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HomeMy WebLinkAboutS-1765-C Staff AnalysisAugust 9, 2018 111:381►[6Mil NAME: Heritage Place Revised Preliminary Plat LOCATION: Located in the 7500 Block of Highway 300 DEVELOPER: Heritage Land and Timber LLC 7510 Highway 300 Little Rock, AR 72223 OWNER/AUTHORIZED AGENT - Heritage Land and Timber, LLC, David White, Owner White-Daters and Associates, Agent SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 13.1-acres WARD: N/A FILE N S-1765-C NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF PLANNING DISTRICT: 20 - Pinnacle CENSUS TRACT: 42.05 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of a lot without public street frontage (Lot 3R). BACKGROUND: On February 25, 2016, The Little Rock Planning Commission approved a preliminary plat to allow the creation of a three (3) lot plat. Lot 1 was proposed containing 1.5-acres and Lots 2 and 3 were proposed with just over five (5) acres each. An existing home was located on Lot 1. The remaining lots were to be developed with new homes in the future. The proposed lots were to be served by Maumelle Water Corporation and each home was to have individual septic systems to serve as wastewater treatment. Lot 3 was proposed as a lot without public street frontage. An access and utility easement across Lot 2 to provide access and utilities to the lot was approved. August 9, 2018 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1765-C 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. The Planning Commission approved a request for a revocation of the PD- R zoning and the restoration of the underlying R-2, Single-family zoning (Z-5946-A) on January 7, 2016. Ordinance No. 21,174 adopted by the Little Rock Board of Directors on February 2, 2016, revoked the PD-R zoning and restored the R-2, Single-family zoning. On February 22, 2018, the Little Rock Planning Commission approved a request to revise the previously approved preliminary plat to allow the creation of three (3) additional lots and one (1) tract from a larger land area than the original approval. Lots 1 — 3 were previously final platted (in April 2017). The developer requested a replat of the three (3) lots and to add three (3) additional lots to the north which were indicated as Lots 4, 5 and 6. Also included in the plat request was Tract A which had an existing barn and pond. Tract A was to be used and maintained by each of the lots with a shared agreement through a Property Owners Association. The southern three (3) lots had approved septic systems. The northern three (3) lots which were not developed had acceptable perk test performed. Water was to be provided by Maumelle Water Corporation. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The developer is now proposing to reduce the overall land area to include 13.1-acres for the approval. The applicant has eliminated a 10-acre portion of the development site which is located along Pinnacle Valley Road. The developer has also removed from the plat request the area previously indicated as Tract A which included the barns and pond which was to be maintained by the Property Owners Association. The current request is to allow the replatting of Lots 1, 2 and 3 and allow the creation of Lot 4. The approval will allow the reconfiguration of the southern three (3) lots and to add an additional lot along Highway 300. Lot 1 R is indicated containing 1.87-acres. Lot 2R is proposed containing 5.09-acres and Lot 3R is proposed containing 3.45-acres. Lot 4 is indicated containing 2.687-acres. The remaining property to the north of the proposed lots is in excess of ten (10) acres and will be resubmitted when it is determined if and how the property will develop. The request includes a continued variance from Section 31-231 to allow the creation of a lot without public street frontage (Lot 3R). The variance was previously granted and the lot was final platted with an access and utility easement serving the lot. 2 August 9, 2018 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1765-C B. EXISTING CONDITIONS: Lot 1 contains a house and several outbuildings. Two (2) new homes were recently constructed on two (2) of the previously final platted lots. Further north of the site is East Pinnacle Road. The area south and east of this site contains a number of single-family homes located on large lots (5+ acres) with access from West Ridge Road. This area of Highway 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 Highway 300 to the north. C. NEIGHBORHOOD COMMENTS: All abutting property owners were notified of the public hearing. There is not an active neighborhood association registered with the City located in the general area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Highway 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 Highway 300 including 5-foot sidewalks with the planned development. Improvements to Arkansas State Highways by a private developers is not permitted by the Arkansas Department of Transportation (ARDOT). An in -lieu fee cannot be accepted outside of the city limits. 3. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. If gates are proposed at driveways, the call box should located at least 20-feet from the new right-of-way line. 5. Obtain permits for improvements within State Highway right-of-way from ARDOT, District VI. 6. Stormwater detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner association. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING Little Rock Water Reclamation Authoritv: Outside the service boundary. No comment. 3 August 9, 2018 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-1765-C Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. Service is already provided to the existing building from the west side of the property via an overhead power line. A three phase overhead electrical power line runs along the east side of Highway 300 to the west of the development. Contact Entergy in advance to discuss electrical service requirements for the remaining lots, or adjustments to existing facilities (if any) 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. 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. 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). 5. 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: No comment. Parks and Recreation: No comment received. County Planning: 1. Provide revised bill of assurance reflecting the new plat title, lot numbers and legal descriptions shown on the plat. 2. Obtain driveway permits from ARDOT for any driveway access off Highway 300. CI August 9, 2018 SUBDIVISION ITEM NO.: 1 FILE NO.: S-176 3. Provide septic approval for any undeveloped lots. 4. Show State Plane Coordinates for two (2) section corners as well as two (2) property corners. F. BUILDING CODES/LANDSCAPE: Building Code: No comment. Landscape: No comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. Planning Division: No comment- H. SUBDIVISION COMMITTEE COMMENT: (July 18, 2018) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff requested Mr. White provide approval of the existing and proposed septic systems. Public Works comments were addressed. Staff stated all permits for improvements within the State right of way were to be obtained from the Arkansas Department of Transportation (ARDOT). Staff stated right of way dedication to 45-feet from centerline was required to meet the Master Street Plan. 