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HomeMy WebLinkAboutS-1396 Staff AnalysisFILE NO.: S-1396-A NAME: Pleasant Tree Tract A Replat LOCATION- Located at the end of Johnny Cake Lane DEVELOPER: Lighthouse Partners, LLC 400 West Capitol Avenue, Suite 1223 Little Rock, AR 72201 FNC;INFFR- White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 h_1 CF-A <i�.�•�_ CURRENT ZONING: PLANNING DISTRICT NUMBER OF LOTS: 3 R-2, Single-family 2 - Rodney Parham CENSUS TRACT: 22.05 VARIANCESM/AIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance to allow the creation of a pipe stem lot - Lot 456B. [Section 31-232(f)] 2. A variance to allow a reduced lot width of proposed Lots 456A and 456C. [Section 31-232a)] 3. A variance to allow the creation of a double frontage lot for proposed Lot 456B. [Section 31-232(d)] A. PROPOSAL/REQUEST: The property contains 1.25 acres and is the original recreational facility for the Pleasant Tree 1st Addition neighborhood. The pool and recreational facility have been shut down for some time. The developer is proposing to allow the subdivision of this area into three (3) residential lots fronting on Johnny Cake Lane. There are variances associated with the proposed request. The request includes a variance to allow the creation of a pipe stem lot for Lot 456B and a variance to FILE NO.: S-1396-A (Cont. allow a reduced lot width for Lots 456A and 456 C. The request also includes a variance to allow the creation of a double frontage lot for proposed Lot 456B. B. EXISTING CONDITIONS: The site contains the recreational facility and the pool for the subdivision. Bath are no longer being used. The area is a single-family subdivision with homes along Johnnycake Lane. There is a large drainage structure located along the northern perimeter of the site. To the north of the site is an apartment complex accessed from Green Mountain Drive. To the northeast of the site are office uses and a mini -warehouse development with commercial uses being located further northeast. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Neighborhood Association is in full support of the proposed development and application. All abutting property owners and the Pleasant Tree Recreation Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Lot 456C may have to be altered for adequate maneuvering room for the driveway. 2. The addition of a cul-de-sac is recommended due to potential driveway access conflicts. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING. - Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Enerav: 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. An additional fire hydrant may be required, which would involve installation of additional 8-inch water main. 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). Contact Central Arkansas Water regarding the size and location of the water meter(s). 2 FILE NO.: S-1396-A (Cont. 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- F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006) The applicant was present representing the request. Staff presented an overview of the proposed application indicating there were a few outstanding issues associated with the request. Staff stated a 10-foot no right of vehicular access easement should be included along the Green Mountain lot frontage. Staff also stated the source of title of the landowner should be included in the general notes section of the proposed plat. Public Works comments were addressed. Staff stated the indicated maneuvering room for a drive for Lot 456C did not appear to be adequate. Staff also stated a cul-de-sac was recommended due to potential driveway access conflicts. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. 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 to staff addressing most of the issues raised at the October 5, 2006, Subdivision Committee meeting. The revised plat indicates the placement of a 10-foot no right of vehicular access easement along Green Mountain Drive on Lot 465B as requested by staff. The source of title of the landowner has also been included on the revised plat. The site plan indicates the placement of a shared drive on Lots 456B and 456 C. According to the applicant, a cul-de-sac is cost prohibitive to allow for resale and redevelopment of the lots. The applicant has demonstrated adequate turning movements with the existing turn -around. Staff is supportive of the proposed driveway access. 3 FILE NO.: S-1396-A (Cont. The plat includes variances, as proposed. A variance to allow the creation of a pipe stem lot for Lot 456B is being requested. Per the Subdivision Ordinance, pipe stem lots are prohibited. Section 31-2 describes a pipe stem lot and sets forth typical minimum requirements for the development of a pipe stem lot. The minimum width of the stem at the right of way shall be 30-feet and the maximum depth of the pipe stem lot shall be 300-feet. The lot as indicated meets this typical minimum requirement. The plat also includes a variance to allow a reduced lot width for Lots 456A and 456 C. The property is zoned R-2, Single-family District which typically requires a minimum lot width of 60-feet. The lots as proposed have a minimum lot width at the right of way of 40-feet for Lot 456A and 30-feet for Lot 456C. A variance from Section 31-232(d) to allow the creation of a double frontage lot is proposed for Lot 456B. The proposed plat has indicated a 10-foot no right of vehicular access easement along the lot frontage on Green Mountain Drive. Section 31-257, double frontage lots, states along arterial streets in proposed subdivisions where it is desirable to limit curb cut access, building lines shall be established on both frontages of double frontage lots. Along the line of lots abutting such traffic artery, a restricted access easement of at least 10-feet, across which there shall be no right of vehicular access permitted, shall be provided. Although Green Mountain Drive is not classified on the Master Street Plan as an arterial roadway, the street does carry a large volume of traffic and in staffs opinion access from Lot 456B should be limited to the existing residential street. Staff is supportive of the allowance of the double frontage lot as proposed. Staff is supportive of the proposed plat and the indicated variances. The proposal is to allow the creation of three residential lots fronting on Johnny Cake Lane with lot sizes similar to lots within the existing subdivision. To staff's knowledge, there are no outstanding issues associated with the proposed request. Staff feels the creation of the three lots as proposed should have minimal impact on the adjoining properties and the area. I. 