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HomeMy WebLinkAboutS-1519 Staff AnalysisMay 25, 2006 ITEM NO.: G FILE NO.: S-1519 is 280-feet. There is a large drainage easement located along the southern portion of proposed Lot 12 (40-feet). Staff feels with the placement of the drainage easement this will negate any potential adverse impact. To staff's knowledge there are no outstanding issues associated with the request. The applicant is proposing the development of 4.45 acres with 12 single-family residential lots resulting in a density of 2.69 units per acre. STAFF RECOMMENDATION: 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. Staff recommends approval of the variance request from Section 31-232(b) to allow an increased Lot Depth to Width Ratio for Lot 12 Eagle Crest Addition. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation the item be deferred to the May 25, 2006, public hearing to allow staff and the applicant additional time to resolve outstanding issues associated with the request. 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. PLANNING COMMISSION ACTION: (MAY 25, 2006) The applicant was present. There were registered objectors present. Staff presented the item indicating the applicant had modified their request to remove the variance request. Staff stated a portion of previously proposed Lot 12 had been included in proposed Lot 9 removing the variance request. Staff stated the proposed subdivision now complied with all the minimum requirements of the Subdivision Ordinance. Ms. Nancy Hall addressed the Commission with concerns. She stated her home was located at 817 Shea Drive which did not abut the proposed plat area. She stated her concern was construction traffic. She stated the intersection of Cease and Shea Drives was a 45 degree intersection which caused safety concerns for the residents and if construction workers parked on the roadway this could impede emergency vehicles accessing the neighborhood. 5 May 25, 2006 ITEM NO.: G Cont. FILE NO.: S-1519 Ms. Shirley Gentry addressed the Commission with concerns. She questioned the proposed rear building line. She stated the developers Bill of Assurance indicated a 15- foot building line and her understanding from staff was the required building line was 25-feet. She questioned the rear yard setback being request. The applicant stated the proposed subdivision would comply with the required City setbacks. Staff stated the required rear yard setback was 25-feet for R-2 zoned property. The Commission questioned the applicant concerning the construction traffic and parking of workers. The applicant stated a lot could be designated for construction worker parking. The developers indicated the road would be widened before the new home construction began. A motion was made to approve the request including the commitment offered by the applicant to designate a lot for construction worker parking. The motion carried by a vote of 7 ayes, 0 noes and 4 absent. N May 25, 2006 II ICI►►I1[*1wewfene 1a FILE NO.: S-1519 is 280-feet. There is a large drainage easement located along the southern portion of proposed Lot 12 (40-feet). Staff feels with the placement of the drainage easement this will negate any potential adverse impact. To staff's knowledge there are no outstanding issues associated with the request. The applicant is proposing the development of 4.45 acres with 12 single-family residential lots resulting in a density of 2.69 units per acre. STAFF RECOMMENDATION: 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. Staff recommends approval of the variance request from Section 31-232(b) to allow an increased Lot Depth to Width Ratio for Lot 12 Eagle Crest Addition. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation the item be deferred to the May 25, 2006, public hearing to allow staff and the applicant additional time to resolve outstanding issues associated with the request. 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. PLANNING COMMISSION ACTION: (MAY 25, 2006) The applicant was present. There were registered objectors present. Staff presented the item indicating the applicant had modified their request to remove the variance request. Staff stated a portion of previously proposed Lot 12 had been included in proposed Lot 9 removing the variance request. Staff stated the proposed subdivision now complied with all the minimum requirements of the Subdivision Ordinance. Ms. Nancy Hall addressed the Commission with concerns. She stated her home was located at 817 Shea Drive which did not abut the proposed plat area. She stated her concern was construction traffic. She stated the intersection of Cease and Shea Drives was a 45 degree intersection which caused safety concerns for the residents and if construction workers parked on the roadway this could impede emergency vehicles accessing the neighborhood. 5 May 25, 2006 ITEM ND.: G (Contj FILE NO.