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HomeMy WebLinkAboutS-1421 Staff AnalysisApril 8, 2004 ITEM NO.: 4 FILE NO_: S-1421 NAME: Green Diamond Subdivision Preliminary Plat LOCATION: On Crystal Valley Road DEVELOPER: Diamond Development Company P.O. Box 26052 Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 7.10 acres CURRENT ZONING: PLANNING DISTRICT: NUMBER OF LOTS: 30 R-2, Single-family 17 CENSUS TRACT: 42.08 FT. NEW STREET: 840 L.F. VARIANCES/WAIVERS REQUESTED: A variance to allow an increased lot depth to width ratio for Lots 14 — 17. A. PROPOSAL/REQUEST- The applicant proposes to subdivide 7.10 acres into 30 lots located outside the city limits of Little Rock. The applicant has indicated annexation will be sought should the preliminary plat be approved. The applicant proposes an average lot size of 61-feet by 132-feet resulting in an average square footage of 8052 square feet. The applicant has indicated a 30-foot front building line adjacent to Crystal Valley Road (a collector street) and 25-foot front building line adjacent to the interior residential street (Greenway Cove). The applicant is requesting a variance from the lot depth to width requirement of the Subdivision Ordinance for Lots 14 — 17. April 8, 2004 NO.: 4 [Cont. B. EXISTING CONDITIONS: FILE NO.: S-1421 The site is located on Crystal Valley Road outside the City limits. The City limits adjoin the site to the south across Crystal Valley making annexation a possibility. The site has an abandoned single-family home located along Crystal Valley Road with the remainder of the site vacant. The site as well as the general area contain rolling hills. There are single-family homes located across Crystal Valley Road as well as to the west of the site. Crystal Valley Road is an unimproved roadway with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the Crystal Valley Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The preliminary plat shows right-of-way dedications and street improvements as required by the Master Street Plan. However, sidewalk construction is also required. 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. Show easements for all drainage and detention facilities. 4. 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. 5. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. FA April 8, 2004 ITEM NO.: 4 Cont.)FILE NO.: S-1421 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: The site is located outside the city limits and outside the service boundary. No comment. Entergy: No comment received. Center -Point Energ : 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. 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: Located outside the City Limits. The site must annex to receive City services. 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: Plannina Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Pat McGetrick was present representing the request. Staff stated the request was for a preliminary plat located outside the corporate limits. Staff stated since the proposed plat was located within the city's planning jurisdiction it was appropriate to review the plat and as a condition of approval the applicant would be required to seek annexation. Staff stated it should be clear that support of the plat did not constitute support of the annexation. Staff requested the applicant provide additional information related to the proposed preliminary plat. Staff requested the applicant provide a 30-foot front building line adjacent to Crystal Valley Road. Staff also requested the applicant 3 April 8, 2004 EM NO.: 4 (Cont. FILE NO.: S-1421 provide the names of owners of unplatted tracts abutting the proposed plat area. Staff requested the applicant provide a phasing plan, if applicable. Public Works comments were addressed. Staff stated a grading permit would be required prior to any grading activities on the site. Staff also stated the right-of- way was not sufficient to meet the minimum requirements of the Master Street Plan for Crystal Valley Road. 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 a 30-foot front building line adjacent to Crystal Valley Road as required by the Subdivision Ordinance. Crystal Valley Road is classified on the Master Street Plan as a collector street, which per the Subdivision Ordinance requires a 30-foot front building line. The applicant has indicated a 25-foot front building line adjacent to the internal street (Greenway Cove) as required by the Subdivision Ordinance. The applicant is seeking a variance to allow four of the lots to develop with an increased lot depth to width ratio. Lots 14 — 17 are located on a cul-de-sac with a reduced street width. The lots do meet the minimum requirement for lot width at the building line (60-feet) as required by the Subdivision Ordinance. Staff feels the proposed lots developing with an increased depth to width ratio should have minimal to no adverse impact on adjoining properties and is supportive of the requested variance. Staff is supportive of the proposed preliminary plat. For the most part the proposed preliminary plat meets the minimum requirements of the Subdivision Ordinance with regard to minimum lot width, minimum lot depth and the minimum square footage required for an R-2, Single-family zoned property. The