HomeMy WebLinkAboutS-1394-C Staff AnalysisITEM NO.: 3. S-1394-C
NAME: Carter Oaks Addition Revised Preliminary Plat
LOCATION: located West of Carter Lane and East of LaMarche Drive Extension
Planning Staff Comments:
1. Provide notification of abutting property owners of the site, complete with the
certified abstract list, notice form with affidavit executed and proof of mailing. The
notice must be mailed no later than March 24, 2010. The Office of Planning and
Development must receive the proof of notice no later than April 2, 2010.
2. Provide the source of title of the landowner in the general notes section of the site
plan.
3. Is the development proposed as a zero lot line single-family subdivision? A zero lot
line development requires a minimum lot width of 35-feet and a minimum lot area of
4000 square feet with buildable areas identified on the site plan.
4. The preliminary plat indicates street improvements to Carter Lane. Are these
improvement proposed or currently in place?
5. Provide the source of title of the landowners.
6. Provide the principals of Carter Oaks, LLC.
7. Is the phasing plan indicated applicable?
VarianceMaivers: None requested.
Public Works Conditions:
1. With site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvements to LaMarche Drive including 5-foot
sidewalk with the planned development. At least 20 feet of asphalt must be
provided.
2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior
to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved prior
to the start of construction. Is a variance being requested for advanced grading?
3. The existing creek channel must be rechannelized.
4. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
Obtain barricade permit prior to doing any work in the right-of-way from Traffic
Engineering at (501) 379-1805 (Travis Herbner).
5. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
7. Street improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
8. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
Item # 3.
platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve
Philpott) for more information.
9. Per the Master Street Plan, parking is restricted to one side of the street on a 24 foot
wide street. Show on the plan now and on the final plat and bill of assurance, the
area along the street where parking is allowed.
10. Provide a letter prepared by a registered engineer certifying the sight distance at the
intersections comply with 2004 AASHTO Green Book standards.
11.At least 20 feet of asphalt with curb and gutter should be provided from existing
LaMarche Drive to the proposed southern property line of the subdivision. Due to
the lane shift, the minimum horizontal tangent distance between reverse curves is
100 feet.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements for this project. Contact
Little Rock Wastewater Utility for additional information.
Enter : No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: A water main extension will be required in order to provide
service to this property. An oversize line (12-inch) may be required in LaMarche Dr. to
comply with the Central Arkansas Water master plan. In that case Central Arkansas
Water would participate in the estimated cost of facilities that are in excess to those
required for service to this development. A Capital Investment Charge based on the
size of the meter connection(s) will apply to this project in addition to normal charges.
All Central Arkansas Water requirements in effect at the time of request for water
service must be met. This development will have minor impact on existing water
distribution system. Please submit plans for water facilities to Central Arkansas Water
for review. Plan revisions may be required after additional review. Contact Central
Arkansas Water regarding procedures for installation of water facilities. Approval of
plans by Central Arkansas Water, the Arkansas Department of Health Engineering
Division and Little Rock Fire Department is required. Additional fire hydrant(s) will be
required. Contact the Little Rock Fire Department to obtain information regarding the
required placement of the hydrant(s) and contact Central Arkansas Water regarding
procedures for installation of the hydrant(s).
Fire Department: Place fire hydrants per code. 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.
Parks and Recreation: No comment.
Item # 3.
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, March 24, 2010.
Item # 3.
July 1, 2010
ITEM NO.: B
FILE NO.: S-1394-C
NAME: Carter Oaks Addition Revised Preliminary Plat
LOCATION: Located West of Carter Lane and East of LaMarche Drive Extension
DEVELOPER:
AEAD Investments
c/o Tim Daters — White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 4.0 acres
CURRENT ZONING
PLANNING DISTRICT
NUMBER OF LOTS: 19
R-2, Single-family
19 - Chenal
ENSUS TRACT: 42.11
VARIANCESIWAIVERS REQUESTED: None requested.
