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HomeMy WebLinkAboutS-1420-A Staff AnalysisNovember 10, 2005 ITEM NO.: 6 FILE NO.: S-1420-A NAME: Woodland Farms Estates Revised Preliminary Plat LOCATION: Located at the East end of Pine View Place DEVELOPER: Woodland Farms Estates, LLC 20 Hunters Green Circle Little Rock, AR 72211 FN�INFFR• ETC Engineers 1510 South Broadway Little Rock, AR 72202 AREA: 2.59 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 7 R-2, Single-family 1 — River Mountain 42.09 VARIANCESIWAIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance to allow the placement of a six-foot fence within the front building setback. 2. A variance to allow a reduced rear yard setback of 20-feet for proposed Lots 1 — 10 Woodland Farms Estates. IMC10011101I A proposal was reviewed for a portion of this property by the Little Rock Planning Commission at their March 11, 2004, public hearing. The proposed subdivision was to reconfiguration of Lots 144, 145, 146 and 147 of the Longlea Phase VIIIB Subdivision Plat into five lots (1.99 acres). The proposed lots would be served by the extension of Pine View Place to the east ending in a "hammer head" turn -around. The applicant indicated the lots to be approximately one -quarter to one-half acre in size with two lots north and three lots south of the newly extended Pine View Place. The applicant indicated all lots would have a 25-foot platted building line adjacent to the street. November 10, 2005 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1420-A Infrastructure improvements are currently underway with regard to water, wastewater and street construction. A. PROPOSAUREQUEST: The applicant is now proposing a revision to the previously approved preliminary plat to increase the land area and the total number of lots. The applicant has indicated the subdivision of this 2.59 acre site into ten (10) single-family lots. The applicant has purchased additional land area to the east of the current terminus of Pine View Cove and is proposing to extend the current roadway to serve the additional area. The previous proposal allowed Pine View Cove to end in a "hammer -head" turn -around. The applicant is proposing the placement of a cul-de-sac turn -around. The applicant has indicated an average lot size of 0.26 acres with a minimum lot size of 0.20 acres. The applicant has indicated a 25-foot front building line, 8-foot side yard setbacks and a 20-foot rear yard setback. The applicant is requesting a variance from the Subdivision Ordinance to allow the reduced rear yard setback. The applicant is requesting a variance to allow the placement of a 6-foot fence within the front building set back. The applicant has indicated the fencing will be decorative fencing constructed of brick, brick and wood, wrought iron or stone. The applicant has indicated the fence will be installed 15-feet from the property line. B. EXISTING CONDITIONS: The site is vacant and tree covered with significant outcropping of rocks. The applicant is currently extending the roadway, water and sewer to serve the area. The lots north of the street are very steep falling significantly from northeast to southwest. The lots south of the street do not have a significant grade change. The site is located in the Longlea Phase VIIIB Subdivision. The area is predominately built -out with single-family homes. The Longlea Subdivision was constructed in the early to mid-1990s. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents and one letter of opposition. All abutting property owners, the Westchester Neighborhood Association and the Secluded Hills Property Owners Association were notified of the public hearing. 2 November 10, 2005 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: S-1420-A D. ENGINEERING COMMENTS: Public Works Conditions: 1. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Maximum centerline grade is 15%. Additional drainage inlets should be installed if existing inlets will be overwhelmed by additional storm water. 2. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 3. Several drainage complaints have been received concerning this property in the past. Steps should be taken not to discharge sediment and not to increase storm water flow on downstream neighbors. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Developer has extended sewer main without approval of Little Rock Wastewater Utility. Line must be disconnected. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. 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 to each lot served will be required. A maximum floor elevation may apply due to marginal water pressures in this area. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s). 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 3 November 10, 2005 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: S-1420-A F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) The applicant was present representing the request. Staff presented an overview of the proposed preliminary plat indicating there were few outstanding issues associated with the proposed request. Staff stated the name and address of the owner of the property along with the source of title should be included in the general notes section of the proposed preliminary plat. Staff also requested the applicant provide the names of any landlocked parcels abutting the plat area. Public Works comments were addressed. Staff stated drainage complaints had been received from the site. Staff stated the detention ordinance did apply to the site. 