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HomeMy WebLinkAboutS-1435 Staff AnalysisJune 17, 2004 ITEM NO.: 1 NAME: Bentley Court Subdivision Preliminary Plat FILE NO.: S-1435 LOCATION: On the West side of Stagecoach Road, approximately % miles North of Otter Creek Parkway DEVELOPER: Malmstorm Family LLC 11610 Kanis Road Little Rock, AR 72211 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 39.40 acres NUMBER OF LOTS: 121 FT. NEW STREET: 6,000 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 16 — Otter Creek CENSUS TRACT: 42.08 VARIANCESMAIVERS REQUESTED: A variance to allow a reduced front building line. A. PROPOSAUREQUEST: The applicant proposes to subdivide this 39.40-acre site into one hundred nineteen single-family lots and two tracts. The applicant has indicated a fifteen - foot front building line for the single-family lots and a thirty foot front building line along Stagecoach Road for the two tracts. The applicant has indicated the lots will average sixty-two feet by one hundred thirty two feet or 8,184 square feet. The minimum lot size of the proposed subdivision is seventy-three feet by one hundred five feet or 7,351 square feet. The two tracts will contain approximately three and one-half acres and four and one-third acres. The applicant has indicated these two lots will be held for future development. June 17, 2004 ITEM NO.: 1 (Cont.) FILE _NO. _S-1435 The proposed preliminary plat includes the development of the subdivision in four phases. Lots 13 — 25, 44 and 82 — 100 (33 Lots) will be developed in the first phase. Phase 2 will consist of Lots 1 — 12, 45 and 65 — 81 (31 Lots). In Phase 3 Lots 26 — 34 and 101 — 113 (22 Lots) are proposed to be developed and the final phase (Phase 4) will consist of development of Lots 35 — 43, 46 — 63 and 114 — 119 (33 Lots). B. EXISTING CONDITIONS: The site is vacant abutting a floodway to the south. To the north is a single- family subdivision currently under construction (the Westfield Subdivision). Also to the north is the Otter Creek Subdivision. To the Southwest is the Otter Creek Homeowners Association clubhouse and immediately South of the site is Tract A Courtside Place Addition; a Planned Residential Development with zero lot line detached single-family homes. This Tract is located north of the floodway while the subdivision is located south of the floodway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required (show on plans). 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 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 plan will need to be submitted and approved prior to the start of construction. 4. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Show all existing and proposed drainage facilities. Because of the flat terrain, adequate drainage design and easements should be provided for each lot. 5. Storm water detention ordinance applies to this property. Show proposed locations for storm water detention facilities on the plan. Additional areas may be required, depending upon drainage system layout. Because of flat grades, larger, shallower basins may be required. 2 June 17, 2004 ITEM NO.: 1 (Cont.) FILE NO.: S-1435 E F 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. Show the floodway and floodplain lines on the plat. 7. In accordance with Section 31-176, floodway areas must be shown as floodway easements adjacent to the floodway boundary. 8. Provide a left turn lane for east bound local traffic at Stagecoach Road. Boulevard design should not be used at the intersection. 9. Provide proposed street names for approval. Contact David Hathcock at (501) 371-4808. 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 information. 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 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. ISSU ES/TECHNICAUDESIGN: Planninq Division: No comment. Landscape: No comment. 3 June 17, 2004 ITEM NO.: 1 Cont. FILE NO.: S-1435 G. SUBDIVISION COMMITTEE COMMENT: (May 27, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed request indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the average lot size and the minimum lot size in the General Notes Section of the proposed preliminary plat. Staff also requested the applicant provide the names of retarded subdivision abutting the proposed plat area, the names of owners of unplatted tracts in excess of two and one-half acres and to indicate the limits of the floodplain or floodway on the proposed preliminary plat. Staff requested Mr. McGetrick provide a phasing plan if the lots were to be developed in phases. Public Works comments were addressed. Staff indicated Stagecoach Road was classified on the Master Street Plan as a minor Arterial and a dedication of right- of-way 45-feet from the centerline would be required. Staff also requested the applicant provide a grading plan prior to the public hearing. Staff stated since the site was flat, adequate drainage design and easements should be provided for each lots. Staff stated a 25-foot dedicated easement would be required adjacent to the floodway. 