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HomeMy WebLinkAboutS-1477 Staff AnslysisJuly 21, 2005 ITEM NO.: E FILE NO.: S-1477 NAME: Two Rivers Harbor Subdivision Preliminary Plat LOCATION: Located on the East end of Isbell Lane, West of County Farm Road, North of Two Rivers Park DEVELOPER: Charles Hinson 24 Isbell Lane Little Rock, AR 72223 ENGINEER: Civil Design Incorporated 15104 Cantrell Road Little Rock, AR 72223 AREA: 9.66 acres NUMBER OF LOTS: 6 FT. NEW STREET: 1,800 LF (Private) CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 1 — River Mountain ENSUS TRACT: 42.05 VarianceA/Vaivers: 1. A variance to allow the development of lots with a private street. A. PROPOSAUREQUEST: The request includes 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 developer has indicated an average lot size of 1.56 acres. The developer is requesting a variance from the Subdivision Ordinance to allow the development of lots with private streets. July 21, 2005 SUBDIVISION ITEM NO.:, E Cont. FILE NO.: S-1477 The property is located outside the City Limits of Little Rock but within the planning jurisdiction. The applicant has met with the County and determined the site is located within the floodway of the Arkansas River. The developer has stated the County has allowed construction to the west of the proposed subdivision when presented with a "No Rise/No Impact" statement. The applicant has obtained a FTN certificate ("No Rise/No Impact" statement), which has been approved by Pulaski County Planning. The developer has indicated no sewer is available to the site. Approval from the Arkansas Department of Health has been secured for the proposed septic system for each individual lot. B. 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. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners and the River Valley Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: 1. 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 for an alley of 30' is required and street width of 18'. A standard 80' cul-de-sac or tee type turnaround would be required. 2. Plans of all work shall be submitted for approval prior to start of work. Permits may be required for work within the corporate limits. 3. It appears that only a small portion of the plat lies within the Corporate Limits. Show the current corporate limits on the plat. 2 July 21, 2005 SUBDIVISION TEM NO.:. E (Cont. FILE NO.: S-1477 4. The plat lies within the Floodway of the Arkansas River. Per Section 36-341(e) of the Little Rock Code, no building or structure shall be allowed within the floodway. A Conditional Letter of Map Revision approval from Public Works and the Federal Emergency Management Agency prior to any final platting. Contact Pulaski County for floodway areas in their jurisdiction. 5. In addition, a special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No comment. An approval of the Arkansas Department of Health and/or the Arkansas Department of Environmental Quality is required for the addition of a package treatment plant or provide approval of the proposed septic system treatment. Enter : Approved as submitted. Center-Point_Energ : 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Water main extensions will be required in order to provide service to this property. Approval of the City of Little Rock will be required prior to water 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 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: 1. Provide the Source of Title. 2. Identify all monuments found and set. Provide State Plane Coordinates on at least (2) monuments (AR North Zone, NAD83) 3. Boundary Lines, What is the Basis of Bearing? 4. Note Contour Interval and label contours 5. Indicate all features such as utilities and existing drainage structures 3 July 21, 2005 SUBDIVISION ITEM NO.:. E Cont. FILE NO.: S-1477 6. Tract 6 becomes generally unbuildable when building setbacks are applied 7. Provide note concerning minimal lot waste. 8. Provide any existing and proposed Covenants & Restrictions 9. Provide letter verifying Central Arkansas Water service for this development 10. Provide details for sewage disposal and package treatment plant 11. Indicate drainage and flood control measures 12. Provide Certificate of Approval from Pulaski County 13. Due to Floodway issues, the road design (Plan & Profile) drawings will need to be reviewed, even though the road is to be private. 14. Provide a Bill of Assurance for Development 15. Need Sewage Information a. Developer should verify Fire Department service. b. Provide a note concerning the minimum finished floor elevation. c. All residential construction must comply with FEMA regulations. 16. Need letter from the Corp of Engineers for erosion control, for any bank work as well as for any proposed docks prior to approval of preliminary plat. a. Indicate location of. proposed package treatment plant. b. General note # 8: c. Explain 100 year Floodway d. Strike "FINAL" replace w/ "PRELIMINARY" e. Strike "NO IMPACT" replace w/ "NO ADVERSE IMPACT" f. A "NO RISE" Certificate will also need to accompany any development. 17. Provide HEC-RAS analysis. