HomeMy WebLinkAboutS-1418-A Staff AnalysisITEM NO.: 1.
NAME: Stalcup Addition Preliminary Plat
S-1418-A
LOCATION: located on the Southeast corner of Taylor Loop Road and Gooch Lane
Plannina Staff Comments:
1. Provide notification of abutting property owners of the site, complete with the
certified abstract list, notice form with affidavit executed and proof of mailing. The
notice must be mailed no later than July 19, 2006. The Office of Planning and
Development must receive the proof of notice no later than July 28, 2006.
2. Provide the name and address of the Landowner in the general notes section of the
proposed preliminary plat.
3. Are there any variances or waivers being requested as a part of the proposed
platting? Will the streets be constructed as a part of the platting process?
Variance/Waivers:
Public Works Conditions:
1. Taylor Loop Road is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
2. A 20 foot radial dedication of right-of-way is required at the intersection of Taylor
Loop Road and Gooch Drive.
3. With site development, provide the design of the streets conforming to the Master
Street Plan. Construct one-half street improvements to Taylor Loop Road and
Gooch Drive including 5-foot sidewalks with the planned development.
4. Lot 1 must take access from Gooch Drive.
5. A 7.5 foot drainage easement should be platted along the eastern property line.
The ditch located along the eastern property line should be cleaned prior to final
platting.
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).
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements to serve Lot 2.
Contact Little Rock Wastewater Utility at 688-1414 for additional information.
Entergy:
Center -Point Ene
SBC:
Item # I
Central Arkansas Water: A Capital Investment Charge based on the size of the
meter connection(s) will apply to this project in addition to normal charges. The Little
Rock Fire Department needs to evaluate this site to determine whether additional public
fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be
installed at the Developer's expense. Contact Central Arkansas Water at 377-1225 for
additional information.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Plannina Division: No comment.
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, July 19, 2006.
Item # I
September 14, 2006
ITEM NO: D
NAME: Stalcup Addition Preliminary Plat
FILE NO.: S-1418-A
LOCATION: located on the Southeast corner of Taylor Loop Road and Gooch Lane
DEVELOPER:
Mike Stalcup
15901 Taylor Loop Road
Little Rock, AR 72223
FNGINFFR,
McGetrick and McGetrick Engineers
319 President Clinton Avenue, Suite 202
Little Rock, AR 72201
AREA: 0.91 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0
CURRENT ZONING
R-2, Single-family
PLANNING DISTRICT: 19
CENSUS TRACT: 42.11
VARIANCESMAIVERS REQUESTED: A waiver of the required street improvements to
Gooch Drive.
BACKGROUND:
The Little Rock Planning Commission reviewed and approved a preliminary plat for this site
on March 11, 2004. The applicant proposed to subdivide an existing parcel into three single-
family lots. An existing home was located on Lot 1 and a new home was proposed on Lot 2.
Proposed Lot 3 was to be held for future development.
Per Section 31-94(e) of the Little Rock Code of Ordinances, a preliminary plat approved by
the 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 or otherwise
conforming to the requirements of Chapter 31 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 Chapter 31.
September 14, 2006
SUBDIVISION
ITEM NO: D (CONT.
FILE NO.: S-1418-A
A five-year deferral of the Master Street Plan improvements to Taylor Loop Road and Gooch
Drive was previously approved. A radial dedication and intersection improvements were
required at the time of approval.
A. PROPOSAL/REQUEST:
The previously approved preliminary plat has expired for the property and the
applicant is seeking approval of a preliminary plat to allow the subdivision of 0.91
acres into three (3) single-family residential lots. The lots are indicated containing a
minimum lot size of 7,720 square feet (Lot 3) and an average lot size of 8,125 square
feet.
The request includes a waiver of the required street construction to Gooch Drive.
B. EXISTING CONDITIONS:
The site contains an existing single-family structure located near the intersection of
Taylor Loop and Gooch Drive and a second home has been located on site along the
eastern perimeter. The second home was moved from a nearby location and set on
the foundation. No additional work has been completed on the structure and the
structure is not habitable. Other uses in the area include single-family homes located
on acreage. The area to the southeast is currently developing as a single-family
subdivision. Immediately east of the site a PD-R for a townhouse development
containing 11 units was recently approved. No site work or construction for the
development has begun.
Both Taylor Loop Road and Gooch Drive are unimproved roadways with open ditches
for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident concerning the proposed platting request. All abutting property owners, the
Westchester/Heatherbrae and Charleston Height/North Rahling Road Neighborhood
Associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Taylor Loop Road is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline will be required.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Taylor Loop Road and Gooch Drive.
