The proposal is to allow structures to be constructed on the lot line, with the exception of 19R which will have a six foot side yard setback on the southern property line adjacent to an existing home. The lots are proposed with an average size of 53 feet by 120 feet. The proposed plat indicates the allowable building area on all lots is 42-feet width by 70-feet in depth. The building envelope allows a maximum building footprint of 2,940 square feet for single story structures. The cover letter indicates the structures will be one or two stories. The cover letter states the south building elevation will not include doors or transparent windows. Translucent windows will be permitted. B. EXISTING CONDITIONS: There is a recently constructed single-family home located on Lot 20 which is not a part of the proposed subdivision. There is also a single-family home located on Lots 17R, 18R and Tract A. The area is predominately single-family located on large lots. There is a small engine repair shop located to the southeast but it is currently closed. Carter Lane is a narrow street constructed of chip seal. With the final platting of Lots 16 — 20 a sidewalk, curb and gutter were constructed along this property frontage on Carter Lane. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All property owners abutting the site and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Carter Lane has been improved to the Master Street Plan standard along the frontage of this property. 2. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. I•• December 3, 2009 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1394-B 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to LaMarche Drive with the planned development. Staff recommends an in -lieu payment for the cost of the required street improvements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Enerq : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Fire Department: Fire Hydrants will be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Plannino Division: No comment. Landscape: No comment- G. SUBDIVISION COMMITTEE COMMENT: (November 12, 2009) The applicant was not present. Staff presented the item to the Committee stating the request was to allow five (5) zero lot line lots to be created from four (4) 91 December 3, 2009 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1394-B previously final platted lots. Staff stated there were few outstanding technical issues associated with the request. Staff stated they would contact the applicant and work to resolve any outstanding issues prior to the full Commission hearing the request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat addressing issues raised at the November 12, 2009, Subdivision Committee meeting. The revised cover letter states the area of the previously approved preliminary plat will be revised and submitted to staff upon dedication of right of way for LaMarche Drive located along the preliminary plats western boundary. The home on Tract A will be removed and this land area will become a part of lots within the preliminary plat area located west of this site. The subdivision is proposed as a replat for four (4) previously final platted lots allowing the creation of a zero -lot -line subdivision containing five (5) lots. Section 36-254(d)(4) states for the purposes of zero -lot -line lots, the minimum lot width may be reduced to not less than thirty-five (35) feet. The lot area shall not be less than four thousand (4,000) square feet. Section 31-234 states submission of a plat creating a zero -lot -line development shall be accompanied by a generalized site plan showing the proposed locations and dimensions of all buildings, accessory uses and other improvements. Platted building lines shall be shown on all sides of each lot for purposes of delineating the maximum buildable area of each lot and specify the zero -lot -line yard. The proposal is to allow structures to be constructed on the lot line, with the exception of 19R which will have a six foot side yard setback on the southern property line adjacent to an existing home. The remainder of the lots will have a zero setback on the southern property line and a ten foot side yard setback on the northern property line. The average lot size is 53 feet by 120 feet for a lot area of 6,360 square feet. The proposed plat indicates an allowable building area on all lots of 42-feet by 70-feet for a building envelope of 2,940 square feet. Staff is supportive of the request. The applicant has provided the required information to verify lot development standards as established for a zero -lot -line subdivision per the Zoning and Subdivision Ordinances. To staffs knowledge there are no remaining outstanding technical issues in need of addressing related to the proposed preliminary plat request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. M December 3, 2009 SUBDIVISION ITEM NO.: 2 (Cont. PLANNING COMMISSION ACTION: FILE NO.: S-1394- (DECEMBER 3, 2009) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as 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 approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. ITEM NO.: 2 S- NAME: Carter Oaks Subdivision Preliminary Plat LOCATION: located on Carter Lane Planning Staff Comments: 1. Provide notification of all abutting property owners, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 19, 2009. The Office of Planning and Development must receive the proof of notice no later than November 25, 2009. 2. The general notes indicated the total number of lots as 22. 3. Provide the total area of the remaining parcel. 4. Tract A shall be incorporated into future residential lots. There is an existing building on Tract A. Will this structure be removed? 5. The subdivision is to be developed per the Subdivision Ordinance Section 31-234 and the Zoning Ordinance Section 36-254(d)(4). Developable areas identified on the plat — Minimum lot width 35-feet and minimum lot area 4,000 square feet. Variance/Waivers: None requested. Public Works Conditions: 1. Carter Lane has been improved to the Master Street Plan standard along the frontage of this property. 2. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to LaMarche Drive with the planned development. Staff recommends an in -lieu payment for the cost of the required street improvements. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: No comment received. Item # 2. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Fire Department: Fire Hydrants will be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, November 19, 2009. Item # 2.