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HomeMy WebLinkAboutS-1427 Staff AnalysisITEM NO.: 10 NAME: McFatrich Subdivision Preliminary Plat FILE NO.: 5-1427 LOCATION: on Stagecoach Road approximately 900 feet North of Otter Creek Parkway 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. Provide the location of proposed driveways for Lots A and B on the proposed preliminary plat. 3. Provide the source of title of the landowner on the proposed preliminary plat. 4. Provide the names of unplatted tracts abutting the plat area and the names of owners of platted tracts in excess of 2 'h acres. 5. Provide the names of recorded subdivisions abutting the plat area. Variance/Waivers: A variance to allow the creation of a pipe stem lot (Lot 15). A variance to allow a reduced front building line (15-feet) on the proposed residential lots. Public Works: 1. Sidewalks on one side of the street with appropriate handicap ramps are required in accordance with the Master Street Plan. 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. In addition, a special grading permit for flood hazard areas will be required per Section 8-283. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. See Lot 19. 5. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering (501-379-1813 — Steve Philpott) for more information. 6. 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 additional information. 7. The gated entrance must provide stacking space for two to three vehicles at the call box location, without blocking the commercial driveways. The entrance should probably be shifted west to provide this. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact 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 Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. A water main extension and the installation of private fire hydrants 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 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 Divis€on: 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. April 22, 2004 ITEM NO.: 10 FILE NO.: NAME: McFatrich Subdivision Preliminary Plat LOCATION: on Stagecoach Road approximately 900 feet North of Otter Creek Parkway DEVELOPER: David M. McFatrich c/o McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 12.82 acres RRENT ZONING PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 44 R-2, Single-family 16 — Otter Creek 41.03 VARIAN C ESMAIVE RS REQUESTED: FT. NEW STREET: 1600 LF 1. A variance to allow the creation of a pipe stem lot (Lot 15). 2. A variance to allow a reduced front building line (15-feet) on the proposed residential lots. 3. A variance to allow the development of private streets. A. PROPOSAUREQUEST: The applicant proposes the subdivision of this 12.82-acre tract with 42 single- family lots and two tracts. The tracts will be developed as a Planned Commercial Development as a separate item on this agenda (Item # 23 - File No. Z-7607). The applicant has indicated the average lot size of the single-family lots will be 70-feet by 100-feet or 7,000 square feet. The proposed preliminary plat indicates April 22, 2004 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: a reduced front building line of 15-feet on all the residential lots. Lots A and B will be approximately 1.2 acres each. The applicant is requesting a variance to allow the development of private streets within the subdivision. The streets are proposed as a 50-foot access easement with 1,600 linear feet of street as a single loop street. The entrance to the subdivision is configured to allow the addition of gates in the future should the homeowners desire to add a gated access. The applicant is requesting a variance from the Subdivision Ordinance to allow the creation of a pipe stem lot. The applicant is also requesting a variance from the Subdivision Ordinance to allow a reduced width of the pipe stem (20-feet). B. EXISTING CONDITIONS: The site is vacant and somewhat level. The site abuts a floodway to the south and vacant single-family zoned property to the north. To the southwest of the site is a multi -family development and west of the site is property zoned PD-R; primarily built -out as single-family patio homes. The area to the east, across Stagecoach, is currently vacant. Other uses in the area include single-family homes located on tracts, commercial development located to the south along Stagecoach Road and Otter Creek Parkway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks on one side of the street with appropriate handicap ramps are required in accordance with the Master Street Plan. 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. In addition, a special grading permit for flood hazard areas will be required per Section 8-283. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 2 April 22, 2004 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: S-1427 4. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. See Lot 19. 5. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering (501- 379-1813 — Steve Philpott) for more information. 6: 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 additional information. 7. The gated entrance must provide stacking space for two to three vehicles at the call box location, without blocking the commercial driveways. The entrance should probably be shifted west to provide this. