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HomeMy WebLinkAboutS-1425 Staff AnalysisITEM NO.: 8 FILE NO.: S-1425 NAME: Jackson Estates Subdivision Preliminary Plat LOCATION: South of David O Dodd Road at Brodie Lane Planning Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affida it executed and proof of mailing. 2. Provide a phasing plan, if applicable. �-A:� 3. Provide the source of title of the landowner on t e proposed preliminary plat. 4. Will any of the lots be developed utilizing the hillside development standards? If so indicate the proposed lots along with the required development standards (Little Rock Municipal Code Section 31-367). Variance/Waivers: A variance to allow double frontage lots. Public Works: 1. Right-of-way dedication for David O Dodd (45-feet from centerline) and Brodie Lane _�,b (;�_5-feet from centerline) are shown on the plat. 2. Prior to construction, provide design of Boundary Streets conforming to the Master Street Plan. Construct one-half street improvement to the street including five-foot sidewalk with the planned development. 3. 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. 4. Storm water detention ordinance applies to the property as shown on the plat. However, detention facilities must be located out of the public right-of-way. 5. Prepare a letter of pending development addressing streets lights as required by � Section 31-403 of the Little Rock code. Contact Traffic Engineering (501-379-1813 t�6.- Steve Philpott) for more information. r��,a � -4 w A special grading permit for flood hazard areas wiiYbe rewired per Section 8-283 prior to construction. Minimum finish floor elevation certificates will be required for lots platted in the floodplain. CO� lk�, �, Utilities and Fire Department/County Planning: ft,k) Wastewater: Sewer main extension required with easements if service is required for the project. Existing sewer main relocation required at the Developer's expense. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: No comment received. 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. The water line easement recorded as instrument no. 84-13638 should be shown on the plat. 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 details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. 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, April 7, 2004. ��� FILE NO.: S-1 NAME: Jackson Estates Subdivision Preliminary Plat LOCATION: South of David O' Dodd Road at Brodie Lane DEVELOPER: HL Land Development Company 505 West Dixon Road Little Rock, AR 72206 ENGINEER: McClelland Engineers 900 West Markham Street Little Rock, AR 72201 AREA: 21.17 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 76 R-2, Single-family 12 — 65th Street West 24.05 FT. NEW STREET: 2860 LF VARIAN C ESNVAIVERS REQUESTED: A variance to allow double frontage lots for Lots 1 - 7. A. PROPOSAUREQUEST: The applicant is proposing the subdivision of 21.17 acres into 76 single-family lots. The applicant has indicated one variance request as a part of the development. The applicant is requesting a variance to allow double frontage lots for lots abutting Brodie Lane. The applicant has indicated a ten foot no vehicular access easement adjacent to Brodie Lane as required by the Subdivision Ordinance. The applicant has indicated an average lot size of 9,451square feet and 7,084 square feet as the minimum lot size. The average lot width proposed is 65-feet and the average lot depth is 136-feet. FILE NO.: S-1425 (Cont. The proposed preliminary plat indicates two areas set aside for detention; one area adjacent to David O Dodd and the second area near the southwestern boundary of the site. B. EXISTING CONDITIONS: The site is vacant with a scattering of trees. Brodie Lane abuts the site to the east. Bordie Lane is an unimproved roadway with open ditches for drainage. There are single-family homes located adjacent to David O Dodd located on acreage. There is an operating concrete block plant located to the south of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an adjoining property owner. All abutting property owners, the John Barrow Neighborhood Association and the Stagecoach Dodd Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Right-of-way dedication for David O Dodd (45-feet from centerline) and Brodie Lane (30-feet from centerline) are shown on the plat. 2. Prior to construction, provide design of Boundary Streets conforming to the Master Street Plan. Construct one-half street improvement to the street including five-foot sidewalk with the planned development. 3. 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. 4. Storm water detention ordinance applies to the property as shown on the plat. However, detention facilities must be located out of the public right-of-way. 5. Prepare a letter of pending development addressing streets lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering (501-379-1813 — Steve Philpott) for more information. 6. A special grading permit for flood hazard areas will be required per Section 8-283 prior to construction. Minimum finish floor elevation certificates will be required for lots platted in the floodplain. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Existing sewer main relocation required at the Developer's expense. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. 2 FILE NO.: S-1425 Cont. Enteray: No comment received. Center -Point Energy: No comment received. 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. The water line easement recorded as instrument no. 84-13638 should be shown on the plat. 