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HomeMy WebLinkAboutS-1765 Staff AnalysisITEM NO.- 3. S-1756 NAME: Heritage Place Preliminary Plat LOCATION: located at 7510 HWY 300 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 December 23, 2015. The Office of Planning and Development must receive the proof of notice no later than December 31, 2015. 2. Provide the source of title of the landowner on the proposed preliminary plat. 3. Provide a letter from the Arkansas Department of Health stating the existing septic system is functioning and that all the field lines are located on the proposed lot. 4. Provide a letter from the Arkansas Department of Health concerning the proposed septic systems for the two (2) additional lots and that the lot area is adequate to perk a septic system. 5. Provide a letter from the West Pulaski County Volunteer Fire Department indicating their knowledge of the proposal and their ability to serve the development. 6. 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 7. 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. Variance/Waivers: Lot without public street frontage Public Works Conditions: 1. Hwy 300 is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Hwy 300 including 5-foot sidewalks with planned development. AHTD denied street improvements to be made to Hwy 300. 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 4. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection of Hwy 300 and the access easement comply with 2004 AASHTO Green Book standards. Utilities and Fire Department/County Planning: Wastewater: Outside service boundary. No comment. Entergy: No comment received. Centerpoint Energy: Entergy does not object to this proposal. A three phase power line exists along the east side of Hwy 300 at this location. There do not appear to be any conflicts with existing Entergy facilities. These lines should not impact the platting of these lots. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. 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). 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. _Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Fire Hydrants. 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) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: 1. Provide bill of assurance for review. 2. Provide source of title for property. 3. Show distance to two land corners and state plane coordinates for two points. 4. Show bearings for property lines between Lots 2 and 3. Label all property corners. 5. Show zoning for Lots 1 — 3. 6. Provide approval letters from Arkansas Health Department for Lots 2 and 3. Verify septic system for Lot 1 is entirely contained within the new property lines. 7. Provide approval from West Pulaski County Volunteer Fire Department. 8. Provide current effective FEMA flood panel number and date. 9. Include Pulaski County in certificate of engineering accuracy. 10. Include Pulaski County Certificate of Preliminary Plat approval. 11. Legally describe access easement to Lots 2 and 3 on plat and in BOA. Existing driveway to residences on Lot 1 is located partly on Lot 2. If driveway is to be used by Lot 1 an access easement across Lot 2 and the 10 acre tract north of Lot 1 will need to be shown on plat and BOA. 12. Label and dimension existing and proposed right of way for HWY 300. Dedicate additional right of way for HWY 300 as required to comply with Master Road Plan requirements. 50-feet east of centerline is required per Master Road Plan. 13. Ensure any required ADEQ erosion control plan and protocols are in place during construction. 14. Pay $10.00 review feet. a. Obtain driveway permits from AHTD for any new driveways. Rock Region Metro: Location is currently served on express route 25 Pinnacle Mountain by Rock Region METRO. We have no comments on this proposed development at this time. 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, December 16, 2015. February 25, 2016 ITEM NO.: A NAME: Heritage Place Preliminary Plat LOCATION: Located at 7510 HWY 300 DEVELOPER: Heritage Land and Timber, LLC 7510 HWY 300 Little Rock, AR 72223 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 13 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT VARIAN C ENVAIVE RS FILE NO.: S- NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF PDR — Requesting revocation to restore R-2, Single-family zoning as a separate item on this agenda (Z-5946-A) 20 - Pinnacle 42.05 A variance from Section 31-231 to allow the creation of a lot without public street frontage. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The request is preliminary plat approval for a three (3) lot plat. The applicant is proposing Lot 1 containing 1.5 acres and Lots 2 and 3 with just over five (5) acres each. There is an existing home located on Lot 1. The remaining lots will be developed with new homes in the future. The proposed lots will be served by Maumelle Water Corporation and each home will have individual septic systems to serve as wastewater treatment. Lot 3 is proposed as a lot without public street frontage. An access and utility easement will be provided across Lot 2 to provide access and utilities the site. February 25, 2016 SUBDIVISION NO.: A (Cont. FILE NO.: S-1765 Proposed Lot 1 was zoned PD-R in 1995 (3/21/95) by the adoption of Ordinance No. 16,863. The approval allowed the use of the house as a bed and breakfast and the barn as a small antique shop. As a separate item on this agenda the applicant is requesting a revocation of the PD-R zoning and the restoration of the underlying R-2, Single-family zoning (Z-5946-A). B. EXISTING CONDITIONS: The house and several outbuildings are located on the site. North of the site is a vacant field and south of the site are single-family homes located on large lots (5+ acres) with access from West Ridge Road. This area of HWY 300 is primarily homes located on large lots or acreage. There is an established commercial node located at the intersection of East and West Pinnacle Roads and HWY 300 to the north. 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 were notified of the public hearing. There is not an active neighborhood association located in this area. D. ENGINEERING COMMENTS: E PUBLIC WORKS CONDITIONS: 1. Hwy 300 is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Hwy 300 including 5-foot sidewalks with the planned development. AHTD denied street improvements to be made to Hwy 300. 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 4. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection of Hwy 300 and the access easement comply with 2004 AASHTO Green Book standards. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: VVastewater: Outside service boundary. No comment. Entergy: No comment received. 7 February 25, 2016 SUBDIVISIO ITEM NO.: A Cont. FILE NO.: S-1765 C_enterpoint Energy: Entergy does not object to this proposal. A three phase power line exists along the east side of Hwy 300 at this location. There do not appear to be any conflicts with existing Entergy facilities. These lines should not impact the platting of these lots. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. 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). 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. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. KI February 25, 2016 SUBDIVISION NO.: A (C FILE NO.: S-1765 Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Fire Hydrants. 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) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation County Planning: No comment received- 1 . Provide bill of assurance for review. 2. Provide source of title for property. 3. Show distance to two land corners and state plane coordinates for two points. 4. Show bearings for property lines between Lots 2 and 3. Label all property corners. 5. Show zoning for Lots 1 — 3. 6. Provide approval letters from Arkansas Health Department for Lots 2 and 3. Verify septic system for Lot 1 is entirely contained within the new property lines. 7. Provide approval from West Pulaski County Volunteer Fire Department. 8. Provide current effective FEMA flood panel number and date. 9. Include Pulaski County in certificate of engineering accuracy. 10. Include Pulaski County Certificate of Preliminary Plat approval. 11. Legally describe access easement to Lots 2 and 3 on plat and in BOA. Existing driveway to residences on Lot 1 is located partly on Lot 2. If driveway is to be used by Lot 1 an access easement across Lot 2 and the 10 acre tract north of Lot 1 will need to be shown on plat and BOA. 12. Label and dimension existing and proposed right of way for HWY 300. Dedicate additional right of way for HWY 300 as required to comply with Master Road Plan requirements. 50-feet east of centerline is required per Master Road Plan. Il February 25, 2016 SUBDIVISION NO.: A [Cont. FILE NO.: S-17 13. Ensure any required ADEQ erosion control plan and protocols are in place during construction. 14. Pay $10.00 review fee. a. Obtain driveway permits from AHTD for any new driveways. Rock Region Metro. Location is currently served on express route 25 Pinnacle Mountain by Rock Region METRO. We have no comments on this proposed development at this time. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (December 9, 2015) Mr. Joe White and Mr. Brian Dale of White-Daters and Associates were present representing the request. Staff presented the item stating there were two (2) items associated with the request. Staff stated the requests were for preliminary plat approval and for a revocation of a PD-R zoning. Staff stated Lot 3 was being created as a lot without public street frontage. Staff stated this would require a variance from the Subdivision Ordinance to allow the lot as proposed. Public Works comments were addressed. Staff stated a dedication of right of way to 45-feet from centerline was required to meet the Master Street Plan requirement. Staff stated AHTD had declined the City's request for street widening to HWY 300. Staff requested Mr. White verify the sight distance of the proposed driveway to ensure the location was safe. Staff noted comments from Pulaski County Planning. Staff stated any questions or concerns should be directed to County Planning staff. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. 5 February 25, 2016 SUBDIVISION ITEM NO.: A (Cont. H. ANALYSIS: FILE NO.: S-1765 The applicant submitted a revised plat to staff addressing a number of the issues raised at the December 9, 2015, Subdivision Committee meeting. The applicant has verified all aspects of the existing septic system are located on proposed Lot 1. The applicant has also verified the driveway location is a safe location and vehicles entering and exiting have sufficient visual distance at the proposed location. The request is preliminary plat approval for a three (3) lot plat. The applicant is proposing Lot 1 containing 1.5 acres and, Lots 2 and 3 with just over five (5) acres each. There is an existing home located on Lot 1. The remaining lots will be developed with new homes in the future. The proposed lots will be served by Maumelle Water Corporation and each home will have individual septic systems to serve as wastewater treatment. The applicant has indicated prior to final plat execution approval from the Arkansas Department of Health will be provided for the proposed new septic systems on Lots 2 and 3. Lot 3 is proposed as a lot without public street frontage which creates a variance from Section 31-231. An access and utility easement will be provided across Lot 2 to provide access and utilities the site. The plat indicates a minimum driveway width of 20-feet and a minimum access and utility easement of 30-feet. Proposed Lot 1 was zoned PD-R in 1995 (3/21/95) by the adoption of Ordinance No. 16,863. The approval allowed the use of the house as a bed and breakfast and the barn as a small antique shop. As a separate item on this agenda the applicant is requesting a revocation of the PD-R zoning and the restoration of the underlying R-2, Single-family zoning (Z-5946-A). Staff is supportive of the applicant's request. Staff feels the request to replat this existing acreage into three (3) lots for single-family homes is appropriate. This area is largely developed with homes on large lots or acreage. To staff's knowledge there are no remaining outstanding technical issues associated with the request. 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 31-231 to allow the creation of a lot without public street frontage. C.1 February 25, 2016 SUBDIVISION ITEM NO.: A FILE NO.: S-1765 PLANNING COMMISSION ACTION: (JANUARY 7, 2016) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had requested a deferral of this item to the February 25, 2016, public hearing. Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. There was no further discussion. A motion was made to approve the By-law waiver request to allow a deferral of the item without the proper time frame for the deferral request. There was no further discussion of the item. The motion for the By-law waiver carried by a vote of 10 ayes, 0 noes and 1 absent. 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. STAFF UPDATE: The applicant submitted a revised preliminary plat to staff indicating the lot sizes as 1.46 for Lot 1, 4.49 for Lot 2 and 3.415 for Lot 3. There is an existing home located on Lot 1. Lots 2 and 3 will be developed with new homes in the future. The proposed lots will be served by Maumelle Water Corporation and each home will have individual septic systems to serve as wastewater treatment. The applicant has indicated prior to final plat execution approval from the Arkansas Department of Health will be provided for the proposed new septic systems on Lots 2 and 3. Lot 3 is proposed as a lot without public street frontage which creates a variance from Section 31-231. An access and utility easement will be provided across Lot 2 to provide access and utilities the site. The plat indicates a minimum driveway width of 20-feet and a minimum access and utility easement of 30-feet. Staff is supportive of the applicant's request. Staff feels the request to replat this existing acreage into three (3) lots for single-family homes is appropriate. This area is largely developed with homes on large lots or acreage. To staff's knowledge there are no remaining outstanding technical issues associated with the request 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 31-231 to allow the creation of a lot without public street frontage. 7 February 25, 2016 SUBDIVISION ITEM NO.: A(Cont.)FILE NO.: S-1765. PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016) 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 variance request from Section 31-231 to allow the creation of a lot without public street frontage. 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. 9