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HomeMy WebLinkAboutS-1761 Staff AnalysisITEM NO.: 4. S-1761 NAME: Fern Valley Addition Preliminary Plat LOCATION: located behind 13815 and 13823 Fern Valley Lane Planning Staff Comments: 1. Provide notification of the abutting property owners of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 4, 2015. The Office of Planning and Development must receive the proof of notice no later than November 13, 2015. 2. Provide the address of the owner. 3. Provide a legal survey for the proposed subdivision. 4. Boundary survey information of the tract shall be as follows: a. Boundary lines shall be indicated by a heavy line. b. Adjusted bearings and distances shall be shown on all boundary lines and ties to all corners of record utilized. Where boundary lines are curves, sufficient curve data shall be provided to adequately describe the curve. As a minimum, curve data for each curve shall consist of radius, arc distance, delta angle and chord bearing and distance. Where boundary lines are common with previously platted properties, record bearings and distances shall also be shown. c. Accurate locations and adequate physical descriptions of all monuments shall be shown indicating size, type of material and construction thereof. d. Metes and bounds legal description of the tract boundary 5. Certifications that the plat has been surveyed and duly filed for record in the offices of the state surveyor and the county circuit clerk and recorder within the last seven (7) years. 6. A phasing plan outlining the boundaries for each phase and the location of all PAGIS monuments for the subdivision. PAGIS monuments shall be placed such that each corner of the principal subdivision boundary has a PAGIS monument and any phase shall have at least two (2) PAGIS monuments. 7. Provide the zoning classification of the proposed plat area and of the abutting land areas. 8. Provide the names of owner of unplatted tracts abutting the proposed subdivision and the names of all owners of platted tracts in excess of two (2) and one-half (2 Y2) acres. 9. Provide a draft bill of assurance. The draft submitted shall use the format provided within the sample draft provided by staff with the preliminary plat application forms. This format will ensure that the proposed bill of assurance separates those provisions required in the plat by ordinance and those provisions desired by the developer. VariancelWaivcrs Pipe stem lots, Width of pipe stem lot — Section 31-232 and 31-2 Public Works Conditions: 1. The proposed access easement should be constructed of curb and gutter and a concrete apron at Fern Valley Lane. 2. With the property being adjacent to the floodplain, the minimum Finish Floor elevation of at least 1 foot above the base flood elevation is required to be shown on plat and grading plans. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. There are no conflicts with existing Entergy facilities as there are no electrical lines on this property. Entergy does have underground lines running along Fern Valley Road which will likely need to be accessed to serve this property. Contact Entergy in advance regarding future service requirements to the development so that line extensions can be planned and an electrical layout can be developed as this project proceeds. 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 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. Fire Department: Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245 Jason.Lowder@carkw.com) and the Little Rock Fire Marshal's Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is located in a rural area of Little Rock not currently served by transit. No Issues with the drawing as shown. Building Code: No comment. Planning 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 4, 2015. November 19, 2015 ITEM NO.: 4 FILE NO.: S-1751 NAME: Fern Valley Addition Preliminary Plat LOCATION: Located behind 13815 and 13823 Fern Valley Lane DEVELOPER: Elgor Properties c/o Patty Lassiter 24 Rahling Circle Little Rock, AR 72223 .q1 IR1/FYn R White Daters and Associates Attn. Brian Dale 24 Rahling Circle Little Rock, AR 72223 AREA: 2.72 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT VARIANCENVAIVERS: NUMBER OF LOTS: 2 R-2, Single-family 18 — Ellis Mountain 42.07 FT. NEW STREET: 0 LF 1. A variance from section 31-232 to allow the creation of pipe stem lots. 2. A variance from Section 31-2 to allow a reduced width of the pipe stem lots. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting preliminary plat approval to allow the creation of two (2) lots from an existing 2.72 acre tract of property. Access to the lots will be provided via Fern Valley Lane via a pipe stem lot. This access was provided with the platting of the lots abutting the tract on Fern Valley Lane. November 19, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1761 There are variances associated with the proposed preliminary plat. The lots are indicated as pipe stem lots. In addition the width of the pipe stem at the street frontage is indicated at 15-feet for each of the lots. A shared access and utility easement will be platted on these lots for access and City services. B. EXISTING CONDITIONS: The area proposed for platting is located behind existing single-family homes located on Fern Valley Lane. There is a lake located to the east of this site with a drainage channel/creek running along the lots southern boundary. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner. All abutting property owners of the site along with the Woodlands Edge Community Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed access easement should be constructed of curb and gutter and a concrete apron at Fern Valley Lane. 2. With the property being adjacent to the floodplain, the minimum Finish Floor elevation of at least 1 foot above the base flood elevation is required to be shown on plat and grading plans. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. There are no conflicts with existing Entergy facilities as there are no electrical lines on this property. Entergy does have underground lines running along Fern Valley Road which will likely need to be accessed to serve this property. Contact Entergy in advance regarding future service requirements to the development so that line extensions can be planned and an electrical layout can be developed as this project proceeds. CenterPoint Energy: No comment received. 2 November 19, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1761 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 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. Fire Department: Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245 Jason. Lowder(_rcar_k_w.com) and the Little Rock Fire Marshal's Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is located in a rural area of Little Rock not currently served by transit. No Issues with the drawing as shown. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. 3 November 19, 2015 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S-1761 G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2015) Mr. Tim Daters of White Daters and Associates was present representing the request. Staff presented the item stating there were few outstanding technical issues in need of addressing related to the proposed development. Staff stated the preliminary plat did include variances with regard to the pipe stem lots both with the creation of the pipe stems lots and the width of the pipe stem lot. Staff stated the proposed access easement should be constructed with curb and gutter and a concrete apron at Fern Valley Lane. Staff stated the minimum finished floor elevation of at least one (1) foot above the base flood elevation should be included on the plat and grading plans. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues in need of addressing related to the proposed preliminary plat raised at the October 28, 2015, Subdivision Committee meeting. The request is for preliminary plat approval to allow the creation of two (2) lots from an existing 2.72 acre tract of property. The lots are located with access from Fern Valley Lane via an access easement located across a pipe stem lot for each of the two (2) lots. The access was provided with the platting of the lots abutting this tract from Fern Valley Lane. There are variances associated with the proposed preliminary plat. The lots are indicated as pipe stem lots. In addition the width of the pipe stem at the street frontage is indicated at 15-feet for each of the lots. The depth of Lot 2 is indicated with a depth which exceeds the typical maximum depth allowed per the definition of a pipe stem lot. Section 31-232 of the subdivision ordinance states pipe stem lots shall be prohibited in residential subdivisions. The ordinance further defines the criteria for creating a pipe stem lot in Section 31-2. The 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: The minimum width of the stem at the street right-of-way shall be thirty (30) feet. The maximum depth of a pipe stem lot, including the stem shall be limited to three hundred (300) feet. The minimum El November 19, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1761 width of the lot body shall be sixty (60) feet. The minimum lot area shall be ten thousand (10,000) square feet. With the creation of the pipe stem lot the width of the pipe stem at the street right of way is not being met. Also the depth of the lot for proposed Lot 2 exceeds the 300-foot requirement. Staff is supportive of the applicant's request. The applicant is seeking preliminary plat approval to allow the creation of two (2) single-family residential lots from an existing 2.72 acre tract of property. Access to these two (2) lots was planned and provided with the final platting of the lots abutting Fern Valley Lane in the Woodlands Edge Subdivision. The lots are indicated with a shared access and utility easement to be platted for access and to provide City services. Although there are variances associated with the request staff does not feel the variances will significantly impact these two (2) lots or the area. To staffs knowledge there are no remaining outstanding technical issues associated with the request. I. 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 following variance requests: 1. A variance from section 31-232 to allow the creation of pipe stem lots. 2. A variance from Section 31-2 to allow a reduced width of the pipe stem lots and an increased lot depth for proposed Lot 2. PLANNING COMMISSION ACTION- (NOVEMBER 19, 2015) 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 comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the following variance requests: 1. A variance from section 31-232 to allow the creation of pipe stem lots. 2. A variance from Section 31-2 to allow a reduced width of the pipe stem lots and an increased lot depth for proposed Lot 2. 5 November 19, 2015 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: S-1761 There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent.