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HomeMy WebLinkAboutS-1409-A Staff AnalysisVariancelUVaivers: A variance to allow double frontage lot A variance from the lot depth to width ratio for selected lots. ITEM NO.: 7 NAME: Madison Valley Revised Preliminary Plat LOCATION: South of Taylor Loop Road on Montgomery Road Planning Staff Comments: FILE NO.; S-1409A L' ��� Nor., 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. Indicate Taylor Loop Road on the northern boundary of the proposed preliminary plat. Indicated the area north of Gavin Court as a public access and utility easement. Provide the name/address and source of title for the landowners. Provide a phasing plan on the proposed preliminary plat. Public Works: Irj--�D 1. Taylor Loop is classified on the Master Street Plan as a collector street. Dedicate right-of- way to 30 feet from centerline and construct 1/2 of a 36 foot Street. Sidewalks are required. s. 2. Larger drainage piping and additional easements may be required to handle the anticipated up -stream flow to the site. Contact Public Works, David Hamilton, at 2446402. 3. Provide calculations indicating the preliminary sizing of the detention basin. The basin should be built as part of the initial phase of the development. Easements for the inlet and outlet of the storm water detention facilities are required. 4. Holland Lane does not meet design standards for curvature and tangent distance between reverse curves. Utilities and Fire DepartmentlCounty Planning: 4 Cam' Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. EnterAy: No comment received. �J Center -Point Energy: Approved as submitted. SBC: 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 water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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. Contact Central Arkansas Water at 9922438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918- 3752 for additional details. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, February 25, 2004. FILE NO.: S-1409-A NAME: Madison Valley Subdivision Revised Preliminary Plat LOCATION: South of Taylor Loop Road on Montgomery Road DEVELOPER: Card Investment, LLC 12418 Cantrell Road Little Rock, AR 72223 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 24.59 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 83 R-2, Single-family 19 - Chenal 42.11 VARIAN C ESMAIVERS REQUESTED: FT. NEW STREET: 2,850 LF 1. A variance to allow double frontage lots. 2. A variance to allow an increased lot depth to width ratio for selected lots. 3. A variance to allow a reduced front yard building line for selected lots. BACKGROUN The Little Rock Planning Commission reviewed and approved this site for a preliminary plat at their December 4, 2003 Public Hearing. The applicant proposed the subdivision of 19.2 acres into 75 single-family lots. The applicant indicated the average lot size to be 65-feet by 110-feet or 7,150 square feet. The proposed development was to add 2,850 linear feet of new street to the City. The development included 'h street construction to Montgomery Road adjacent to the site and the construction of three new residential streets. The applicant requested a portion of Montgomery Road right-of-way be abandoned. The area to the south is owned by Chenal Properties and their preliminary design of a proposed development did not indicate access to Montgomery Road. The applicant FILE NO.: S-1409-A Cont. indicated a right-of-way abandonment would be secured prior to development of the proposed lots affected by the right-of-way. A. PROPOSAL/REQUEST: The applicant is proposing a revision to the previously approved preliminary plat. The proposed revised preliminary plat includes the subdivision of 24.59 acres into 83 single-family lots. The proposed revision includes the addition of land to the development and increasing the overall average lot size within the development. The applicant is proposing three variances related to the Subdivision Ordinance. The applicant is requesting a variance to allow the creation of double frontage lots, a variance to allow a reduced front building line and a variance to allow an increased lot depth to width ratio for selected corner lots. The applicant has indicated the proposed subdivision will be constructed in two (2) phases. B. EXISTING CONDITIONS: The developer has begun construction of the previously approved preliminary plat, clearing and grading the site in preparation of installation of the basic infrastructure. The area contains a scattering of homes along Montgomery Road on acreage along the east side of the road. Pennwyck Subdivision is also located across Montgomery Road to the east. The Baptist Church property is located east of the site with the church owning most of the land adjoining the eastern boundary of the plat. The area to the west contains homes located on five plus acre tracts accessed by Carter Lane. To the north of the site along Taylor Loop Road is the Montessori School campus. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents concerning the proposed development. The Westchester/Heatherbrae Neighborhood Association and the Charleston Heights/North Rahling Road Neighborhood Association and all abutting property owners were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Taylor Loop is classified on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline and construct 1/2 of a 36 foot Street. Sidewalks are required. 4 FILE NO.: S-1409-A Cont. 2. Larger drainage piping and additional easements may be required to handle the anticipated up -stream flow to the site. Contact Public Works, David Hamilton, at 244-5402. 3. Provide calculations indicating the preliminary sizing of the detention basin. The basin should be built as part of the initial phase of the development. Easements for the inlet and outlet of the storm water detention facilities are required. 4. Holland Lane does not meet design standards for curvature and tangent distance between reverse curves. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. 4 FILE NO.: S-1409-A Cont. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview indicating the requested revision was to add additional acreage to the previously approved preliminary plat. Staff requested additional information be included on the proposed preliminary plat including the name/address and source of title of the landowner. Staff also requested the applicant provide a phasing plan, if applicable. Public Works comments were addressed. Staff stated Taylor Loop Road was classified on the Master Street Plan as a minor arterial and one-half street construction would be required. Staff also stated sidewalks would be required. Staff stated proposed Holland Lane did not meet current design standards for curvature and tangent distance between reverse curves. Staff stated there were concerns with the total volumes of water. Mr. McGetrick stated the topography split at Gooch Drive. Staff recommended Mr. McGetrick meet with staff to ensure the proposed detention was adequate. 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 February 19, 2004 Subdivision Committee meeting. The applicant has indicated the name/address and source of title of the landowner. The applicant has also provided a phasing plan for the proposed development. The applicant has indicated the development will be constructed in two phases with the first phase containing the proposed detention and Lots 7 — 83. The second phase (Lots 1 — 6) will be constructed in the future. The applicant has indicated a 20-foot easement along the lot lines of proposed Lots 79 and 80 to allow sewer to be extended to the property located to the east. The applicant has also indicated the extension of public right-of-way to the north of Gavin Court to allow access to the site as well. The proposed easements and right-of-way will allow the eastern property owner access to city services and public streets should they decide at some point in the future to further subdivide their property. The applicant has revised the preliminary plat to address Public Works concerns related to Holland Lane. The applicant has shortened the proposed street length and added a cul-de-sac to the north. The applicant has also increased the proposed detention area to 20,000 square feet. The applicant is requesting a reduced front building line for several of the proposed lots. The applicant has indicated a fifteen -foot front building line for 4 FILE NO_: S-1409-A Cont. Lots 2 — 44, 47 — 53, 72 — 77 and 82 — 83. The applicant has indicated with the development being developed with a neighborhood feel and all streets internal to the development, a reduced platted building line will act as a traffic calming device. Staff is supportive of the proposed request. The applicant is requesting a variance to allow an increased lot depth to width ratio for Lots 45, 46, 70, 79 and 80. The Subdivision Ordinance requires no lot be more than three times as deep as it is wide. On these lots, all corner lots, the applicant has not met this requirement and is requesting a variance to allow the proposed lot design. Staff is supportive of this request. The applicant has indicated two of the lots as double frontage lots. The proposed lots (Lots 5 and 6) will front on Montgomery Road and also abut Holland Lane. The lots will be accessed from Montgomery Road and a ten -foot no vehicular access easement will be placed along Holland Lane. Staff is supportive of the requested variance to allow the creation of these double frontage lots. Staff is supportive of the proposed preliminary plat. The applicant is proposing the development of 24.59 acres into 83 single-family residential lots resulting in a proposed density of 3.37 units per acre. The proposed development includes concession to allow the proposed property located to the east to redevelop at some point in the future should the owner elect to subdivide their existing parcel. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff recommends approval of the requested preliminary plat and the associated variances. 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 report. Staff recommends approval of the requested variance to allow the creation of double frontage lots for Lots 5 and 6. Staff recommends approval of the requested variance to allow an increased lot depth to width ratio for Lots 45, 46, 71, 79 and 80. Staff recommends approval of the requested variance to allow a reduced front yard building line for Lots 2 — 44, 47 — 53, 72 — 77 and 82 - 83. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented a recommendation of approval 5 FILE NO.: S-1409-A (Cont. of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented recommendations of approval of the requested variance to allow the creation of double frontage lots for Lots 5 and 6, the requested variance to allow an increased lot depth to width ratio for Lots 45, 46, 71, 79 and 80 and the requested variance to allow a reduced front yard building line for Lots 2 — 44, 47 — 53, 72 — 77 and 82-83. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. M March 11, 2004 ITEM NO.: 7 NAME: Madison Valley Subdivision Revised Preliminary Plat LOCATION: South of Taylor Loop Road on Montgomery Road DEVELOPE Card Investment, LLC 12418 Cantrell Road Little Rock, AR 72223 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 FILE NO.: S-1409-A AREA: 24.59 acres NUMBER OF LOTS: 83 FT. NEW STREET: 2,850 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.11 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow double frontage lots. 2. A variance to allow an increased lot depth to width ratio for selected lots. 3. A variance to allow a reduced front yard building line for selected lots. BACKGROUND: The Little Rock Planning Commission reviewed and approved this site for a preliminary plat at their December 4, 2003 Public Hearing. The applicant proposed the subdivision of 19.2 acres into 75 single-family lots. The applicant indicated the average lot size to be 65-feet by 110-feet or 7,150 square feet. The proposed development was to add 2,850 linear feet of new street to the City. The development included Y2 street construction to Montgomery Road adjacent to the site and the construction of three new residential streets. The applicant requested a portion of Montgomery Road right-of-way be abandoned. The area to the south is owned by Chenal Properties and their preliminary design of a proposed development did not indicate access to Montgomery Road. The applicant March 11, 2004 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1409-A indicated a right-of-way abandonment would be secured prior to development of the proposed lots affected by the right-of-way. A. PROPOSAUREQUEST: The applicant is proposing a revision to the previously approved preliminary plat. The proposed revised preliminary plat includes the subdivision of 24.59 acres into 83 single-family lots. The proposed revision includes the addition of land to the development and increasing the overall average lot size within the development. The applicant is proposing three variances related to the Subdivision Ordinance. The applicant is requesting a variance to allow the creation of double frontage lots, a variance to allow a reduced front building line and a variance to allow an increased lot depth to width ratio for selected corner lots. The applicant has indicated the proposed subdivision will be constructed in two (2) phases. B. EXISTING CONDITIONS: The developer has begun construction of the previously approved preliminary plat, clearing and grading the site in preparation of installation of the basic infrastructure. The area contains a scattering of homes along Montgomery Road on acreage along the east side of the road. Pennwyck Subdivision is also located across Montgomery Road to the east. The Baptist Church property is located east of the site with the church owning most of the land adjoining the eastern boundary of the plat. The area to the west contains homes located on five plus acre tracts accessed by Carter Lane. To the north of the site along Taylor Loop Road is the Montessori School campus. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents concerning the proposed development. The Westchester/Heatherbrae Neighborhood Association and the Charleston Heights/North Rahling Road Neighborhood Association and all abutting property owners were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Taylor Loop is classified on the M Dedicate right-of-way to 30 feet from Street. Sidewalks are required. ester Street Plan as a collector street. centerline and construct 1/2 of a 36 foot OA March 11, 2004 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1409-A 2. Larger drainage piping and additional easements may be required to handle the anticipated up -stream flow to the site. Contact Public Works, David Hamilton, at 244-5402. 3. Provide calculations indicating the preliminary sizing of the detention basin. The basin should be built as part of the initial phase of the development. Easements for the inlet and outlet of the storm water detention facilities are required. 4. Holland Lane does not meet design standards for curvature and tangent distance between reverse curves. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Enter : No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. 