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HomeMy WebLinkAboutS-1473 Staff AnalysisMarch 3, 2005 ITEM NO.: C FILE NO.: S-1473 NAME: Griffin Preliminary Plat LOCATION: Located on the Southwest corner of West ?4t" Street and Walker Street DEVELOPER: Griffin Construction Company 1914 Calgary Trail Little Rock, AR 72211 ENGINEER: Lemons Engineering Consultant, Inc. 204 Cherry Street Cabot, AR 72023 AREA: 1.12 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: Variance/Waivers: NUMBER OF LOTS: 5 R-2, Single-family 10 — Boyle Park 24.03 FT. NEW STREET: 0 LF. 1. A variance to allow a reduced lot width for Lots 1 — 4 of the proposed subdivision. A. PROPOSAUREQUEST: The site contains two parcels located on West 24t" and Walker Streets. The applicant is proposing to subdivide these two parcels into five single-family residential lots. The applicant has indicated the lots will average 0.224 acres. The applicant has indicated four of the five lots will have a lot width of 57.70 feet. The fifth lot will have a lot width of 75.01 feet. The Subdivision Ordinance typically requires a minimum lot width of 60-feet with the exception of corner lots and the required minimum lot width of a corner lot is 75-feet. The applicant has indicated a 25-foot front building line for each lot and a 25-foot street side building line for the corner lot. March 3, 2005 SUBDIVISION ITEM NO.: G(Cont.)FILE NO.: S-1473 The applicant has indicated a dedication of right-of-way for West 24th Street and Walker Street. The applicant is requesting a waiver of the required street improvements to each of the roadways. B. EXISTING CONDITIONS: The site is vacant with single-family homes located in the area. There is a High School located to the west of the site accessed from Patriot and John Barrow Road. A single-family subdivision is located to the west of the site on Covenant Cove; a short cul-de-sac street. There is a scattering of single-family homes located to the north and south of the site. To the south of the site is also a relatively new single-family subdivision of R-3 zoned property. Walker is an unimproved street as is West 24th Street. The area has very narrow roadways with open ditches for drainage and very few sidewalks in place. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area residents. The abutting property owners along with the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Move the proposed lot boundaries on Walker Street south approximately 5-feet to match the platted right-of-way line and property boundaries to the west. 2. A 20-foot radial dedication of right-of-way is required at the intersection of Walker and West 24th Street. 3. Prior to final platting, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5-foot sidewalk with the planned development. Standard residential street construction should measure 13-feet from centerline to back of curb. Strom drainage piping would likely be required on Walker Street. 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. Plans for all work in the right-of-way shall be submitted and approved prior to the start of work. Obtain a barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817. 6. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. Easements will be required for drainage culverts located at the southeast corner of the proposed plat area. 2 ITEM NO.: 8. NAME: Griffin Preliminary Plat FILE NO.: S-1473 LOCATION: located on the Southwest corner of West 24t" Street and Walker Street Planninq Staff Comments: 1. Provide the name/address of the owner along with the source of title in the general notes section of the proposed preliminary plat. 2. Provide the names and address of the subdivider. 3. Provide the average size of the lots and the number of lots in the general notes section of the proposed preliminary plat. 4. Provide the source of water and the means of wastewater disposal in the general notes section of the preliminary plat. 5. Provide a note concerning the floodplain/floodway in the general notes section of the preliminary plat. 6. Provide a preliminary storm drainage plan. Indicate all water courses entering and leaving the plat boundary. 7. Provide a preliminary storm drainage plan. Provide a typical ditch section. 8. Provide the zoning classification within the proposed preliminary plat boundary and of all abutting areas indicated. 9. Provide a phasing plan, if applicable. 10. The indicated lot widths for Lots 1 — 4 do not meet the minimum 60-foot width. Increase the minimum lot width or request a variance to allow a reduced lot width for the indicated lots. Variance/Waivers: Public Works: 1. Move the proposed lot boundaries on Walker Street south approximately 5-feet to match the platted right-of-way line and property boundaries to the west. 2. A 20-foot radial dedication of right-of-way is required at the intersection of Walker and West 24th Street. 3. Prior to final platting, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5-foot sidewalk with the planned development. Standard residential street construction should measure 13-feet from centerline to back of curb. Strom drainage piping would likely be required on Walker Street. 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. Plans for all work in the right-of-way shall be submitted and approved prior to the start of work. Obtain a barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817. 6. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. Easements will be required for drainage culverts located at the southeast corner of the proposed plat area. 7. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. All lots must be served by gravity sewer. No pump stations will be allowed for individual residences. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Enerav: 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 connection(s) will apply to this project in addition to normal charges. 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. Fire Department: County Planning: No comment. CATA: The site is not located on a CATA bus route. 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, December 29, 2004. March 3, 2005 SUBDIVISION ITEM NO.: C Cont. FILE NO.: S-1473 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Gravity sewer must serve all lots. No pump stations will be allowed for individual residences. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Enter : No comment received. Center -Point Energv: 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 connection(s) will apply to this project in addition to normal charges. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Coun Planning: No comment. CATA: The site is not located on a CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION. COMMITTEE COMMENT: (December 29, 2004) Ms. Michelle Griffin was present representing the request. Staff stated the request was to subdivide a previously held tract into five single-family lots. Staff stated the request as filed would require a variance from the Subdivision Ordinance to allow Lots 1 — 4 to develop with a reduced lot width. Staff also stated there were a number of items necessary on the proposed preliminary plat to allow the review to be completed. Staff requested the applicant provide the source of water and the means of wastewater disposal in the general notes 3 March 3, 2005 SUBDIVISION ITEM NO.: C Cont. FILE NO.: S-1473 section of the proposed preliminary plat. Staff also requested the applicant provide a preliminary storm drainage analysis and a preliminary storm drainage plan indicating a typical ditch section on the proposed preliminary plat. Staff noted the total number of lots and the average lot size would also be required in the general notes section of the site plan. Public Works comments were addressed. Staff stated the proposed lot boundaries on Walker Street did not match the platted right-of-way line and property boundaries to the west. Staff stated the boundary needed to be moved south approximately 5-feet. Staff also stated boundary street improvements would be required prior to final platting. Staff stated a standard residential street would be required for both Walker and West 24th Street with 13-feet of paving from centerline to the back of curb. Staff stated plans for all work in the right-of- way would require approval prior to construction. Staff noted the Fire Department had provided comments stating fire hydrants would be required and the installation would be at the developer's expense. Staff suggested the applicant contact the Fire Department to determine the number and location and Central Arkansas Water to verify the cost for placing the fire hydrants. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further 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 preliminary plat addressing most of the issues raised at the December 29, 2004 Subdivision Committee meeting. The applicant has indicated the source of water and the means of wastewater disposal in the general notes section of the proposed plat. The applicant has also indicated a preliminary storm drainage analysis and a preliminary storm drainage plan along with a typical ditch section. The applicant has indicated the total number of lots (5 lots) and the average lot size in the general notes section (57.7 feet by 153 feet). The applicant has indicated boundary street improvements will be constructed to Walker and West 24th Streets per the Master Street Plan and is no longer requesting a waiver of those requirements. The applicant has also aligned the indicated right-of-way with the existing right-of-way located to the west of the site. The applicant has indicated fire hydrants will be placed as required to meet ordinance standard. 4 March 3, 2005 SUBDIVISION ITEM NO.: C (Cont. ILE NO.: S-1473 The applicant is requesting a variance from the Subdivision Ordinance to allow the development four of the proposed lots with a reduced lot width. The applicant has indicated Lots 1 — 4 will have a lot width of 57.7 feet. The Subdivision Ordinance typically requires a minimum lot width of 60-feet for properties zoned R-2, Single-family. The applicant has indicated the fifth lot, the corner lot, with a 75-foot width as typically required by the Subdivision Ordinance. Staff is supportive of the applicant's request. The area has developed with lots previously platted with a 50-foot lot width. Staff does not feel the indicated reduced lot width will have any adverse impact on adjoining properties. To staff's 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 from the Subdivision Ordinance to allow the development of proposed Lots 1 — 4 with a reduced lot width. The applicant failed to provide staff with the December 29, 2004, Subdivision Committee deferred to the March 3, 2005, Public Hearing. PLANNING COMMISSION ACTION: required additional information from the meeting. Staff recommends this item be (JANUARY 20, 2005) The applicant was not present. There were no registered objectors present. Staff stated the applicant had failed to provide staff with the required additional information from the December 29, 2004, Subdivision Committee meeting. Staff presented a recommendation the item be deferred to the March 3, 2005, Public Hearing. There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 no and 1 absent. PLANNING COMMISSION ACTION: (MARCH 3, 2005) Mr. Chris Griffin was present representing the request. 