HomeMy WebLinkAboutS-1495-A Staff AnalysisI1:11ir10161WA
NAME: Park Circle Subdivision Preliminary Plat
S-1495-A
LOCATION: located at the end of Park Avenue, East of Western Hills Avenue
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. The
notice must be mailed no later than January 3, 2007. The Office of Planning and
Development must receive the proof of notice no later than January 12, 2007.
2. Provide the owner's name, owner's address and source of title of the landowner in
the general notes section of the proposed preliminary plat.
3. Provide a phasing plan, if applicable, in the general notes section of the proposed
preliminary plat.
4. There does not appear to be access to the indicated lots. How will the proposed
subdivision be accessed? Indicate a time frame for street construction.
VariancelWaivers: None requested.
Public Works Conditions:
1. The subject property appears to be out of the 100 year floodplain.
2. Western Hills Drive must be constructed to the full width prior to final platting of the
proposed subdivision.
3. A temporary cul-de-sac or turn around must be constructed on the north end of
Parkside Circle until the next phase to the north is constructed.
4. Sidewalks with appropriate handicap ramps are required along Western Hills Drive
and the northern portion of Parkside Circle in accordance with Section 31-175 of the
Little Rock Code and the Master Street Plan.
5. 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.
6. Storm water detention ordinance applies to this property. The project would qualify
for a contribution in -lieu of construction at the time of platting.
7. With the site development, provide the design of street conforming to the Master
Street Plan. Construct street improvement to Western Hills Drive and Parkside
Circle including 5-foot sidewalks with the planned development.
8. With the site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Western Hills Avenue
including 5-foot sidewalks with the planned development.
9. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
10. Prepare a letter of pending development addressing streetlights as required by
Item # 2
Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-
1813 (Steve Philpott) for more information regarding streetlight requirements.
11.Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit
prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-
1817 (Derrick Bergfield) for more information.
12. Due to an identification problem, the street name "Parkside Circle" cannot be used.
The street name Parkside Drive is already used in another part of the City. Using
the street name "Parkside Circle" in no close vicinity to "Parkside Drive" creates
confusion. Contact David Hathcock at 371-4808 for additional information and
assistance with this matter.
13.If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements. Contact the Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Paint En_e_ gy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. Installation of a public waterline and fire
hydrant(s) will be required. 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 for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Planning Division: No comment.
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, January 6, 3007.
Item # 2
July 5, 2007
ITEM NO.: A
NAME: Park Circle Subdivision Preliminary Plat
LOCATION: Located at the end of Park Avenue, East of Western Hills Avenue
DEVELOPER:
CL Clifton
608 Nan Circle
Little Rock, AR 72211
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 7.07 acres
CURRENT ZONING
PLANNING DISTRICT:
CENSUS TRACT
NUMBER OF LOTS: 30
R-2, Single-family
10 — Boyle Park
24.06
FT. NEW STREET: 2,500 LF
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
An application was filed for the July 7, 2005, Planning Commission public hearing to
allow the creation of 12 single-family lots from a 3.22-acre tract. The lots were
proposed with an average lot size of 60-feet by 120-feet or 7,200 square feet and
600 linear feet of new street was to be constructed to serve the new lots. Staff raised
concerns related to access for the proposed development and the Commission deferred
the request to their November 10, 2005, public hearing. At the November 10, 2005,
public hearing the applicant withdrew the proposed plat request.
A. PROPOSAL/REQUEST:
The applicant is now proposing the subdivision of a 7.07-acre site into 30 single-
family lots. The proposed plat area has been expanded to the north to include a
portion of property previously owned by the Country Club. An average lot size of
July 5, 2007
SUBDIVISION
ITEM NO.: A (Cont.) _ FILE NO.: S-1.495-A
60-feet by 120-feet or 7,200 square feet is proposed with an overall density of
4.24 units per acre, consistent with single-family development.
The developer has indicated the lots will be served by a new 600 linear foot
cul-de-sac, Park Circle, extending from Park Avenue, a yet to be constructed
street located to the west of the site, which extends from Western Hills Avenue.