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. ANALYSIS: The applicant submitted a revised preliminary plat and cover letter addressing most of the technical issues associated with the request. The applicant has provided the septic approvals and a letter from the area volunteer fire department indicating their knowledge of the proposed subdivision. The request is preliminary plat approval to allow the replatting of three (3) previously platted lots and to allow the creation of an additional lot. 5 August 9, 2018 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-1765-C The applicant is seeking to replat Lots 1, 2 and 3 and allow the creation of Lot 4. The replatting will allow the reconfiguration of the southern three (3) lots and the addition of an additional lot along Highway 300. Lot 1 R is indicated containing 1.87-acres. Lot 2R is proposed containing 5.09-acres and Lot 3R is proposed containing 3.45-acres. Lot 4 is indicated containing 2.687-acres. The remaining property to the north of the proposed lots is in excess of ten (10) acres and will be resubmitted when it is determined how the property will develop. The request includes a variance from Section 31-231 to allow the creation of a lot without public street frontage (Lot 3R). The variance was previously granted and the lot was final platted with an access and utility easement serving the lot. Per the guidelines of the Arkansas Department of Health, all facilities used for the collection, treatment, and renovation of wastewater must be at least 50 feet from any pond on the same property and at least 100 feet from any pond on adjacent properties, if in the pond watershed. In no case shall the minimum separation distance from any pond be less than fifty feet. The Health Department also states all facilities used for the collection, treatment, and renovation of wastewater must beat least 10-feet from any dwelling or building. All facilities used for the collection, treatment, and renovation of wastewater must be at least 10 feet from all property lines. All facilities used for the collection, treatment, and renovation of wastewater must be at least 10-feet from any water service line. Also per the Health Department regulations land divided or proposed to be divided for predominantly residential purposes into such parcels as required by local ordinances, or, in the absence of local ordinances, subdivision means any land which is divided or proposed to be divided by a common owner or owners for predominantly residential purposes into three (3) or more lots or parcels, platted or unplatted units any of which contains less than three (3) acres, as a part of a uniform plan of development. Also per the Subdivision Ordinance, Section 31-400, the subdivider shall either install the improvements referred to in this section, or whenever a septic tank and absorption system or private water supply is to be provided, require as a condition in the bill of assurance of the subdivision, that those facilities shall be installed by the builders of the improvements of the lots in accordance with this section. The applicant notes this statement will be included in the bill of assurance. Staff is supportive of the applicant's request. The applicant is seeking preliminary plat approval to increase the number of previously approved lots by one (1). The lots are indicated with adequate area to comply with the requirements of the subdivision ordinance. n. August 9, 2018 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1765-C J. 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 Lot 3R as a lot without public street frontage. PLANNING COMMISSION ACTION: (AUGUST 9, 2018) 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 Lot 3R as 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. 7 ITEM NO.: 1. NAME: Heritage Place Revised Preliminary Plat LOCATION: located in the 7500 Block of Highway 300 Planning Staff Comments: S-1765-C 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 July 25, 2018. The Office of Planning and Development must receive the proof of notice no later than August 3, 2018. 2. Provide a letter from the area volunteer fire department indicating their knowledge of the proposed development. 3. Provide the septic approvals for the proposed and existing lots. Variance/Waivers: A variance from Section 31-231 to allow the creation of lots without public street frontage (Lot 3R — previously approved). Engineering Comments: 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. Improvements to Arkansas State facilities by private developers is not permitted by ARDOT. An in -lieu fee cannot be accepted outside of the city limits. 3. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. If gates are proposed at driveways, the call box should located at least 20 feet from the new right-of-way line. 5. Obtain permits for improvements within State Highway right-of-way from ARDOT, District VI. 6. Stormwater detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner association. Utilities/Fire DepartmentlParks_/County Planning: Little Rock Water Reclamation Authority: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. Service is already provided to the existing building from the west side of the property via an overhead power line. A three phase ITEM NO.: 1. S-1765-C overhead electrical power line runs along the east side of Highway 300 to the west of the development. Contact Entergy in advance to discuss electrical service requirements for the remaining lots, or adjustments to existing facilities (if any) 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. 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. 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). 5. 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: No comment. Parks and Recreation: No comment received. County Planning: 1. Provide revised bill of assurance reflecting the new Plat Title, Lot numbers and legal descriptions shown on the plat. 2. Obtain driveway permits from ARDOT for any driveway access off HWY 300. 3. Provide septic approval for any undeveloped lots. 4. Show State Plane Coordinates for two (2) section corners as well as two (2) property corners. Building Codes/Landscape: Building Code: No comment. Landscape: No comment. Transportation/Planning: ITEM NO.: 1, S-1765-C Rock Region Metro- The site is not located on a dedicated Rock Region Metro Route. Plannina Division: No comment. Revised platlplari_ Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 25, 2018.