HomeMy WebLinkAboutS-1738 Staff AnalysisITEM NO.: 4.
NAME: Sorrells Subdivision Preliminary Plat
S-17
LOCATION: located on the northwest corner of Sorrells and Rummel Roads
Planning Staff Comments:
1. Provide notification of the abutting property owners including the certified abstract
list, notice form with affidavit executed and proof of mailing. The notice must be
mailed no later than December 3, 2014. The Office of Planning and Development
must receive the proof of notice no later than December 12, 2014.
2. The plat should be presented as a preliminary plat and not a final plat. Include the
certifications for preliminary plat approval.
3. Provide the source of title of the landowner.
4. Provide the names of owners of all unplatted tracts abutting the plat area and names
of owners of platted tracts in excess of 2 '/z acres.
5. Provide the names of all owners of any landlocked parcels within or abutting the plat
area.
6. Provide a phasing plan if applicable.
7. Provide a draft Bill of Assurance.
8. Provide in the general notes section the proposed source of water and the proposed
means of wastewater disposal.
9. Provide details of the proposed deferral and/or variance requests.
10.Are there any restrictive covenants or access issues related to the private road
Sorrells Road and the two (2) lots taking access to this private roadway?
11. Provide the zoning classification with the proposed plat boundary and of the abutting
areas shown.
Variance/Waivers:
1. A variance from Section 31-232 to allow the creation of a pipe stem lot.
2. A variance from Section 31-2 to allow the creation of a pipe stem lot inconsistent
with the minimum standards of the Subdivision Ordinance.
3. A variance from Section 31-231 to allow the creation of lots abutting a private street
Public Works Conditions
1. Rummel Road is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required for the entire length
of the property.
2. With site development, provide the design of street conforming to the Master Street
ITEM NO.: 4.
Plan. Construct one-half street improvement to Rummel Road with the planned
development. The new back of curb should be 13 feet from the centerline.
3. Stormwater detention ordinance applies to this property.
4. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Greg Simmons, Traffic Engineering,
501.379.1813 for more information.
5. No residential waste collection service will be provided on private streets (Sorrells
Road) unless the property owners association provides a waiver of damage claims
for operations on private property.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements if sewer service is
required for this project. Contact Little Rock Wastewater Utility for additional
information.
Entergy: Entergy does not object to this proposal. However, there is a single phase
electrical line extending west from Rummel Road near the lot line between Lots 4 and 5
which feeds the customer on Lot 1. Entergy will require an easement for this line. All
other lots can be served as they develop.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
2. A water main extension will be needed to provide water service to this property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and the Little Rock Fire Department is required.
4. 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.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to
obtain information regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation of the hydrant(s).
Item # 4.
ITEM NO.: 4.
1738
7. A Capital Investment Charge based on the size of meter connection(s) will apply to
this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
Fire Department: Maintain access, fire hydrants per code. Contact the Little Rock
Fire Department for additional information.
County Planning: No comment.
rATA-
Parks and Recreation: No comment received.
Building Code: No comment.
Plannina Division: No comment.
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, November 26, 2014.
Item # 4.
January 29, 2015
ITEM NO.: A FILE NO.: S-1738
NAME: Sorrells Subdivision Preliminary Plat
LOCATION: Located on the Northwest corner of Sorrells and Rummel Roads
DEVELOPER:
Kent Sorrells
35 Sherrill Road
Little Rock, AR 72202
SURVEYOR:
Paxton R. Singleton
Global Surveying Consultants
6511 Heilman Court
North Little Rock, AR 72118
AREA: 9.55 acres
CURRENT ZONING:
PLANNING DISTRICT
CENSUS TRACT:
VARIANCEMAIVERS:
NUMBER OF LOTS: 6
R-2, Single-family
1 — River Mountain
42.05
FT. NEW STREET: 0 LF
1. A variance from Section 31-232 to allow the creation of a pipe stem lot.
2. A variance from Section 31-2 to allow the creation of a pipe stem lot inconsistent
with the minimum standards of the Subdivision Ordinance.
