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HomeMy WebLinkAboutS-1417 Staff AnalysisITEM NO.: 8 NAME: Amy Ridge Subdivision Preliminary Plat FILE NO.: 5-1417 LOCATION: ON the Southwest corner of Labette Drive and John Barrow Road 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. 2. The previously approved preliminary plat indicated the street alignment somewhat to the south. Barrow Office Addition proposed Lot 3 appears to be a newly created lot. Renumber lot located north of Labette Drive as Lot 2. 3. Provide a cul-de-sac for the unnamed street extending to the south. 4. Labette Drive is designated as a collector street. Indicate a 30-foot platted building line for lots adjacent to Labette Drive. 5. Provide a phasing plan, if applicable on the proposed preliminary plat. 6. Provide the source of title of the landowner on the proposed preliminary plat. 7. Adjust the lot lines for Lots 14 to meet the minimum 75-foot minimum width for a corner lot. Variance/Waivers: None requested. Public Works: 1[�f 1- A small stub street is proposed to serve lots 2 through 8. A tee type turn around should be provided at the southern end of the stub street. Labette Drive extension should be moved eastward to align with this stub. Cry 2. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any V V7 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. 1 Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. Easements are required for all storm drainage areas. 5. Prepare a letter of pending development addressing streetlights as required by Section �C 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Phiipott) for more information regarding street light requirements. Utilities and Fire Department[County Planning: L ti\9D Wastewater: A sewer main crosses the property. No construction within the easement unless sewer main is relocated. A sewer main extension is required with easements for the remainder of the development. Contact little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. 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. An existing 12-inch diameter water main will have to be relocated to align with street rights -of -way or the streets will have to be aligned to the water main at its existing location. A Capital Investment Charge based on the size of 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. 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. Planninq 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-1417 NAME: Amy Ridge Subdivision Preliminary Plat LOCATION: On the Southwest corner of Labette Drive and John Barrow Road DEVELOPER: Angelcity Development Corporation P.O. Box 10745 Jackson, TN 38308 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 6.75 acres NUMBER OF LOTS: 28 FT. NEW STREET: 1540 L.F. CURRENT ZONING: MF-18, Multi -family 18-Units per acre PLANNING DISTRICT: 11 CENSUS TRACT: 24.04 VARIANCESMAIVERS REQUESTED: A variance to allow an increased lot depth to width ratio for Lots 22 and 23. BACKGROUND: A 10 acre site containing seven lots known as Barrow Plaza Addition was reviewed and approved for a preliminary plat by the Little Rock Planning Commission at their August 12, 1986 Public Hearing. Lots 1 and 2 have been final platted. The applicant has indicated the roadway was also dedicated through a metes and bounds legal description. A. PROPOSAUREQUEST: The applicant is proposing the subdivision of this 6.75-acre parcel into 28 single- family lots. The lots will be served by the addition of 1,540 linear feet of new street. The applicant has indicated the average lot size will be 70 feet by 100 feet or 7,000 square feet. FILE NO.: S-141 Proposed Lots 22 and 23 will require a variance from the Subdivision Ordinance to allow an increased depth to width ratio. The site is currently zoned MF-18 which does not allow for single-family development. The applicant has indicated should the preliminary plat be approved the applicant will request to rezone the site to R-2, Single-family. B. EXISTING CONDITIONS: The site is tree covered, sloping upward to the southwest. There are multi -family units located to the west of the site accessed from Labette Manor Drive. There is a nursing home located to the north of the site adjacent to John Barrow Road. A POD is located on the corner of Labette and John Barrow Road currently housing medical equipment sales and service with a new building constructed south of the POD (currently zoned 0-3) for an automobile customizing business. Also south of the site is an approved POD, the site of the new Central Arkansas Library, which is currently under construction. Labette Drive dead -ends into the site. The street has been constructed with curb and gutter adjacent to Lots 1 and 2, which were previously final platted. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners and the John Barrow Neighborhood Association, the Twin Lakes "B" Property Owners Association, the Campus Place Neighborhood Association and the Twin Lakes B Special Improvement District were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A small stub street is proposed to serve Lots 2 through 8. A tee type turn around should be provided at the southern end of the stub street. Labette Drive extension should be moved eastward to align with this stub. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. Easements are required for all storm drainage areas. 2 FILE NO.: S-1417 5. 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 street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: A sewer main crosses the property. No construction within the easement unless sewer main is relocated. A sewer main extension is required with easements for the remainder of the development. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. 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. An existing 12-inch diameter water main will have to be relocated to align with street rights -of -way or the streets will have to be aligned to the water main at its existing location. A Capital Investment Charge based on the size of 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. 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. Counly Planning: No comment received. CATA: No comment received. F. ISSUESITECHN ICAL/DESIGN : Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Pat McGetrick was present representing the request. Staff stated the site was currently zoned MF-18 which did not allow for the development of single- family residential. Staff stated if the proposed preliminary plat was approved, the applicant would be required to rezone the site to R-2 prior to development. 3 FILE NO.: S-1417 Cont. Staff questioned the proposed location of Labette Drive. Staff stated there were currently water and sewer lines following a previous proposed alignment of Labette Drive and suggested Mr. McGetrick realign the street to follow the previous alignment. Mr. McGetrick stated the street had been dedicated through a metes and bounds description. Mr. McGetrick stated he would relocate the water and the lots would be platted around the existing sewer easement. Staff requested the short stub street proposed be removed and end in a cul-de- sac or a "T" turnaround. Staff also questioned the placement of the intersection of Labette Drive and the existing stubbed Labette Drive. Staff stated this proposed design appeared to cause sight distance problems at the intersection. Staff suggested Mr. McGetrick redesign the proposed intersection. Additional Public Works comments were addressed. Staff stated prior to development, a grading permit would be required and the storm water detention ordinance would apply to the development. Staff requested the applicant provide a preliminary storm water analysis for the proposed plat area. There were no additional items for discussion. 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 location of Labette Drive was established by dedication of the right-of-way through a metes and bounds legal description. The applicant has also indicated the existing water and sewer lines and located lot lines along the existing easements. The revised preliminary plat indicates the short stub street as a cul-de-sac as requested by staff. The applicant has also indicated the intersection of Labette Drive with the existing stubbed Labette Drive more perpendicular thus minimizing sight distance problems. The proposed preliminary plat has indicated a variance from the Subdivision Ordinance to allow two of the lots to develop with an increased lot depth to width ratio. Lots 22 and 23 will not meet the maximum three to one ratio (no lot may be more than three times as deep as it is wide). Staff is supportive of this request. The proposed lots are adjacent to a cul-de-sac, which typically result in smaller lot widths. The applicant has indicated a 25-foot front building line adjacent to the residential streets and a minimum of 30-feet adjacent to Labette Drive consistent with the minimum required building lines in the Subdivision Ordinance. Staff is supportive of the indicated front building lines. 4 FILE NO.: S-1417 (Cont. Staff is supportive of the proposed request. The applicant has indicated minimum lot sizes to meet the minimum requirements of the Subdivision Ordinance and the minimum lot widths per the ordinance. The applicant is requesting a variance related to lot depth to width ratio for two of the lots, which staff feels would not cause any adverse impact on the adjoining properties. The applicant has indicated a rezoning will be sought should the proposed preliminary plat be approved. Staff feels development of the site with a lesser density would have a positive effect on the adjoining properties. 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 an increased depth to width ratio for Lots 22 and 23 of the Amy Ridge Subdivision. Staff recommends the site be rezoned to R-2, Single-family District prior to any development or grading activities on the site. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Pat McGetrick was present representing the request. There were two registered objectors present. Staff presented the item and stated to their knowledge there were 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 stated they were also supportive of the requested variance to allow an increased depth to width ratio for Lots 22 and 23 of the Amy Ridge Subdivision. Staff presented a recommendation that the site be rezoned to R-2, Single-family District prior to any development or grading activities on the site. Ms. Carolyn Heitman representing the John Barrow Neighborhood Association addressed the Commission in opposition of the proposed request. She stated the Neighborhood Action Plan included the area as medical office and medical related businesses. Ms. Heitman stated the site was surrounded by business that catered to the medical community. She stated the proposed development would not compliment the neighborhood. Mr. George Brown addressed the Commission in opposition of the proposed development. He stated the homes were to be lease purchase homes. He sated the neighborhood did not need any additional rental units. Mr. Pat McGetrick addressed the Commission on behalf of the applicant. He stated the request as to develop the site as