The developer has indicated Lot 1 Block 3 of the Brookside Park Addition will be
reconfigured as right of way to allow Park Avenue to extend into the proposed
plat area.
The developer has indicated the site is adjacent to the floodway and has
indicated a 25-foot access easement adjacent to the floodway for the proposed
lots (Lots 1 — 5) to meet the current ordinance requirement.
B. EXISTING CONDITIONS:
The property is located to the east of Brookside Park Addition, a recognized plat
which was platted a number of years ago, and lots sold, but the streets and
infrastructure were never constructed. The Little Rock Board of Directors
approved an Improvement District for the Brookside Park Addition to allow
funding for water, sewer and street construction.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All abutting property owners and the Westwood Neighborhood
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The subject property appears to be out of the 100-year floodplain.
2. Western Hills Drive must be constructed to the full width prior to final platting
of the proposed subdivision.
3. A temporary cul-de-sac or turn around must be constructed on the north end
of Parkside Circle until the next phase to the north is constructed.
4. Sidewalks with appropriate handicap ramps are required along Western
Hills Drive and the northern portion of Parkside Circle in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
2
July 5, 2007
SUBDIVISION
ITEM NO.: A
FILE NO.: S-1495-A
5. 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.
6. Storm water detention ordinance applies to this property. The project would
qualify for a contribution in -lieu of construction at the time of platting.
7. With the site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to Western Hills Drive
and Parkside Circle including 5-foot sidewalks with the planned
development.
8. With the site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Western Hills
Avenue including 5-foot sidewalks with the planned development.
9. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
10. 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.
11. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1817 (Derrick Bergfield) for more information.
12. Due to an identification problem, the street name "Parkside Circle" cannot
be used. The street name Parkside Drive is already used in another part of
the City. Using the street name "Parkside Circle" in no close vicinity to
"Parkside Drive" creates confusion. Contact David Hathcock at 371-4808
for additional information and assistance with this matter.
13. If disturbed area is one (1) or more acres, 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: Sewer main extension required with easements. Contact the Little
Rock Wastewater Utility at 688-1414 for additional information.
Enter : No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
3
July 5, 2007
SUBDIVISION
ITEM NO.: A (Cont.
F
FILE NO.: S-1495-A
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Installation of a public
waterline and fire hydrant(s) will be required. 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 for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
SUBDIVISION COMMITTEE COMMENT: (December 28, 2006)
Mr. Pat McGetrick was present representing the request. Staff stated the
proposed development was a preliminary plat to allow 7.07 acres to be
subdivided into 30 single-family lots. Staff questioned access to the proposed
subdivision and the time frame for construction of the proposed street to serve
the lots. Mr. McGetrick stated Lot 1 Block 3 of the Brookside Park Addition would
be dedicated as right of way to serve the indicated lots. Staff also questioned if
the development would be constructed in phases.
Public Works comments were addressed. Staff stated minimum floor elevations
would be required to be shown on the proposed plat. Staff also stated a
dedication of an access easement adjacent to the floodway would be required
along the rear of abutting the floodway. Staff requested Mr. McGetrick provide
the 100 year floodplain and floodway on the proposed preliminary plat to ensure
compliance with existing ordinance requirements. Staff noted a grading permit
would be issued for right of ways and drainage easements prior to construction.
Staff noted comments from all other reporting departments and agencies
suggesting Mr. McGetrick contact them individually for additional information.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
El
July 5, 2007
SUBDIVISION
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H. ANALYSIS:
VIIA 11100iIM25M •F'V,1
The applicant submitted a revised preliminary plat to staff addressing most of the
issues raised at the December 28, 2006, Subdivision Committee meeting. The
applicant has provided the minimum floor elevation for lots abutting the floodplain
and indicated a 25-foot access easement along the rear of the lots abutting the
floodway. The applicant has also provided a letter indicated the proposed street
extending from Western Hills Avenue will be constructed before year end of
2007. The revised plat indicates the lots will be developed in a single phase.
The proposal is to allow the subdivision of a 7.07-acre site into 30 single-family
lots. The proposed plat indicates an average lot size of 60-feet by 120-feet or
7,200 square feet and an overall density of 4.24 units per acre. The
development will be served by a new 600 linear foot cul-de-sac, Park Circle,
extending from Park Avenue, a yet to be constructed street located to the west of
the site, which extends from Western Hills Avenue. Lot 1, Block 3 of the
Brookside Park Addition is proposed to be dedicated as right of way to allow Park
Avenue to extend into the proposed plat area.