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHN ICAUDES IGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 10, 2005) Mr. James Dreher of Civil Design was present representing the request. Staff stated the applicant was proposing the subdivision, of a single parcel into six single-family lots. Staff noted the site was located on the southern bank of the Arkansas River. Staff questioned the applicant's proposed wastewater collection and treatment. Mr. Dreher stated the applicant was proposing a small diameter collection and treatment system for the development. He stated a portion of the lots would be served by septic systems and questioned if those lots could move forward in the process. Staff stated this would be possible if the area was not included in the plat. 4 July 21, 2005 SUBDIVISION ITEM NO.:. E Cont. FILE NO.: S-1477 Public Works comments were addressed. Staff stated proposed Lot 6 appeared to be located in the City limits. Staff stated no construction in the floodway would be allowed within the City's jurisdiction. Staff requested the applicant remove proposed Lot 6 from the plat area. Staff noted the City would not issue a permit to construct in the floodway. County comments were addressed. Staff stated the proposal was located within the 100-year flood plain and within the floodway. Staff stated prior to construction, a hydraulic study would be required. Staff stated Lot 6 appeared unbuildable and requested the applicant remove the lot from the proposed subdivision. Staff stated wetlands delineation would be required from ADEQ and prior to any clearing, a permit would be required. Staff required the applicant provide a note in the general notes section of the site plan concerning the finished floor elevation for the proposed structures. Staff noted if the area were to flood, it would be 3/ mile to dry land. Mr. Dreher stated if a HEC-RAS analysis was required prior to proceeding forward, this information could not be received by the deadline for returning comments to the City. Mr. Dreher stated he would request a deferral to the April 141 2005, Public Hearing. 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 drawing and request to staff addressing the issues raised at the February 10, 2005, Subdivision Committee meeting. The applicant has amended his request to include the development of five lots and one tract to be held for future development. The applicant has indicated all the lots indicated for development will contain individual septic systems. The applicant has provided a certificate of approval from the Arkansas Department of Health for the indicated septic systems. Staff has reviewed the indicated lot area and determined the area is not located within the City limits. The entirety of the plat area lies within Pulaski County but is located within the City's Extraterritorial Planning Jurisdiction. The applicant has also provided a letter from the area volunteer fire department indicating their knowledge of the development and their willingness to serve the development. The applicant has provided Pulaski County with a "No -rise" analysis for the subdivision. The analysis was preformed by FTN Associates, Ltd. The analysis was preformed on June 3, 2005, and the study indicated the proposed development would not create any adverse impact on the Base Flood elevation 5 July 21, 2005 SUBDIVISION ITEM NO.: E Cont. FILE NO.: S-1477 within the floodway in the vicinity of the project. Pulaski County Planning has approved the applicant's 'No -rise" analysis. The applicant has indicated previously proposed Lot 6 for future development. The applicant has indicated prior to construction on the indicated lot City and County approval will be sought and the applicant will update their "No -rise" analysis. Staff is supportive of the applicant's request. The developer has indicated one variance from the Subdivision Ordinance; a variance to allow the development of lots on a private street. Isbell Lane is private drive and the applicant is proposing an extension of Isbell Lane to serve the new lots. The developer has indicated the roadway will serve as a 30-foot access and utility easement with 18-feet of paving as requested by Public Works staff. The applicant has indicated 1800 linear feet of street will be added to serve the indicated lots as well as provide access to the future development tract. The applicant has indicated the roadway to match the existing roadway. The developer has indicated the street will serve a limited number of homes and the indicated access should be more than adequate to meet the needs of the proposed development. Staff is supportive of the applicant's request. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the development should have minimal impact on the adjoining properties. 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 to allow the development of lots with a private street. PLANNING COMMISSION ACTION: (JULY 21, 2005) The applicant 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 agenda staff report. Staff also presented a recommendation of approval of the applicant's requested for the development of lots on a private street. 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 11 ayes, 0 noes and 0 absent.