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HomeMy WebLinkAboutS-1407-A Staff AnalysisFILE NO.: S-14 NAME: Oxford Point Subdivision Preliminary Plat LOCATION: Located South of 57th Street between Hopson Street and Larch Place DEVELOPER: Allied Bank — Lex Golden 1002 West Capitol Avenue Little Rock, AR 72201 ENGINEER: McGetrick and McGetrick Engineers 10 Otter creek Court, Suite A Little Rock, AR 72210 AREA: 4.714 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 19 R-2, Single-family 13 — 65th Street East 21.02 VARIAN C ESNVAIVERS REQUESTED Lots 9 and 10. BACKGROUND: FT. NEW STREET: 540 LF A variance to allow double frontage lots for On December 4, 2003, the Little Rock Planning Commission approved a preliminary plat for this site. Per Section 31-94(e) a preliminary plat approved by the Little Rock Planning Commission shall be effective and binding upon the Commission for two (2) years from the date of approval or as long as work is actively progressing, at the end of which time the final plat application for the subdivision must have been submitted to the planning staff. Any plat not receiving final approval within the period of time set forth herein or otherwise conforming to the requirements of the ordinance shall be null and void, and the developer shall be required to submit a new plat of the property for preliminary approval subject to all zoning restrictions and the subdivision ordinance. The approved preliminary plat has expired and the owners are now proposing to reestablish the previously approved plat. FILE NO.: S-1407-A (Cont. A. PROPOSAL/REQUEST: The development consists of 4.714 acres, located on West 57th Street, two blocks east of Geyer Springs Road. The property is currently zoned R-2, Single- family and the applicant proposes to subdivide this tract into a 19 lot single-family subdivision. The proposed development will add 540 linear feet of new street and end in a cul-de-sac taking no access to West 59th Street. The development will be constructed in one phase. The applicant has indicated a platted building line of 25-feet along the street property line as required by the City of Little Rock Subdivision Ordinance Section 31-256. The applicant has also indicated a 25-foot platted building line alonq� with a 10-foot restricted access easement for the two lots adjacent to West 57t Street. The applicant is requesting a variance from the Subdivision Ordinance [Section 31-232(d)] to allow two (2) of the nineteen lots to develop as double frontage lots (Lots 9 and 10). The applicant has indicated a ten foot restricted access easement to ensure no vehicle access will be allowed on West 59th Street, to limit the number of curb cuts on West 57th Street. B. EXISTING CONDITIONS: The northern portion of the site is vacant and the southern portion has two homes located along West 59th Street. There is a large church located northwest of the site and single-family homes located along West 57th Street to the northeast. There is a newly developed single-family subdivision located on the north side of West 57th Street at Freeland. South of the site is a C-3 zoned parcel containing a mobile home -park. The areas to the east and west are developed with single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents concerning the proposed development. The Geyer Springs Neighborhood Association, the Wakefield Neighborhood Association, Southwest United for Progress and all abutting property owners were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 2. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight 2 FILE NO.: S-1407-A requirements. 3. The proposed detention pond must empty into a drainage easement or an existing or proposed ditch. 4. With site development, provide the design of the streets conforming to the Master Street Plan. Construct one-half street improvement to 57th Street and 59th Street including a 5-foot sidewalk with the planned development. 5. 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. 6. 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) 379-1817 (Derrick Bergfield). 7. Oxford Run Court appears to be constructed beyond the Master Street Plan standard for a minor residential street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Enteray: No comment received. Center -Point Energy: Approved as submitted. 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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/TECHNICALIDESIGN: Planning Division: No comment. Landscape: No comment. 3 FILE NO.: S-1407-A (Cont- G. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) Mr. Pat McGetrick was present representing the applicant. Staff presented an overview of the proposed preliminary plat indicating there were additional items needed to be shown on the proposed preliminary plat. Staff requested the applicant provide a phasing plan, if applicable. Staff also requested the applicant provide a 10-toot restrictive access easement along West 57th Street for Lots 1 and 19 and Lots 9 and 10 along West 59th Street. Staff also noted Lots 9 and 10 would result in a variance; the creation of double frontage lots. Mr. McGetrick stated he would verify right-of-way for West 59th Street. He stated he did not think right-of-way for West 59th Street was in place for the entire length. Public Works comments were addressed. Staff stated Oxford Run Court should have a minimum street width of 24-feet. Comments from Central Arkansas Water, the Fire Department and Wastewater were noted. Mr. McGetrick stated their comments would be addressed as well. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the November 16, 2006, Subdivision Committee meeting. The applicant has indicated a minimum street width of 24-feet. The a�plicant has also indicated a 10-foot restrictive access easement along West 57t Street and West 59th Street. The restrictive access easement along West 57th Street will limit the driveway to Oxford Run Court. The applicant has indicated right-of-way for West 59th Street is in place along Lots 9 and 10. A variance from the Subdivision Ordinance to allow the creation of double frontage lots [Section 31- 232(d)] is being requested. The applicant has indicated a restrictive access easement along the rear of the proposed lots. Staff is supportive of the requested variance to allow the creation of double frontage lots as proposed. The applicant is proposing an average lot size of sixty -feet (60) by one hundred forty-three (143) feet or 8,580 square feet. The proposed lot size is more than adequate to meet the minimum requirements of the Subdivision Ordinance (a minimum of sixty (60) feet by one hundred (100) feet and a minimum of 7000 square feet). Staff is supportive of the proposed lot size and configuration. The applicant has indicated detention on the proposed plat (contained within Lot 9) and has identified the detention basin area. The applicant has not however indicated the detention basin and outfall line as an easement. Staff recommends the applicant more clearly show and label the detention basin and appropriate easements. Staff feels the size of Lot 9 will more than adequately handle the 0 FILE NO.: S-1407-A Cont. detention basin along with all required easements and allow sufficient room for future construction. The applicant has indicated the development will be constructed in one stage or phase. All street work and infrastructure will be placed prior to final platting. Staff is supportive of the proposed phasing plan of the development. To Staffs knowledge there are no outstanding issues associated with the proposed request. 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 approval of the requested variance from the Subdivision Ordinance to allow the creation of double frontage lots for Lots 9 and 10. Staff recommends the applicant clearly label the detention area and appropriate easements. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was 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 above agenda staff report. Staff presented a recommendation of approval of the requested variance from the Subdivision Ordinance to allow the creation of double frontage lots for Lots 9 and 10. Staff also presented a recommendation the applicant clearly label the detention area and appropriate easements. 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 December 7, 2006 ITEM NO.: 2 FILE NO.: S-1407-A NAME: Oxford Point Subdivision Preliminary Plat LOCATION: Located South of 57t" Street between Hopson Street and Larch Place DEVELOPER: Allied Bank — Lex Golden 1002 West Capitol Avenue Little Rock, AR 72201 ENGINEER: McGetrick and McGetrick Engineers 10 Otter creek Court; Suite A Little Rock, AR 72210 AREA: 4.714 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 19 R-2, Single-family 13 - 65t" Street East 21.02 FT. NEW STREET: 540 LF VARIANCESMIAIVERS REQUESTED: A variance to allow double frontage lots for Lots 9 and 10. BACKGROUND: On December 4, 2003, the Little Rock Planning Commission approved a preliminary plat for this site. Per Section 31-94(e) a preliminary plat approved by the Little Rock Planning Commission shall be effective and binding upon the Commission for two (2) years from the date of approval or as long as work is actively progressing, at the end of which time the final plat application for the subdivision must have been submitted to the planning staff. Any plat not receiving final approval within the period of time set forth herein or otherwise conforming to the requirements of the ordinance shall be null and void, and the developer shall be required to submit a new plat of the property for preliminary approval subject to all zoning restrictions and the subdivision ordinance. The approved preliminary plat has expired and the owners are now proposing to reestablish the previously approved plat. December 7, 2006 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1407-A A. PROPOSAL/REQUEST: The development consists of 4.714 acres, located on West 57th Street, two blocks east of Geyer Springs Road. The property is currently zoned R-2, Single- family and the applicant proposes to subdivide this tract into a 19 lot single-family subdivision. The proposed development will add 540 linear feet of new street and end in a cul-de-sac taking no access to West 59th Street. The development will be constructed in one phase. The applicant has indicated a platted building line of 25-feet along the street property line as required by the City of Little Rock Subdivision Ordinance Section 31-256. The applicant has also. indicated a 25-foot platted building line along with a 10-foot restricted access easement for the two lots adjacent to West 57t Street, The applicant is requesting a variance from the Subdivision Ordinance [Section 31-232(d)] to allow two (2) of the nineteen lots to develop as double frontage lots (Lots 9 and 10). The applicant has indicated a ten foot restricted access. easement to ensure. no vehicle access will be allowed on West 59tn Street, to limit the number of curb cuts on West 57th Street. B. EXISTING CONDITIONS: The northern portion of the site is vacant and the southern portion has two homes located along :West 59th. Street. There is a large church located northwest of the, site .and single-family homes located along West 57th Street to the northeast. There is a newly developed single-family subdivision located on the north side of West .57th Street at Freeland.. South of the site is a C-3 zoned parcel containing a mobile home -park. The areas to the east and west are developed with single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents concerning the proposed development. The Geyer Springs Neighborhood Association, the Wakefield Neighborhood Association, Southwest United for Progress and all abutting property owners were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1 _ 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 2 December 7, 2006 SUBDIVISION ITEM NO.: 2 Cont.) FILE NO.: 5-1407-A 2. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 3. The proposed detention pond must empty into a drainage easement or an existing or proposed ditch. 4. With site development, provide the design of the streets conforming to the Master Street Plan. Construct one-half street improvement to 57th Street and 59th Street including a 5-foot sidewalk with the planned development. 