BACKGROUND:
FT. NEW STREET: 560 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 '/2 street construction to Lamarche Drive which adjoined the applicant's
western property line with final platting.
July 1, 2010
SUBDIVISION
ITEM NO.: B Cont. FILE NO.: S-1394-C
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.
On December 3, 2009, the Little Rock Planning Commission approved a request to
allow the creation of a zero lot line subdivision containing five (5) lots from four (4) of the
previously final platted lots located along Carter Lane. The proposal was to allow
structures to be constructed on the lot line, with the exception of 19R which would have
a six (6) foot side yard setback on the southern property line adjacent to an existing
home. The lots were proposed with an average size of 53-feet by 120-feet. The
proposed plat indicated the allowable building area on all lots with a 42-foot width and a
70-foot depth.
The building envelopes allowed a maximum building footprint of 2,940 square feet for
single story structures. The cover letter indicated the structures would be one or two
stories. The cover letter stated the south building elevation would not include doors or
transparent windows.
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to amend the previously approved preliminary plat to
allow the subdivision to develop as a "zero lot line" project. Structures will be
constructed on the lot line, with the exception of Lot 1. All portions of the
structure will fall within the "allowable building area" as indicated on the plat. The
building area on all lots is 40-feet wide by a minimum of 65-feet in depth with a
typical depth of 75-feet. This will allow a maximum building footprint of
2,600 square feet to 3,000 square feet. Structure may be one or two stories.
The eastern building elevation will not include doors or transparent windows.
Translucent windows will be permitted.
B. EXISTING CONDITIONS:
The property under review does not have frontage on Carter Lane and is
proposed with access from LaMarch Drive. The western area of the proposed
plat is wooded. The property abuts the right of way for LaMarche Drive but
LaMarche Drive has not been constructed. Further west of the site is a future
phase of the Valley Falls Estates Subdivision. At the time of development of this
phase a brick wall is proposed along the western right of way line for LaMarche
Drive.
Along Carter Lane there is a 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 identified as 17R, 18R and Tract A from the previous plat approval. To the
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July 1, 2010
SUBDIVISION
ITEM NO.: B (Cont.
FILE NO.: S-1394-C
north, south and east the area is predominately single-family homes located on
large lots. There is a small engine repair shop located to the southeast which
does not appear to be in operation. Carter Lane is a narrow street constructed of
chip seal. With the final platting of the first phase a sidewalk, curb and gutter
were constructed along this property frontage on Carter Lane.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area residents. All abutting property owners and the Coalition of West Little Rock
Neighborhoods were notified of the public hearing.
D. ENGINEERING COMMENTS:
BLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvements to LaMarche
Drive including 5-foot sidewalk with the planned development. At least
20 feet of asphalt must be provided.
2. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
3. The existing creek channel must be rechannelized.
4. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
5. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
6. 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.
7. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
8. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
N
July 1, 2010
SUBDIVISION
ITEM NO.: B (Cont.
E.
FILE NO.: S-1394-C
9. Per the Master Street Plan, parking is restricted to one side of the street on
a 24 foot wide street. Show on the plan now and on the final plat and bill of
assurance, the area along the street where parking is allowed.
10. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
11. At least 20 feet of asphalt with curb and gutter should be provided from
existing LaMarche Drive to the proposed southern property line of the
subdivision. Due to the lane shift, the minimum horizontal tangent distance
between reverse curves is 100 feet.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Enter : No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: A water main extension will be required in order to
provide service to this property. An oversize line (12-inch) may be required in
LaMarche Drive to comply with the Central Arkansas Water master plan. In that
case Central Arkansas Water would participate in the estimated cost of facilities
that are in excess to those required for service to this development. A Capital
Investment Charge based on the size of the meter connection(s) will apply to this
project in addition to normal charges. All Central Arkansas Water requirements in
effect at the time of request for water service must be met. This development will
have minor impact on existing water distribution system. Please submit plans for
water facilities to Central Arkansas Water for review. Plan revisions may be
required after additional review. Contact Central Arkansas Water regarding
procedures for installation of water facilities. Approval of plans by Central
Arkansas Water, the Arkansas Department of Health Engineering Division and
Little Rock Fire Department is required. Additional fire hydrant(s) will be
required. Contact the Little Rock Fire Department to obtain information regarding
the required placement of the hydrant(s) and contact Central Arkansas Water
regarding procedures for installation of the hydrant(s).