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 site plan to staff addressing most of the issues raised at the October 20, 2005, Subdivision Committee meeting. The applicant has indicated the name and address of the landowner in the general notes section of the proposed plat along with the source of title. The applicant has also indicated there are no landlocked parcels abutting the proposed plat area. The applicant has addressed Public Works concerns of drainage. The applicant has indicated water will be piped from the southern property line to the street and a French drain will be installed around the base of the homes also piped to the street connecting to the City storm drain system. Staff is supportive of the applicant's request. The applicant is proposing the subdivision of a 2.59-acre site into ten (10) single-family lots resulting in a density of 3.86 units per acre. The applicant has indicated an average lot size of 0.26 acres with a minimum lot size of 0.20 acres. The applicant has indicated a 25- foot front building line, 8-foot side yard setbacks and a 20-foot rear yard setback. The applicant is requesting a variance from the Subdivision Ordinance to allow the reduced rear yard setback. Staff is supportive of this variance request. The applicant has indicated homes in the area have been constructed with similar 4 November 10, 2005 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: S-1420-A setbacks and, with the reduced setback, larger single story homes may be constructed on the proposed lots and provide allowances for decks and patios. The applicant is requesting a variance to allow the placement of a 6-foot fence within the front building set back. The applicant has indicated the fencing will be decorative fencing constructed of brick, brick and wood, wrought iron or stone. The applicant has indicated the fence will be installed 15-feet from the front property line. Staff is supportive of the request. The applicant has indicated the fencing will be added as an architectural element of the building design. Staff does not feel the placement of a six foot fence in this area will have any adverse impact on the adjoining properties. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the subdivision of this site and the development of ten new single-family homes is an appropriate use of this property. 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 the placement of a six-foot fence within the front building setback. Staff recommends approval of the requested variance to allow a reduced rear yard setback of 20-feet for proposed Lots 1 — 10 Woodland Farms Estates. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) The applicant was present representing the request. 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 the placement of a six- foot fence within the front building setback and the requested variance to allow a reduced rear yard setback of 20-feet for proposed Lots 1 — 10 Woodland Farms Estates. There was one registered objector present. Mr. Roger Sanders stated he had visited with the applicant prior to the item being discussed. He stated he was withdrawing is opposition to the item. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 recusal (Chairman Mizan Rahman). 5 ITEM NO.: 6, FILE NO.: S-1420-A NAME: Woodland Farms Estates Revised Preliminary Plat L&V4� LOCATION: located at the East end of Pine View Place �- a lc t C� ,4 k- s O-C".z� Planning Staff Comments: i ly ib ,r'Z G-C'e" ct, Uri.©-u of - sQ a- c-'- � 16 4otb ( . O. 4 &CUA 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. Provide the name and address of the owner along with the source of title in the general notes section of the proposed preliminary plat. 3. Provide a preliminary storm drainage analysis and a preliminary storm drainage plan for the proposed plat area. 4. Provide the names of owner of all unplatted tracts abutting the plat area and the names of owners of any landlocked parcels within or abutting the plat area. Variance/Waivers: 1. A variance to allow a reduced rear yard setback (8-feet) for each of the indicated ;z}4AA- lots. 2. A variance to allow the placement of a six-foot fence within the required building C ` setback. 4'eL-) � l[)//;;W1. ya ) Public Works Conditions: V G" 1. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Maximum centerline grade is 15%. Additional drainage inlets should be installed if existing inlets will be overwhelmed by additional storm water. 2. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 3. Several drainage complaints have been received concerning this property in the past. Steps should be taken not to discharge sediment and not to increase storm water flow on downstream neighbors. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Developer has extended sewer main without approval of Little Rock Wastewater Utility. Line must be disconnected. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Center -Point Energy: SBC: 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 to each lot served will be required. A maximum floor elevation may apply due to marginal water pressures in this area. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s). 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. 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 plan (to include the additional information as noted above) to staff on Wednesday, October 26, 2005.