applicant has indicated the site is located outside the City limits and should the preliminary plat be approved, the applicant will file for annexation. Staff is not however, indicating support of the future annexation request. The request will be evaluated on its merits based on the cost/benefit analysis prepared at the time of the request for annexation. Development of the plat as proposed is conditioned upon annexation to the City since the developer proposes to utilize Little Rock sewer service. April 8, 2004 _ ITEM NO.: 4 (Cont. FILE NO.: S-142 Otherwise, to staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed preliminary plat should have minimal to no adverse impact on adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested preliminary plat 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 Lots 14 — 17 to develop with an increased lot depth to width ratio. The property must be annexed to the City of Little Rock prior to any grading activities or development of the site. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a letter dated March 10, 2004 requesting the item be deferred to the March 25, 2004 Public Hearing. Staff stated the applicant was requesting additional time to meet the adjoining property owners to discuss their concerns. Staff stated the requested deferral would require a waiver of the By-laws related to the late deferral request. Staff stated they were supportive of the requested By-law waiver and the deferral request. 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. PLANNING COMMISSION ACTION: (MARCH 25, 2004) The applicant was present. At 7:00 p.m. the total number of Commissioners present at the meeting dropped to eight (8). According to Planning Commission Policy, Chairman Rahman offered a deferral to the April 8, 2004 Agenda to all remaining applicants. The Commission had previously determined to make the informal meeting of April 8, 2004 a public hearing, beginning at 4:00 p.m. The applicant asked that the application be deferred to the April 8, 2004 Agenda. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. April 8, 2004 ITEM NO.: 4 (Cont.) FILE NO.: S-1421 PLANNING COMMISSION ACTION- (APRIL 8, 2004) Mr. Pat McGetrick was present representing the request. There were numerous objectors present. Staff stated the developer did not mail notices as required by the Subdivision Ordinance. Staff stated the notices were post marked thirteen days and not fifteen days prior to the public hearing. A motion. was made to waiver the By-laws with regard to notification. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. Staff presented the item indicating the proposed subdivision meet all the minimum requirements of the Subdivision Ordinance. Mr. McGetrick addressed the Commission on behalf of the applicant. He stated the proposed developers and himself had meet with the property owners prior to the public hearing. He stated the developer would install sidewalks, detention and provide improvements to Crystal Valley Road. He stated the developer was not requesting any waivers or variance to allow the proposed subdivision to be developed. Mr. Barry Hass addressed the Commission with regard to the notification requirement. He stated the developer was required to notify all abutting property owners and only two owners were notified of the request. He questioned the design process. Staff stated the developer had provided a revised drainage plan on the site. Staff stated the developer had relocated the detention away from the west property line and would pipe the water to the roadway. Staff stated the developer had also indicated one or two located along Crystal Valley Road would be sacrificed for detention if necessary. Mr. Barry Hass stated his comments from the previous item (S-1419) also applied to the proposed development. Mr. Redman Ritchie addressed the Commission in opposition to the request. He stated he was the owner of the property located to the west of the proposed subdivision. Mr. Ritchie stated his concerns were related to drainage. He stated if the development did not drain properly all the water would back on his property causing tremendous property damage. He stated he was also concerned with the contamination of his existing well. He stated his home was served by a well and he did not want to connect to city water. He stated with the proposed development so close to his property line he was concerned with possible contaminates to his drinking water. He stated there were also concerns with sight distances and the proposed driveway location. Ms. Bobbie Ritchie stated she agreed with the previous speaker. Mr. Frank Vorster addressed the Commission in opposition to the proposed subdivision request. He stated the development would increase traffic in the area. He stated Eagle Hill apartment development was also planned with an entrance near the subdivision entrance. Mr. Voster stated drainage was also a concern. He stated with development 9 April 8, 2004 ITEM NO.: 4(Cont.)FILE NO.: S-1421 water would exit the site at a greater rate. He stated the existing pipe at Crystal Valley Road would not handle any additional run-off. He questioned if something was not developed as proposed who was responsible and who would the residents would contact. Staff stated the Public Works Department. Staff stated Public Works would review all prior to development. Staff stated the pipe under Crystal Valley Road would be sized to accommodate the anticipated water flows. Ms. Susan Hardin addressed the Commission in opposition of the proposed development. She stated the Dyke annexation; the development of Eagle Hill apartments and the existing traffic in the area did not lend then selves to the existing roadways. She stated traffic at the intersection with Stagecoach Road was current congested at peak hours and the adding of additional traffic in this area would only increase this congestion. Ms. Melissa Wood and Ms. Karen Hooks stated comments from the previous item also applied to the current request (S-1419). Ms. Martha Hopkins stated she would welcome anyone to come and join her for a day and watch the residents trying to walk in the area and the increased volumes and speeds in traffic. Ms. Tami Johnson stated she was also opposed to the development. She stated there were several older residents who walked Crystal Valley Road for exercise daily and the increased traffic was a danger to the residents. Commissioner Lowry stated the residents did have valid points but as in the previous case the Commission was bound to comply with the court ruling. He stated the Commission could not take into consideration most of the issues raised. Commissioner Rector stated the issues raised concerning inadequate streets was a classic example of the need for infrastructure. He stated the recently failed sales tax was a source of funding and should the opportunity to fund infrastructure come along in the future maybe the residents would vote for the tax. A motion was made to approve the request. The motion carried by a vote of 8 ayes, 2 noes and 1 absent. 7 March 11, 2004 ITEM NO.: 12 FILE NO.: S-1421 NAME: Green Diamond Subdivision Preliminary Plat LOCATION: On Crystal Valley Road DEVELOPER: Diamond Development Company P.O. Box 26052 Little Rock, AR 72210 FNGINF_FR- McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 7.10 acres CURRENT ZONING PLANNING DISTRICT: NUMBER OF LOTS: 30 R-2, Single-family 17 CENSUS TRACT: 42.08 FT. NEW STREET: 840 L.F. VARIANCESANAIVERS REQUESTED: A variance to allow an increased lot depth to width ratio for Lots 14 — 17. A. PROPOSAUREQUEST: The applicant proposes to subdivide 7.10 acres into 30 lots located outside the city limits of Little Rock. The applicant has indicated annexation will be sought should the preliminary plat be approved. The applicant proposes an average lot size of 61-feet by 132-feet resulting in an average square footage of 8052 square feet. The applicant has indicated a 30-foot front building line adjacent to Crystal Valley Road (a collector street) and 25-foot front building line adjacent to the interior residential street (Greenway Cove). The applicant is requesting a variance from the lot depth to width requirement of the Subdivision Ordinance for Lots 14 —17. March 11, 2004 SUBDIVISIO ITEM NO.: 12 (Cont. B. EXISTING CONDITIONS: FILE NO.: S-1421 The site is located on Crystal Valley Road outside the City limits. The City limits adjoin the site to the south across Crystal Valley making annexation a possibility. The site has an abandoned single-family home located along Crystal Valley Road with the remainder of the site vacant. The site as well as the general area contain rolling hills. There are single-family homes located across Crystal Valley Road as well as to the west of the site. Crystal Valley Road is an unimproved roadway with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the Crystal Valley Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The preliminary plat shows right-of-way dedications and street improvements as required by the Master Street Plan. However, sidewalk construction is also required. 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. Show easements for all drainage and detention facilities. 4. 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. 5. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 4 March 11, 2004 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: S-1421 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: The site is located outside the city limits and outside the service boundary. No comment. 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. 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: Located outside the City Limits. receive City services. Place fire hydrants per code. 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. G. SUBDIVISION COMMITTEE COMMENT: The site must annex to Contact the Little Rock Fire (February 19, 2004) Mr. Pat McGetrick was present representing the request. Staff stated the request was for a preliminary plat located outside the corporate limits. Staff stated since the proposed plat was located within the city's planning jurisdiction it was appropriate to review the plat and as a condition of approval the applicant would be required to seek annexation. Staff stated it should be clear that support of the plat did not constitute support of the annexation. Staff requested the applicant provide additional information related to the proposed preliminary plat. Staff requested the applicant provide a 30-foot front building line adjacent to Crystal Valley Road. Staff also requested the applicant 3 March 11, 2004 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: S-1421 provide the names of owners of unplatted tracts abutting the proposed plat area. Staff requested the applicant provide a phasing plan, if applicable. Public Works comments were addressed. Staff stated a grading permit would be required prior to any grading activities on the site. Staff also stated the right-of- way was not sufficient to meet the minimum requirements of the Master Street Plan for Crystal Valley Road. 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 a 30-foot front building line adjacent to Crystal Valley Road as required by the Subdivision Ordinance. Crystal Valley Road is classified on the Master Street Plan as a collector street, which per the Subdivision Ordinance requires a 30-foot front building line. The applicant has indicated a 25-foot front building line adjacent to the internal street (Greenway Cove) as required by the Subdivision Ordinance. The applicant is seeking a variance to allow four of the lots to develop with an increased lot depth to width ratio. Lots 14 — 17 are located on a cul-de-sac with a reduced street width. The lots do meet the minimum requirement for lot width at the building line (60-feet) as required by the Subdivision Ordinance. Staff feels the proposed lots developing with an increased depth to width ratio should have minimal to no adverse impact on adjoining properties and is supportive of the requested variance. Staff is supportive of the proposed preliminary plat. For the most part the proposed preliminary plat meets the minimum requirements of the Subdivision Ordinance with regard to minimum lot width, minimum lot depth and the minimum square footage required for an R-2, Single-family zoned property. The applicant has indicated the site is located outside the City limits and should the preliminary plat be approved, the applicant will file for annexation. Staff is not however, indicating support of the future annexation request. The request will be evaluated on its merits based on the cost/benefit analysis prepared at the time of the request for annexation. Development of the plat as proposed is conditioned upon annexation to the City since the developer proposes to utilize Little Rock sewer service. 0 March 11, 2004 SUBDIVISION ITEM NO.: 12 (Cont. O.: S-1421 Otherwise, to staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed preliminary plat should have minimal to no adverse impact on adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested preliminary plat 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 Lots 14 — 17 to develop with an increased lot depth to width ratio. The property must be annexed to the City of Little Rock prior to any grading activities or development of the site. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a letter dated March 10, 2004 requesting the item be deferred to the March 25, 2004 Public Hearing. Staff stated the applicant was requesting additional time to meet the adjoining property owners to discuss their concerns. Staff stated the requested deferral would require a waiver of the By-laws related to the late deferral request. Staff stated they were supportive of the requested By-law waiver and the deferral request. 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. 5 ITEM NO.: 12 NAME: Green Diamond Subdivision Preliminary Plat FILE NO.: S-1421 LOCATION: On the north side of Crystal Valley Road, west of Crystal Valley Cove 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. Crystal Valley Road is classified as a collector street adjacent to the proposed plat area. Provide a 30-foot platted building line adjacent to Crystal Valley Road. 3. Provide the name/address and source of title for the landowners. 4. Provide the limits of the floodway and/or floodplain on the proposed preliminary plat. 5. Provide the names of owners of all unplatted tracts abutting the plat area and the names of owners of unplatted tracts in excess of 2'h acres. 6. Provide a phasing plan, if applicable. of the proposed subdivision on the proposed preliminary plat. 7. The area is located outside the city limits. If approved the area must be annexed to receive city services. Variance/Waivers: A variance to allow an increased lot depth to width ratio for corner lots. Public Works: 1. The preliminary plat shows right-of-way dedications and street improvements as required by the Master Street Plan. However, sidewalk construction is also required. - 2. A grading permit in accordance with section 29-186 (c) & (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. Show easements for all drainage and detention facilities. 4. 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. 5. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. Utilities and Fire Department/County Planning: Wastewater: The site is located outside the city limits and outside the service boundary. No comment. 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. 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: Located outside the City Limits. The site must annex to receive City services. 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: scape: No comment. Revised_platlplan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, February 25, 2004.