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 May 27, 2004 Subdivision Committee meeting. The applicant has indicated the average lot size and the minimum lot size of the proposed subdivision in the general notes section of the preliminary plat. The applicant has also indicated the names of recorded subdivisions abutting the proposed plat area, the names of owners of unplatted tracts in excess of two and one-half acres and has indicated the limits of the floodplainlfioodway on the proposed preliminary plat. The applicant has indicated the rights -of -way to meet the existing Master Street Plan requirement. The applicant has also indicated a 25-foot dedicated easement adjacent to the floodway. The applicant has not submitted a grading plan as requested by staff. Staff will continue to work with the applicant concerning drainage design and easements for each lot. Staff is supportive of the proposed preliminary plat. The proposal includes the subdivision of 39.40-acres into one hundred nineteen single-family lots and two 4 June 17, 2004 NO.: 1 [Cont. LE NO.: S-1435 tracts. The applicant has indicated a fifteen -foot front building line for the single- family lots and a thirty foot front building line along Stagecoach Road for the two tracts. The indicated fifteen foot front building line will require a variance from the Subdivision Ordinance to allow the lots to develop with this reduced front building line. Staff is supportive of the request for a reduced front building line. The applicant has indicated the lots will average sixty-two feet by one hundred thirty two feet or 8,184 square feet. The minimum lot size of the proposed subdivision is seventy-three feet by one hundred five feet or 7,351 square feet. The proposed lot area, lot width and lot depth are adequate to meet the minimum requirements of the Subdivision Ordinance. The two tracts will contain approximately three and one-half acres and four and one-third acres. The applicant has indicated these two lots will be held for future development. The proposed preliminary plat includes the development of the subdivision in four phases. Lots 13 — 25, 44 and 82 — 100 (33 Lots) will be developed in the first phase. Phase 2 will consist of Lots 1 — 12, 45 and 65 — 81 (31 Lots). In Phase 3 Lots 26 — 34 and 101 — 113 (22 Lots) are proposed to be developed and the final phase (Phase 4) will consist of development of Lots 35 — 43, 46 — 63 and 114 — 119 (33 Lots). Staff is supportive of the applicant's proposed phasing plan. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the applicant's request to subdivide this 39.40 acre tract into one hundred nineteen single-family lots and the request to hold two of the tracts for future development. Staff feels the proposed preliminary plat is consistent with development patterns in the area and the addition of a single-family neighborhood to the area should have minimal impact on adjoining properties. 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 a reduced front building line adjacent to the proposed interior residential streets. Staff recommends the applicant provide a preliminary grading plan indicating drainage design and easement locations for each lot. 5 June 17, 2004 ITEM NO.: 1 (Cont.) FILE NO.: S-1435 PLANNING COMMISSION ACTION: (JUNE 17, 2004) The applicant was present there were no registered objectors present. Staff presented the item with a recommendation of approval of the requested preliminary plat. Staff stated to their knowledge there were no outstanding issues associated with the proposed request and recommended approval subject to the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested variance to allow a reduced front building line adjacent to the proposed interior street. Staff presented a recommendation that the applicant provide a preliminary grading plan indicating the drainage design and easement locations for each lot. There was no further discussion of the item. The Chair entertained a motion to place the item on the Consent Agenda for approval. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. n ITEM NO.: 1 NAME: Bentley Court Subdivision Preliminary Plat FILE NO.: S-643-B LOCATION: on the Westside of Stagecoach Road, approximately % miles 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 source of title of the landowner on the proposed preliminary plat. 3. Provide the limits of the floodway and/or floodplain or indicated on the proposed preliminary plat no area is located within a mapped floodway or floodplain. 4. Provide the names of owners of all unplatted tracts abutting the plat area and the names of owners of platted tracts in excess of 2'/ acres. 5. Provide the names of recorded subdivisions abutting the plat area. 6. Provide the average size and minimum lot size in the General Notes section of the proposed preliminary plat. 7. Provide a phasing plan of the proposed subdivision, if applicable. Variance/Waivers: None requested. Public Works: 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required (show on plans). 