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Enerav: 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 Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. A water main extension and the installation of private fire hydrants 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 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/TECHNICAL/DESIGN: Planning Division: No comment. 3 April 22, 2004 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: S-1427 Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the request indicating there was a related item to the request also filed for the current agenda. Staff stated Item # 23 — File No. Z-7607 was a request to allow Lots A and B to be developed as a Planned Commercial Development. The proposed preliminary plat and the proposed planned development were discussed simultaneously. Staff requested the applicant provide additional information concerning the proposed driveways for Lots A and B. Staff stated the driveways did not meet minimum spacing criteria outlined in the ordinance. Staff also stated the ordinance did not allow for driveway locations with the existing frontage. Staff suggested Mr. McGetrick review the proposed plan to eliminate some of the traffic conflicts and concerns. Mr. McGetrick stated the lot was proposed as a bank facility. He stated typically banks were busy but not as hectic as a fast food restaurant and two drives were required. Staff requested the applicant relocate the dumpster away from the proposed single-family homes. Staff also requested the applicant indicate a note on the proposed site plan concerning screening. Landscaping comments were addressed. Staff stated the proposed development intruded into the required land use buffer along the western perimeter. Staff also noted a total of eight percent of the interior of the vehicular use areas must be landscaped with interior landscape islands of at least seven and one-half feet in width and one hundred fifty square feet in area. Public Works comments were addressed. Staff stated Stagecoach Road was classified on the Master Street Plan as a principal arterial and dedication of right- of-way 55-feet from the centerline would be required. Staff also noted a grading permit would be required prior to the start of construction. Staff stated the proposed development was indicated as a gated community. Staff requested the applicant provide for stacking space for two to three vehicles at the call box location to plan for the future gating of the development. 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. April 22, 2004 SUBDIVISION ITEM NO.: 10 (Cont.) _ FILE NO.: H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated the development of this 12.82-acre tract with 42 single-family lots and two tracts. The development of the single-family subdivision will result in approximately four units per acre, consistent with densities allowed per the City's Future Land Use Plan. The tracts will be developed as a Planned Commercial Development as a separate item on this agenda (Item # 23 - File No. Z-7607). The applicant has not indicated the proposed driveway locations for Lots A and B on the proposed preliminary plat but has indicated the drive locations on the proposed planned development. The applicant has indicated the drive for proposed Lot B away from Stagecoach Road as far as feasible. The applicant has not however redesigned the drives for proposed Lot A. Staff is not supportive of this configuration. The proposed site plan for Lot A indicates two driveways. The first drive is located approximately 60-feet from the intersection with approximately 120-feet spacing between the two drives. In addition the placement of the second drive is near the island for the future call box. Staff feels the placement of two drives in this area will cause traffic conflicts and congesting resulting in traffic blocking Glenvale Lane. The applicant has indicated the average lot size of the single-family lots will be 70-feet by 100-feet or 7,000 square feet. The proposed lots sizes are consistent with the minimum required lot sizes per the Subdivision Ordinance. The proposed preliminary plat indicates a reduced front building line of 15-feet on all the residential lots. The required front building line for residential lots abutting a residential street is 25-feet. The applicant is requesting a variance to allow the reduced front building line to occur. Staff is supportive of the request. Lots A and B will be approximately 1.2 acres each. Each of the lots is proposed with non-residential uses. The applicant has indicated a bank facility will be located on Lot A and a restaurant will be located on proposed Lot B. The indicated lot size is adequate to meet the typical minimum required lot size for development of office or commercial developments for the 0-3 zoning districts and the C-3 zoning district. The applicant is requesting a variance to allow the development of private streets within the subdivision. The streets are proposed as a 50-foot access easement with 1,600 linear feet of street as a single loop street. The entrance to the subdivision is configured to allow the addition of gates in the future should the homeowners desire to add a gated access. Staff is supportive of the development of the subdivision with private streets. 