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HomeMy WebLinkAboutS-1439 Staff AnalysisITEM NO.: 7 FILE NO.: S-1439 NAME: The Willows Preliminary Plat ��. LOCATION: on the Southwest corner of Snyder Creek and Bella Rosa Drive PlanningStaff taff Comments:" V3DLk " U-� [rvj�_ 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 a metes and bounds legal description along with acreage to the nearest one -tenth of an acre. 3. Tract A is currently serving property to the east as a private drive. This Tract can not be labeled for function as open space in the current configuration. 4. Typically subdivisions are only allowed one subdivision identification sign. If two are being requested please indicate a variance request. VarianceMaivers: A variance to allow a reduced front building line adjacent to a collector street, a variance to allow a reduced front building line adjacent to a residential street and a v ria�nce�to allow a reduced side yard setback. Public Works: 1. The proposed right-of-way dedication and boundary street improvements for Taylor Loop Road meet Master Street Plan requirements. 2. A Sketch Grading and Drainage Plan will be required per Section 29-186(e). Show the location and size of all storm sewers. Easements for off -site discharge of storm water will be required. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. 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. 5. To the north and south of the proposed plat are existing private drives with existing utilities and pavement located on the plat. Woodall Lane apparently has only a 10- foot easement width and Lucky Lane appears to be just a driveway that encroached onto the property. An additional dedication for private access and utility easement should be provided on each side. This area should not be shown as open space. 6. Prepare a letter of pending development addressing streetlights as required per Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for additional information regarding street light requirements. 7. Provide a survey showing current ownership of this property and all adjacent parcels. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if service is required for all lots. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: 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 Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension 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 992-2434 for additional information. Fire Department: Approved as submitted. 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 30, 2004. FILE NO.: S-1439 NAME: The Willows Preliminary Plat LOCATION: on the Southeast corner of Woodall Lane and Taylor Loop Road DEVELOPER: Mike Stalcup 5044 South Katillus Road Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 3.0 acres CURRENT ZONING. PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 12 R-2, Single-family 19 - Chenal 42.11 VARIANCESMAIVERS REQUESTED: FT. NEW STREET: 500 LF 1. A variance to allow a reduced front building line adjacent to a residential street. 2. A variance to allow a reduced side yard setback. 3. A variance to allow a six foot fence within the required setback along Taylor Loop Road. A. PROPOSAL/REQUEST: The site contains approximately three acres and the applicant is proposing to subdivide this tract into 12 single-family lots. The applicant has indicated a 20- foot front building line adjacent to the proposed residential street and a 30-foot building line adjacent to Taylor Loop Road. The applicant is also requesting a reduced side yard setback of five feet for all proposed lots. The applicant has indicated the requested variances would allow for the creation of the patio home community the developer desires to construct. FILE NO.: S-1439 Cont. The applicant has indicated a single subdivision identification sign consistent with signage allowed for single-family subdivision development. The applicant has also indicated a wall will be placed on the facing corner to allow an illusion of a gated community. The proposed sign will not exceed thirty-two square feet in area with a maximum height of six feet. The applicant is requesting a variance to allow the placement of a six foot fence within the required building setback adjacent to Taylor Loop Road. A no vehicular access easement has been indicated along the rear of each lot abutting the private drives of Lucky Lane and Woodall Lane. B. EXISTING CONDITIONS: The site is vacant and grass covered. Lucky Lane and Woodall Lane are unimproved roadways the width of a driveway. The area is very rural in character with a scattering of site built and manufactured homes. The area to the east is vacant with a tree canopy as is the area to the south. Taylor Loop Road is an unimproved roadway with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the Westchester/Heatherbrae Property Owners Association and the Johnson Ranch Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed right-of-way dedication and boundary street improvements for Taylor Loop Road meet Master Street Plan requirements. 2. A Sketch Grading and Drainage Plan will be required per Section 29-186(e). Show the location and size of all storm sewers. Easements for off -site discharge of storm water will be required. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. 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. 5. To the north and south of the proposed plat are existing private drives with existing utilities and pavement located on the plat. Woodall Lane apparently has only a 10-foot easement width and Lucky Lane appears to be just a driveway that encroached onto the property. An additional dedication for private access and utility easement should be provided on each side. This area should not be shown as open space. 2 FILE NO.: S-1439 (Cont. E. F G 6. Prepare a letter of pending development addressing streetlights as required per Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for additional information regarding street light requirements. 7. Provide a survey showing current ownership of this property and all adjacent parcels. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for all lots. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Ener : No comment received. SBC: 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 Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension 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 information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented the item indicating there were additional items necessary to complete the review process. Staff requested the applicant provide information concerning the proposed subdivision signage. Staff stated typically subdivisions were only allowed one sign. Staff also requested the applicant provide the function of "Tract A" currently indicted as open space. Staff noted the K3 FILE NO.: 5-1439 (Cont.) area contained an existing sewer easement and the area served as a driveway to adjoining homes. Mr. White stated he would work to resolve the issue. He stated it was possible the area could be deeded to the adjoining property owners. Public Works comments were addressed. Staff stated drainage and grading plans would be required. Staff stated it appeared a large amount of water was exiting the site from the northeast corner and there was a concern of potential down stream flooding. Staff also stated boundary street improvements to Taylor Loop Road would be required. 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 June 24, 2004, Subdivision Committee meeting. The applicant has indicated a single subdivision identification sign consistent with signage allowed for single-family subdivision development. The applicant has also indicated a wall will be placed on the facing corner to allow an illusion of a gated community. The proposed sign will not exceed thirty-two square feet in area with a maximum height of six feet. Staff is supportive of the indicated subdivision signage and the placement of the reflecting wall on the facing lot. The applicant has indicated the average lot size of 60-feet by 125-feet or 7,500 square feet. The applicant has indicated a five foot no vehicular access easement along the rear of the proposed lots limiting access from the adjoining private streets, Lucky Lane and Woodall Lane. Staff is supportive of the placement of the no vehicular access and the indicated lot sizes. The proposed lots also indicate a 20-foot front building line adjacent to the proposed residential street and a 30-foot platted building line adjacent to Taylor Loop Road. Proposed Lots 6 and 7 indicate a 20-foot front building line adjacent to the proposed "hammer head" turn -around. The applicant has indicated Tract A will be maintained as an access and utility easement. Staff is supportive of the Tract A being maintained as an access and utility easement since the area has been functioning in this manner for several years. Staff is supportive of the requested variance to allow a 20-foot front building line adjacent to the interior residential street. Staff feels the building line should allow sufficient maneuvering room for service vehicles at the end of the "hammer head" turn around. Although, this is five feet less than the typical minimum ordinance standard staff feels the placement of the twenty feet along this short residential 4 FILE NO.: 5-1439 (Cont.) street should be adequate. The proposed development will not generate a great amount of traffic and it is unlikely the street will be extended to the east. The applicant has also requested a variance to allow the placement of a six foot fence within the required setback adjacent to Taylor Loop Road. Staff does not feel the placement of a fence in this location will cause any conflicts or traffic concerns. Staff is supportive of this request. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the requested variance should have minimal to no adverse impact on adjoining properties and residences. 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 interior residential street. Staff recommends approval of the requested variance to allow a reduced side yard setback of five feet for the proposed subdivision. Staff recommends approval of the requested variance to allow the placement of a six foot fence within the required setback adjacent to Taylor Loop Road. LANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Joe White of White Daters and Associates 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 above report. Staff presented a recommendation of approval of the requested variance to allow a reduced front building line adjacent to the interior residential street, the requested variance to allow a reduced side yard setback of five feet for the proposed subdivision and the requested variance to allow the placement of a six foot fence within the required setback adjacent to Taylor Loop Road. Staff also presented a recommendation the applicant provide a storm water drainage plan for approval prior to construction including provision for an acceptable off site drainage easement. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 61 July 15, 2004 ITEM NO.: 7 FILE NO.: S-1439 NAME: The Willows Preliminary Plat LOCATION: on the Southeast corner of Woodall Lane and Taylor Loop Road DEVELOPER: Mike Stalcup 5044 South Katillus Road Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 3.0 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 12 R-2, Single-family 19 - Chenal 42.11 VARIAN C ESMAIVERS REQUESTED: FT. NEW STREET: 500 LF 1. A variance to allow a reduced front building line adjacent to a residential street. 2. A variance to allow a reduced side yard setback. 3. A variance to allow a six foot fence within the required setback along Taylor Loop Road. A. PROPOSAUREQUEST: The site contains approximately three acres and the applicant is proposing to subdivide this tract into 12 single-family lots. The applicant has indicated a 20- foot front building line adjacent to the proposed residential street and a 30-foot building line adjacent to Taylor Loop Road. The applicant is also requesting a reduced side yard setback of five feet for all proposed lots. The applicant has indicated the requested variances would allow for the creation of the patio home community the developer desires to construct. July 15, 2004 SUBDIVISION ITEM NO.: 7 (Cont_) FILE NO.: S-1439 The applicant has indicated a single subdivision identification sign consistent with signage allowed for single-family subdivision development. The applicant has also indicated a wall will be placed on the facing corner to allow an illusion of a gated community. The proposed sign will not exceed thirty-two square feet in area with a maximum height of six feet. The applicant is requesting a variance to allow the placement of a six foot fence within the required building setback adjacent to Taylor Loop Road. A no vehicular access easement has been indicated along the rear of each lot abutting the private drives of Lucky Lane and Woodall Lane. B. EXISTING CONDITIONS: The site is vacant and grass covered. Lucky Lane and Woodall Lane are unimproved roadways the width of a driveway. The area is very rural in character with a scattering of site built and manufactured homes. The area to the east is vacant with a tree canopy as is the area to the south. Taylor Loop Road is an unimproved roadway with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the Westchester/Heatherbrae Property Owners Association and the Johnson Ranch Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed right-of-way dedication and boundary street improvements for Taylor Loop Road meet Master Street Plan requirements. 