Loading...
HomeMy WebLinkAboutS-1477-B Staff AnalysisFebruary 16, 2006 ITEM NO.: A NAME: Two Rivers Harbor Revised Preliminary Plat LOCATION: Located at the East end of Isbell Lane DEVELOPER: Charles Hinson 24 Isbell Lane Little Rock, AR 72223 ENGINEER: Civil Design Incorporated 15104 Cantrell Road Little Rock, AR 72223 AREA: 1.31 acres CURRENT ZONING: NUMBER OF LOTS: 2 R-2, Single-family PLANNING DISTRICT: 1 — River Mountain CENSUS TRACT: 42.05 Varian ceMaive rs: FILE NO.: S-1477-B FT. NEW STREET: 300 LF (Private) 1. A variance to allow the development of lots with a private street. 2. A variance to allow a reduced building setback adjacent to the floodway. BACKGROUND: On July 21, 2005, the Little Rock Planning Commission approved a preliminary plat request which included this site. The request included the development of an existing 9.66-acre tract of residentially zoned property into five large estate type lots ranging from 1.26 acres up to 2.29 acres and one tract for future development (the area currently being proposed for subdivision). The developer indicated an average lot size of 1.56 acres. - The developer requested a variance from the Subdivision Ordinance to allow the development of lots with private streets. The applicant submitted a FTN Certificate ("No Rise/No Impact" statement) as required by * Pulaski County for February 16, 2006 SUBDIVISION ITEM NO.: A (Cont.) _ FILE NO.: S-1477-13 development within the Arkansas River floodway. The lots were to be served by individual septic systems. U1 U 10 PROPOSAVREQUEST: The applicant is proposing to revise the previously approved preliminary plat for Two Rivers Harbor Subdivision to create two lots from this previously held tract containing 1.31 acres. A "No Rise/No Impact" statement for the overall Two Rivers development was issued in July, 2005. The certificate covered the proposed lots in addition to the five previously approved lots located to the west. The applicant has indicated sewer service for the two additional lots will be from a package treatment plat. The applicant has provided a NPDES permit from the Arkansas Department of Environmental Quality to allow construction of the package treatment plant. The applicant is requesting two variances from the Subdivision Ordinance. The applicant is requesting a variance to allow the development of lots with private streets and a variance to allow a reduced setback adjacent to a floodway. The property is located outside the City Limits of Little Rock but within the planning jurisdiction. EXISTING CONDITIONS: Isbell Lane is a narrow roadway appearing as a drive serving two to three single-family homes. The Arkansas River is located to the north of the site and Two Rivers Park is located to the south of the site. To the west of the site are single-family homes located on large tracts. The tracts appear narrow at the roadway but extend to the river allowing additional acreage. The homes sit on the riverbank and access County Farm Road through single and shared driveways. County Farm Road is a two lane County road with open ditches for drainage. As indicated there is an existing City Park and the County's Community Garden located south of the site. River Valley Marina is located along the banks of the Little Maumelle River on River Valley Marina Road to the southeast. The site is located within the floodway of the Arkansas River. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the CandlewoodNValton Height Neighborhood 2 February 16, 2006 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1477-B Association and the River Valley Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS - Public Works Conditions: 1. The property appears to lie within the 100-year floodplain and the regulatory floodway. Contact Pulaski County for a floodplain development permit and further information. 2. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 3. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. A standard 80 foot cul-de-sac or tee type turnaround is required. 4. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide staff with approval from the Arkansas Department of Health and/or Arkansas Department of Environmental Quality concerning the proposed wastewater disposal. 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 the meter 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: Outside the City jurisdiction. Provide approval from the area volunteer fire department serving the area. 3 February 16, 2006 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1477-B F G County Planning: Please provide the following information on the proposed plat: 1. Provide a legal description that is tied to two land corners and provide state plane coordinates. 2. Provide an original print — copy received is vague. 3. Provide existing cul-de-sac on Isbell Lane. 4. Provide the names of abutting subdivisions or owners. 5. Provide existing or proposed covenants or restrictions. 6. Provide drainage and flood control plans. 7. Provide a copy of the bill of assurance. 8. Indicate if the sewer treatment facility will serve both lots or one will be constructed for each lot. 9. Submit fire department verification of coverage. CATA: The site is not located on a dedicated CATA Bus Route. ISSUESITECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) Mr. James Dreher was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the approval letter from Arkansas Department of Environmental Quality concerning the proposed wastewater collection and treatment system. Staff also requested the applicant provide written approval from Pulaski County Planning concerning construction within the Arkansas River Floodway. Staff also requested the applicant provide a building foot print for each of the indicated lots. Staff questioned the buildability of the proposed lots with the indicated setback. Public Works comments were addressed. Staff stated a NPDES storm water permit would be required prior to construction. Staff also stated a minimum access easement of 45-feet would be required. Mr. Dreher stated the indicated access matched a previously approved access for lots located to the west of the proposed plat area. Staff stated they would support the reduced roadway design for the two additional lots. - Pulaski County comments were addressed. Staff questioned if the current construction had received a flood construction permit from the County. 