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HomeMy WebLinkAboutS-1787 Staff AnalysisITEM NO 2. NAME: Quick's Lake Place Preliminary Plat S-1787 LOCATION: located on the Northwest corner of Simpson Lane and Stewart Road Plannina 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 April 12, 2017. The Office of Planning and Development must receive the proof of notice no later than April 21, 2017. 2. Complete the information sheet and variance request form for the application request. 3. Provide the bill of assurance for the proposed subdivision. 4. Stewart Road is classified on the Master Street Plan as a Minor Arterial street. The required platted building line for the Minor Arterial street classification is 35-feet. Simpson Lane is a Residential street classification. The 25-foot building line indicated is adequate. 5. Provide a note on the plat stating all remaining setbacks will comply with the R-2, Single- family zoning district. 6. Provide the County Approval Certification on the proposed plat. 7. There is a 4.88-tract remaining which should be included in the plat or the area should be over 5-acres to comply with City Ordinance standards, the County ordinance requires lots to be in excess of 10-acres. The 14.33-acre tract is acceptable to remain as unplatted. 8. Provide a note on the plat indicating the remaining setbacks will comply with the R-2, Single-family zoning district. 9. Provide a letter from the area volunteer fire department indicating their knowledge of the project and their ability to serve the new lots as proposed. Variance/Waivers: A variance from Section 31-232 to allow an increased depth to width ratio for Lot 3. Public Works Conditions: 1. Stewart 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. What is the status of Simpson Lane (public right-of-way/private easement)? If a public right-of-way, Simpson Lane is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of Stewart Road and Simpson Lane depending on the status of Simpson Lane. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Stewart Road including 5-foot sidewalks with the planned development. 5. A 6-foot-wide paved shoulder should be provided on Stewart Road adjacent to the subject property. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Simpson Lane ITEM NO.: 2. S-1787 including 5-foot sidewalks with the planned development. This conditions depends on the status of Simpson Lane. 6. All driveways shall be concrete aprons per City Ordinance. 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or the property owner's association. 8. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50-feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of driveway with Stewart Road. 9. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. A sight distance of at least 445 feet as shown in Exhibit 9-55 should be provided. Utilities and Fire Department/County Planning: Little Rock Wastewater: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. An overhead three-phase power line exists along the south side of Stewart Road at this location. There do not appear to be any conflicts with existing Entergy facilities. 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: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: 1. Maintain Access. 2. 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. ITEM NO.: 2. S-1787 3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 4. 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. 5. 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: Provide letter and engineering certification for the new driveway stating that intersection will have a safe sight distance and meet AASHTO sight distance requirements. 1. Provide bill of assurance for review. 2. Provide state plan coordinates for two (2) lot corners. 3. Show distance to second section or quarter section corner and provide state plane coordinates for both. 4. Label all property corner pins. 5. Provide Pulaski County Certification of Final Plat approval. 6. Provide Health Department approval all undeveloped lots. 7. Provide a copy of the plat in Autocad format. 8. Adjust easement once right of way is dedicated for Stewart Road. 9. Dedicate right of way as required to equal 45-feet (one half of a minor arterial) west from the Stewart Road centerline. Label the Stewart Road centerline. 10. Pay $10.00 review fee. 11.Adjust the building line once the right of way for Stewart Road. 12.Add note to plat and bill of assurance stating the rear setback for both lots is 25-feet minimum and side yard setback is to be a minimum of eight (8) feet. 13.Obtain driveway permits from Pulaski County Road and Bridge for all new driveways off Stewart Road. 14. The 4.88-acre tract to the north of Lot 1 needs to be included as a lot in this plat as it differs from its original configuration and is less than 10-acres. The 4.88-acre tract may also be combined with the 14.33-acre tract Mr. Barnes owns to the west and shown as a separate tract on this plat and therefore would not need to be platted as a lot. 15. Pulaski County Road and Bridge requires a site distance certification for the driveway location prior to approval of the plat. Contact Daniel Phillips at 501.340.6800 for further information. ITEM NO.: 2. S-1787 Rock Region Metro: Building Code: No comment. Plannina 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, April 12, 2017. April 27, 2017 ITEM NO.: 