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HomeMy WebLinkAboutS-1786 Staff AnalysisITEM NO.: 3. S-1786 NAME: Greenwood Addition Preliminary Plat LOCATION: located in the 16400 Block of Crystal Valley Road 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 March 1, 2017. The Office of Planning and Development must receive the proof of notice no later than March 10, 2017. 2. Provide a no right of vehicular access easement along the eastern perimeter or provide an agreement with the adjacent property owner to use Lovia Lane as access to the new lots. 3. Remove the certificate of recording from the proposed plat. 4. Provide septic approval from the appropriate County agency. 5. Provide approval from the area Volunteer Fire Department indicating their knowledge of the proposed lots and their ability to serve the new lots. 6. Provide the proposed building lines for Lots 2 and 3. Variance/Waivers: A variance from Section 31-231 to allow the creation of lots without public street frontage. Public Works Conditions: 1. Crystal Valley Road 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 Crystal Valley Road with the planned development. A 6 foot paved shoulder should be constructed on Crystal Valley Road adjacent to the subject property. 3. The access easement should be constructed with a concrete apron at Crystal Valley Road per City Ordinance. Utilities and Fire Department/County Planning: Little Rock Wastewater: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. An existing three phase power line exists along the north side of Crystal Valley Road and a single phase line exists along the east side of Lovia Lane bordering this property. There do not appear to be any existing conflicts. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this property is developed. ITEM NO.: 3. S-1786 Ccnterpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Fire Department: 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. 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). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: 1. Provide the bill of assurance. 2. Show State Plane Coordinates for two lot property corners. 3. Show distances to second section corner. Show State Plan Coordinates for both section corners. 4. Provide Health Department approval for all three (3) lots. 5. Pay $10.00 review fee. 6. Add note to plat and bill of assurance stating the rear setback for all lots is a 25-foot minimum and side yard setbacks to be a minimum of 8-feet. 7. Obtain driveway permits from Pulaski County for all new driveways off Crystal Valley Road. 8. Remove the certificate of recording from the plat. Rock Region Metro: Location is not currently served by METRO. We have no objections to the replat of two residential lots. 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, March 1, 2017. June 8, 2017 ITEM NO.: A FILE NO.: 5-1786 NAME: Greenwood Addition Preliminary Plat LOCATION: Located in the 16400 Block of Crystal Valley Road DEVELOPER: Daniel Greenwood 7401 Grade Drive Little Rock, AR 72210 ENGINEER: Ed Lofton 15415 Oakcrest Lane Little Rock, AR 72206 AREA: 4.97 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF WARD. N/A PLANNING DISTRICT: 17 — Crystal Valley CENSUS TRACT: 42.21 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of lots without public street frontage. A. PROPOSALIREQUEST/APPLICANT'S STATEMENT: The applicant is requesting preliminary plat approval to allow the creation of three (3) residential lots from this existing 4.97-acre tract. The lots are proposed containing 1-acre up to 2.17-acres. Lot 1 is located along Crystal Valley Road and is indicated with a depth of 285-feet and a width of 330-feet. The total acreage for Lot 1 is 2.17-acres. Lot 2 is indicated containing 1-acre. The lot is proposed 131-feet deep by 300-feet wide. Lot 3 is indicated with a lot width of 330-feet and a lot depth of 237-feet containing 1.8-acres. The lots are proposed with an access and utility easement 20-feet wide along the western boundary of the lots. The development of the lots as proposed will require a variance from Section 31-231. The ordinance states lots are to abut a public street except where private streets are explicitly approved by the Planning Commission. June 8, 2017 SUBDIVISION ITEM NO.: A Cont. FILE NO.: 5-1786 B. EXISTING CONDITIONS: The site is located on Crystal Valley Road, outside the City limits of Little Rock but within the City's Extraterritorial Planning Jurisdiction. The area is predominately single-family homes located on acreage. Most of the homes in the area are site built homes but there are also manufactured homes located in the general area. There is a PCD zoned property located to the northwest of this site. The property was zoned as a part of the City's Extraterritorial Planning but is currently not being used as a commercial use. Crystal Valley Road is developed with a rural design standard with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: All abutting property owners along with the Crystal Valley Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Crystal Valley Road 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 Crystal Valley Road with the planned development. A 6 foot paved shoulder should be constructed on Crystal Valley Road adjacent to the subject property. 