5 April 22, 2004 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: S-1427 The applicant is requesting a variance from the Subdivision Ordinance to allow the creation of a pipe stem lot. The applicant is also requesting a variance from the Subdivision Ordinance to allow a reduced.width of the pipe stem (20-feet). Proposed Lot 15 has been indicated as a pipe stem lot with a 20-foot stem at the roadway. The applicant has not indicated the front build line outside the pipe stem. Staff recommends the front build line be relocated outside the stem to allow sufficient area for construction. Otherwise staff is supportive of the proposed request to allow the creation of a pipe stem lot and the reduced width of the pipe stem adjacent to the street. Staff is supportive of the concept of the proposed preliminary plat but is not supportive of the gate entrance. Staff recommends the gate be relocated westerly away from the commercial drives to allow space for stacking of two cars at the call box. The applicant should also provide the turning radius for standard truck SU 30 minimum radius at the proposed gate. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Pat McGetrick 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 presented a recommendation of approval of the requested variances to allow the development to be served by private streets, the requested variance to allow the creation of a pipe stem lot and the requested variance to allow a reduced front building line. 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. 0 FILE NO.: S-1427 NAME: McFatrich Subdivision Preliminary Plat LOCATION: on Stagecoach Road approximately 900 feet North of Otter Creek Parkway DEVELOPER: David M. McFatrich c/o McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 12.82 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 44 R-2, Single-family 16 — Otter Creek 41.03 VARIANCESM/AIVERS REQUESTED: FT. NEW STREET: 1600 LF 1. A variance to allow the creation of a pipe stem lot (Lot 15). 2. A variance to allow a reduced front building line (15-feet) on the proposed residential lots. 3. A variance to allow the development of private streets. A. PROPOSAL/REQUEST: The applicant proposes the subdivision of this 12.82-acre tract with 42 single- family lots and two tracts. The tracts will be developed as a Planned Commercial Development as a separate item on this agenda (Item # 23 - File No. Z-7607). The applicant has indicated the average lot size of the single-family lots will be 70-feet by 100-feet or 7,000 square feet. The proposed preliminary plat indicates FILE NO.: S-1427 a reduced front building line of 15-feet on all the residential lots. Lots A and B will be approximately 1.2 acres each. The applicant is requesting a variance to allow the development of private streets within the subdivision. The streets are proposed as a 50-foot access easement with 1,600 linear feet of street as a single loop street. The entrance to the subdivision is configured to allow the addition of gates in the future should the homeowners desire to add a gated access. The applicant is requesting a variance from the Subdivision Ordinance to allow the creation of a pipe stem lot. The applicant is also requesting a variance from the Subdivision Ordinance to allow a reduced width of the pipe stem (20-feet). B. EXISTING CONDITIONS: The site is vacant and somewhat level. The site abuts a floodway to the south and vacant single-family zoned property to the north. To the southwest of the site is a multi -family development and west of the site is property zoned PD-R; primarily built -out as single-family patio homes. The area to the east, across Stagecoach, is currently vacant. Other uses in the area include single-family homes located on tracts, commercial development located to the south along Stagecoach Road and Otter Creek Parkway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks on one side of the street with appropriate handicap ramps are required in accordance with the Master Street Plan. 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. In addition, a special grading permit for flood hazard areas will be required per Section 8-283. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. See Lot 19. FILE NO.: S-1427 (Cont. 5. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering (501- 379-1813 — Steve Philpott) for more information. 6. 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 additional information. 7. The gated entrance must provide stacking space for two to three vehicles at the call box location, without blocking the commercial driveways. The entrance should probably be shifted west to provide this. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact 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 Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. A water main extension and the installation of private fire hydrants 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 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) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the request indicating there was a related item to the request also K FILE NO.: S-1427 filed for the current agenda. Staff stated Item # 23 — File No. Z-7607 was a request to allow Lots A and B to be developed as a Planned Commercial Development. The proposed preliminary plat and the proposed planned development were discussed simultaneously. Staff requested the applicant provide additional information concerning the proposed driveways for Lots A and B. Staff stated the driveways did not meet minimum spacing criteria outlined in the ordinance. Staff also stated the ordinance did not allow for driveway locations with the existing frontage. Staff suggested Mr. McGetrick review the proposed plan to eliminate some of the traffic conflicts and concerns. Mr. McGetrick stated the lot was