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 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 plan will need to be submitted and approved prior to the start of construction. 4. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Show all existing and proposed drainage facilities. Because of the flat terrain, adequate drainage design and easements should be provided for each lot. 5. Storm water detention ordinance applies to this property. Show proposed locations for storm water detention facilities on the plan. Additional areas may be required, depending upon drainage system layout. Because of flat grades, larger, shallower basins may be required. 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. Show the floodway and floodplain lines on the plat. 7. In accordance with Section 31-176, floodway areas must be shown as floodway easements adjacent to the floodway boundary. 8. Provide a left turn lane for east bound local traffic at Stagecoach Road. Boulevard design should not be used at the intersection. 9. Provide proposed street names for approval. Contact David Hathcock at (501) 371-4808. Utilities and Fire Department/County Planning: °� l �( Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 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 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 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, June 3, 2004. .: S-1435 NAME: Bentley Court Subdivision Preliminary Plat LOCATION: On the West side of Stagecoach Road, approximately % miles North of Otter Creek Parkway DEVELOPER: Malmstorm Family LLC 11610 Kanis Road Little Rock, AR 72211 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 39.40 acres NUMBER OF LOTS: 121 FT. NEW STREET: 6,000 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 16 — Otter Creek CENSUS TRACT: 42.08 VARIANCESM/AIVERS REQUESTED: A variance to allow a reduced front building line. A. PROPOSAUREQUEST: The applicant proposes to subdivide this 39.40-acre site into one hundred nineteen single-family lots and two tracts. The applicant has indicated a fifteen - foot front building line for the single-family lots and a thirty foot front building line along Stagecoach Road for the two tracts. The applicant has indicated the lots will average sixty-two feet by one hundred thirty two feet or 8,184 square feet. The minimum lot size of the proposed subdivision is seventy-three feet by one hundred five feet or 7,351 square feet. The two tracts will contain approximately three and one-half acres and four and one-third acres. The applicant has indicated these two lots will be held for future development. FILE NO.: S-1435 (Cont. The proposed preliminary plat includes the development of the subdivision in four phases. Lots 13 — 25, 44 and 82 — 100 (33 Lots) will be developed in the first phase. Phase 2 will consist of Lots 1 — 12, 45 and 65 — 81 (31 Lots). In Phase 3 Lots 26 — 34 and 101 — 113 (22 Lots) are proposed to be developed and the final phase (Phase 4) will consist of development of Lots 35 — 43, 46 — 63 and 114 — 119 (33 Lots). B. EXISTING CONDITIONS: The site is vacant abutting a floodway to the south. To the north is a single- family subdivision currently under construction (the Westfield Subdivision). Also to the north is the Otter Creek Subdivision. To the Southwest is the Otter Creek Homeowners Association clubhouse and immediately South of the site is Tract A Courtside Place Addition; a Planned Residential Development with zero lot line detached single-family homes. This Tract is located north of the floodway while the subdivision is located south of the floodway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required (show on plans). 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 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 plan will need to be submitted and approved prior to the start of construction. 4. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Show all existing and proposed drainage facilities. Because of the flat terrain, adequate drainage design and easements should be provided for each lot. 5. Storm water detention ordinance applies to this property. Show proposed locations for storm water detention facilities on the plan. Additional areas may be required, depending upon drainage system layout. Because of flat grades, larger, shallower basins may be required. 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. Show the floodway and floodplain lines on the plat. 2 FILE NO.: S-1435 (Cont. 7. In accordance with Section 31-176, floodway areas must be shown as floodway easements adjacent to the floodway boundary. 8. Provide a left turn lane for east bound local traffic at Stagecoach Road. Boulevard design should not be used at the intersection. 9. Provide proposed street names for approval. Contact David Hathcock at (501) 371-4808. 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 information. 