3. A variance from Section 31-231 to allow the creation of lots abutting a private street.
4. A deferral of the required street construction to Rummel Road for a period of five (5)
years or until one of the lots abutting Rummel Road is final platted.
January 29, 2015
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1738
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting preliminary plat approval to allow the creation of
six (6) single-family lots from a tract containing 10.057 acres. The final platting of
the lots will occur in two (2) phases with Lot 1 being the only lot final platted in
the first phase. Phase two includes the street construction and final platting of
Lots 2 through 6.
There are variances associated with the proposed preliminary plat request.
These include a variance from Section 31-232 to allow the creation of a pipe
stem lot, a variance from Section 31-2 to allow the creation of a pipe stem lot
inconsistent with the minimum standards of the Subdivision Ordinance and a
variance from Section 31-231 to allow the creation of lots abutting a private
street.
The applicant is requesting a deferral of the required street improvements to
Rummel Road. The applicant is requesting deferral of the street improvements
to Rummel Road for a period of five (5) years, until adjacent development occurs
or until the final platting of a second lot, Lots 2 through 6. Sorrells Road is a
private access easement.
B. EXISTING CONDITIONS:
This area contains primarily single-family homes located on large tracts and
acreage. Rummel Road is an unimproved with open ditches for drainage. The
site is heavily wooded. On the south side of Sorrells Road there are a number of
single-family homes located on large tracts. West of the site is the Thomas Park
Addition which also contains single-family homes on large tracts.
C. NEIGHBORHOOD COMMENT
As of this writing, staff has not received any comment from area residents. All
property owners abutting the site along with the Pinnacle Valley Neighborhood
Association, the Tulley Cove Neighborhood Association and the Westchester
Heatherbrae Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Rummel Road is classified on the Master Street Plan as a residential street.
A dedication of right-of-way 25 feet from centerline will be required for the
entire length of the property.
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January 29, 2015
SUBDIVISION
ITEM NO.:
FILE NO.: S-1738
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Rummel Road with the
planned development. The new back of curb should be 13 feet from the
centerline.
3. Stormwater detention ordinance applies to this property.
4. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Greg Simmons, Traffic Engineering,
501.379.1813 for more information.
5. No residential waste collection service will be provided on private streets
(Sorrells Road) unless the property owners association provides a waiver of
damage claims for operations on private property.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if sewer service is
required for this project. Contact Little Rock Wastewater Utility for additional
information.
Entergy: Entergy does not object to this proposal. However, there is a single
phase electrical line extending west from Rummel Road near the lot line between
Lots 4 and 5 which feeds the customer on Lot 1. Entergy will require an
easement for this line. All other lots can be served as they develop.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
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January 29, 2015
SUBDIVISION
ITEM NO.: A (Cont.
F
.W
FILE NO_: S-1738
4. 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.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
7. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
Fire Department: Maintain access, 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.
Parks and Recreation: No comment received.
ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
SUBDIVISION COMMITTEE COMMENT:
(November 19, 2014)
Mr. Paxton Singleton was present representing the request. Staff presented an
overview of the development stating there were additional items necessary to
complete the review process. Staff requested Mr. Singleton provide the names
of owners of any landlocked parcels within or abutting the plat area and the
names of owner of platted tracts in excess of 2 '/2 acres. Staff also requested
Mr. Singleton provide the proposed phasing plan.