5. 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. 6. 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) 379-1817 (Derrick Bergfield). 7. Oxford Run Court appears to be constructed beyond the Master Street Plan standard for a minor residential street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: ; Sewer main extension required, with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entercy: No comment received: Center -Point Enerq Approved as submitted. AT & T: No comment received. Central Arkansas Water: Ail Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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: 3 December 7, 2006 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1407-A Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) Mr. Pat McGetrick was present representing the applicant. Staff presented an overview of the proposed preliminary plat indicating there were additional items needed to be shown on the proposed preliminary plat. Staff requested the applicant provide a phasing plan, if applicable. Staff also requested the applicant provide a 10-foot restrictive access easement along West 57th Street for Lots 1 and 19 and Lots 9 and 10 along West 59th Street. Staff also noted Lots 9 and 10 would result in a variance; the creation of double frontage lots. Mr. McGetrick stated he would verify right-of-way for West 59th Street. He stated he did not think right-of-way for West 59th Street was in place for the entire length. . Public Works comments were addressed. Staff stated Oxford Run Court should have a minimum street width of 24-feet. Comments from Central Arkansas Water, the Fire Department and Wastewater were noted.. Mr. McGetrick stated their comments would be addressed as well. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H.: ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the November 16, 2006, Subdivision Committee meeting. The applicant has indicated a minimum street width of 24-feet. The a�plicant has also indicated a 10-foot restrictive access easement along West 57t Street and West 59th Street. The restrictive access easement along West 57th Street will limit the driveway to Oxford Run Court. The applicant has indicated right-of-way for West 59th Street is in place along Lots 9 and 10. A variance from the Subdivision Ordinance to allow the creation of double frontage lots [Section 31- 232(d)] is being requested. The applicant has indicated a restrictive access easement along the rear of the proposed lots. Staff is supportive of the requested variance to allow the creation of double frontage lots as proposed. The applicant is proposing an average lot size of sixty -feet (60) by one hundred forty-three (143) feet or 8,580 square feet. The proposed lot size is more than adequate to meet the minimum requirements of the Subdivision Ordinance (a 51 December 7, 2006 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: 5-1407-A adequate to meet the minimum requirements of the Subdivision Ordinance (a minimum of sixty (60) feet by one hundred (100) feet and a minimum of 7000 square feet). Staff is supportive of the proposed lot size and configuration. The applicant has indicated detention on the proposed plat (contained within Lot 9) and has identified the detention basin area. The applicant has not however indicated the detention basin and outfall line as an easement. Staff recommends the applicant more clearly show and label the detention basin and appropriate easements. Staff feels the size of Lot 9 will more than adequately handle the detention basin along with all required easements and allow sufficient room for future construction. The applicant has indicated the development will be constructed in one stage or phase. All street work and infrastructure will be placed prior to final platting. Staff is supportive of the proposed phasing plan of the development. To Staffs knowledge there are no outstanding issues associated with the proposed request. 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 approval of the requested variance from the Subdivision Ordinance to allow the creation of double frontage lots for Lots 9 and 10. Staff recommends the applicant clearly label the detention area and appropriate easements. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was 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 above agenda staff report. Staff presented a recommendation of approval of the requested variance from the Subdivision Ordinance to allow the creation of double frontage lots for Lots 9 and 10. Staff also presented a recommendation the applicant clearly label the detention area and appropriate easements. 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 ITEM NO.: 2. NAME: Oxford Point Subdivision Preliminary Plat S-1407-A LOCATION: located South of 57th Street between Hopson Street and Larch Place Planning Staff Comments: 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 November 22, 2006. The Office of Planning and Development must receive the proof of notice no later than November 30, 2006. VarianceMaivers: A variance to allow double frontage lots. Public Works Conditions: 1. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 2. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding streetlight requirements. 3. Proposed detention pond must empty into a drainage easement or an existing or proposed ditch. 4. With site development, provide the design of streets conforming to the Master Street Plan. Construct one-half street improvement to 57th Street and 59th Street including a 5-foot sidewalk with the planned development. 5. 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. 6. 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) 379-1817 (Derrick Bergfield). 7. Oxford Run Court appears to be constructed beyond the Master Street Plan standard for a minor residential street. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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 pl_atlplan_ Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, November 22, 2006. Item # 2