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
0
July 1, 2010
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1394-C
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the development stating the plat was
proposed as a zero lot line single-family subdivision. Staff requested Mr. Daters
provide the source of title of the landowner and questioned if the proposed
phasing plan was applicable.
Public Works comments were addressed. Staff stated a grading permit would be
required at the time of development. Staff also stated the existing creek channel
must be rechannelized with the future development. Staff stated street
improvements to LaMarch Drive were required conforming to the Master Street
Plan including at least 20 feet of asphalt with the final platting of the proposed
lots. Staff stated streetlights were required prior to the issuance of the final plat.
Staff stated per the Master Street Plan parking would be restricted to one side of
the 24 foot wide street. Staff requested Mr. Daters indicate on the proposed plat
the area proposed for the restricted parking.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
Mr. Daters provided a revised preliminary plat drawing to staff addressing the
issues raised at the March 18, 2010, public hearing. The revised plan indicates
the source of title of the landowners and has provided the phasing plan as
requested by staff. The revised plan indicates parking restricted to one side of
the street. The creek has been indicated for rechannelization with the future
5
July 1, 2010
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-13c'4-C
development of the subdivision. The developer has indicated a minimum of
twenty (20) feet of pavement will be added to LaMarche Drive to the south to
connect with the existing terminus of LaMarche Drive to allow access to the new
lots. The remainder of the street improvements will be completed as funding
becomes available by the City. The adoption of Ordinance No. 20,155 allowed
the adjacent land owner, Valley Falls Estates, to provide the City with the total
right of way dedication (60-feet) for LaMarche Drive from its current terminus to
the south to the connection with Taylor Loop Road to the north.
The applicant is proposing to amend the previously approved preliminary plat to
allow the subdivision to develop as a "zero lot line" project. The area contains
four (4) acres and was previously indicated as fifteen (15) single-family lots. The
new development is proposed with all structures constructed on the lot line with
the exception of Lot 1 which abuts LaMarche Drive. The building area on all lots
is 40-feet wide by a minimum of 65-feet in depth with a typical depth of 75-feet.
The maximum building footprint is 3,000 square feet with a 2,600 square foot
average buildable area. The proposal is to allow structures to be constructed on
the lot line with a zero setback on the eastern property line and a ten foot side
yard setback on the western property line. The structures are proposed as one
(1) and two (2) story. The eastern building elevation will not include doors or
transparent windows. Translucent windows will be permitted.
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.
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.
0
July 1, 2010
SUBDIVISION
ITEM NO.: B Cont.
FILE NO.: S-1 394-C
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Tim Daters of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff stated the applicant had submitted a
request on April 1, 2010, requesting a deferral of this item to the May 20, 2010, public
hearing. Staff stated they were supportive of the deferral request.
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 10 ayes,
0 noes and 1 absent.
STAFF UPDATE:
There has been no change to the proposed preliminary plat for this item since the
previous public hearing. The development is proposed as a zero lot line single-family
development containing 19 lots. The lots will be served by a 45-foot wide minor
residential cul-de-sac street extending from LaMarche Drive. The developer will install
approximately 330 linear feet of pavement 20 feet in width north from the existing
terminus of LaMarche Drive to the southern property boundary. The required one-half
(1/2) street improvements abutting the proposed plat area will be installed with the final
platting of the lots within the proposed subdivision.