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 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: (May 27, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed request indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the average lot size and the minimum lot size in the General Notes Section of the 3 FILE NO.: 5-1435 (Cont. proposed preliminary plat. Staff also requested the applicant provide the names of recorded subdivision abutting the proposed plat area, the names of owners of unplatted tracts in excess of two and one-half acres and to indicate the limits of the floodplain or floodway on the proposed preliminary plat. Staff requested Mr. McGetrick provide a phasing plan if the lots were to be developed in phases. Public Works comments were addressed. Staff indicated Stagecoach Road was classified on the Master Street Plan as a minor Arterial and a dedication of right- of-way 45-feet from the centerline would be required. Staff also requested the applicant provide a grading plan prior to the public hearing. Staff stated since the site was flat, adequate drainage design and easements should be provided for each lots. Staff stated a 25-foot dedicated easement would be required adjacent to the floodway. 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 May 27, 2004 Subdivision Committee meeting. The applicant has indicated the average lot size and the minimum lot size of the proposed subdivision in the general notes section of the preliminary plat. The applicant has also indicated the names of recorded subdivisions abutting the proposed plat area, the names of owners of unplatted tracts in excess of two and one-half acres and has indicated the limits of the flood p la in/floodway on the proposed preliminary plat. The applicant has indicated the rights -of -way to meet the existing Master Street Plan requirement. The applicant has also indicated a 25-foot dedicated easement adjacent to the floodway. The applicant has not submitted a grading plan as requested by staff. Staff will continue to work with the applicant concerning drainage design and easements for each lot. Staff is supportive of the proposed preliminary plat. The proposal includes the subdivision of 39.40-acres into one hundred nineteen single-family lots and two tracts. The applicant has indicated a fifteen -foot front building line for the single- family lots and a thirty foot front building line along Stagecoach Road for the two tracts. The indicated fifteen foot front building line will require a variance from the Subdivision Ordinance to allow the lots to develop with this reduced front building line. Staff is supportive of the request for a reduced front building line. The applicant has indicated the lots will average sixty-two feet by one hundred thirty two feet or 8,184 square feet. The minimum lot size of the proposed subdivision is seventy-three feet by one hundred five feet or 7,351 square feet. The proposed lot area, lot width and lot depth are adequate to meet the minimum 4 FILE NO.: S-1435 (Cont.) requirements of the Subdivision Ordinance. The two tracts will contain approximately three and one-half acres and four and one-third acres. The applicant has indicated these two lots will be held for future development. The proposed preliminary plat includes the development of the subdivision in four phases. Lots 13 — 25, 44 and 82 — 100 (33 Lots) will be developed in the first phase. Phase 2 will consist of Lots 1 — 12, 45 and 65 — 81 (31 Lots). In Phase 3 Lots 26 — 34 and 101 — 113 (22 Lots) are proposed to be developed and the final phase (Phase 4) will consist of development of Lots 35 — 43, 46 — 63 and 114 — 119 (33 Lots). Staff is supportive of the applicant's proposed phasing plan. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the applicant's request to subdivide this 39.40 acre tract into one hundred nineteen single-family lots and the request to hold two of the tracts for future development. Staff feels the proposed preliminary plat is consistent with development patterns in the area and the addition of a single-family neighborhood to the area should have minimal impact on adjoining properties. 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 a reduced front building line adjacent to the proposed interior residential streets. Staff recommends the applicant provide a preliminary grading plan indicating drainage design and easement locations for each lot. PLANNING COMMISSION ACTION: (JUNE 17, 2004) The applicant was present there were no registered objectors present. Staff presented the item with a recommendation of approval of the requested preliminary plat. Staff stated to their knowledge there were no outstanding issues associated with the proposed request and recommended approval subject to the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested variance to allow a reduced front building line adjacent to the proposed interior street. Staff presented a recommendation that the applicant provide a preliminary grading plan indicating the drainage design and easement locations for each lot. There was no further discussion of the item. The Chair entertained a motion to place the item on the Consent Agenda for approval. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. 5