2. A Sketch Grading and Drainage Plan will be required per Section 29-186(e). Show the location and size of all storm sewers. Easements for off -site discharge of storm water will be required. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. 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. 5. To the north and south of the proposed plat are existing private drives with existing utilities and pavement located on the plat. Woodall Lane apparently has only a 10-foot easement width and Lucky Lane appears to be just a driveway that encroached onto the property. An additional dedication for 4 July 15, 2004 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: S-1439 private access and utility easement should be provided on each side. This area should not be shown as open space. 6. Prepare a letter of pending development addressing streetlights as required per Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for additional information regarding street light requirements. 7. Provide a survey showing current ownership of this property and all adjacent parcels. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for all lots. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Enemy: No comment received. SBC: 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 Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension 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 information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. 3 July 15, 2004 SUBDIVISION ITEM NO.: 7 (Cont.)FILE NO.: S-1439 G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented the item indicating there were additional items necessary to complete the review process. Staff requested the applicant provide information concerning the proposed subdivision signage. Staff stated typically subdivisions were only allowed one sign. Staff also requested the applicant provide the function of "Tract A" currently indicted as open space. Staff noted the area contained an existing sewer easement and the area served as a driveway to adjoining homes. Mr. White stated he would work to resolve the issue. He stated it was possible the area could be deeded to the adjoining property owners. Public Works comments were addressed. Staff stated drainage and grading plans would be required. Staff stated it appeared a large amount of water was exiting the site from the northeast corner and there was a concern of potential down stream flooding. Staff also stated boundary street improvements to Taylor Loop Road would be required. 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 June 24, 2004, Subdivision Committee meeting. The applicant has indicated a single subdivision identification sign consistent with signage allowed for single-family subdivision development. The applicant has also indicated a wall will be placed on the facing corner to allow an illusion of a gated community. The proposed sign will not exceed thirty-two square feet in area with a maximum height of six feet. Staff is supportive of the indicated subdivision signage and the placement of the reflecting wall on the facing lot. The applicant has indicated the average lot size of 60-feet by 125-feet or 7,500 square feet. The applicant has indicated a five foot no vehicular access easement along the rear of the proposed lots limiting access from the adjoining private streets, Lucky Lane and Woodall Lane. Staff is supportive of the placement of the no vehicular access and the indicated lot sizes. The proposed lots also indicate a 20-foot front building line adjacent to the proposed residential street and a 30-foot platted building line adjacent to Taylor Loop Road. Proposed Lots 6 and 7 indicate a 20-foot front building line adjacent to the proposed "hammer head" turn -around. 4 July 15, 2004 SUBDIVISION ITEM NO.. 7 (Cont.) _ FILE NO.: S-1439 The applicant has indicated Tract A will be maintained as an access and utility easement. Staff is supportive of the Tract A being maintained as an access and utility easement since the area has been functioning in this manner for several years. Staff is supportive of the requested variance to allow a 20-foot front building line adjacent to the interior residential street. Staff feels the building line should allow sufficient maneuvering room for service vehicles at the end of the "hammer head" turn around. Although, this is five feet less than the typical minimum ordinance standard staff feels the placement of the twenty feet along this short residential street should be adequate. The proposed development will not generate a great amount of traffic and it is unlikely the street will be extended to the east. The applicant has also requested a variance to allow the placement of a six foot fence within the required setback adjacent to Taylor Loop Road. Staff does not feel the placement of a fence in this location will cause any conflicts or traffic concerns. Staff is supportive of this request. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the requested variance should have minimal to no adverse impact on adjoining properties and residences. 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 interior residential street. Staff recommends approval of the requested variance to allow a reduced side yard setback of five feet for the proposed subdivision. Staff recommends approval of the requested variance to allow the placement of a six foot fence within the required setback adjacent to Taylor Loop Road. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Joe White of White Daters and Associates 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 above report. 5 July 15, 2004 SUBDIVISION ITEM NO. 7 (Cont.) FILE NO.: S-1439 Staff presented a recommendation of approval of the requested variance to allow a reduced front building line adjacent to the interior residential street, the requested variance to allow a reduced side yard setback of five feet for the proposed subdivision and the requested variance to allow the placement of a six foot fence within the required setback adjacent to Taylor Loop Road. Staff also presented a recommendation the applicant provide a storm water drainage plan for approval prior to construction including provision for an acceptable off site drainage easement. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A