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HomeMy WebLinkAboutS-1480 Staff AnalysisITEM NO.: 1 FILE NO.: S-148 NAME: Hannahville Subdivision Preliminary Plat LOCATION: located at 2915 Beauchamp 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 the average size of the lots and the minimum lot size in the general notes section of the proposed preliminary plat. 3. Provide the proposed source of water supply in the general notes section of the proposed preliminary plat. 4. Provide a letter from the area volunteer fire department indicating their knowledge of the proposed development and their ability to serve the proposed development. 5. Provide a vicinity map to scale. VarianceMaive 1. A variance from the Subdivision Ordinance to allow an increased lot depth to width ratio for proposed Tract A. 2. A waiver of the required street improvements to Beauchamp Road. Public Works Conditions: 1. Beauchamp is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required to be shown on the plat. 2. Provide design of the street conforming to Master Street Plan standard. Construct one-half street improvement to the street, including a 5-foot sidewalk, with the planned development or seek a Board of Directors deferral or waiver. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. No comment. The applicant has provided certification from the Arkansas Department of Health concerning the proposed septic system. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: No water service is available in this area from CAW at the present time. Fire Department: Outside the service boundary, submit comments from local volunteer fire department which serves this area. County Planning: The proposed preliminary plat was approved by the Pulaski County Planning Commission at their February 2005, Public Hearing. CATA: The site is not located on a CATA bus route. 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, March 30, 2005. FILE NO.: S-1480 NAME: Hannahville Subdivision Preliminary Plat LOCATION: Located at 2915 Beauchamp Road DEVELOPER: Rick Malmstrom 114 Trelon Way Little Rock, AR 72223 FNr�INFFRI Blaylock Threet Engineers, Inc. 1501 Market Street Little Rock, AR 72211 AREA: 3.9133 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT NUMBER OF LOTS: 2 R-2, Single-family 22 — West Fourche 42.07 VARIANCESMAIVERS REQUESTED: FT. NEW STREET: 0 1. A variance from Section 31-232(b) of the Subdivision Ordinance to allow an increased depth to width ratio for proposed Tract A. 2. A variance from Section 31-398 of the Subdivision Ordinance to allow a waiver of the Master Street Plan requirement to Beauchamp Road. A. PROPOSAUREQUEST: The applicant is requesting the subdivision of this 3.91-acre tract into two single- family residential lots. The applicant has indicated Central Arkansas Water System will provide water service and individual septic tank and absorption fields will provide sanitary sewer. The site is located outside the City Limits of the City of Little Rock but within the City's Extraterritorial Planning Jurisdiction. FILE NO.: S-1480 (Cont. The applicant is requesting two variances from the Subdivision Ordinance to allow the lots to develop as indicated. The applicant is requesting a variance from Section 31-232(b) to allow an increased lot depth to width ratio. The applicant has indicated due to the depth configuration of the property and a desire to maintain the property's naturally wooded aspects a variance is being requested to allow the development to occur. The second variance being requested is related to the construction of Beauchamp Road to Master Street Plan Standard (Section 31-398). The applicant is requesting a waiver of the required street construction to Beauchamp Road. The applicant has indicated the area is generally rural in nature and no curb and gutter exists on Beauchamp Road at present. B. EXISTING CONDITIONS: C The site is partially tree covered with two single-family homes located on the site. The homes were recently moved to the site from an area on Stagecoach Road. Beauchamp Road is a two lane roadway with open ditches for drainage. The area contains a mixture of uses and a mixture of housing types. There are site built homes located immediately adjacent to the site but there is a scattering of manufactured homes in the area. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The abutting property owners were notified of the public hearing. There is not an active neighborhood association located in the area. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Beauchamp is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required to be shown on the plat. 2. Provide design of the street conforming to Master Street Plan standard. Construct one-half street improvement to the street, including a 5-foot sidewalk, with the planned development or seek a Board of Directors deferral or waiver. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No comment. The applicant has provided certification from the Arkansas Department of Health concerning the proposed septic system. Entergy: No comment received. K FILE NO.: S-1480 Cont. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: No water service is available in this area from Central Arkansas Water at the present time. Fire Department: Outside the service boundary, submit comments from the local volunteer fire department which serves this area. County Planning: The proposed preliminary plat was approved by the Pulaski County Planning Commission at their February 2005, Public Hearing. CATA: The site is not located on a CATA bus route. F. I SSUESITECHN ICAUDESIGN : Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (March 24, 2005) The applicant was present representing the request. Staff presented an overview of the proposed preliminary plat indicating there were two variances being requested. Staff stated the applicant was requesting a variance to allow an increased lot depth to width ratio and a waiver of the Master Street Plan requirement for the required street construction to Beauchamp Road. Staff stated there were additional items necessary to complete the review process. Staff requested the applicant provide the average size of the lots and the minimum lot size in the general notes section of the proposed preliminary plat, provide the proposed source of water supply in the general notes section of the proposed preliminary plat and provide a letter from the area volunteer fire department indicating their knowledge of the proposed development and their ability to serve the proposed development. Staff also requested the applicant provide a vicinity map to scale. Public Works comments were addressed. Staff stated Beauchamp Road was classified on the Master Street Plan as a minor arterial and a dedication of right- of-way 45-feet from centerline would be required and should be shown on the plat. Staff also requested street construction conforming to Master Street Plan standard. Staff stated one-half street improvements to the street, including a 5-foot sidewalk, would be required or the applicant would be required to seek a Board of Directors deferral or waiver Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them directly for further clarification. There was K FILE NO.: S-1480 (Cont. 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 March 24, 2005, Subdivision Committee meeting. The applicant has indicated the average size of the lots in the general notes section of the proposed preliminary plat along with the minimum lot size. The applicant has also provided a letter from the area volunteer fire department indicating their knowledge of the proposed development and the ability to serve the two new homes. The applicant has also indicated a vicinity map on the proposed preliminary plat. The applicant is proposing the subdivision of an existing 3.9 acre parcel into two single-family lots. The applicant has indicated proposed Tract A will contain 2+ acres and proposed Tract B will contain 1+ acres. The applicant has indicated a shared driveway will be utilized by the proposed homes and has indicated the drive as a 60-foot access easement on the proposed preliminary plat. The site is located outside the City Limits of Little Rock but within the City's Extraterritorial Planning Jurisdiction. City sewer is not available to the site. The applicant has provided approval from the Arkansas Department of Health concerning the proposed wastewater collection system of individual septic systems. The applicant has also indicated individual wells will be placed on the proposed lots to provide water service. The applicant is requesting two variances from the Subdivision Ordinance. The applicant is requesting a variance to allow proposed Tract A to develop with an increased lot depth to width ratio and a variance to allow a waiver of the required street improvements to Beauchamp Road. Staff is supportive of the applicant's request. Staff does not feel the proposed lot configuration will have an adverse impact on adjoining properties. Based on the current configuration it would be difficult to meet the depth to width ratio requirement of the Subdivision Ordinance. The ordinance typically does not allow a lot to be three times to depth to width. The applicant has indicated proposed Tract A will be 606 feet by 145 feet at the front building line. With regard to the applicant's request of a waiver of the required street improvements to Beauchamp Road, staff is also supportive. The applicant has indicated dedication of right-of-way per the Master Street Plan or minor arterial standard. Beauchamp Road is a two lane rural roadway with no widening or sidewalk in place the entire length. Staff does not feel the applicant's request for a "lot split" to allow the development of two single-family homes warrants street construction to minor arterial standards. Staff is supportive of the applicant's requested preliminary plat and the requested variances. To staffs knowledge there are no outstanding issues associated with 0 FILE NO.: S-1480 (C the proposed request. Staff does not feel the subdivision of this parcel into two single-family lots will have any adverse impact on adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. Staff recommends approval of the requested