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January 29, 2015
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: S-1738
Public Works comments were addressed. Staff stated the boundary street
ordinance requirements would apply to the lots fronting Rummel Road. Staff
stated right of way dedication and street construction would be required for these
lots prior to final platting. Mr. Singleton stated the developer was requesting a
deferral of the street improvements to Rummel Road until the platting of one of
the lots (Lots 2 — 6) which had frontage on the street. Staff stated once Lot 1
was final platted three (3) parcels would be created. Staff stated in addition to
the final platting condition there would also be a time limit on the construction of
the street improvements. Staff stated the deferral would be for a period of five
(5) years or until one of the lots abutting Rummel Road was final platted,
whichever occurred first, would result in the requirement for street construction.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. 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 issues
raised at the November 19, 2014, Subdivision Committee meeting. The
applicant has indicated the zoning classification within and abutting the proposed
plat area. The applicant has also indicated there are no land locked parcels
abutting the proposed plat area. The applicant has stated the deferral request as
requested by staff at the November 19, 2014, Subdivision Committee meeting.
The request is for preliminary plat approval to allow the creation of six (6) single-
family lots from this single tract containing 10.057 acres. The final platting of the
lots is proposed in two (2) phases with Lot 1 being the only lot final platted in the
first phase. Phase two will be the final platting of Lots 2 through 6. Upon final
platting of these lots the required boundary street improvements to Rummel
Road will be completed.
There are variances associated with the proposed preliminary plat request.
These include a variance from Section 31-232 to allow the creation of a pipe
stem lot, a variance from Section 31-2 to allow the creation of a pipe stem lot
inconsistent with the minimum standards of the Subdivision Ordinance and a
variance from Section 31-231 to allow the creation of lots abutting a private
street. The Subdivision Ordinance states the creation of pipe stem lots is
prohibited in residential subdivision. The ordinance provides criteria for the
creation of pipe stem lots. The ordinance also states lots are to be served by
public streets unless otherwise approved by the Commission.
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January 29, 2015
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: S-
The Subdivision Ordinance defines a pipe stem lot as a tract of land which is
served for access, legally and physically by a narrow strip of land less than the
ordinance required minimum lot width. The body of a pipe stem lot is typically an
elongated figure or a polygon capturing a difficult building site behind another lot.
For purposes of a variance of subdivision design for a pipe stem lot the following
minimum dimensions will control: (1) The minimum width of the stem at the street
right-of-way shall be thirty (30) feet. The lot width at the street is indicated at
32.98-feet. (2) The maximum depth of a pipe stem lot, including the stem shall
be limited to three hundred (300) feet. The depth of the lot including the stem is
approximately 650-feet. (3) The minimum width of the lot body shall be sixty (60)
feet. The lot body is approximately 385-feet. (4) The minimum lot area shall be
ten thousand (10,000) square feet. The minimum lot area is 3.301-acres.
The applicant is requesting a deferral of the required street improvements to
Rummel Road for the first phase of the subdivision. The requested deferral of
the street improvements to Rummel Road is for a period of five (5) years, until
adjacent development occurs or until the final platting of a second lot within the
subdivision, Lots 2 through 6, whichever occurs first. Sorrells Road is a private
access easement. No improvements are required to Sorrells Road.
Staff is supportive of the request and the associated variances. Staff does not
feel the creation of six (6) single-family lots from this 10+ acre parcel will
adversely impact the area.
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 and
Section 31-2 for the variances associated with the creation of the pipe stem lots.
Staff recommends approval of the variance request to allow the creation of lots
abutting a private street.
Staff recommends approval of the deferral request for the required boundary
street ordinance requirement for street construction to Rummel Road for a period
of five (5) years, until abutting street construction occurs or until the final platting
of an additional lot contained within Lots 2 through 6.
R
January 29, 2015
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: S-1738
PLANNING COMMISSION ACTION: (DECEMBER 18, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated December 11,
2014, requesting deferral of this item to the January 29, 2015, public hearing. Staff
stated they were supportive of the deferral request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a request on January 13, 2015, requesting withdrawal of this
item without prejudice. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (JANUARY 29, 2015)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request on January 13, 2015,
requesting withdrawal of this item without prejudice. Staff stated they were supportive
of the withdrawal request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes, 0 absent and 1 open position.
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