4 February 16, 2006 SUBDIVISION ITEM NO.: A FILE NO.: S-1477-B Mr. Dreher stated he would contact the owner to verify the permit status. Staff also requested an original plat since the previously provide copies were not clear with regard to building lines. 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 preliminary plat to staff addressing most of the issues raised at the October 20, 2005, Subdivision Committee meeting. The applicant has indicated a building footprint for each of the proposed lots as requested by staff. The applicant has also provided a plat with clear building lines. The applicant has indicated on Tract 6 a 25-foot front and rear yard building line. The applicant has also indicated side yard setbacks sufficient to meet typical minimum ordinance requirements. The applicant has indicated proposed Tract 7 with a 25-foot front setback, 25-foot rear yard setback and six foot side yard setback. The proposed side yard setback along the northern perimeter will require a variance from the ordinance requirements. The northern boundary of the proposed plat is located adjacent to the Arkansas River. Typically, adjacent to a floodway, a 25-foot setback is required. As indicated, adjacent to the river the applicant has indicated a six foot side yard setback. The ordinance states no structure shall be closer than 25-feet to any established floodway line. Uses having a low flood -danger potential shall be permitted within the 25-foot setback to the extent they are not prohibited by ordinance and provided they do not require structural involvement. Examples -of such uses including loading areas, parking areas, open storage of materials or equipment, and public and private recreational uses. Staff does not supportive the variance to allow construction of a structure within the 25-foot required setback. The applicant is requesting a variance to allow the development of lots utilizing a private street. The applicant has indicated a 25-foot access and utility easement to serve the proposed lots as well as the previously approved five lots to the west. The applicant has indicated a minimum of 18-feet of hard surface roadway will be constructed to serve the proposed lots. Staff previously supported this request. Staff feels with the addition of the two additional lots, the indicated roadway is still sufficient. The applicant has provided an approval from the Arkansas Department of Environmental Quality concerning the proposed wastewater treatment system. A construction permit was issued for the site and is filed as Permit Number AR0050547C. R February 16, 2006 SUBDIVISION ITEM NO.: A Cont. FILE NO.: S-1477-B The applicant has indicated the volunteer fire department for the area reviewed the proposed development of the two indicated lots with the previous plat request and indicated service would be available to the proposed lots. The applicant has indicated all other County comments will be addressed as a part of final platting. Staff is supportive of the applicant's request to allow proposed Lot 6 to be developed but not proposed Lot 7. The lot does not comply with the minimum requirements of the current City ordinances and staff feels the variance request to allow the development should not be granted. Staff feels construction within the floodway should be limited to a 25-foot setback as required by the current ordinances. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated November 7, 2005, requesting the item be deferred to the January 5, 2006, Public Hearing. Staff stated the applicant had indicated additional time is necessary to address staffs concerns with regard to the development of proposed Lot-7. Staff stated the deferral request would require a By-law waiver with regard to the deferral request due to the date of receipt of the deferral request. Staff stated they were supportive of the By-law waiver and 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. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant has not contacted staff concerning the application request since the November 10, 2005, Public Hearing. Staff recommends this item be deferred to the February 16, 2006, Public Hearing to allow staff and the applicant additional time to resolve the outstanding issues related to the request. 0 February 16, 2006 SUBDIVISION ITEM NO.: A Cont. FILE NO.: S-1477-B PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was not present. There were no registered objectors present. Staff presented the item indicating the applicant had not contacted them concerning the application request since the November 10, 2005, Public Hearing. Staff presented a recommendation the item be deferred to the February 16, 2006, Public Hearing to allow staff and the applicant additional time to resolve the outstanding issues related to the request. There was no further discussion of the item. The chair entertained a motion to allow the item to be placed for inclusion on the Consent Agenda for Deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised in the previous analysis and recommendation. The applicant has indicated a 25-foot building setback adjacent to the floodway for proposed Lot 7 as previously recommended by staff. The developer has indicated a minimum building footprint of 60-feet by 100-feet to allow sufficient area for construction of a home. Staff is supportive of the applicant's request. To staffs knowledge there are no other outstanding issues associated with the proposed request. Staff feels the request as proposed to allow two additional lots to the previously approved plat area should have minimal impact on the adjoining properties. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the request to allow the development of lots utilizing private streets. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) The applicant 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 comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7