variance from Section 31-232(b) of the Subdivision Ordinance to allow an increased depth to width ratio for proposed Tract A. Staff recommends approval of the requested variance from Section 31-398 of the Subdivision Ordinance to allow a waiver of the Master Street Plan requirement to Beauchamp Road. PLANNING COMMISSION ACTION: (APRIL 14, 2005) 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 conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested variance from Section 31-232(b) of the Subdivision Ordinance to allow an increased depth to width ratio for proposed Tract A and the requested variance from Section 31-398 of the Subdivision Ordinance to allow a waiver of the Master Street Plan requirement to Beauchamp Road. There was no further discussion of the item. The Chair entertained a motion to place the item on the Consent Agenda for Approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 5 April 14, 2005 ITEM NO.: 1 FILE NO.: S-1480 NAME: Hannahville Subdivision Preliminary Plat LOCATION: Located at 2915 Beauchamp Road DEVELOPER: Rick Malmstrom 114 Trelon Way Little Rock, AR 72223 ENGINEER: Blaylock Threet Engineers, Inc. 1501 Market Street Little Rock, AR 72211 AREA: 3.9133 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 2 R-2, Single-family 22 — West Fourche 42.07 VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 0 1. A variance from Section 31-232(b) of the Subdivision Ordinance to allow an increased depth to width ratio for proposed Tract A. 2. A variance from Section 31-398 of the Subdivision Ordinance to allow a waiver of the Master Street Plan requirement to Beauchamp Road. A. PROPOSAL/REQUEST: The applicant is requesting the subdivision of this 3.91-acre tract into two single- family residential lots. The applicant has indicated Central Arkansas Water System will provide water service and individual septic tank and absorption fields will provide sanitary sewer. The site is located outside the City Limits of the City of Little Rock but within the City's Extraterritorial Planning Jurisdiction. April 14, 2005 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-1480 The applicant is requesting two variances from the Subdivision Ordinance to allow the lots to develop as indicated. The applicant is requesting a variance from Section 31-232(b) to allow an increased lot depth to width ratio. The applicant has indicated due to the depth configuration of the property and a desire to maintain the property's naturally wooded aspects a variance is being requested to allow the development to occur. The second variance being requested is related to the construction of Beauchamp Road to Master Street Plan Standard (Section 31-398). The applicant is requesting a waiver of the required street construction to Beauchamp Road. The applicant has indicated the area is generally rural in nature and no curb and gutter exists on Beauchamp Road at present. B. EXISTING CONDITIONS: The site is partially tree covered with two single-family homes located on the site. The homes were recently moved to the site from an area on Stagecoach Road. Beauchamp Road is a two lane roadway with open ditches for drainage. The area contains a mixture of uses and a mixture of housing types. There are site built homes located immediately adjacent to the site but there is a scattering of manufactured homes in the area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The abutting property owners were notified of the public hearing. There is not an active neighborhood association located in the area. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Beauchamp is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required to be shown on the plat. 2. Provide design of the street conforming to Master Street Plan standard. Construct one-half street improvement to the street, including a 5-foot sidewalk, with the planned development or seek a Board of Directors deferral or waiver. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No comment. The applicant has provided certification from the Arkansas Department of Health concerning the proposed septic system. 2 April 14, 2005 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1480 Enter : No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: No water service is available in this area from Central Arkansas Water at the present time. Fire Department: Outside the service boundary, submit comments from the local volunteer fire department which serves this area. County Planning: The proposed preliminary plat was approved by the Pulaski County Planning Commission at their February 2005, Public Hearing. 