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HomeMy WebLinkAboutS-1435-C Staff AnalysisITEM NO.: 2, S-1435-C NAME: Bentley Court Revised Preliminary Plat LOCATION: located just South of Bentley Circle 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. The notice must be mailed no later than March 12, 2008. The Office of Planning and Development must receive the proof of notice no later than March 21, 2008. 2. How will Lot 79 be accessed? Neighborhood Associations Notified — Southwest Little Rock United for Progress, Otter Creek Homeowners Association Variance/Waivers: 1. A variance from the Subdivision Ordinance to allow a reduced lot depth for Lot 65 (Section 31-232(a)). 2. A variance from the Subdivision Ordinance to allow a reduced front building line for the indicated lots (Section 31-256). 3. A variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage for Lot 79 (Section 31-231). Public Works Conditions: 1. With site development, provide the design of the street conforming to the Master Street Plan. Construct street improvements to Bentley Circle including 5-foot sidewalks with the planned development. 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. Other than residential subdivisions, 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. 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 7. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on the plat and the grading plans. Item # 2. 8. 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. 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Energy: 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. Access to Lot 79 must be confirmed. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Countv Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Plannina Division: No comment. 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, March 12, 2008. Item # 2. June 19, 2008 ITEM NO.: C NAME: Bentley Court Revised Preliminary Plat LOCATION: Located just South of Bentley Circle 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: 6.19 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT NUMBER OF LOTS: 9 R-2, Single-family 16 — Otter Creek Planning District VARIANCESMAIVERS REQUESTED: FILE NO.: S-1435-C FT. NEW STREET: 0 LF 1. A variance from the Subdivision Ordinance to allow a reduced lot depth for Lot 65 (Section 31-232(a)). 2. A variance from the Subdivision Ordinance to allow a reduced front building line for the indicated lots (Section 31-256). 3. A variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage (Section 31-231). BACKGROUND: On June 17, 2004, the Little Rock Planning Commission approved a preliminary plat allowing the subdivision of 39.40-acre site into 119 single-family lots and two (2) tracts. 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 was approved. June 19, 2008 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: S-1435-C The single-family lots average sixty-two feet by one hundred thirty-two feet or 8,184 square feet. The minimum lot size proposed was seventy-three feet by one hundred five feet or 7,351 square feet. The two tracts would contain approximately three and one-half acres and four and one-third acres and would be held for future development. The plat was proposed for development in four phases. Lots 13 — 25, 44 and 82 — 100 (33 Lots) would be developed in the first phase. Phase 2 consisted of Lots 1 — 12, 45 and 65 — 81 (31 Lots), Phase 3 included Lots 26 — 34 and 101 — 113 (22 Lots) and the final phase (Phase 4) would consist of the development of Lots 35 — 43, 46 — 63 and 114 — 119 (33 Lots). A. PROPOSAUREQUEST: The applicant is now seeking approval of a preliminary plat expanding the development to allow the creation of nine (9) additional lots and two (2) tracts from this 6.19 acre tract. Tract E is located within the floodway and Tract D will serve as detention for the proposed lots. The average lot size proposed is 73 feet by 120 feet. There are variances associated with the proposed lot development. The applicant is seeking a variance to allow a reduced front building line for the proposed lots. The applicant has indicated the previous phases of the subdivision were approved with a 15-foot front building line and the applicant has indicated a desire to continue the continuity of the development by placing the building line of the proposed new lots also at 15-feet. The plat indicates Lot 65 with a reduced lot depth than typically allowed per the Subdivision Ordinance. The plat also indicates the creation of a lot without public street frontage (Lot 105). The lot is proposed adjacent to the floodway and will be accessed by a 20-foot access and utility easement across Lot 79. 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 Bentley Court Subdivision Phase III). Further north is the Westfield and the Otter Creek Subdivisions. 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 site is located north of the floodway while the Otter Creek Subdivision is located south of the floodway. 2 June 19, 2008 SUBDIVISION ITEM NO.: C (Cont. C. NEIGHBORHOOD COMMENTS: FILE NO.: S-1435-C As of this writing, staff has received an informational phone call from an area resident. All abutting property owners, Southwest Little Rock United for Progress and the Otter Creek Homeowners Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of the street conforming to the Master Street Plan. Construct street improvements to Bentley Circle including 5-foot sidewalks with the planned development. 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. Other than residential subdivisions, 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. 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 7. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on the plat and the grading plans. 8. 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. 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. i June 19, 2008 SUBDIVISION ITEM NO.: C Cont. FILE NO.: S-1435-C E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. 