single-family units. He stated the site was currently zoned MF-18 which would allow the site to develop at a density much greater than the E FILE NO.: S-1417 (Cont. applicant was proposing. Mr. McGetrick stated if the preliminary plat was approved the applicant would then request to rezoning of the site. There was a general discussion of the proposed request. Ms. Cindy Dawson, Deputy City Attorney, stated the Commission's role was to review subdivision applications to ensure their compliance with City ordinances. She cited Richard vs. the City of Little Rock stating if the proposed subdivision was in compliance then the Commission had no choice but to approve the request. Commissioner Floyd questioned the timing of the rezoning request. Staff stated if the plat was approved the applicant would then be required to seek rezoning to be heard by the Commission at a later date. Staff stated the approval of the plat did not constitute approval of the rezoning. A motion was made to approve the proposed preliminary plat as presented by staff. The motion carried by a vote of 8 ayes, 1 noes and 2 absent. 0 March 11, 2004 ITEM NO.: 8 NAME: Amy Ridge Subdivision Preliminary Plat FILE NO.: S-1417 LOCATION: On the Southwest corner of Labette Drive and John Barrow Road DEVELOPER: Angelcity Development Corporation P.O. Box 10745 Jackson, TN 38308 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 6.75 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 28 FT. NEW STREET: 1540 L.F. MF-18, Multi -family 18-Units per acre 11 24.04 VARIANCESM/AIVERS REQUESTED: A variance to allow an increased lot depth to width ratio for Lots 22 and 23. BACKGROUND: A 10 acre site containing seven lots known as Barrow Plaza Addition was reviewed and approved for a preliminary plat by the Little Rock Planning Commission at their August 12, 1986 Public Hearing. Lots 1 and 2 have been final platted. The applicant has indicated the roadway was also dedicated through a metes and bounds legal description. A. PROPOSAL/REQUEST: The applicant is proposing the subdivision of this 6.75-acre parcel into 28 single- family lots. The lots will be served by the addition of 1,540 linear feet of new street. The applicant has indicated the average lot size will be 70 feet by 100 feet or 7,000 square feet. March 11, 2004 SUBDIVISION ITEM NO.: 8 (Cont.) _ FILE NO.: S-1417 Proposed Lots 22 and 23 will require a variance from the Subdivision Ordinance to allow an increased depth to width ratio. The site is currently zoned MF-18 which does not allow for single-family development. The applicant has indicated should the preliminary plat be approved the applicant will request to rezone the site,to R-2, Single-family. B. EXISTING CONDITIONS: The site is tree covered, sloping upward to the southwest. There are multi -family units located to the west of the site accessed from Labette Manor Drive. There is a nursing home located to the north of the site adjacent to John Barrow Road. A POD is located on the corner of Labette and John Barrow Road currently housing medical equipment sales and service with a new building constructed south of the POD (currently zoned 0-3) for an automobile customizing business. Also south of the site is an approved POD, the site of the new Central Arkansas Library, which is currently under construction. Labette Drive dead -ends into the site. The street has been constructed with curb and gutter adjacent to Lots 1 and 2, which were previously final platted. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners and the John Barrow Neighborhood Association, the Twin Lakes "B" Property Owners Association, the Campus Place Neighborhood Association and the Twin Lakes B Special Improvement District were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A small stub street is proposed to serve Lots 2 through 8. A tee type turn around should be provided at the southern end of the stub street. Labette Drive extension should be moved eastward to align with this stub. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. IN March 11, 2004 SUBDIVISION ITEM NO.: 8 FILE NO.: S-1417 4. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. Easements are required for all storm drainage areas. 5. 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 street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: A sewer main crosses the property. No construction within the easement unless sewer main is relocated. A sewer main extension is required with easements for the remainder of the development. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Enter : No comment received. 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. An existing 12-inch diameter water main will have to be relocated to align with street rights -of -way or the streets will have to be aligned to the water main at its existing location. A Capital Investment Charge based on the size of 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. 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. 