2 NAME: Quick's Lake Place Preliminary Plat FILE NO.: S-1787 LOCATION: Located on the Northwest corner of Simpson Lane and Stewart Road DEVELOPER: George W. Barnes III P.O. Box 241541 Little Rock, AR 72223 ENGINEER: Marlar Engineering Company, Inc. 5318 John F. Kennedy Boulevard North Little Rock, AR 72116 AREA: 10.0 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF WARD. N/A PLANNING DISTRICT: 21 — Burlingame Valley CENSUS TRACT: 42.07 CURRENT ZONING: VARIANCEAVAIVERS: to width ratio for Lot 3. R-2, Single-family A variance from Section 31-232 to allow an increased depth A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting preliminary plat approval to allow the creation of three (3) lots out of an existing 10-acre parcel. The property is located at the Northwest corner of Simpson Lane and Stewart Road. The property is located outside the City limits of Little Rock but within the City's Extraterritorial Planning Jurisdiction. Within this Planning Jurisdiction the City enforces the Subdivision and Zoning ordinances. There is an existing pond located on the property which each of the homes will have a common lot line and ownership. B. EXISTING CONDITIONS: The site is a tree covered site with a pond located within the interior of the lot. Stewart Road is a two (2) lane County Road with open ditches for drainage. Simpson Lane is a narrow private gravel drive also with open ditches for drainage. There are no sidewalks in place in the area. April 27, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) C. NEIGHBORHOOD COMMENTS: FILE NO.: S-1787 All abutting property owners along with the Citizens of West Pulaski County Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stewart 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. What is the status of Simpson Lane (public right-of-way/private easement)? If a public right-of-way, Simpson Lane is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of Stewart Road and Simpson Lane depending on the status of Simpson Lane. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Stewart Road including 5-foot sidewalks with the planned development. A 6-foot-wide paved shoulder should be provided on Stewart Road adjacent to the subject property. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Simpson Lane including 5-foot sidewalks with the planned development. This conditions depends on the status of Simpson Lane. 6. All driveways shall be concrete aprons per City Ordinance. 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or the property owner's association. 8. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50-feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of driveway with Stewart Road. 9. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. A sight distance of at least 445 feet as shown in Exhibit 9-55 should be provided. 2 April 27, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1787 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 overhead three-phase power line exists along the south side of Stewart Road at this location. There do not appear to be any conflicts with existing Entergy facilities. 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: 1. 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. 2. No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: 1. Maintain Access. 2. 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. 3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 4. 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. IQ April 27, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1787 5. 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- Provide letter and engineering certification for the new driveway stating that intersection will have a -safe sight distance and meet AASHTO sight distance requirements. 1. Provide bill of assurance for review. 2. Provide state plan coordinates for two (2) lot corners. 3. Show distance to second section or quarter section corner and provide state plane coordinates for both. 4. Label all property corner pins. 5. Provide Pulaski County Certification of Final Plat approval. 6. Provide Health Department approval all undeveloped lots. 7. Provide a copy of the plat in Autocad format. 8. Adjust easement once right of way is dedicated for Stewart Road. 9. Dedicate right of way as required to equal 45-feet (one half of a minor arterial) west from the Stewart Road centerline. Label the Stewart Road centerline. 10. Pay $10.00 review fee. 11. Adjust the building line once the right of way for Stewart Road. 12. Add note to plat and bill of assurance stating the rear setback for both lots is 25-feet minimum and side yard setback is to be a minimum of eight (8) feet. 13. Obtain driveway permits from Pulaski County Road and Bridge for all new driveways off Stewart Road. 14. The 4.88-acre tract to the north of Lot 1 needs to be included as a lot in this plat as it differs from its original configuration and is less than 10-acres. The 4.88-acre tract may also be combined with the 14.33-acre tract Mr. Barnes owns to the west and shown as a separate tract on this plat and therefore would not need to be platted as a lot. M April 27, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1787 15. Pulaski County Road and Bridge requires a site distance certification for the driveway location prior to approval of the plat. Contact Daniel Phillips at 501.340.6800 for further information. Rock Region Metro: The site is not located on a Rock Region Metro bus route. F. ISSU ESITECH N I CAUDES IGN : Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017) The applicant was present. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff stated the request was a three (3) lot plat of property located within the City's Extraterritorial Planning Jurisdiction. Staff requested the 4.88-acre parcel be included within the current plat request or be incorporated into the 14-acres owned by the seller located to the west of this site. Staff stated the platted building lines along an arterial were to be 35-feet. Staff requested a note be provided on the plat stating the side and rear setbacks would comply to the R-2, Single-family zoning district. Public Works comments were addressed. Staff stated a dedication of right of way along Stewart Road was required to meet the Master Street Plan. Staff stated with the final platting improvements to Stewart Road and Simpson Lane were required. Mr. Quick questioned if the County denied the installation of the requested paved shoulder if staff would allow the platting without the installation of the pavement. Staff stated the road was controlled by the County and if the County denied the improvements then the City would not require the pavement to be completed. Staff noted the comments from Pulaski County Planning and requested the applicant contact them directly for clarification. Staff stated all resubmittals should include Pulaski County Planning along with the City of Little Rock. 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 April 27, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) H. ANALYSIS: FILE NO.: S-1787 The applicant submitted a revised plat to staff addressing most of the technical issues associated with the request. The applicant is requesting preliminary plat approval to allow the creation of three (3) residential lots from an existing 10-acre parcel. The remaining 4.88-acre parcel located to the north of this parcel will be incorporated into the remaining acreage as a tract owned by the seller of this property. The property is located at the Northwest intersection of Simpson Lane and Stewart Road. The property is located outside the City limits of Little Rock but within the City's Extraterritorial Planning Jurisdiction. The lots are proposed 3.3-acres each. The lots are indicated with a common access drive extending from Stewart Road running parallel to Stewart Road to limit the number of driveway cuts and to allow for better sight distance for the drives. The plan has included a 35-foot patted building line along Stewart Road and a 25-foot platted building line along Simpson Lane, a private access easement. There is an existing pond located on the property which each of the homes will have a common lot line and ownership. Public Works staff has noted in their comments a 6-foot paved shoulder is to be constructed along Stewart Road for the frontage of the property. Pulaski County Planning does not feel the 6-foot paved shoulder is necessary and has requested this improvement not be put in place. Staff is agreeable to the request. Public Works staff questioned the status of Simpson Lane. It has been determined Simpson Lane is a unimproved private access easement which is not maintained by the County therefore no dedication or street improvements are required for Simpson Lane. The request includes a variance from Section 31-232 to allow an increased lot depth to width ratio for Lot 3. The Subdivision Ordinance states no residential lot shall be more than three (3) times as deep as it is wide, except lots approved under paragraph (g) or zero lot line lots in the R-2, Single-family R-3, Single- family, Planned Residential Development (PRD) and Planned Development Residential (PD-R) zoning districts. The ordinance states no lot except lots designated for townhouse use shall average less than one hundred (100) feet in depth. The lot width is to be measured at the building line except in the case of a lot abutting a cul-de-sac where the average width of the lot is to be used. The lot is indicated with a depth of 740-feet and a lot width at the building line of 200-feet. 0 April 27, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1787 The applicant is proposing the use of septic tanks for wastewater disposal. The applicant has provided documentation stating there is sufficient area to allow the placement of the septic tanks to treat the wastewater. EarthTech, has issued a letter stating soil pits were excavated using a backhoe and were examined on the three (3) proposed lots as shown on the plat. According to EarthTech the soil observations indicate the soils on each proposed lot were suitable and meet the Arkansas Department of Health's requirements for an onsite wastewater system. Staff is supportive of the applicant's request. To staffs knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the proposal to allow the platting of three (3) lots to allow new homes to be constructed on the lots is appropriate. STAFF RECOMMENDATION: Staff recommends approval of the requests 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 an increased lot depth to width ratio for Lot 3. PLANNING COMMISSION ACTION_ (APRIL 27, 2017) 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 an increased lot depth to width ratio for lot. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. 7