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HomeMy WebLinkAboutS-1397-B Staff AnalysisFILE NO.: S-1397-B NAME: Stone Creek Phase I Replat LOCATION: Located on the West end of Glen Valley Drive on Clancy Court DEVELOPER: AS Rosen & Associates, Inc. Bill Bosley, Agent 9107 Rodney Parham Road Little Rock, AR 72203 ENGINEER: Civil Design, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 6.582 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: Variance/Waivers: NUMBER OF LOTS: 23 R-2, Single-family 19 — Chenal Planning District 42.11 FT. NEW STREET: 0 LF 1. A variance to allow a 15-foot front building line along Lots 1 R — 17R. 2. A variance to allow a 15-foot rear yard setback of 15-feet for Lots 15R and 16R. BACKGROUND: On October 16, .2004, the Little Rock Planning Commission reviewed a request to subdivide 15.4 acres into 55 single-family lots. The proposal included the development of the lots with garden style patio homes. The lots would be developed in three phases with 23 lots in the first phase (a final plat was executed for this phase on May 25, 2005), 7 lots in the second phase and 25 lots in the third phase. The applicant has indicated the lots would be served by a series of residential streets (cul-de-sacs) with no outlet being planned to Gooch Lane. The development included a portion of Heatherbrae Phase 3, which was previously reviewed and approved for a preliminary plat. The applicant proposed to revise the previously approved plat. The revision included a reduction of the on -site detention FILE NO.: S-1397-B area. The applicant worked with the Corp of Engineers, to reduce the previously required detention area. A. PROPOSAL/REQUEST: The applicant is now proposing a replat of Lots 1 — 17 of the Stonecreek Addition. The area is within the previously approved and final platted Phase I. The purpose of the replat is to extend the side lot lines of Lots 5 —14 across the permanent drainage easement, reduce the front building line on Lots 1 — 17 from 25-feet to 15-feet and reduce the rear yard setback of Lots 15 and 16 from 25-feet to 15-feet. The applicant has indicated the reduced setbacks are necessary for the developer to maintain the average home size currently being developed in the area. The applicant has indicated Lots 5 — 14 contain a 20-foot permanent drainage and a 15-foot permanent landscape easement across the rear, while Lots 16 and 17 are subject to a 25-foot sewer easement that cuts across a portion of each lot's rear yard. B. EXISTING CONDITIONS: The site is a vacant tree covered site with a large drainage ditch extending through the center of the site. There is a FEMA mapped floodway located along the northern boundary of the site. The existing Glen Valley Drive dead -ends at the proposed entrance into the subdivision. There are single-family homes located in the area with the Heatherbrae Subdivision located to the east and new homes being constructed on tracts on Gooch Lane to the west. Gooch Lane does not extend into the proposed development. C. NEIGHBORHOOD COMMENTS: All abutting property owners and Westchester/Heatherbrae Neighborhood Association were notified of the public hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Verify that the minimum Finish Floor elevations as shown on the plat are one foot above the base flood elevation. 2. Plat should indicate no fencing or landscaping within the platted drainage easement areas. 3. Ditch banks need to be stabilized with a permanent vegetation cover per original plan approval. 4. Street light installation needs to be completed. 2 FILE NO.: S-1397-B (Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING. Wastewater: Existing sewer main located on site with service lines installed for original lots. If any lot lines have changed where service is not available to new lots without crossing another lot the owner of the property will be responsible to construct any new service lines required to serve that lot. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: No objection. 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/TECHNICAL/DESIGN: G. Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (July 28, 2005) The applicant was present. Staff presented an overview of the proposed replat to the Committee members present. Staff stated the developer had previously platted the lots with an open space tract adjacent to the eastern property line. Staff stated the developer was now requesting to replat the lots to incorporate the tract into the individual lots. Staff stated with the replat the developer would be able to reduce the rear yard setback to the 15-foot landscape easement indicated on the plat. Staff questioned fencing. The applicant stated fencing would be allowed at the top of the levee or along the eastern side of the landscape easement. He stated the Corp of Engineers had agreed to the placement of fencing in this location. Public Works comments were addressed. Staff stated the minimum Finish Floor elevations should be shown on the proposed plat. Staff stated the ditch banks would need to be stabilized with a permanent vegetation cover per the original plat approval. 