Staff is supportive of the proposed preliminary plat. The developer is not seeking
any waivers or variances from the City ordinances to allow the creation of the
subdivision as proposed. The lots are indicated with a minimum lot size of
60-feet by 120-feet adequate to meet the typical minimum requirements of the
subdivision ordinance. To staffs knowledge there are no outstanding issues
associated with the request. Staff feels the development of the subdivision as
proposed will have minimum impact on the adjoining properties.
STAFF RECOMMENDATIONS:
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.
PLANNING COMMISSION ACTION: (JANUARY 18, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item requesting a deferral of the item to the March 1, 2007, public
hearing. Staff stated a concern had been raised concerning access to the proposed
plat area. Staff stated they needed additional time to research information provide.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for deferral. The motion carried by a vote
of 10 ayes, 0 noes and 1 absent.
5
July 5, 2007
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO,: S-1495-A
STAFF UPDATE:
Staff is continuing to review deed documents to determine the existing right of way for
Park Circle. Staff will provide the Commission with a full update at the March 1, 2007,
public hearing.
PLANNING COMMISSION ACTION:
(MARCH 1, 2007)
The applicant was present. There were no registered objectors present. Staff
presented a recommendation of deferred of the item to the April 12, 2007, public
hearing to allow additional time to resolve staffs concerns related to the available right
of way for Park Street adjacent to the cemetery property.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item on the consent agenda for deferral. The motion carried by a vote
of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant has not resolved staffs concerns related to the available right of way for
Park Street adjacent to the cemetery. Staff recommends the item be deferred to the
May 24, 2007, public hearing.
PLANNING COMMISSION ACTION: (APRIL 12, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had not resolved staffs concerns related to the
available right of way for Park Street adjacent to the cemetery. Staff presented a
recommendation of deferral of the item to the May 24, 2007, public hearing.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for deferral. The motion carried by a vote
of 10 ayes, 0 noes and 1 absent.
TAFF UPDATE:
Staff recommends this item be deferred to the July 5, 2007, public hearing to allow staff
additional time to review the applicant's proposal with regard to access for the proposed
new lots.
101
July 5, 2007
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: S-1495-A
PLANNING COMMISSION ACTION: (MAY 24, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of deferred of the item to the July 5, 2007,
public hearing to allow staff additional time to review the applicant's proposal with
regard to access for the proposed new lots.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 6 ayes, 0 noes, 4 absent and 1 open position.
STAFF UPDATE:
The applicant submitted a revised preliminary plat to staff. The revised plat indicates
two variances from the Subdivision Ordinance. One variances is associated with
proposed Lot 18 which indicates a 51.78 foot front building line. The second variance is
associated with proposed Lot 23 which indicates a lot depth of 95.09 feet. An area
previously indicated to the north has been removed and the proposed number of lots
has been reduced to 23 lots. Access to the proposed subdivision is proposed through
Brookside Park a previously platted subdivision. The applicant has indicated Lee
Summit Drive and Skygo Drive will be constructed and Lot 1 Block 3 of the Brookside
Park Subdivision will be dedicated to the City as a 50-foot right of way to allow access
to the new lots.
Staff is not supportive of the variance request to allow the reduced lot width for
proposed Lot 18. Staff feels the minimum lot width of 60-feet should be adhered to for
the development of the proposed lots.
Staff is supportive of the variance request to allow proposed Lot 23 with a reduced lot
depth. The ordinance typically requires a minimum lot depth of 100-feet. The lot is
indicated with a lot depth of 95.09 feet. Based on the limited options for increasing the
lot depth for this lot staff does not feel the allowance of the reduced depth will
significantly impact the developability of the lot.