3 March 11, 2004 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: S-1409-A G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview indicating the requested revision was to add additional acreage to the previously approved preliminary plat. Staff requested additional information be included on the proposed preliminary plat including the name/address and source of title of the landowner. Staff also requested the applicant provide a phasing plan, if applicable. Public Works comments were addressed. Staff stated Taylor Loop Road was classified on the Master Street Plan as a minor arterial and one-half street construction would be required. Staff also stated sidewalks would be required. Staff stated proposed Holland Lane did not meet current design standards for curvature and tangent distance between reverse curves. Staff stated there were concerns with the total volumes of water. Mr. McGetrick stated the topography split at Gooch Drive. Staff recommended Mr. McGetrick meet with staff to ensure the proposed detention was adequate. 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 February 19, 2004 Subdivision Committee meeting. The applicant has indicated the name/address and source of title of the landowner. The applicant has also provided a phasing plan for the proposed development. The applicant has indicated the development will be constructed in two phases with the first phase containing the proposed detention and Lots 7 — 83. The second phase (Lots 1 — 6) will be constructed in the future. The applicant has indicated a 20-foot easement along the lot lines of proposed Lots 79 and 80 to allow sewer to be extended to the property located to the east. The applicant has also indicated the extension of public right-of-way to the north of Gavin Court to allow access to the site as well. The proposed easements and right-of-way will allow the eastern property owner access to city services and public streets should they decide at some point in the future to further subdivide their property. The applicant has revised the preliminary plat to address Public Works concerns related to Holland Lane. The applicant has shortened the proposed street length and added a cul-de-sac to the north. The applicant has also increased the proposed detention area to 20,000 square feet. 2 March 11, 2004 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: S-1 The applicant is requesting a reduced front building line for several of the proposed lots. The applicant has indicated a fifteen -foot front building line for Lots 2 — 44, 47 — 53, 72 — 77 and 82 — 83. The applicant has indicated with the development being developed with a neighborhood feel and all streets internal to the development, a reduced platted building line will act as a traffic calming device. Staff is supportive of the proposed request. The applicant is requesting a variance to allow an increased lot depth to width ratio for Lots 45, 46, 70, 79 and 80. The Subdivision Ordinance requires no lot be more than three times as deep as it is wide. On these lots, all corner lots, the applicant has not met this requirement and is requesting a variance to allow the proposed lot design. Staff is supportive of this request. The applicant has indicated two of the lots as double frontage lots. The proposed lots (Lots 5 and 6) will front on Montgomery Road and also abut Holland Lane. The lots will be accessed from Montgomery Road and a ten -foot no vehicular access easement will be placed along Holland Lane. Staff is supportive of the requested variance to allow the creation of these double frontage lots. Staff is supportive of the proposed preliminary plat. The applicant is proposing the development of 24.59 acres into 83 single-family residential lots resulting in a proposed density of 3.37 units per acre. The proposed development includes concession to allow the proposed property located to the east to redevelop at some point in the future should the owner elect to subdivide their existing parcel. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff recommends approval of the requested preliminary plat and the associated variances. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested variance to allow the creation of double frontage lots for Lots 5 and 6. Staff recommends approval of the requested variance to allow an increased lot depth to width ratio for Lots 45, 46, 71, 79 and 80. Staff recommends approval of the requested variance to allow a reduced front yard building line for Lots 2 — 44, 47 — 53, 72 — 77 and 82 - 83. 5 March 11, 2004 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: S-1409-A PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented recommendations of approval of the requested variance to allow the creation of double frontage lots for Lots 5 and 6, the requested variance to allow an increased lot depth to width ratio for Lots 45, 46, 71, 79 and 80 and the requested variance to allow a reduced front yard building line for Lots 2 — 44, 47 — 53, 72 — 77 and 82 - 83. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. A