- S-1519 Ms. Shirley Gentry addressed the Commission with concerns. She questioned the proposed rear building line. She stated the developers Bill of Assurance indicated a 15- foot building line and her understanding from staff was the required building line was 25-feet. She questioned the rear yard setback being request. The applicant stated the proposed subdivision would comply with the required City setbacks. Staff stated the required rear yard setback was 25-feet for R-2 zoned property. The Commission questioned the applicant concerning the construction traffic and parking of workers. The applicant stated a lot could be designated for construction worker parking. The developers indicated the road would be widened before the new home construction began. A motion was made to approve the request including the commitment offered by the applicant to designate a lot for construction worker parking. The motion carried by a vote of 7 ayes, 0 noes and 4 absent. A ITEM NO.: 4 NAME: Eagle Crest Addition R-1S1A LOCATION: located West of the intersection of Cease Drive and Shea Drive 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 April 26, 2006. The Office of Planning and Development must receive the proof of notice no later than May 5, 2006. 2. Provide the limits of the floodplain and/or floodplain on the proposed preliminary plat. 3. Provide a storm drainage analysis — Data to be provided for all watercourses entering and leaving the plat boundary. 4. Provide a preliminary storm drainage plan — Typical ditch section required to be shown. 5. Provide the names of recorded subdivisions abutting the plat area indicated, if applicable. 6. Provide the names of owners of all unplatted tracts abutting the plat area and names of owners of platted tracts in excess of 2 Y2 acres. 7. Provide the source of title of the landowner on the proposed preliminary plat. 8. Provide the zoning classification within the plat boundary and of abutting areas shown. 9. Provide a phasing plan, if applicable. 10. Show names of owners for any landlocked parcels within or abutting the plat area. 11. Provide the linear feet of new street. 12. Provide the average size of the lots and the minimum lot size of the lots in the general notes section of the proposed preliminary plat. 13. Provide the number of lots proposed in the General Notes section of the proposed preliminary plat. 14. Provide the zoning classification within the plat boundary and of abutting areas shown. 15. Provide a phasing plan, if applicable. 16. Remove General Comments 6 and 7 — Correct General Comments 9 and 10. Variance/Waivers: A variance from Section 31-232(b) to allow an increased Lot Depth to Width Ratio for Lot 12 Eagle Crest Addition. Public Works Conditions: 1. With the site development, provide design of Cease Street conforming to the Master Street Plan. Construct 26 foot street improvements to this street Item # 4 including 5-foot sidewalk with the planned development. Also, provide design of Shea Drive conforming to the Master Street Plan. Widen Shea Drive to 13 feet from centerline including a 5 foot sidewalk with the planned development. 2. Proposed Cease Street is classified on the Master Street Plan as a residential street. A dedication of 50 feet of right-of-way will be required. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Cease Street and Shea Drive. 4. Proposed Cease Drive should align with existing Cease Drive and not jog to the north. 5. A minimum 75 foot horizontal radius is allowed by code on a minor residential street. 6. 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. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. 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. 10. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension require, with easement. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: 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 water main extension will be required in order to provide 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. Item # 4 CATA: The site is located near CATA Bus Route #8 — The Rodney Parham Route. Plannina 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, April 26, 2006. Item # 4 May 25, 2006 ITEM NO.: G _ -_(Cont.) FILE NO.: S-1519 Master Street Plan standard, curbed and gutter, with the exception of the roadway abutting this property. There are single-family homes located to the north and east of this site. There is a church facility located to the south of the site and vacant property under the church's ownership is located to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. The abutting property owners along with the Leawood Garden Club were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. With the site development, provide design of Cease Drive conforming to the Master Street Plan. Construct 26 foot street improvements to this street including 5-foot sidewalk with the planned development. Also, provide design of Shea Drive conforming to the Master Street Plan. Widen Shea Drive to 13 feet from centerline including a 5 foot sidewalk with the planned development. 2. Proposed Cease Drive is classified on the Master Street Plan as a residential street. A dedication of 50 feet of right-of-way will be required. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Cease Street and Shea Drive. 