proposed as a bank facility. He stated typically banks were busy but not as hectic as a fast food restaurant and two drives were required. Staff requested the applicant relocate the dumpster away from the proposed single-family homes. Staff also requested the applicant indicate a note on the proposed site plan concerning screening. Landscaping comments were addressed. Staff stated the proposed development intruded into the required land use buffer along the western perimeter. Staff also noted a total of eight percent of the interior of the vehicular use areas must be landscaped with interior landscape islands of at least seven and one-half feet in width and one hundred fifty square feet in area. Public Works comments were addressed. Staff stated Stagecoach Road was classified on the Master Street Plan as a principal arterial and dedication of right- of-way 55-feet from the centerline would be required. Staff also noted a grading permit would be required prior to the start of construction. Staff stated the proposed development was indicated as a gated community. Staff requested the applicant provide for stacking space for two to three vehicles at the call box location to plan for the future gating of the development. 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 preliminary plat to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated the development of this 12.82-acre tract with 42 single-family lots and two tracts. The development of the single-family subdivision will result in approximately four units per acre, consistent with densities allowed per the City's Future Land Use Plan. The tracts will be developed as a Planned Commercial Development as a separate item on this agenda (Item # 23 - File No. Z-7607). 4 FILE NO.: S-1427 Cont. The applicant has not indicated the proposed driveway locations for Lots A and B on the proposed preliminary plat but has indicated the drive locations on the proposed planned development. The applicant has indicated the drive for proposed Lot B away from Stagecoach Road as far as feasible. The applicant has not however redesigned the drives for proposed Lot A. Staff is not supportive of this configuration. The proposed site plan for Lot A indicates two driveways. The first drive is located approximately 60-feet from the intersection with approximately 120-feet spacing between the two drives. In addition the placement of the second drive is near the island for the future call box. Staff feels the placement of two drives in this area will cause traffic conflicts and congesting resulting in traffic blocking Glenvale Lane. The applicant has indicated the average lot size of the single-family lots will be 70-feet by 100-feet or 7,000 square feet. The proposed lots sizes are consistent with the minimum required lot sizes per the Subdivision Ordinance. The proposed preliminary plat indicates a reduced front building line of 15-feet on all the residential lots. The required front building line for residential lots abutting a residential street is 25-feet. The applicant is requesting a variance to allow the reduced front building line to occur. Staff is supportive of the request. Lots A and B will be approximately 1.2 acres each. Each of the lots is proposed with non-residential uses. The applicant has indicated a bank facility will be located on Lot A and a restaurant will be located on proposed Lot B. The indicated lot size is adequate to meet the typical minimum required lot size for development of office or commercial developments for the 0-3 zoning districts and the C-3 zoning district. The applicant is requesting a variance to allow the development of private streets within the subdivision. The streets are proposed as a 50-foot access easement with 1,600 linear feet of street as a single loop street. The entrance to the subdivision is configured to allow the addition of gates in the future should the homeowners desire to add a gated access. Staff is supportive of the development of the subdivision with private streets. The applicant is requesting a variance from the Subdivision Ordinance to allow the creation of a pipe stem lot. The applicant is also requesting a variance from the Subdivision Ordinance to allow a reduced width of the pipe stem (20-feet). Proposed Lot 15 has been indicated as a pipe stem lot with a 20-foot stem at the roadway. The applicant has not indicated the front build line outside the pipe stem. Staff recommends the front build line be relocated outside the stem to allow sufficient area for construction. Otherwise staff is supportive of the proposed request to allow the creation of a pipe stem lot and the reduced width of the pipe stem adjacent to the street. Staff is supportive of the concept of the proposed preliminary plat but is not supportive of the gate entrance. Staff recommends the gate be relocated westerly away from the commercial drives to allow space for stacking of two cars FILE NO.: S-1427 (Cont. at the call box. The applicant should also provide the turning radius for standard truck SU 30 minimum radius at the proposed gate. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Pat McGetrick 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 presented a recommendation of approval of the requested variances to allow the development to be served by private streets, the requested variance to allow the creation of a pipe stem lot and the requested variance to allow a reduced front building line. 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. n