3 March 11, 2004 SUBDIVISION ITEM NO.: 8-(Cont.) FILE NO.: S-1417 G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Pat McGetrick was present representing the request. Staff stated the site was currently zoned MF-18 which did not allow for the development of single- family residential. Staff stated if the proposed preliminary plat was approved, the applicant would be required to rezone the site to R-2 prior to development. Staff questioned the proposed location of Labette Drive. Staff stated there were currently water and sewer lines following a previous proposed alignment of Labette Drive and suggested Mr. McGetrick realign the street to follow the previous alignment. Mr. McGetrick stated the street had been dedicated through a metes and bounds description. Mr. McGetrick stated he would relocate the water and the lots would be platted around the existing sewer easement. Staff requested the short stub street proposed be removed and end in a cul-de- sac or a "T" turnaround. Staff also questioned the placement of the intersection of Labette Drive and the existing stubbed Labette Drive. Staff stated this proposed design appeared to cause sight distance problems at the intersection. Staff suggested Mr. McGetrick redesign the proposed intersection. Additional Public Works comments were addressed. Staff stated prior to development, a grading permit would be required and the storm water detention ordinance would apply to the development. Staff requested the applicant provide a preliminary storm water analysis for the proposed plat area. There were no additional items for discussion. 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 location of Labette Drive was established by dedication of the right-of-way through a metes and bounds legal description. The applicant has also indicated the existing water and sewer lines and located lot lines along the existing easements. The revised preliminary plat indicates the short stub street as a cul-de-sac as requested by staff. The applicant has also indicated the intersection of Labette Drive with the existing stubbed Labette Drive more perpendicular thus minimizing sight distance problems. The proposed preliminary plat has indicated a variance from the Subdivision Ordinance to allow two of the lots to develop with an increased lot depth to width 112 March 11, 2004 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: S-1417 ratio. Lots 22 and 23 will not meet the maximum three to one ratio (no lot may be more than three times as deep as it is wide). Staff is supportive of this request. The proposed lots are adjacent to a cul-de-sac, which typically result in smaller lot widths. The applicant has indicated a 25-foot front building line adjacent to the residential streets and a minimum of 30-feet adjacent to Labette Drive consistent with the minimum required building lines in the Subdivision Ordinance. Staff is supportive of the indicated front building lines. Staff is supportive of the proposed request. The applicant has indicated minimum lot sizes to meet the minimum requirements of the Subdivision Ordinance and the minimum lot widths per the ordinance. The applicant is requesting a variance related to lot depth to width ratio for two of the lots, which staff feels would not cause any adverse impact on the adjoining properties. The applicant has indicated a rezoning will be sought should the proposed preliminary plat be approved. Staff feels development of the site with a lesser density would have a positive effect on the adjoining properties. AFF 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 an increased depth to width ratio for Lots 22 and 23 of the Amy Ridge Subdivision. Staff recommends the site be rezoned to R-2, Single-family District prior to any development or grading activities on the site. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Pat McGetrick was present representing the request. There were two registered objectors present. Staff presented the item and stated to their knowledge there were 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 stated they were also supportive of the requested variance to allow an increased depth to width ratio for Lots 22 and 23 of the Amy Ridge Subdivision. Staff presented a recommendation that the site be rezoned to R-2, Single-family District prior to any development or grading activities on the site. 5 March 11, 2004 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: S-1417 Ms. Carolyn Heitman representing the John Barrow Neighborhood Association addressed the Commission in opposition of the proposed request. She stated the Neighborhood Action Plan included the area as medical office and medical related businesses. Ms. Heitman stated the site was surrounded by business that catered to the medical community. She stated the proposed development would not compliment the neighborhood. Mr. George Brown addressed the Commission in opposition of the proposed development. He stated the homes were to be lease purchase homes. He sated the neighborhood did not need any additional rental units. Mr. Pat McGetrick addressed the Commission on behalf of the applicant. He stated the request as to develop the site as single-family units. He stated the site was currently zoned MF-18 which would allow the site to develop at a density much greater than the applicant was proposing. Mr. McGetrick stated if the preliminary plat was approved the applicant would then request to rezoning of the site. There was a general discussion of the proposed request. Ms. Cindy Dawson, Deputy City Attorney, stated the Commission's role was to review subdivision applications to ensure their compliance with City ordinances. She cited Richard vs. the City of Little Rock stating if the proposed subdivision was in compliance then the Commission had no choice but to approve the request. Commissioner Floyd questioned the timing of the rezoning request. Staff stated if the plat was approved the applicant would then be required to seek rezoning to be heard by the Commission at a later date. Staff stated the approval of the plat did not constitute approval of the rezoning. A motion was made to approve the proposed preliminary plat as presented by staff. The motion carried by a vote of 8 ayes, 1 noes and 2 absent. 0