3 FILE NO.: S-1397-B (Cont.) _ 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: The applicant submitted a revised plat to staff addressing most of the issues raised at the July 28, 2005, Subdivision Committee meeting. The applicant has indicated the location of the proposed fencing along the eastern boundary of the 15-foot landscape easement. The applicant has also indicated the finished floor elevation on the proposed plat. The applicant has indicated a front building line of 15-feet along Lots 1 R — 17R and Lot 23R. The applicant is requesting a 15-foot rear building setback of along Lots 15R and 16R. The applicant has indicated an average lot size of 80-feet by 132-feet or 10,560 square feet and a minimum lot size of 80-feet by 110-feet or 8,800 square feet. ` Staff is supportive of the applicant's proposed replat of the indicated lots and the requested variances. The purpose of the replat is to extend the side lot lines of Lots 5 —14 across the permanent drainage easement, reduce the front building line on Lots 1 — 17 from 25-feet to 15-feet and reduce the rear yard setback of Lots 15 and 16 from 25-feet to 15-feet. The applicant has indicated the reduced setbacks are necessary for the developer to maintain the average home size currently being developed in the area. The applicant has indicated Lots 5 — 14 contain a 20-foot permanent drainage and a 15-foot permanent landscape easement across the rear, while Lots 16 and 17 are subject to a 25-foot sewer easement that cuts across each lot's rear yard. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed reduced building line and setbacks will not have any adverse impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested variance to allow a reduced front building line for proposed Lots 1 R —17R and Lot 25R. Staff recommends approval of the applicant's request for a reduced rear yard setback of 15-feet for proposed Lots 15R and 16R. 4 FILE NO.: S-1397-B (Cont. PLANNING COMMISSION ACTION: (AUGUST 18, 2005) 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 conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the requested variance to allow a reduced front building line for proposed Lots 1 R — 17R and Lot 25R and the applicant's request for a reduced rear yard setback of 15-feet for proposed Lots 15R and 16R. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5 August 18, 2005 ITEM NO.: 2 FILE NO.: NAME: Stone Creek Phase I Replat LOCATION: Located on the West end of Glen Valley Drive on Clancy Court DEVELOPER: AS Rosen & Associates, Inc. Bill Bosley, Agent 9107 Rodney Parham Road Little Rock, AR 72203 ENGINEER: Civil Design, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 6.582 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT Variance/Waivers: NUMBER OF LOTS: 23 R-2, Single-family 19 — Chenal Planning District 42.11 FT. NEW STREET: 0 LF 1. A variance to allow a 15-foot front building line along Lots 1 R —17R. 2. A variance to allow a 15-foot rear yard setback of 15-feet for Lots 15R and 16R. BACKGROUND: On October 16, 2004, the Little Rock Planning Commission reviewed a request to subdivide 15.4 acres into 55 single-family lots. The proposal included the development of the lots with garden style patio homes. The lots would be developed in three phases with 23 lots in the first phase (a final plat was executed for this phase on May 25, 2005), 7 lots in the second phase and 25 lots in the third phase. The applicant has indicated the lots would be served by a series of residential streets (cul-de-sac's) with no outlet being planned to Gooch Lane. The development included a portion of Heatherbrae Phase 3, which was previously reviewed and approved for a preliminary plat. The applicant proposed to revise the August 18, 2005 UBDIVISION ITEM NO.: 2 (Cont.)FILE NO.: S-1397-B previously approved plat. The revision included a reduction of the on -site detention area. The applicant worked with the Corp of Engineers, to reduce the previously required detention area. A. PROPOSAL/REQUEST: 1 C The applicant is now proposing a replat of Lots 1 — 17 of the Stonecreek Addition. The area is within the previously approved and final platted Phase I. The purpose of the replat is to extend the side lot lines of Lots 5 —14 across the permanent drainage easement, reduce the front building line on Lots 1 — 17 from 25-feet to 15-feet and reduce the rear yard setback of Lots 15 and 16 from 25-feet to 15-feet. The applicant has indicated the developer to maintain the average area. The applicant has indicate drainage and a 15-foot permanent Lots 16 and 17 are subject to a portion of each lot's rear yard. EXISTING CONDITIONS: reduced setbacks are necessary for the home size currently being developed in the d Lots 5 — 14 contain a 20-foot permanent landscape easement across the rear, while 25-foot sewer easement that cuts across a The site is a vacant tree covered site with a large drainage ditch extending through the center of the site. There is a FEMA mapped floodway located along the northern boundary of the site. The existing Glen Valley Drive dead -ends at the proposed entrance into the subdivision. There are single-family homes located in the area with the Heatherbrae Subdivision located to the east and new homes being constructed on tracts on Gooch Lane to the west. Gooch Lane does not extend into the proposed development. NEIGHBORHOOD COMME All abutting property owners and Westchester/Heatherbrae Neighborhood Association were notified of the public hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Verify that the minimum Finish Floor elevations as shown on the plat are one foot above the base flood elevation. 