To staff's knowledge there are no remaining outstanding technical issues associated
with the request. Staff feels the creation of 23 single-family lots as proposed should
have minimal impact on the area. Staff feels the lot width of Lot 18 should be increased
to allow for a minimum lot width of 60-feet. Staff is supportive of the variance to allow a
reduced lot depth for proposed Lot 23. Staff recommends approval of the request
subject to compliance with the comments and conditions as outlined in paragraphs D, E
and F of the agenda staff report and Lot 10 complying with the typical standards of the
subdivision ordinance. Staff recommends approval of the variance request to allow Lot
23 to develop with a reduced lot depth.
rA
July 5, 2007
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO_: S-1495-A
PLANNING COMMISSION ACTION: (JULY 5, 2007)
The applicant was present. There were registered objectors present. Staff presented
the item stating the applicant had amended the requests based on the comments
received in the agenda staff report. Staff stated the request included the development
of 22 single-family lots reducing the number of lots by one and the placement of a
cul-de-sac turn -around along the northern perimeter of the site.
Mr. Chuck Clifton stated he would answer questions the Commission may have or he
would allow the opposition to speak first and then address their concerns.
Mr. Jim Laborde addressed the Commission in opposition. He stated the plan
Mr. Clifton was presenting was not the plan which had been submitted to the
neighborhood. He stated the plan the neighborhood reviewed allowed access to the
subdivision along the northern property line. He questioned how the streets indicated
would be constructed. He stated the area did not allow for areas for flat surfaced for
street construction. He provided the Commission with photo's of the area to stress his
point. He stated the neighborhood was concerned with the volume of traffic the new
homes would generate. He stated the existing streets were not constructed to Master
Street Plan standard and would not hold up to a great deal of truck or automobile traffic.
He stated the neighborhood was also concerned with run-off. He stated the site was
located adjacent to the Fourche Creek. He questioned if the developer would be
required to construct turn-arounds as the new streets were developing. He stated the
developer would be required to construct 1150 linear feet of new street to serve the new
homes. He stated there were a number of manufacturing uses located in the area along
Asher Avenue. He also stated the elementary school was presently at capacity and the
new homes would generate additional children which would in -turn create a hardship on
the school.
The Commission questioned Mr. Laborde if the neighborhood was opposed to the
proposed subdivision or development in the area. Mr. Laborde stated the neighborhood
was opposed to development in the area that did not compliment the existing
subdivision.
Mr. James Pierce addressed the Commission in opposition of the request. He stated
his home was located near the proposed entrance to the subdivision along the northern
perimeter. He stated there were a number of lines listed incorrectly on the plat and
questioned the accuracy of the plat. He stated the developer did not own the entire
area proposed for platting.
The Commission questioned Mr. Clifton of the ownership of the area proposed for
subdivision. He stated the property was owned by him or a company he controlled. He
stated no portion of the property was under a lease purchase agreement. He stated
presently his company owned 2/3rds of the lots within the old paper plat area.
n
July 5, 2007
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1495-A
The Commission discussed recorded plats vs. unrecorded plats and the City's history
with dealing with these two documents. Staff stated the City had historically recognized
both recorded on unrecorded plats since property was sold on the basis of the plat.
Commissioner Meyer questioned the Commission's ability to turn -down the plat. Staff
stated the plat did include a variance request to allow one of the proposed lots to
develop with a reduced lot depth. Staff stated in their opinion this variance did not
significantly impact the development. Staff stated they felt the plat substantially
complied with the typical minimum standards of the subdivision ordinance.
The Commission questioned the required street improvements. Staff stated the
developer would be required to construct the streets to City standard including curb,
gutter and sidewalk. Staff stated the City would review the design and inspect the street
construction. Staff stated upon completion the streets would be accepted as public
streets.
There was no further discussion of the item. The chair entertained a motion for
approval. The motion carried by a vote of 7 ayes, 1 no, 2 absent and 1 open position.