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. Staff recommends approval of the variance request to allow the creation of a pipe stem lot — Lot 456B. [Section 31-232(f)] Staff recommends approval of the variance request to allow a reduced lot width of proposed Lots 456A and 456C. [Section 31-232a)] Staff recommends approval of the variance request to allow the creation of a double frontage lot for proposed Lot 456B. [Section 31-232(d)] .19 FILE NO.: S-1396-A (Cont. PLANNING COMMISSION ACTION- (OCTOBER 26, 2006) The applicant was present representing the request. 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. Staff also presented a recommendation of approval of the variance requests to allow the creation of a pipe stem lot — Lot 456B, [Section 31-232(f)], to allow a reduced lot width of proposed Lots 456A and 456C, [Section 31-232(a)], and to allow the creation of a double frontage lot for proposed Lot 456B [Section 31-232(d)]. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 City of Little Rock Department of Planning and Development Planning 723 West Markham Street Zoning and Little Rock, Arkansas 72201-1334 Subdivision (501) 371-4790 Fax: (501) 399-3435 or 371-6863 October 30, 2006 Mr. Joe White White Daters and Associates 24 Rahling circle Little Rock, AR 72223 Re: Pleasant Tree Tract A Replat (S-1396-A), located at the end of Johnny Cake Lane 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 October 26, 2006: Approved with conditions. X Recommended approval with conditions. Recommended approval as submitted. Denied your request as submitted. Deferred to Meeting. Other: Your item will now be forwarded to the Board of Directors for final action on November 21, 2006. You or your representative will need to be present at this meeting. The meeting begins at 6:00 pm and is held at 500 West Markham Street — City Hall, in the Board of Directors Chambers. If you have any questions please do not hesitate to contact me at 371-6821. Respectfully, Donna James, AICP Subdivision Administrator October 26, 2006 ITEM NO.: 2 FILE NO.: S-1396-A NAME: Pleasant Tree Tract A Replat LOCATION: Located at the end of Johnny Cake Lane DEVELOPER: Lighthouse Partners, LLC 400 West Capitol Avenue, Suite 1223 Little Rock, AR 72201 FNGINFFR- White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.25 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 3 R-2, Single-family 2 — Rodney Parham 22.05 VARIANCESM/AIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance to allow the creation of a pipe stem lot — Lot 456B. [Section 31-232(0] 2. A variance to allow a reduced lot width of proposed Lots 456A and 456C. [Section 31-232a)] 3. A variance to allow the creation of a double frontage lot for proposed Lot 456B. [Section 31-232(d)] A. PROPOSAL/REQUEST: The property contains 1.25 acres and is the original recreational facility for the Pleasant Tree 15t Addition neighborhood. The pool and recreational facility have been shut down for some time. The developer is proposing to allow the subdivision of this area into three (3) residential lots fronting on Johnny Cake Lane. October 26, 2006 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1396-A There are variances associated with the proposed request. The request includes a variance to allow the creation of a pipe stem lot for Lot 456B and a variance to allow a reduced lot width for Lots 456A and 456 C. The request also includes a variance to allow the creation of a double frontage lot for proposed Lot 456B. B. EXISTING CONDITIONS: The site contains the recreational facility and the pool for the subdivision. Both are no longer being used. The area is a single-family subdivision with homes along Johnnycake Lane. There is a large drainage structure located along the northern perimeter of the site. To the north of the site is an apartment complex accessed from Green Mountain Drive. To the northeast of the site are office uses and a mini -warehouse development with commercial uses being located further northeast. C. NEIGHBORHOOD COMMENTS - As of this writing, staff has received several informational phone calls from area residents. The Neighborhood Association is in full support of the proposed development and application. All abutting property owners and the Pleasant Tree Recreation Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Lot 456C may have to be altered for adequate maneuvering room for the driveway. 2. The addition of a cul-de-sac is recommended due to potential driveway access conflicts. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. EntergV: No comment received. Center -Point Ener : 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. An additional fire hydrant may be required, which would involve installation of additional 8-inch water main. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water 2 October 26, 2006 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: 3-1396-A F G z In regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water regarding the size and location of the water meter(s). Fire Department- Place firehydrants per code. Contact the Little Rock Fire Department for additional information. CountV Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. ISSUES/TECHNICAL/DESIGN: Plannin ❑ivision: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006) The applicant was present representing the request. Staff presented an overview of the proposed application indicating there were a few outstanding issues associated with the request. Staff stated a 10-foot no right of vehicular access easement should be included along the Green Mountain lot frontage. Staff also stated the source of title of the landowner should be included in the general notes section of the proposed plat. Public Works comments were addressed. Staff stated the indicated maneuvering room for a drive for Lot 456C did not appear to be adequate. Staff also stated a cul-de-sac was recommended due to potential driveway access conflicts. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the October 5, 2006, Subdivision Committee meeting. The revised plat indicates the placement of a 10-foot no right of vehicular access easement along Green Mountain Drive on Lot 465B as requested by staff. The source of title of the landowner has also been included on the revised plat. The site plan indicates the placement of a shared drive on Lots 456B and 456 C. According to the applicant, a cul-de-sac is cost prohibitive to allow for resale and redevelopment of the lots. The applicant has demonstrated adequate turning 3 October 26, 2006 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1396-A movements with the existing turn -around. Staff is supportive of the proposed driveway access. The plat includes variances, as proposed. A variance to allow the creation of a pipe stem lot for Lot 456B is being requested. Per the Subdivision Ordinance, pipe stem lots are prohibited. Section 31-2 describes a pipe stem lot and sets forth typical minimum requirements for the development of a pipe stem lot. The minimum width of the stem at the right of way shall be 30-feet and the maximum depth of the pipe stem lot shall be 300-feet. The lot as indicated meets this typical minimum requirement. The plat also includes a variance to allow a reduced lot width for Lots 456A and 456 C. The property is zoned R-2, Single-family District which typically requires a minimum lot width of 60-feet, The lots as proposed have a minimum lot width at the right of way of 40-feet for Lot 456A and 30-feet for Lot 456C. A variance from Section 31-232(d) to allow the creation of a double frontage lot is proposed for Lot 456B. The proposed plat has indicated a 10-foot no right of vehicular access easement along the lot frontage on Green Mountain Drive. Section 31-257, double frontage lots, states along arterial streets in proposed subdivisions where it is desirable to limit curb cut access, building lines shall be established on both frontages of double frontage lots. Along the line of lots abutting such traffic artery, a restricted access easement of at least 10-feet, across which there shall be no right of vehicular access permitted, shall be provided. Although Green Mountain Drive is not classified on the Master Street Plan as an arterial roadway, the street does carry a large volume of traffic and in staff's opinion access from Lot 456B should be limited to the existing residential street. Staff is supportive .of the allowance of the double frontage lot as proposed. Staff is supportive of the proposed plat and the indicated variances. The proposal is to allow the creation of three residential lots fronting on Johnny Cake Lane with lot sizes similar to lots within the existing subdivision. To staff's knowledge, there are no outstanding issues associated with the proposed request. Staff feels the creation of the three lots as proposed should have minimal impact on the adjoining properties and the area. STAFF RECOMMENDATIONS: 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. Staff recommends approval of the variance request to allow the creation of a pipe stem lot — Lot 456B. [Section 31-232(f)] !t October 26, 2006 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1396-A Staff recommends approval of the variance request to allow a reduced lot width of proposed Lots 456A and 456C. [Section 31-232a)] Staff recommends approval of the variance request to allow the creation of a double frontage lot for proposed Lot 456B. [Section 31-232(d)] PLANNING COMMISSION ACTION: (OCTOBER 26, 2006) The applicant was present representing the request. 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. Staff also presented a recommendation of approval of the variance requests to allow the creation of a pipe stem lot — Lot 456B, [Section 31-232(f)], to allow a reduced lot width of proposed Lots 456A and 456C, [Section 31-232(a)], and to allow the creation of a double frontage lot for proposed Lot 456B [Section 31-232(d)]. . There was no further discussion of the item. placement of the item on the Consent Agenda vote of 10 ayes, 0 noes and 1 absent. The chair entertained a motion for for Approval. The motion carried by a 5 ITEM NO.: 2 NAME: Pleasant Tree Tract A Replat LOCATION: located at the end of Johnny Cake Lane S-1396-A 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 October 11, 2006. The Office of Planning and Development must receive the proof of notice no later than October 20, 2006. 2. Provide the source of title of the landowner in the general notes section of the proposed plat. 3. Provide a 10-foot no vehicular access easement along Green Mountain Drive. Variance/Waivers: 1. A variance to allow the creation of a pipe stem lot — Lot 456B. [Section 31-232(f)] 2. A variance to allow a reduced lot width of proposed Lots 456A and 456C. [Section 31-232a)] Public Works Conditions: 1. Lot 456C may have to be altered for adequate maneuvering room for the driveway. 2. The addition of a cul-de-sac is recommended due to potential driveway access conflicts. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: 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. An additional fire hydrant may be required, which would involve installation of additional 8-inch water main. 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). Contact Central Arkansas Water regarding the size and location of the water meter(s). Item 4 2 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. Planning Division- No comment. Landscape: No comment. Revised platlplan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, October 11, 2006. Item # 2