As stated in the staff analysis the subdivision and zoning ordinances outline the
required lot specifications for zero lot line developments. 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 minimum lot width proposed for the lots is 50 feet with a minimum lot depth of
112 feet. The average lot size proposed is 50 feet by 150 feet. The average square
footage of the lots is 6,750. The building area on all lots is 40-feet wide by a minimum
of 65-feet in depth with a typical depth of 75-feet. The maximum building footprint is
3,000 square feet with a 2,600 square foot average buildable area. The proposal is to
allow structures to be constructed on the lot line with a zero setback on the eastern
property line and a ten (10) foot side yard setback on the western property line.
The existing development pattern along Carter Lane is large lot development with a
number of the homes located on five (5) acre tracts. Although the proposed plat area is
not consistent with the development pattern in the area, the development is proposed
7
July 1, 2010
SUBDIVISION
ITEM NO.: B (Cont_
FILE NO.: S-1394-C
consistent with the subdivision and zoning ordinance requirements. The density of the
development is proposed as 4.88 units per acre which is within the allowable density of
single-family development on the City's Future Land Use Plan. The proposed plat
appears to be fully complying with the subdivision and zoning ordinance requirements
for a zero lot line single-family plat.
Staff continues to recommend 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.
PLANNING COMM1SS)ON ACTION: (MAY 20, 2010)
Mr. Tim Daters of White-Daters and Associates was present representing the request.
Staff presented the item stating the applicant had requested on May 18, 2010, this item
be deferred to the July 1, 2010, public hearing to allow additional time for the developer
and area residents to resolve outstanding issues related to the request. Staff stated the
deferral request would require a waiver of the Commission's By-laws with regard to the
late deferral request. Staff stated they were supportive of the deferral request.
There was no further discussion of the item. The chair entertained a motion for
approval of the By-law waiver with regard to the late withdrawal request. The motion
carried by a vote of 6 ayes, 0 noes and 5 absent. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 6 ayes,
0 noes and 5 absent.
STAFF UPDATE,
As indicated in the previous staff update, there has been no change to this application
request since the original filing. The development is proposed as a zero lot line single-
family development containing 19 lots. The lots will be served by a 45-foot wide minor
residential cul-de-sac street extending from LaMarche Drive. The developer will install
approximately 330 linear feet of pavement 20 feet in width north from the existing
terminus of LaMarche Drive to the southern property boundary. The required one-half
(1/2) street improvements abutting the proposed plat area will be installed with the final
platting of the lots within the proposed subdivision. There are no waivers or variances
being sought for the development of this subdivision.
Staff continues to recommend 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.
July 1, 2010
SUBDIVISION
ITEM NO.: B Cont. FILE NO.: S-1394-C
PLANNING COMMISSION ACTION: (JULY 1, 2010)
Mr. Tim Daters of White Daters and Associates was present representing the request.
There were no registered objectors present. Staff presented the item stating the
applicant had submitted a request on June 25, 2010, requesting this item be withdrawn
from consideration without prejudice. Staff stated they were supportive of the
withdrawal request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item on the consent agenda as presented by staff. The motion carried
by a vote of 9 ayes, 0 noes and 3 absent.
N
taCity of Little Rock
Department of Planning and Development Planning
723 West Markham Street Zoning and
Little Rock, Arkansas 72201-1334 Subdivision
Phone: (501) 371-4790 Fax: (501) 399-3435 or 371-6863
July 6, 2010
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
Re: Carter Oaks Addition Revised Preliminary Plat (S-1394-C), located
West of Carter Lane and East of LaMarche Drive Extension
Dear Sirs:
This is to advise you that in connection with your request concerning the above
referenced file number the following action was taken by the Planning
Commission at its meeting on July 1, 2010:
Approved with conditions.
Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the Meeting.
X Other: Withdrew your request without pre'udice.
If you have any questions concerning any other matter please do not hesitate to
contact me at 371-6821.
Respectfully,
Donna James, AICP
Subdivision Administrator