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 also presented a recommendation of approval of the requested 5 March 3, 2005 SUBDIVISION ITEM NO.: C Cont. FILE NO.: S-1473 variance from the Subdivision Ordinance to allow the development of proposed Lots 1 — 4 with a reduced lot width. There was no further discussion of the item. the item for inclusion on the Consent Agend a N. S-1473 NAME: Griffin Preliminary Plat LOCATION: Located on the Southwest corner of West 24th Street and Walker Street DEVELOPER: Griffin Construction Company 1914 Calgary Trail Little Rock, AR 72211 ENGINEER: Lemons Engineering Consultant, Inc. 204 Cherry Street Cabot, AR 72023 AREA: 1.12 acres CURRENT ZONIN PLANNING DISTRICT CENSUS TRACT VarianceMaivers: NUMBER OF LOTS: 5 R-2, Single-family 10 — Boyle Park 24.03 FT. NEW STREET: 0 LF 1. A variance to allow a reduced lot width for Lots 1 — 4 of the proposed subdivision. A. PROPOSAUREQUEST: The site contains two parcels located on West 24th and Walker Streets. The applicant is proposing to subdivide these two parcels into five single-family residential lots. The applicant has indicated the lots will average 0.224 acres. The applicant has indicated four of the five lots will have a lot width of 57.70 feet. The fifth lot will have a lot width of 75.01 feet. The Subdivision Ordinance typically requires a minimum lot width of 60-feet with the exception of corner lots and the required minimum lot width of a corner lot is 75-feet. The applicant has indicated a 25-foot front building line for each lot and a 25-foot street side building line for the corner lot. FILE NO.: S-1473 (Co The applicant has indicated a dedication of right-of-way for West 24th Street and Walker Street. The applicant is requesting a waiver of the required street improvements to each of the roadways. B. EXISTING CONDITIONS: The site is vacant with single-family homes located in the area. There is a High School located to the west of the site accessed from Patriot and John Barrow Road. A single-family subdivision is located to the west of the site on Covenant Cove; a short cul-de-sac street. There is a scattering of single-family homes located to the north and south of the site. To the south of the site is also a relatively new single-family subdivision of R-3 zoned property. Walker is an unimproved street as is West 24th Street. The area has very narrow roadways with open ditches for drainage and very few sidewalks in place. C. NEIGHBORHOOD COMMENTS: As 'of this writing, staff has not received any comment from the area residents. The abutting property owners along with the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Move the proposed lot boundaries on Walker Street south approximately 5-feet to match the platted right-of-way line and property boundaries to the west. 2. A 20-foot radial dedication of right-of-way is required at the intersection of Walker and West 24th Street. 3. Prior to final platting, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5-foot sidewalk with the planned development. Standard residential street construction should measure 13-feet from centerline to back of curb. Strom drainage piping would likely be required on Walker Street. 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. Plans for all work in the right-of-way shall be submitted and approved prior to the start of work. Obtain a barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817. 6. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. Easements will be required for drainage culverts located at the southeast corner of the proposed plat area. 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 for more information. 2 FILE NO.: S-1473(Cont.) E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Gravity sewer must serve all lots. No pump stations will be allowed for individual residences. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Enter. : 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 connection(s) will apply to this project in addition to normal charges. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA bus route. F. ISSUESITECH N ICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (December 29, 2004) Ms. Michelle Griffin was present representing the request. Staff stated the request was to subdivide a previously held tract into five single-family lots. Staff stated the request as filed would require a variance from the Subdivision Ordinance to allow Lots 1 — 4 to develop with a reduced lot width.. Staff also stated there were a number of items necessary on the proposed preliminary plat to allow the review to be completed. Staff requested the applicant provide the source of water and the means of wastewater disposal in the general notes section of the proposed preliminary plat. Staff also requested the applicant provide a preliminary storm drainage analysis and a preliminary storm drainage plan indicating a typical ditch section on the proposed preliminary plat. Staff noted the total number of lots and the average lot size would also be required in the general notes section of the site plan. K, FILE NO.: S-1473 (Cont. Public