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 details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) The applicant was present representing the request. Staff presented an overview of the item indicating the request was a preliminary plat request to allow 21 acres to be subdivided into 76 single-family lots. Staff noted there was one variance being requested, a variance to allow double frontage lots abutting Brodie Lane. Staff stated the applicant had indicated a ten -foot no vehicular access easement in this location as required by the Subdivision Ordinance. Staff requested the applicant provide additional information in the general notes section of the proposed preliminary plat. Staff requested the applicant indicate a phasing plan if applicable. The applicant indicated the development would be constructed in one phase. Staff also requested the source of title of the land owner be provided on the proposed preliminary plat. Public Works comments were addressed. Staff stated the applicant had indicated right-of-way sufficient to meet the Master Street Plan requirement. Staff stated the proposed storm water detention along David O Dodd was not allowed in the right-of-way as indicated. Staff requested the applicant relocate the detention outside the right-of-way. 3 FILE NO.: S-1425(Cont.) The applicant questioned the requirements for streetlights. Staff stated a letter to Mr. Philpott outlining the proposed lighting would be sufficient. 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 plan to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated storm water detention outside the public right-of-way as requested by staff. The applicant has also indicated detention will be provided near the southwestern boundary of the site (Lots 32 and 33) in a dry reservoir detention facility if retention is not available in piping. The applicant has indicated, if necessary, the two lots will be sacrificed for detention. The applicant has indicated the flood elevation on Lots 32, 36 and 37 as requested by staff. The applicant has indicated the flood elevation on these lots as 287 and 289 respectively. The minimal floor elevation for the homes constructed on these lots will be set outside the minimum flood elevation as required by City ordinances. The applicant has indicated 2858 linear feet of new street will be constructed to Master Street Plan standard. The proposed preliminary plat indicates a short - stub to the north to allow access to adjoining properties for future development should the adjoining owner desire to develop their property as a single-family neighborhood. Staff is supportive of the placement of the stub street. Staff feels with the placement of the stub, the adjoining property may develop with access through this neighborhood, limiting the number of intersecting streets with David O Dodd Road. The applicant has also indicated the development will be constructed in one phase and indicated the source of title of the landowner on the proposed preliminary plat. The proposed lots are adequate to meet the minimum requirements of the subdivision ordinance. The applicant has indicated a minimum lot size of 7,084 square feet and a 9,451 square foot average lot size. The applicant has indicated a 25-foot front building line for all lots. The corner lots are indicted as a minimum 75-foot width to allow for the 25-foot building line on each street as required by the Subdivision Ordinance. The applicant has indicated Lots 1 — 7 as double frontage lots. The applicant has indicated a ten -foot no vehicular access easement along the rear of the lots (adjacent to Brodie Lane) as required by the Subdivision Ordinance. Staff is supportive of this configuration of the proposed limited access to the lots. Staff is 4 FILE NO.: S-1425 Cont. also supportive of the proposed minimum lot size and indicated front building line. The applicant has indicated the subdivision of 21 acres into 76 single-family lots. The proposed development would result in a density of 3.6 units per acre. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the requested preliminary plat and the requested variance to allow double frontage lots if developed as proposed with the ten foot no vehicular access easement adjacent to Brodie Lane. 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 double frontage lots for Lots 1 — 7. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was present representing the request. There were no registered objectors present. 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 above report. Staff also presented a recommends approval of the requested variance to allow double frontage lots for Lots 1 — 7. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. 5 April 22, 2004 ITEM NO.: 8 NAME: Jackson Estates Subdivision Preliminary Plat LOCATION: South of David O' Dodd Road at Brodie Lane DEVELOPER: HL Land Development Company 505 West Dixon Road Little Rock, AR 72206 ENGINEER: McClelland Engineers 900 West Markham Street Little Rock, AR 72201 AREA: 21.17 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 76 R-2, Single-family 12 — 65th Street West 24.05 VARIANCESNVAIVERS REQUESTED: Lots 1 - 7. A. PROPOSAUREQUEST: FILE NO.: S-1425 FT. NEW STREET: 2860 LF A variance to allow double frontage lots for The applicant is proposing the subdivision of 21.17 acres into 76 single-family lots. The applicant has indicated one variance request as a part of the development. The applicant is requesting a variance to allow double frontage lots for lots abutting Brodie Lane. The applicant has indicated a ten foot no vehicular access easement adjacent to Brodie Lane as required by the Subdivision Ordinance. The applicant has indicated an average lot size of 9,451 square feet and 7,084 square feet as the minimum lot size. The average lot width proposed is 65-feet and the average lot depth is 136-feet. April 22, 2004 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: S-1425 A C U The proposed preliminary plat indicates two areas set aside for detention; one area adjacent to David O Dodd and the second area near the southwestern boundary of the site. EXISTING CONDITIONS: The site is vacant with a scattering of trees. Brodie east. Bordie Lane is an unimproved roadway with There are single-family homes located adjacent to acreage. There is an operating concrete block plant site. NEIGHBORHOOD COMMENTS: Lane abuts the site to the open ditches for drainage. David O Dodd located on located to the south of the As of this writing, staff has received one informational phone call from an adjoining property owner. All abutting property owners, the John Barrow Neighborhood Association and the Stagecoach Dodd Neighborhood Association were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Right-of-way dedication for David O Dodd (45-feet from centerline) and Brodie Lane (30-feet from centerline) are shown on the plat. 2. Prior to construction, provide design of Boundary Streets conforming to the Master Street Plan. Construct one-half street improvement to the street including five-foot sidewalk with the planned development. 