3. The access easement should be constructed with a concrete apron at Crystal Valley Road per City Ordinance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Outside the service boundary. No comment. Entergy. Entergy does not object to this proposal. An existing three phase power line exists along the north side of Crystal Valley Road and a single phase line exists along the east side of Lovia Lane bordering this property. There do not appear to be any existing conflicts. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this property is developed. Centerpoint Energy: No comment received. 2 June 8, 2017 SUBDIVISION ITEM NO.: A (Cont.) _ FILE NO.: S-1786 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. 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. 4. 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. 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. 6. 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. 7. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department, 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. 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). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. 3 June 8, 2017 SUBDIVISION ITEM NO.: A Cont. FILE NO.: S-1786 County Planning: 1. Provide the bill of assurance. 2. Show State Plane Coordinates for two lot property corners. 3. Show distances to second section corner. Show State Plan Coordinates for both section corners. 4. Provide Health Department approval for all three (3) lots. 5. Pay $10.00 review fee. 6. Add note to plat and bill of assurance stating the rear setback for all lots is a 25-foot minimum and side yard setbacks to be a minimum of 8-feet. 7. Obtain driveway permits from Pulaski County for all new driveways off Crystal Valley Road. 8. Remove the certificate of recording from the plat. Rock Region Metre: Location is not currently served by METRO. We have no objections to the replat of three residential lots. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) Mr. Ed Lofton was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff stated Lovia Lane was a private access easement and unless the applicant had permission from the property owner to use Lovia Lane as access to the new lots access was to be taken from a different access point. Public Works comments were addressed. Staff stated right of way dedication to Crystal Valley Road was required to meet the City's Master Street Plan. Staff stated a dedication of 45-feet from centerline was required. Staff stated the access easement driveway at Crystal Valley Road should be constructed with a concrete apron. M June 8, 2017 SUBDIVISION ITEM NO_: A (Cont.) FILE NO.: S-1786 Staff requested the applicant contact the area Volunteer Fire Department concerning the proposed platting of the three (3) lots. Staff also requested the applicant provide a letter from the fire department concerning the need for the placement of fire hydrants. 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. H. ANALYSIS: The applicant provided a revised plat to staff addressing most of the technical issues associated with the proposed request. The plat indicates the right of way dedication of 45-feet from centerline along Crystal Valley Road will be provided. The applicant has also indicated access to the lots will be taken from a point other than Lovia Lane. The area volunteer fire department does not have concerns with the platting of the lots as proposed. It does not appear there is a need for an additional fire hydrant. The request is for preliminary plat approval to allow the creation of three (3) residential lots from an existing 4.97-acre tract. The lots are proposed containing 1-acre up to 2.17-acres. Lot 1 is located along Crystal Valley Road with a total acreage for Lot 1 of 2.17-acres. Lot 2 is indicated containing 1-acre. Lot 3 is indicated containing 1.8-acres. The lots are located outside the City limits of Little Rock and will not be provided with sewer service from the City. The Subdivision Ordinance (Section 31-400) states for residential lots or development tracts not served by a public or community sanitary sewerage system whose disposal is approved by the state department of pollution control and ecology, the subdivider shall submit documentation with submission of the preliminary plat that the state department of health, or its delegated authority, will approve septic tank installations, or other individual wastewater disposal methods for service to the subdivision proposed to be platted. The applicant has provided a letter indicating based on a soils suitability test the three (3) lots will support a subsurface septic system. Upon approval of the preliminary plat and prior to the issuance of a 911 address by the County the applicant must provide the septic tank permit approval from the Arkansas Department of Health. The lots are proposed with an access and utility easement 20-feet wide along the western boundary of the lots. The development of the lots as proposed will require a variance from Section 31-231. The ordinance states lots are to abut a N.1 June 8, 2017 SUBDIVISION ITEM NO.: A (Cont) FILE NO.: S-1786 public street except where private streets are explicitly approved by the Planning Commission. Staff is supportive of the applicant's request to allow the platting of the lots as proposed. The site is located outside the City limits of Little Rock but within the City's Extraterritorial Planning Jurisdiction. The lots are indicated with adequate area to meet the typical setbacks of the R-2, Single-family zoning district. The applicant has provided a letter from a Certified Design Professional approved by the Arkansas Department of Health concerning the proposed wastewater treatment, septic systems, for the future homes and indicating the lots as proposed are adequate to support septic systems. To staffs knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the plat as proposed is appropriate. 