4. Proposed Cease Drive should align with existing Cease Drive and not jog to the north. 5. A minimum 75 foot horizontal radius is allowed by code on a minor residential street. 6. 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. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. 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. 10. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. 2 May 25, 2006 ITEM NO.: G (Cont.) _ FILE NO.: S-1519 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNIN Wastewater: Sewer main extension required, with easement. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 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 water main extension will be required in order to provide 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. 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 located near CATA Bus Route #8 — The Rodney Parham Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) Mr. David Jones was present representing the request. Staff presented an overview of the proposed development indicating there were a number of outstanding issues associated with the request. Staff requested the applicant include the source of title of the landowner, the zoning classification within and abutting the proposed plat area, the names of recorded subdivisions abutting the plat area and a phasing plan, if applicable. Staff also requested the applicant correct general notes 9 and 10 and remove general notes 6 and 7. Public Works comments were addressed. Staff stated with the development of the subdivision improvements to Cease Drive would be required. Staff stated the street should be constructed to 26-feet of pavement, including a five foot 4 May 25, 2006 ITEM NO.: FILE NO.: S-1519 sidewalk. Staff also stated Shea Drive would require widening to 13-feet from centerline and the addition of a five foot sidewalk. Staff requested the design of the intersection to be more perpendicular and not jog as indicated on the proposed site drawing. There was a general discussion concerning the existing drainage and the proposed detention facilities. Mr. Jones stated there were a number of ways the detention could be addressed. He stated he would work with staff to find an acceptable alternative. 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 April 20, 2006, Subdivision Committee meeting. The applicant has indicated the source of title of the landowner, the zoning classification within and abutting the proposed plat area and the names of recorded subdivisions abutting the plat area. The developer has indicated the development will be constructed in a single phase. The applicant has indicated all boundary street improvements will be completed per the current Master Street Plan. The applicant has also redesigned the intersection of Cease and Shea Drives to be more perpendicular. The preliminary plat indicates the placement of detention facilities on the site and the applicant has indicated at the time of design the engineer will work with City staff to ensure the proposed detention facilities are adequate to serve the needs of the subdivision. The request includes a variance from the Subdivision Ordinance to allow an increased lot depth to width ratio for proposed Lot 12. A new residential street is being proposed extending 400 linear feet from the current terminus of Cease Drive. The proposal indicates a minimum lot size of 9,600 square feet and a maximum lot size of 22,519 square feet. A 25-foot platted building line is being proposed for all the proposed lots with typical side and rear yard setbacks complying with the current Zoning Ordinance. Staff is supportive of the applicant's request. The proposed subdivision has been indicated with lot sizes more than adequate to meet the typical minimum requirements. There is a variance request to allow an increased lot depth to width ratio for proposed Lot 12. Staff does not feel this variance request will adversely impact the adjoining properties or the proposed subdivision. The lot is indicated at 81.16 feet in width and the proposed lot depth 4 May 25, 2006 ITEM NO.: G (Cont.) FILE NO.: S-1519 is 280-feet. There is a large drainage easement located along the southern portion of proposed Lot 12 (40-feet). Staff feels with the placement of the drainage easement this will negate any potential adverse impact. To staffs knowledge there are no outstanding issues associated with the request. The applicant is proposing the development of 4.45 acres with 12 single-family residential lots resulting in a density of 2.69 units per acre. STAFF RECOMMENDATION: 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. Staff recommends approval of the variance request from Section 31-232(b) to allow an increased Lot Depth to Width Ratio for Lot 12 Eagle Crest Addition. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation the item be deferred to the May 25, 2006, public hearing to allow staff and the applicant additional time to resolve outstanding issues associated with the request. 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