01
April 30, 2009
ITEM NO.: 7
FILE NO.: S-1495-A
NAME: Park Circle Subdivision Preliminary Plat
LOCATION: Located East of Western Hills Avenue and south and West of the Western
Hills Golf course
DEVELOPER:
CL Clifton
608 Nan Circle
Little Rock, AR 72211
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 7.07 acres
CURRENT ZONING
PLANNING DISTRICT
CENSUS TRA
NUMBER OF LOTS: 23
R-2, Single-family
10—Boyle Park
1►• 9061
FT. NEW STREET: 2,500 LF
VARIANCES/WAIVERS REQUESTED: A variance to allow Lot 23 to develop with a
reduced lot depth.
BACKGROUND:
An application was filed for the July 7, 2005, Planning Commission public hearing to
allow the creation of 12 single-family lots from a 3.22-acre tract. The lots were
proposed with an average lot size of 60-feet by 120-feet or 7,200 square feet and 600
linear feet of new street was to be constructed to serve the new lots. Staff raised
concerns related to access for the proposed development and the Commission deferred
the request to their November 10, 2005, public hearing. At the November 10, 2005,
public hearing the applicant withdrew the proposed plat request.
On July 7, 2007, the Little Rock Planning Commission approved a preliminary plat to
allow the creation of 23 lots from a 7.07-acre tract. The proposed plat area was
expanded to the north to include a portion of property previously owned by the Western
April 30, 2009
SUBDIVISION
ITEM NO.: 7 (Cont.
FILE NO.: S-1495-A
Hills Country Club. An average lot size of 60-feet by 120-feet or 7,200 square feet was
proposed with an overall density of 4.24 units per acre, consistent with single-family
development. One variance was approved to allow a reduced lot depth of Lot 23.
Based on the configuration of the lot the developer was unable to provide the typical
100 foot minimum lot depth required by the Subdivision Ordinance.
Access to the proposed subdivision was through Brookside Park, a previously platted
subdivision. The applicant indicated Lee Summit Drive and Skygo Drive would be
constructed and Lot 1, Block 3 of the Brookside Park Subdivision would be dedicated to
the City as a 50-foot right of way to allow access to the new lots. The subdivision has
not developed. The applicant is seeking approval of a one-year time extension as
allowed per Section 31-94(e).
A. PROPOSAUREQUEST:
The applicant submitted a request dated March 9, 2009, requesting a one (1)
year time extension of the previously approved preliminary plat. Per Section
31-94(e) a preliminary plat approved by the Planning Commission shall be
effective and binding upon the Commission for two (2) years from the date of
approval or as long as work is actively progressing, at the end of which time the
final plat application for the subdivision must have been submitted to the planning
staff. Any plat not receiving final approval within the period of time set forth
herein or otherwise conforming to the requirements of the chapter shall be null
and void, and the developer shall be required to submit a new plat of the property
for preliminary approval subject to all zoning restrictions and the chapter.
The planning commission may extend the original approval, for a period not to
exceed one (1) additional year, when it can be demonstrated that there are no
changes in the plat design or neighborhood that warrant a complete review.
B. EXISTING CONDITIONS.
The property is located to the east of Brookside Park Addition, a recognized
`Opery plat which was platted a number of years ago, and lots sold, but the streets
and infrastructure were never constructed. The Little Rock Board of Directors
approved an Improvement District for the Brookside Park Addition to allow
funding for water, sewer and street construction.
C. ANALYSIS.
Staff is supportive of the applicants request. The applicant has indicated
additional time is necessary to complete infrastructure for the development due
to the current economic climate. In staffs opinion there are no changes in the
plat design or neighborhood that warrant a complete review.
4
April 30, 2009
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1495-A
D. STAFF RECOMMENDATIONS:
Staff recommends approval of the applicant's request for a one (1) year time
extension of the approved preliminary plat.
PLANNING COMMISSION ACTION: (APRIL 30, 2009)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the applicant's request for a
one (1) year time extension of the approved preliminary plat.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for approval as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
3