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September 14, 2006
SUBDIVISION
ITEM NO: D (CONT.) _FILE NO.: 5-1418-A
3. With site development, provide the design of the streets conforming to the
Master Street Plan. Construct one-half street improvements to Taylor Loop
Road and Gooch Drive including 5-foot sidewalks with the planned
development.
4. Lot 1 must take access from Gooch Drive.
5. A 7.5 foot drainage easement should be platted along the eastern property line.
The ditch located along the eastern property line should be cleaned prior to final
platting.
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).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements to serve Lot 2. Contact
Little Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: A Capital Investment Charge based on the size of the meter
connection(s) will apply to this project in addition to normal charges. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public fire
hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at
the Developer's expense. Contact Central Arkansas Water at 377-1225 for additional
information.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planninq Division: No comment.
Landscape: No comment.
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September 14, 2006
SUBDIVISION
ITEM NO: D �CONT.
G. SUBDIVISION COMMITTEE COMMENT:
FILE NO.: S-
(July 13, 2006)
Mr. Mike Stalcup was present. Staff presented an overview of the proposed
preliminary plat indicating the Commission had approved a plat request for the site
which had expired. Staff stated once the plat expired the applicant was required to
seek approval from the Commission as a new application. Staff stated there were a
few additional items necessary to complete the review process. Staff requested the
applicant provide the name and address of the landowner in the general notes section
of the preliminary plat. Staff also questioned if there were any waivers or variances
being request.
Mr. Stalcup stated he was willing to construct the street improvements to Taylor Loop
Road and construct the radius as was previously approved. He stated Gooch was a
private street and did not require improvements. Staff stated Gooch was a public
street based on the Mackey Court Order. Mr. Stalcup stated the previous approval did
not require improvements to Gooch. Staff stated they would review the previous
approval and the conditions would remain as were previously approved.
Staff noted comments from the various other reporting departments and agencies
suggesting the applicant contact them directly for additional information and
clarification. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
issues raised at the July 13, 2006, Subdivision Committee meeting. The applicant has
indicated the name and address of the landowner, the dedication of right-of-way for
Taylor Loop Road and Gooch Road and indicated the required street improvements
would be completed to Taylor Loop Road.
The Planning Commission approved the preliminary plat on March 11, 2004 to allow
the creation of three lots and a five year deferral of the street improvements to Taylor
Loop Road and Gooch Drive. The site contains 0.91 acres and the applicant is
proposing three (3) single-family residential lots for a density of 3.29 units per acre.
The lots will have public street frontage along Gooch Drive and Taylor Loop Road.
The lots are indicated containing a minimum lot size of 7,720 square feet (Lot 3) and
an average lot size of 8,125 square feet adequate to meet the minimum requirements
of the Subdivision Ordinance.
The request includes a waiver of the required street construction to Gooch Drive.
Although staff is supportive of the subdivision request staff is not supportive of the
waiver of the Master Street Plan improvement requirement to Gooch Drive. Gooch
Drive is a narrow roadway with open ditches for drainage. Staff feels the portion of the
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September 14, 2006
SUBDIVISION
ITEM NO: D (CONT.) FILE NO.: S-1418-A
road abutting the plat area should be constructed to meet the current ordinance
standard.
STAFF RECOMMENDATIONS:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (August 3, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item indicating the applicant had submitted a request dated
August 2, 2006, requesting the item be deferred to the September 14, 2006, public hearing.
Staff stated the deferral request would require a By-law waiver with regard to the late deferral
request date. Staff stated they were supportive of the deferral request.
There was no further discussion of the item. The Chair entertained a motion for approval of
the By-law waiver with regard to the late deferral request. The motion carried by a vote of
9 ayes, 0 noes and 2 absent. The Chair entertained a motion for placement of the item on
the Consent Agenda for Deferral. The motion carried by a vote of 9 ayes, 0 noes and 2
absent.
PLANNING COMMISSION ACTION: (September 14, 2006)
The applicant was not present. Staff presented the item stating the applicant had submitted a
request on September 12, 2006, requesting the item be withdrawn from consideration without
prejudice. Staff stated the withdrawal request would require a waiver of the Commission's
By-laws with regard to the time frame for the withdrawal request.
There was no further discussion of the item. The Chair entertained a motion for the By-law
waiver. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The Chair
entertained a motion for placement of the item on the Consent Agenda for Withdrawal. The
motion carried by a vote of 10 ayes, 0 noes and 1 absent.
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