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HomeMy WebLinkAboutS-1445 Staff AnalysisOctober 7, 2004 SUBDIVISION ITEM NO.: G Cont. FILE NO.: S-1445 An existing sewer line is located at the southwest corner of the property. This sewer line will be extended to the north to serve Lots 3 through 5. The existing homes on Lots 1 and 2 are served by existing septic systems. An existing water main runs along the east side of Tulley Cove and is adequate to serve the three new lots. The property fronts on the Little Maumelle River. Currently flood maps indicated the 100 year flood elevation at 264.0 feet. The northern portion of the property is within the floodplain and will be maintained in a Tract and remain as part of the Thomas ownership. The developer would like to request a variance from the storm water detention requirement. Flooding is controlled by the backwater from the Arkansas River. This is similar to the situation that exists at the Ranch development, located to the west of the site. The developer is also requesting a variance to allow the development of lots on private streets. B. EXISTING CONDITIONS: The site contains two single-family homes on the eastern portion of the property while the western portion of the property is currently pastureland. There are single-family homes located to the south and west of this site all accessed by private streets. The area to the north is currently vacant and zoned R-2, Single- family. A portion of the area to the north is located within the floodplain and/or floodway. Tully Cove is a concrete street with curb and gutter. There is not a sidewalk on Tully Cove. The drive serving the eastern lots is a narrow drive extending from Thomas Park Circle. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from area residents. The Westchester/Heatherbrae Neighborhood Association and all abutting property owners were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed subdivision takes access from existing private streets and driveways. No boundary street construction is required. 2. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 2 October 7, 2004 SUBDIVISION ITEM NO.: G Cont. FILE NO.: S-1445 3. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 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: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Water facilities to serve these lots are existing. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. F. I SS U ES/TEC H N 1 CALIDES I G N: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) Mr. Joe White was present representing the request. Staff presented an overview of the proposed request indicating the request was the creation of a five lot plat to be developed with private streets. Staff requested Mr. White provide additional information on the proposed preliminary plat. Staff requested a cross access easement be provided between Lots 1 and 2 and a front yard building setback line be indicated on the proposed preliminary plat. Staff also requested a phasing plan if applicable. 3 October 7, 2004 SUBDIVISION ITEM NO.: G Cont. FILE NO.: S-1445 Public Works comments were addressed. Staff noted no boundary street improvements would be required. Staff stated the storm water detention ordinance applied to the proposed subdivision but an in -lieu contribution would be acceptable. There was a general discussion concerning ownership of the proposed Tract. Mr. White stated the Thomas' would continue to own the Tract. Mr. White stated the Tract was being indicated since a large portion was located in 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 plat to staff addressing most of the issues raised at the August'5, 2004 Subdivision Committee meeting. The applicant has indicated a cross access easement for Lots 1 and 2 as requested by staff. The applicant has also indicated a 25-foot front building line for all the indicated lots. The proposed lots will be developed in one phase. The applicant has indicated a request for a waiver of the required storm water detention facilities on the site. Staff is not supportive of this request. Staff feels an in -lieu contribution for the proposed storm water detention facility is more appropriate. The proposed preliminary plat indicates five lots to be developed with private streets. Tulley Court is an existing private street with curb and gutter in place. The indicated lots average in size from 0.77 acres to 2.0 plus acres. Lots 1 and 2 are served by existing septic systems while Lots 3 — 5 will be developed with an extension of an existing sanitary sewer line. Staff feels the proposed lots are comparable to existing lots in the area and if developed as proposed should have minimal impact on adjoining properties. 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 development of lots with private streets. Staff recommends the applicant provide an in -lieu contribution for the proposed storm water detention facilities. 4 October 7, 2004 SUBDIVISION ITEM NO.: G Cont. FILE NO.: S-1445 PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had requested this item be deferred to the October 7, 2004 Public Hearing. Staff stated they were supportive of the request. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (OCTOBER 7, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Staff stated the development met the minimum Subdivision Ordinance requirements with regard to minimum square footage, lot widths and lot depths. Staff stated the development was being developed on a private street, which was constructed, to pubic street standard. Staff also stated the developer was requesting an in -lieu contribution for storm water detention. Staff stated they were supportive of this request. Staff noted this was an issue staff could sign -off on at an administrative level but since the item was before the Commission it was best to make it a part of the public record to confirm the avenue for the storm water detention. Mr. Phillip Cox addressed the Commission in opposition of the proposed request. Mr. Cox stated he lived on Lot 5 of the Terra Bella Subdivision. He stated the residents of Terra Bella Subdivision had met with the property owners and requested the development of the site with two lots. Mr. Cox stated when Terra Bella was developed the parcel did not have access to Highway 10. He stated there was an agreement between the property owners and the developer of Terra Bella to allow access to Highway 10 and in turn two driveway cuts along the roadway to provide access to the property owner's pasture. He stated the neighborhood was supportive of the placement of two homes on the site. Mr. Kevin Barre addressed the Commission in opposition of the proposed request. He stated the Terra Bella Subdivision contained 10 acres and 5 lots. He stated Tulley Cove was a private street and questioned if the new homes would share in the cost of maintenance. He stated the development was not in keeping with the existing subdivision. He stated his understanding was also the two cuts were to allow access to the pasture not access for future residential uses. Mr. Ken Harrison addressed the Commission in opposition of the proposed request. He stated the homes in the area contained 2 plus acres. He stated the lots in the Terra Bella Subdivision did have narrow fronts but contained an increased depth. October 7, 2004 UBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1445 Mr. Harrison stated his desire was for two lots which was in keeping with the existing cul-de-sac. There was a general discussion concerning the development and the potential for development for a ten acre site. Commissioner Floyd stated the developer could place 50 to 60 homes on the site if developed with the maximum lots per acre allowed. Mr. White stated a gravity sewer line would be extended to serve Lots 4 and 5 of the proposed subdivision. He stated the Property owners were agreeable to placing a share drive between Lots 4 and 5 keeping with the two curb -cut agreement. He stated under the Bill of Assurance the new homes would be required to join the Property Owners Association and pay dues to share in the cost of street maintenance and any other associated cost. The Commission questioned if the development met the minimum requirements of the Subdivision Ordinance. Staff stated the development did meet the minimum requirements of the ordinance. The Commission questioned if there was any lead way for denial. Staff stated there was not. There was no further discussion of the item. The chair entertained a motion to approve the request as amended. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. L ITEM NO.: 6 FILE NO.: (S-1445) s� NAME: Thomas Park Estates Preliminary Plat LOCATION: located on the Northwest corner of Thomas Park Road and Sorrell Road 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 a cross access easement for proposed Lots 1 and 2. 3. Provide a front yard building setback line on the proposed preliminary plat. 4. Provide the zoning classification within the plat boundary and of abutting areas shown on the proposed preliminary plat. 5. Provide a phasing plan, if applicable, in the general notes section of the proposed preliminary plat. Variance/Waivers: A variance to allow the development of lots with private streets. 1. The proposed subdivision takes access from existing private streets and driveways. No boundary street construction is required. 2. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 3. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding streetlight requirements. 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: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Water facilities to serve these lots are existing. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. Plannina 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, August 11, 2004. October 7, 2004 ITEM NO.: G FILE NO.: S-1445 NAME: Thomas Park Estates Preliminary Plat LOCATION: Located on the Northwest corner of Thomas Park Road and Sorrell Road DEVELOPER: Jerry and Evelyn Thomas 10 Thomas Circle Little Rock, AR 72212 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72221 AREA: 10.0 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 5 R-2, Single-family 1 — River Mountain 42.05 VARIANCESANAIVERS REQUESTED: FT. NEW STREET: 0 1. A variance to allow the development of lots with private streets. 2. A variance from the Storm Water Detention Ordinance requirement. A. PROPOSAL/REQUEST: The property contains approximately 10 acres and is located east of Terra Bella Addition and north of Thomas Park Addition. The property currently contains two existing homes which are occupied by the subdividers, Jerry and Evelyn Thomas on proposed Lot 1 and their son on proposed Lot 2. The Thomas' have an agreement with Terra Bella Addition to allow three curb cuts off Tulley Cove. The developer is requesting the creation of a five lot plat, with three lots accessing Tulley Cove. The proposed lots will be 140-feet in width and 240-feet in depth or 0.77 acres, keeping with the estate type lots within Terra Bella.