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. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There was one (1) registered objector present. Staff presented the item stating the applicant had submitted a request dated March 8, 2017, requesting deferral of this item to the April 27, 2017, public hearing. Staff stated they were supportive of the deferral request. 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. STAFF UPDATE The applicant is working with the adjacent property owner to secure an access agreement to allow the three (3) proposed lots to take access to Lovia Lane. If the agreement is reached staff recommends the applicant provide a preliminary plat which indicates access from Lovia Lane. Should an agreement not be reached staff continues to recommend the applicant take access to the proposed lots from a point other than Lovia Lane. A June 8, 2017 SUBDIVISION ITEM NO.: A (Coat.) FILE NO.: 5_1786 PLANNING COMMISSION ACTION: (APRIL 27, 2017) The applicant was present. There was one (1) registered objector present. Staff presented the item with a recommendation of approval of the request. Staff stated the item was previously deferred to allow the property owners on each side of Lovia Lane to determine access rights to Lovia Lane. Staff stated the City was no longer concerned with access for this development. Staff presented a recommendation of approval of the request to allow the creation of the three (3) lot plat as proposed. Staff's recommendation included 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 Lots 2 and 3 to develop as lots without public street frontage. Mr. Danny Greenwood addressed the Commission on the merits of his request. He stated he would allow the opposition to speak and then address their concerns. Mr. Robert Cochran addressed the Commission stating his concern was with the use of the western side of the Greenwood property as access to the new lots. He stated if access was proposed from the eastern side then he was not opposed to the request. He stated his concern was screening, the place of vegetation and access to the new lots along the western side of the property. He stated staff presented the item stating access was from the east which addressed his concerns. Mr. Greenwood stated he was requesting the allowance of access along the western perimeter. He stated the desire was to take access from the east side, Lovia Lane, but if an agreement could not be reached he wanted the flexibility to allow access along the west. Mr. Ed Lofton, the project engineer stated the access was a 30-foot access and utility easement along the western side of the property. He stated this would allow for adequate access and for the utilities to serve the rear lots with sufficient area to extend the required utility services. Commissioner Laha stated he felt the 30-foot indicated was not sufficient to meet the needs of the utilities. He stated he felt the easement should be 25-feet for each lot. There was a general discussion by the Commission concerning the request and the location of utilities. The Commission also questioned if the applicant would use the western side of the property for access. Mr. Greenwood stated he desired to use his property in the manner that best served his family's needs. The Commission questioned Mr. Greenwood if he desired a deferral to allow him time to determine the location of the utilities and if the western driveway was required. 7 June 8, 2017 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1786 Mr. Greenwood requested a deferral of the item. The Chair entertained a motion for approval of the deferral request to the June 8, 2017, public hearing. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. AFF UPDATE: The applicant has review the need for easements with the various utility companies and they have indicated the desire for a 30-foot utility easement along the western boundary of this property. Staff continues to support the request and the requested variance to allow the creation of lots without public street frontage. PLANNING COMMISSION ACTION: (JUNE 8, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had contacted the various utility companies and they had indicated the desire for a 30-foot utility easement on the western boundary. Staff stated all access would be taken via an access easement along the eastern boundary. Staff stated there were no remaining outstanding technical issues associated with the request. There was no further discussion. A motion was made to approve the request as recommended by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. A