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: (March 24, 2005) The applicant was present representing the request. Staff presented an overview of the proposed preliminary plat indicating there were two variances being requested. Staff stated the applicant was requesting a variance to allow an increased lot depth to width ratio and a waiver of the Master Street Plan requirement for the required street construction to Beauchamp Road. Staff stated there were additional items necessary to complete the review process. Staff requested the applicant provide the average size of the lots and the minimum lot size in the general notes section of the proposed preliminary plat, provide the proposed source of water supply in the general notes section of the proposed preliminary plat and provide a letter from the area volunteer fire department indicating their knowledge of the proposed development and their ability to serve the proposed development. Staff also requested the applicant provide a vicinity map to scale. Public Works comments were addressed. Staff stated Beauchamp Road was classified on the Master Street Plan as a minor arterial and a dedication of right- of-way 45-feet from centerline would be required and should be shown on the plat. Staff also requested street construction conforming to Master Street Plan 3 April 14, 2005 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-1480 standard. Staff stated one-half street improvements to the street, including a 5-foot sidewalk, would be required or the applicant would be required to seek a Board of Directors deferral or waiver Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them directly 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 plat to staff addressing most of the issues raised at the March 24, 2005, Subdivision Committee meeting. The applicant has indicated the average size of the lots in the general notes section of the proposed preliminary plat along with the minimum- lot size. The applicant has also provided a letter from the area volunteer fire department indicating their knowledge of the proposed development and the ability to serve the two new homes. The applicant has also indicated a vicinity map on the proposed preliminary plat.. The applicant is proposing the subdivision of an existing 3.9 acre parcel into two single-family lots. The applicant has indicated proposed Tract A will contain 2+ acres and proposed Tract B will contain 1+ acres. The applicant has indicated a shared driveway will be utilized by the proposed homes and has indicated the drive as a 60-foot access easement on the proposed preliminary plat. The site is located outside the City Limits of Little Rock but within the City's Extraterritorial Planning Jurisdiction. City sewer is not available to the site. The applicant has provided approval from the Arkansas Department of Health concerning the proposed wastewater collection system of individual septic systems. The applicant has also indicated individual wells will be placed on the proposed lots to provide water service. The applicant is requesting two variances from the Subdivision Ordinance. The applicant is requesting a variance to allow proposed Tract A to develop with an increased lot depth to width ratio and a variance to allow a waiver of the required street improvements to Beauchamp Road. Staff is supportive of the applicant's request. Staff does not feel the proposed lot configuration will have an adverse impact on adjoining properties. Based on the current configuration it would be difficult to meet the depth to width ratio requirement of the Subdivision Ordinance. The ordinance typically does not allow a lot to be three times to depth to width. The applicant has indicated proposed Tract A will be 606 feet by 145 feet at the front building line. With regard to the applicant's request of a waiver of the required street improvements to Beauchamp Road, staff is also supportive. The applicant has 4 April 14, 2005 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1480 indicated dedication of right-of-way per the Master Street Plan or minor arterial standard. Beauchamp Road is a two lane rural roadway with no widening or sidewalk in place the entire length. Staff does not feel the applicant's request for a "lot split" to allow the development of two single-family homes warrants street construction to minor arterial standards. Staff is supportive of the applicant's requested preliminary plat and the requested variances. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff does not feel the subdivision of this parcel into two single-family lots will have any adverse impact on adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. Staff recommends approval of the requested variance from Section 31-232(b) of the Subdivision Ordinance to allow an increased depth to width ratio for proposed Tract A. Staff recommends approval of the requested variance from Section 31-398 of the Subdivision Ordinance to allow a waiver of the Master Street Plan requirement to Beauchamp Road. PLANNING COMMISSION ACTION: (APRIL 14, 2005) 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 conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested variance from Section 31-232(b) of the Subdivision Ordinance to allow an increased depth to width ratio for proposed Tract A and the requested variance from Section 31-398 of the Subdivision Ordinance to allow a waiver of the Master Street Plan requirement to Beauchamp Road. There was no further discussion of the item. The Chair entertained a motion to place the item on the Consent Agenda for Approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 5