Loading...
HomeMy WebLinkAboutS-1778 Staff AnalysisAugust 11, 2016 9161W NAME: Lots 1 and 2 Miles Addition Preliminary Plat LOCATION: Located at 16604 Pride Valley Road DEVELOPER: James and Linda Miles 16300 Nation Street Little Rock, AR 72223 CI IR\/Fvr)p. Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 5.33 acres NUMBER OF LOTS: 2 WARD: N/A PLANNING DISTRICT: 18 — Ellis Mountain CURRENT ZONING: R2, Single-family FILE NO 1778 FT. NEW STREET: 0 LF CENSUS TRACT: 42.07 VARIANCE/VVAIVERS: A variance from Section 31-232 to allow the creation of a pipe stem lot and Section 31-2 to allow a variance in the design standard of the pipe stem lot. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing to create two (2) residential lots from this existing 5.5-acre parcel of land located at 16604 Pride Valley Road. The property currently contains a house on the front portion of the lot. The applicant is proposing to sell the home and two (2) acres and retain the rear 3.5-acres for construction of a new home. Section 31-232(f) states pipe stem lots shall be prohibited in residential subdivisions. The applicant is seeking a variance from this section to allow the creation of a pipe stem lot. The lot is approximately 700-feet deep and has 300- feet of frontage along Pride Valley Road. A narrow strip of property 20-feet in width is proposed along Pride Valley Road creating the pipe stem located along the northern boundary to allow access to the new lot. August 11, 2016 SUBDIVISION ITEM NO.: 5 (Co LE NO.: S-1778 The request also includes a variance from Section 31-2 to allow the creation of pipe stem lot inconsistent with typical standards established by the Ordinance. Section 31-2 — Definitions, defines a pipe stem lot as follows: Lot, pipe stem means 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 is being proposed with a 20-foot width at the street (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 703.58-feet (3) the minimum width of the lot body shall be sixty (60) feet — the width of the body of the lot is 329.4-feet (4) the minimum lot area shall be ten thousand (10,000) square feet — the minimum lot area is 151,474 square feet or 3.48-acres. B. EXISTING CONDITIONS: The property sits adjacent to the City limits of Little Rock along the west side of Pride Valley Road. There is undeveloped 0-2, Office and Institutional zoned property to the north of this site and there are single-family homes located on 5± acre parcels located to the west of this site within the Chenal West Estates Subdivision. Across Pride Valley Road there are single-family homes located on one (1) to two (2) acre parcels within the Iris Subdivision. C. NEIGHBORHOOD COMMENTS, All abutting property owners were notified of the public hearing. There is not an active neighborhood association located within this area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Pride Valley Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Outside the service boundary. Entergy: Entergy does not object to this proposal. A single phase power line exists along Pride Valley Road in the vicinity of this proposed lot. There do not appear to be any existing conflicts with Entergy facilities on this property. 2 August 11, 2016 SUBDIVISION NO.: 5 (Cont. FILE NO.: S-1778 Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Center oint Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: 1. No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: 1. Provide a bill of assurance. 2. Show state plan coordinates for two lot property corners. 3. Show total acreage in plat legal description. 4. Show distances to second corner. Show state plane coordinates for both section corners. 5. Provide Health Department approval for new septic system for the undeveloped lot. 6. Pay $10.00 review fee. 7. Add notes to plat stating that rear setback for both lots is 25-feet minimum and side yard setbacks to be 8-feet. 8. Obtain driveway permits from Pulaski County for all new driveways off Pride Valley Road. 9. Remove certificate of recording. Rock Region Metro: Location is not currently served by METRO. We have no comments regarding this plat. F. ISSUES/TECHN ICAUDESIGN: Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings requires foundations meet the following Sections of the Code. If the foundation cannot be verified by the building official at the time of 3 August 11, 2016 SUBDIVISION ITEM NO. 5 Cont. FILE NO.: S-1778 the footing inspection the building official may require verification the foundation meets the required elevation by a licensed engineer. R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved drainage device a minimum of 12-inches (305 mm) plus two (2) percent. R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are permitted, subject to the approval of the building official. The building official is permitted to require an investigation and recommendation of a qualified engineer to demonstrate that the intent of this Section has been satisfied. Such an investigation shall include consideration of materials, height of slope, slope gradient, load intensity and erosion characteristics of slope material. Please address any questions to the building inspectors at 501,371.4833 or 501.371.4834. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016) The applicant was not present. Staff stated there were few outstanding technical issues associated with the request. Staff stated they would work with the applicant to address any outstanding technical issues associated with the request. 