2. Plat should indicate no fencing or landscaping within the platted drainage easement areas. 3. Ditch banks need to be stabilized with a permanent vegetation cover per 2 August 18, 2005 SUBDIVISION ITEM NO.: 2 Cont.) FILE NO.: S-1397-B original plan approval. 4. Street light installation needs to be completed. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located on site with service lines installed for original lots. If any lot lines have changed where service is not available to new lots without crossing another lot the owner of the property will be responsible to construct any new service lines required to serve that lot. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: No objection. 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/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 28, 2005) The applicant was present. Staff presented an overview of the proposed replat to the Committee members present. Staff stated the developer had previously platted the lots with an open space tract adjacent to the eastern property line. Staff stated the developer was now requesting to replat the lots to incorporate the tract into the individual lots. Staff stated with the replat the developer would be able to reduce the rear yard setback to the 15-foot landscape easement indicated on the plat. Staff questioned fencing. The applicant stated fencing would be 3 August 18, 2005 SUBDIVISION ITEM NO_: 2 [Cont.] FILE NO.: S-1397-B allowed at the top of the levee or along the eastern side of the landscape easement. He stated the Corp of Engineers had agreed to the placement of fencing in this location. Public Works comments were addressed. Staff stated the minimum Finish Floor elevations should be shown on the proposed plat. Staff stated the ditch banks would need to be stabilized with a permanent vegetation cover per the original plat approval. 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: The applicant submitted a revised plat to staff addressing most of the issues raised at the July 28, 2005, Subdivision Committee meeting. The applicant has indicated the location of the proposed fencing along the eastern boundary of the 15-foot landscape easement. The applicant has also indicated the finished floor elevation on the proposed plat. The applicant has indicated a front building line of 15-feet along Lots 1 R — 17R and Lot 23R. The applicant is requesting a 15-foot rear building setback of along Lots 15R and 16R. The applicant has indicated an average lot size of 80-feet by 132-feet or 10,560 square feet and a minimum lot size of 80-feet by 110-feet or 8,800 square feet. Staff is supportive of the applicant's proposed replat of the indicated lots and the requested variances. The purpose of the replat is to extend the side lot lines of Lots 5 —14 across the permanent drainage easement, reduce the front building line on Lots 1 — 17 from 25-feet to 15-feet and reduce the rear yard setback of Lots 15 and 16 from 25-feet to 15-feet. The applicant has indicated the reduced setbacks are necessary for the developer to maintain the average home size currently being developed in the area. The applicant has indicated Lots 5 — 14 contain a 20-foot permanent drainage and a 15-foot permanent landscape easement across the rear, while Lots 16 and 17 are subject to a 25-foot sewer easement that cuts across each lot's rear yard. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed reduced building line and setbacks will not have any adverse impact on the adjoining properties. 4 August 18, 2005 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1397-B STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested variance to allow a reduced front building line for proposed Lots 1 R —17R and Lot 25R. Staff recommends approval of the applicant's request for a reduced rear yard setback of 15-feet for proposed Lots 15R and 16R. PLANNING COMMISSION ACTION: (AUGUST 18, 2005) 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 conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the requested variance to allow a reduced front building line for proposed Lots 1 R — 17R and Lot 25R and the applicant's request for a reduced rear yard setback of 15-feet for proposed Lots 15R and 16R. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5