Works comments were addressed. Staff stated the proposed lot boundaries on Walker Street did not match the platted right-of-way line and property boundaries to the west. Staff stated the boundary needed to be moved south approximately 5-feet. Staff also stated boundary street improvements would be required prior to final platting. Staff stated a standard residential street would be required for both Walker and West 24th Street with 13-feet of paving from centerline to the back of curb. Staff stated plans for all work in the right-of- way would require approval prior to construction. Staff noted the Fire Department had provided comments stating fire hydrants would be required and the installation would be at the developer's expense. Staff suggested the applicant contact the Fire Department to determine the number and location and Central Arkansas Water to verify the cost for placing the fire hydrants. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further 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 preliminary plat addressing most of the issues raised at the December 29, 2004 Subdivision Committee meeting. The applicant has indicated the source of water and the means of wastewater disposal in the general notes section of the proposed plat. The applicant has also indicated a preliminary storm drainage analysis and a preliminary storm drainage plan along with a typical ditch section. The applicant has indicated the total number of lots (5 lots) and the average lot size in the general notes section (57.7 feet by 153 feet). The applicant has indicated boundary street improvements will be constructed to Walker and West 24th Streets per the Master Street Plan and is no longer requesting a waiver of those requirements. The applicant has also aligned the indicated right-of-way with the existing right-of-way located to the west of the site. The applicant has indicated fire hydrants will be placed as required to meet ordinance standard. The applicant is requesting a variance from the Subdivision Ordinance to allow the development four of the proposed lots with a reduced lot width. The applicant has indicated Lots 1 — 4 will have a lot width of 57.7 feet. The Subdivision Ordinance typically requires a minimum lot width of 60-feet for properties zoned R-2, Single-family. The applicant has indicated the fifth lot, the corner lot, with a 75-foot width as typically required by the Subdivision Ordinance. Staff is supportive of the applicant's request. The area has developed with lots previously platted with a 50-foot lot width. Staff does not feel the indicated reduced lot width will have any adverse impact on adjoining 4 FILE NO.: S-1473 properties. To staffs knowledge there are no outstanding issues associated with the proposed request. I. 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 from the Subdivision Ordinance to allow the development of proposed Lots 1 — 4 with a reduced lot width. The applicant failed to provide staff with the December 29, 2004, Subdivision Committee deferred to the March 3, 2005, Public Hearing. PLANNING COMMISSION ACTION: required additional information from the meeting. Staff recommends this item be (JANUARY 20, 2005) The applicant was not present. There were no registered objectors present. Staff stated the applicant had failed to provide staff with the required additional information from the December 29, 2004, Subdivision Committee meeting. Staff presented a recommendation the item be deferred to the March 3, 2005, Public Hearing. There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 no and 1 absent. PLANNING COMMISSION ACTION: (MARCH 3, 2005) Mr. Chris Griffin was present representing the request. 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 also presented a recommendation of approval of the requested variance from the Subdivision Ordinance to allow the development of proposed Lots 1 — 4 with a reduced lot width. There was no further discussion of the item. the item for inclusion on the Consent Agend vote of 10 ayes, 0 noes and 1 absent. 5 a The Chair entertained a motion to place for Approval. The motion carried by a IIFWk10a[•`5E r1cwtomIA 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 from the Subdivision Ordinance to allow the development of proposed Lots 1 — 4 with a reduced lot width. The applicant failed to provide staff with the December 29, 2004, Subdivision Committee deferred to the March 3, 2005, Public Hearing. PLANNING COMMISSION ACTION: required additional information from the meeting. Staff recommends this item be (JAN UARY 20, 2005) The applicant was not present. There were no registered objectors present. Staff stated the applicant had failed to provide staff with the required additional information from the December 29, 2004, Subdivision Committee meeting. Staff presented a recommendation the item be deferred to the March 3, 2005, Public Hearing. There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 no and 1 absent. PLANNING COMMISSION ACTION: (MARCH 3, 2005) Mr. Chris Griffin was present representing the request. 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 also presented a recommendation of approval of the requested variance from the Subdivision Ordinance to allow the development of proposed Lots 1 — 4 with a reduced lot width. There was no further discussion of the item. the item for inclusion on the Consent Agend vote of 10 ayes, 0 noes and 1 absent. a The Chair entertained a motion to place for Approval. The motion carried by a 5