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HomeMy WebLinkAboutS-1433-B Staff AnalysisITEM NO.: 2. S-1 NAME: Foreman Lake Garden Addition Preliminary Plat LOCATION: located on the Southwest corner of Leatrice Drive and Alberta Drive Planning Staff Comments: 1. Provide notification of all abutting property owners, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 8, 2009. The Office of Planning and Development must receive the proof of notice no later than July 17, 2009. Variance/Waivers: 1. A variance from the Subdivision Ordinance to allow the development of lots utilizing private streets (Section 31-207). 2. A variance to allow an in -lieu contribution for stormwater detention. Public Works Conditions: Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Enerov: No comment received. AT & T: 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 and private fire hydrant(s) will be required in order to provide service to this property. Contact Central Arkansas Water for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division_ No comment. Item # 2. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 8, 2009. Item # 2. July 23, 2009 ITEM NO • 2 FILE NO.: S-1433-B NAME: Foreman Lake Garden Addition Preliminary Plat LOCATION: Located on the Southwest corner of Leatrice Drive and Alberta Drive DEVELOPER: Dr. William Humphrey 11215 Herritage Road Little Rock, AR 72211 ENGINEER: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 1.4 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING R-2, Single-family PLANNING DISTRICT: 3 — West Little Rock CENSUS TRACT: 22.03 VARIANCESIWAIVERS REQUESTED: 1. A variance from the Subdivision Ordinance to allow the development of lots utilizing private streets (Section 31-207). 2. A variance to allow an in -lieu contribution for stormwater detention. BACKGROUND: On June 3, 2004, the Little Rock Planning Commission approved a preliminary plat for this site. The property contained 1.4 acres located at the southwest corner of Leatrice Drive and Alberta Drive. The approval allowed the owner to develop two lots on the property. The request included a variance from the Subdivision Ordinance to allow the development of the lots with a private street. A driveway would be constructed along the rear of the lots for access to Lot 2. The lots averaged 80-feet by 160-feet or 12,800 square feet. A forty -foot front platted building line was indicated adjacent to the private street. July 23, 2009 SUBDIVISION M NO.: 2 (Cont.) FILE NO.: S-1433-B Per Section 31-94(e) a preliminary plat approved by the Little Rock Planning Commission shall be effective and binding upon the Commission for two (2) years from the date of approval or as long as work is actively progressing, at the end of which time the final plat application for the subdivision must have been submitted to the planning staff. Any plat not receiving final approval within the period of time set forth herein or otherwise conforming to the requirements of the ordinance shall be null and void, and the developer shall be required to submit a new plat of the property for preliminary approval subject to all zoning restrictions and the subdivision ordinance. The approved preliminary plat has expired and the owners are now proposing to reestablish the previously approved plat. On March 1, 2007, the Little Rock Planning Commission approved the reestablishment of the preliminary plat. The approval allowed the 1.40 acres to be subdivided into two (2) lots and a tract for future development. As in the original request the approval allowed a variance to allow the lots to develop with access from an existing private street. A private drive was proposed along the rear of Lot 1 to serve both lots limiting access from East Shore Drive. A final plat was not executed for the subdivision and the preliminary plat approval has expired. A. PROPOSAL/REQUEST: The applicant is again proposing to reestablish the previously approved preliminary plat. The site contains 1.4 acres and is proposed with the development of two lots for single-family homes and a tract. As with the previous submissions the request includes a variance to allow the lots to develop with access from an existing private street. A single drive will be constructed along the rear of Lot 1 from East Shore Drive for driveway access to both lots. Tract A is included in the plat area and will be used for as a drainage easement. The developer is requesting an in -lieu contribution for the stormwater detention requirement. B. EXISTING CONDITIONS: The site is vacant with a number of trees and a great deal of undergrowth. The site contains an outcropping of large rocks. Along the northern boundary is a creek/drainage ditch flowing along the western side of East Shore Drive feeding Foreman Lake. There are a number of single-family homes located around Foreman Lake both accessed from East Shore Drive and Foreman Drive. The area is predominately single-family. There is a park, Reservoir Park, located to the northwest of the site. East Shore Drive is a narrow private street ending in a hammer head south of this site. 2 July 23, 2009 SUBDIVISIO ITEM NO.. 2 Cont. FILE NO.: S-1433-B C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All abutting property owners and the Foreman Lake Preservation Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. East Shore Drive is a private access easement that is not maintained by the City. The new plat should label the proposed driveway easement as a private access easement. 2. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Enter : No comment received. Center -Point Ener : No comment received. AT & T: 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 and private fire hydrant(s) will be required in order to provide service to this property. Contact Central Arkansas Water for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. 3 July 23, 2009 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1433-B Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 2, 2009) Mr. Tim Daters was present representing the request. Staff presented an overview of the request stating the plat was approved of a previously expired preliminary plat. Staff stated there were no changes proposed from the previous approval. Staff noted the comments raised were similar comments to the previously approved preliminary plat. 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; There were no issues raised at the July 2, 2009, Subdivision Committee meeting in need of addressing with a revised preliminary plat. The request is to allow the creation of two single-family lots served by a private access and utility easement. The property contains 1.4 acres and is located at the southwest corner of Leatrice Drive and Alberta Drive. The applicant has indicated the lots will average 80-feet by 160-feet or 12,800 square feet. A forty -foot front platted building line has been included adjacent to the private street. The request includes a variance from the Subdivision Ordinance to allow the development of the lots with private streets. East Shore Drive is an existing 45-foot access and utility easement. The applicant has indicated a thirty-foot driveway easement across the rear of Lot 1 to serve Lot 2. The drive will be located in this area to eliminate the need for a driveway along East Shore Drive. The request includes a variance from the City's Stormwater Detention Ordinance. The developer is requesting an in -lieu contribution for the required stormwater detention. Staff is supportive of the request. The developers have indicated Tract A as green space which will serve as a portion of the required stormwater detention and the site is located adjacent to Foreman Lake which should handle the additional runoff from the post developed lots. A number of the neighbors have raised concerns related to the flows of water from this site at the time of development. When the developers submit detailed grading and drainage plan for the development of the lots staff will review the plans to ensure any flows from the site do not impact the adjacent property by flowing additional water to the north, into the existing creek on the east side of the bridge and will ensure the developers make every effort feasible to route the M July 23, 2009 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1433-B water to East Shore Drive west of the site utilizing an existing drainage culvert and increasing the size of the culvert if necessary to carry the existing and additional run-off from the post developed lots. Staff is supportive of the proposed preliminary plat. The requested lot size and development of lots on private streets is consistent with development in the area. To staffs knowledge there are no outstanding issues associated with the proposed request. 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 the lots to develop with private streets. Staff recommends approval of the variance request to allow an in -lieu contribution for the stormwater detention requirement PLANNING COMMISSION ACTION: (JULY 23, 2009) The applicant was present. 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 agenda staff report. Staff presented a recommendation of approval of the requested variance to allow the lots to develop with private streets. Staff also presented a recommendation of approval of the variance request to allow an in -lieu contribution for the stormwater detention requirement. Mr. Joe White of White Daters stated a representative of the Foreman Lake Preservation Association had contacted him concerning the request. He stated there were two commitments the Preservation Association' were requesting from the landowner. He stated the Association was requesting the landowner place the two new lots within the Improvement District and to dedicate the proposed open space tract to the Improvement District and not to the City. Mr. White stated the landowner was agreeable to these two conditions and would for the conditions in the final plat and the Bill of Assurance. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 6� u