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 associated with the request in need of addressing related to the proposed preliminary plat. The request is to allow the creation of two (2) residential lots from a 5.5-acre parcel located at 16604 Pride Valley Road. The property currently contains a house on the front portion of the property along Pride Valley Road (proposed Lot 2). The applicant is proposing to sell the home and two (2) acres and retain the rear 3.5-acres for construction of a new single-family home (proposed Lot 1). The request includes the creation of a pipe stem lot to serve Lot 1. Section 31-232(f) states pipe stem lots shall be prohibited in residential subdivisions. The applicant is seeking a variance from this section to allow the creation of a pipe stem lot. The lot is approximately 700-feet deep and has 300-feet of 0 August 11, 2016 SUBDIVISION ITEM NO.: 5 Cont.) FILE NO.: S-1778 frontage along Pride Valley Road. A pipe stem 20-feet in width along Pride Valley Road is proposed creating the pipe stem and is placed along the northern boundary of the existing parcel. The request also includes a variance from Section 31-2 to allow the creation of the pipe stem lot inconsistent with typical standards established by the Ordinance. Section 31-2 — Definitions, defines a pipe stem lot as follows: Lot, pipe stem means 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 lot is being proposed with a 20-foot width at the street • 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 703.58-feet • the minimum width of the lot body shall be sixty (60) feet — the width of the body of the lot is 329.4-feet • the minimum lot area shall be ten thousand (10,000) square feet — the minimum lot area is 151,474 square feet or 3.48-acres. The property is located just outside the City limits of Little Rock within the City's Extraterritorial Planning Jurisdiction. The applicant is seeking plat approval to allow the creation of a second lot from this 5+ acre property which would allow the construction of a new single-family home of the property. Since the property is located outside the City limits of Little Rock the applicant will be required to provide proper septic certification for the existing home as well as the new home prior to the County issuing a 911 address for the new lot and the signing of the final plat for recording. Staff is supportive of the applicant's request. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff does not feel the creation of the plat with variances will have any adverse impact on the newly created lots or on the area around the proposed plat. The property to the north is zoned 0-2, Office and Institutional and the property to the south and west are homes developed on larger lots somewhat similar to the lots proposed by the applicant. 61 August 11, 2016 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.. S-1778 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 to allow the creation of a pipe stem lot and Section 31-2 to allow a variance in the design standard of the pipe stem lot. PLANNING COMMISSION ACTION: (AUGUST 11, 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 31-232 to allow the creation of a pipe stem lot and Section 31-2 to allow a variance in the design standard of the pipe stem lot. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. L taCity of Little Rock Department of Planning and Development Planning 723 West Markham Street Zoning and Uttle Rock, Arkansas 72201-1334 Subdivision Phone: (501) 371-4790 Fax: (501) 399-3435 or 371-6863 August 12, 2016 James and Linda Miles 16300 Nation Street Little Rock, AR 72223 Re: S-1778 - Lots 1 and 2 Miles Addition Preliminary Plat, located at 16604 Pride Valley Road Dear Sirs: This is to advise you that in connection with your request concerning the above referenced file number the following action was taken by the Planning Commission at its meeting on August 11, 2016: x Approved with conditions. Recommended approval with conditions. Recommended approval as submitted. Denied your request as submitted. Deferred to the Meeting. Other: If you have any questions please do not hesitate to contact me at 371-6821, Respectfully, Donna James, AICP Subdivision Administrator ITEM NO.: 5. S-1778 NAME: Lots 1 and 2 Miles Addition Preliminary Plat LOCATION: located at 16604 Pride Valley Road 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 July 27, 2016. The Office of Planning and Development must receive the proof of notice no later than August 5, 2016. 2. Addresses will not be assigned and the final plat will not be executed until the septic approval/perk test for the lots has been provided. 3. Provide a letter from the area volunteer fire department indicating their knowledge of the project and their ability to serve the existing and proposed new development. VarianceMaivers: A variance from Section 31-232 to allow the creation of a pipe stem lot and 31-2 to allow a variance in the design standard of the pipe stem lot. Public Works Conditions: 1. Pride Valley Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. Utilities and Fire Department/County Planning: Little Rock Wastewater: Outside the service boundary. Entergy: Entergy does not object to this proposal. A single phase power line exists along Pride Valley Road in the vicinity of this proposed lot. There do not appear to be any existing conflicts with Entergy facilities on this property. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. ITEM NO.: 5. S-1778 Parks and Recreation: No comment received. Count Planning: 1. Provide a bill of assurance. 2. Show state plan coordinates for two lot property corners. 3. Show total acreage in plat legal description. 4. Show distances to second corner. Show state plane coordinates for both section corners. 5. Provide Health Department approval for new septic system for the undeveloped lot. 6. Pay $10.00 review fee. 7. Add notes to plat stating that rear setback for both lots is 25-feet minimum and side yard setbacks to be 8-feet. 8. Obtain driveway permits from Pulaski County for all new driveways off Pride Valley Road. 9. Remove certificate of recording. Rock Region Metro: Location is not currently served by METRO. We have no comments regarding this plat. Buildin 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, July 27, 2016.