3. 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. 4. Storm water detention ordinance applies to the property as shown on the plat. However, detention facilities must be located out of the public right-of-way. 5. Prepare a letter of pending development addressing streets lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering (501-379-1813 — Steve Philpott) for more information. 6. A special grading permit for flood hazard areas will be required per Section 8-283 prior to construction. Minimum finish floor elevation certificates will be required for lots platted in the floodplain. 2 April 22, 2004 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: S-1425 E. UTILITIES AND FIRE DEPARTMENT/COUNTY_ PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Existing sewer main relocation required at the Developer's expense. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: No comment received. 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. The water line easement recorded as instrument no. 84-13638 should be shown on the plat. 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 details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUESITECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) The applicant was present representing the request. Staff presented an overview of the item indicating the request was a preliminary plat request to allow 21 acres to be subdivided into 76 single-family lots. Staff noted there was one variance being requested, a variance to allow double frontage lots abutting Brodie Lane. Staff stated the applicant had indicated a ten -foot no vehicular access easement in this location as required by the Subdivision Ordinance. K9 April 22, 2004 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: S-1425 Staff requested the applicant provide additional information in the general notes section of the proposed preliminary plat. Staff requested the applicant indicate a phasing plan if applicable. The applicant indicated the development would be constructed in one phase. Staff also requested the source of title of the land owner be provided on the proposed preliminary plat. Public Works comments were addressed. Staff stated the applicant had indicated right-of-way sufficient to meet the Master Street Plan requirement. Staff stated the proposed storm water detention along David O Dodd was not allowed in the right-of-way as indicated. Staff requested the applicant relocate the detention outside the right-of-way. The applicant questioned the requirements for streetlights. Staff stated a letter to Mr. Philpott outlining the proposed lighting would be sufficient. 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 plan to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated storm water detention outside the public right-of-way as requested by staff. The applicant has also indicated detention will be provided near the southwestern boundary of the site (Lots 32 and 33) in a dry reservoir detention facility if retention is not available in piping. The applicant has indicated, if necessary, the two lots will be sacrificed for detention. The applicant has indicated the flood elevation on Lots 32, 36 and 37 as requested by staff. The applicant has indicated the flood elevation on these lots as 287 and 289 respectively. The minimal floor elevation for the homes constructed on these lots will be set outside the minimum flood elevation as required by City ordinances. The applicant has indicated 2858 linear feet of new street will be constructed to Master Street Plan standard. The proposed preliminary plat indicates a short - stub to the north to allow access to adjoining properties for future development should the adjoining owner desire to develop their property as a single-family neighborhood. Staff is supportive of the placement of the stub street. Staff feels with the placement of the stub, the adjoining property may develop with access through this neighborhood, limiting the number of intersecting streets with David O Dodd Road. 4 April 22, 2004 SUBDIVISION ITEM NO.- 8 (Cont.) FILE NO.: S-1425 The applicant has also indicated the development will be constructed in one phase and indicated the source of title of the landowner on the proposed preliminary plat. The proposed lots are adequate to meet the minimum requirements of the subdivision ordinance. The applicant has indicated a minimum lot size of 7,084 square feet and a 9,451 square foot average lot size. The applicant has indicated a 25-foot front building line for all lots. The corner lots are indicted as a minimum 75-foot width to allow for the 25-foot building line on each street as required by the Subdivision Ordinance. The applicant has indicated Lots 1 — 7 as double frontage lots. The applicant has indicated a ten -foot no vehicular access easement along the rear of the lots (adjacent to Brodie Lane) as required by the Subdivision Ordinance. Staff is supportive of this configuration of the proposed limited access to the lots. Staff is also supportive of the proposed minimum lot size and indicated front building line. The applicant has indicated the subdivision of 21 acres into 76 single-family lots. The proposed development would result in a density of 3.6 units per acre. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the requested preliminary plat and the requested variance to allow double frontage lots if developed as proposed with the ten foot no vehicular access easement adjacent to Brodie Lane. 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 double frontage lots for Lots 1 — 7. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was present representing the request. There were no registered objectors present. 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 above report. Staff also presented a recommends approval of the requested variance to allow double frontage lots for Lots 1 — 7. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. 5