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. Access to Lot 79 and 105 must be confirmed. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Countv Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: G Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT (March 6, 2008) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development questioning how access would be provided to Lot 79. Mr. McGetrick stated Lot 118 would be redesigned to allow right of way for Bentley Circle to front Lot 79. Staff also noted the plat was indicated with a reduced lot depth for Lot 65 and a reduced front building line for all the proposed lots. Public Works comments were addressed. Staff noted the floodway was required to be shown as an easement or dedicated to the City. Staff also stated a 25-foot access easement was required adjacent to the floodway. Staff noted the access easement could not be fenced. Staff also requested Mr. McGetrick provide the minimum finished floor elevation for the proposed lots. Staff also stated streetlights would be required at the time of final platting. Cl June 19, 2008 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1435-C Staff noted comments from the various other departments and agencies suggesting Mr. McGetrick contact them directly for additional information. 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 drawing to staff addressing most of the issues raised at the March 6, 2008, Subdivision Committee meeting. The applicant has indicated Lot 79 with public street frontage, provided a 25-foot access easement adjacent to the floodway and indicated a note on the plat stating the access easement cannot be fenced and provided the minimum Finish Floor Elevation for the proposed lots. The request is to allow the creation of nine (9) additional lots and two (2) tracts from this 6.19 acre tract for the Bentley Court Subdivision. Tract E is located within the floodway and Tract D will serve as detention for the proposed lots. The average lot size proposed is 73 feet by 120 feet or 8,760 square feet. There are variances associated with the proposed development. The plat indicates a variance to allow a reduced front building line for the proposed lots. The previous phases of the subdivision were approved with a 15-foot front building line and the applicant has indicated a desire to continue the continuity of the development by placing the building line of the new lots as were previously approved or at 15-feet. The plat also indicates the creation of Lot 65 with a reduced lot depth and the Lot 105 as a lot without public street frontage. Based on the location of the existing floodway Lot 65 has been indicated along the western boundary with a lot depth of 31.42 feet. The lot is proposed with adequate area to allow for development of a new single-family home. The request includes a variance to allow the creation of a lot without public street frontage. The developer has indicated the desire is to create a secluded lot adjacent to the floodway and the area indicated for detention. The lot will be served by a 20 foot access and utility easement along the eastern property line of Lot 79. The driveways far Lots 79 and 105 will be accessed from this access and utility easement. The lots adjacent to the floodway are indicated with a 25-foot easement along the rear property line to allow access to the adjacent floodway. A note on the plat indicates all fencing is to be located outside the floodway easement. Staff is supportive of the request and the associated variances. Staff does not feel the creation of the nine (9) additional lots for the Bentley Court Subdivision at a density of 1.45 units per acre will significantly impact the development or the area. 61 June 19, 2008 SUBDIVISION ITEM NO.: C(Cont.)FILE NO.: S-1435-C STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as noted in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from the Subdivision Ordinance to allow a reduced lot depth for Lot 65 (Section 31-232(a)). Staff recommends approval of the variance request from the Subdivision Ordinance to allow a reduced front building line for the indicated lots (Section 31-256). Staff recommends approval of the variance request from the Subdivision Ordinance to allow the creation of a lot without public street frontage (Section 31-231). PLANNING COMMISSION ACTION: (MARCH 27, 2008) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated March 12, 2008, requesting a deferral of the item to the May 8, 2008, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for approval of the deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (MAY 8, 2008) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 6, 2008, requesting a deferral of this item to the June 19, 2008, public hearing. Staff stated the deferral request would require a wavier of the Commission's by-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. A motion was made to waive the Commission's by-laws with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The commission voted to approve the item for deferral on the consent agenda by a vote of 9 ayes, 0 noes and 2 absent. 0 June 19, 2008 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: 5-1435-C STAFF UPDATE: The applicant has provided staff with -an updated preliminary plat providing the finished floor elevation for all the proposed lots within the subdivision. Staff is supportive of the preliminary plat as proposed. PLANNING COMMISSION ACTION: (JUNE 19, 2008) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had provided them with an updated preliminary plat providing the finished floor elevation for all the proposed lots within the subdivision. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented recommendations of approval of the variance requests from the Subdivision Ordinance to allow a reduced lot depth for Lot 65 (Section 31-232(a)), to allow a reduced front building line for the indicated lots (Section 31-256) and to allow the creation of a lot without public street frontage (Section 31-231). There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7