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HomeMy WebLinkAboutS-1799-A Staff AnalysisSUBDIVISION COMMITTEE COMMENTS AUGUST 7, 2019 ITEM NO.:14. SNEED ADDITION STREET IMPROVEMENT WAIVER (S-1799) Planning Staff Comments: 1. Provide notification of the (abutting property owners/property owners within 200-feet of the site) including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 14, 2019. The Office of Planning and Development must receive the proof of notice no later than August 23, 2019. Variance/Waivers: a Waiver of requirement to build a 6' wide shoulder on Crystal Valley Road. Public Works: Utilities and Fire Department/County Planning: Little Rock Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Entergy: No comments. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No comments. Fire Department: No comments. Building Codes: No comments. County Planning: No comments. ITEM NO.: 14. CON'T S-1799 Rock Region METRO: No comments. Planning Division: No comments. Landscape: No comments Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday, August 14, 2019. Required notice are to be sent via certified mail no later than Wednesday, August 14, 2019. The City provided notices form must be used. Proof of notices is to be provided to staff no later than August 23, 2019. August 29, 2019 ITEM NO.: 14 NAME: Sneed Addition Street Improvement Waiver LOCATION: North side of the 16,600 Block of Crystal Valley Road DEVELOPER: LaTaunya Sneed 19 Mystery Cove Little Rock, AR 72209 Andrea Doucette 7415 Dehlia Drive Little Rock, AR 72209 OWNER/AUTHORIZED AGENT: Benny and LaTaunya Sneed Kyron and Andrea Doucette SURVEYOR/ENGINEER: Tyler Group 240 Skyline Drive, Suite 3000 Conway, AR 72032 AREA: 5 acres NUMBER OF LOTS: 2 WARD: N/A PLANNING DISTRICT: 17 CURRENT ZONING: R-2, single family FILE NO.: S-1799-A FT. NEW STREET: 0 LF CENSUS TRACT: 42.21 VARIANCENVAIVERS- A waiver of the requirement to construct a six (6) foot wide shoulder on the Crystal Valley Road frontage. BACKGROUND: On October 12, 2017, the Planning Commission approved a two -lot preliminary plat to subdivide this 5-acre parcel into two (2) single family lots. A variance from Section 31 -231 was approved to allow the creation of Lot 2 as a lot without public street frontage. August 29, 2019 SUBDIVISION NO.: 14 (Cont.) FILE NO.: S-1799-A Lot 2 will be provided access via a 40-foot wide access and utility easement across the western perimeter of Lot 1, from Crystal Valley Road. Crystal Valley Road is classified on the Master Street Plan as a minor arterial and a dedication of right-of-way to 45 feet from centerline was required. Lot 1 abuts the arterial which requires a 35-foot platted building line. Lot 2 will have a 25-foot platted building line from the common lot line between Lots 1 and 2. The property is located outside of the City limits and will not be provided City sewer service. The applicants provided a letter indicating, based on a soils suitability test, the two 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 applicants must provide the septic system permit approval from the Arkansas Department of health. The applicants were not required to complete full half -street improvements. Staff recommended and the planning commission approved a requirement that a 6-foot wide paved shoulder be constructed on Crystal Valley Road adjacent to the subject property. I11 PROPOSAL/REQUEST!APPLICANT'S STATEMENT* The applicants are requesting a waiver of the requirement to install a six-foot paved shoulder along the Crystal Valley Road frontage of the plat. They have submitted the following in support of their request: As a condition of the Sneed Addition plat approval Public Works staff indicated, a six foot paved shoulder along Crystal Valley Road should be constructed with the development of the proposed lots. At the time of preliminary plat approval Pulaski County had taken the stand they did not want additional paving to be provided with the development of small residential plats such as the Sneed Addition due to inconsistencies in paving widths and the County being responsible for the future maintenance of the additional paving. We understand the County has since changed their requirement for street improvements but we would like consideration of our request for allowing the platting of these two residential lots without the paved shoulder being install due to the following: Public Works staff did not indicate the improvements were a requirement at the time of preliminary plat approval, only that the improvements should be installed. Crystal Valley Road is a rural road with a traffic count of less than 5,000 vehicles per day near the Stagecoach Road intersection and 2,000 vehicles per day near the Lawson Road intersection. • The County Road plan states shoulders are to be paved a minimum of four feet when they are designated to accommodate bicycle travel and where motor vehicle speeds exceed 50 mph. The roadway is signed for 2 August 29, 2019 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: S-1799-A 45 mph speeds. Crystal Valley Road is not indicated on the City or County Master Bike Plan as a Bikeway, which would require additional paving to allow for separation of vehicle and bicycle traffic. 15 A three lot plat was approved by the Planning Commission on June 8, 2017 for Greenwood Addition located immediately to the east of this proposed subdivision and the final plat was recorded also in June 2017. Two homes have been constructed with the third home currently under design. The plat was recorded without the installation of the paved shoulder as requested by Public Works staff. Both the City and County allowed the recording of the final platting without the paved shoulder being installed. • There have been a number of final plats recorded in this area - Davis Single-family Lot Split in 2005, Callaghan Creek Subdivision in 2006, Sims Addition in 2013, and there has been property, which has sold without a request for preliminary or final plat approval from the City or County. One being the property immediately to the west of this site. The original parcel appears to have contained nine acres and the parcel was sold to two property owners each receiving 4.5-acres. In our opinion to install the paved shoulder at this location would be of no benefit to the traveling motorist due to the fact additional paving adjacent to this site is very unlikely. The homes in the Greenwood Addition are newly constructed homes built in 2018 and the homes located to the west of this site were constructed in 2014. In addition, there is only one five -acre parcel located along this stretch of Crystal Valley Road, which has not been subdivided or requested for subdivision into smaller lots, 7101 Lovia Lane. Adjacent to the Lovia Lane parcel is the Plantation Acres Subdivision, which is also unlikely to redevelop anytime in the near future. B. EXISTING CONDITIONS: The property is located outside the City limits but within the City's Extraterritorial Jurisdiction. The site is wooded. The area around the site is rural in nature -and characterized by single family homes on larger lots and tracts. Crystal Valley Road is a county road with no curb, gutter or sidewalk and open ditches for drainage. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of abutting properties, SWLRUP and the Mt. Zion-Hardscrabble Neighborhood Association. 3 August 29, 2019 SUBDIVISION 14 (Cont. D. ANALYSIS: FILE NO.: S-1799-A Due to the small scale of this proposed plat and the lack of any real impact on the abutting street and traffic as well as the nature of surrounding development and the existing condition of Crystal Valley Road in the area, staff is supportive of the requested waiver. Neither County Planning nor Little Rock Public Works object to the requested waiver. E. STAFF RECOMMENDATION Staff recommends approval of the requested waiver of the requirement to construct a paved shoulder on Crystal Valley Road in conjunction with the Sneed Addition two -lot plat, S-1799. PLANNING COMMISSION ACTION: (AUGUST 29, 2019) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 8 ayes, 0 noes, 2 absent and 1 open position. 4 August 29, 2019 ITEM NO.: NAME: Sneed Addition Street Improvement Waiver LOCATION: North side of the 16,600 Block of Crystal Valley Road DEVELOPE LaTaunya Sneed 19 Mystery Cove Little Rock, AR 72209 Andrea Doucette 7415 Dehlia Drive Little Rock, AR 72209 OWNER/AUTHORIZED AGENT. Benny and LaTaunya Sneed Kyron and Andrea Doucette RVEYOR/ENGINEER: Tyler Group 240 Skyline Drive, Suite 3000 Conway, AR 72032 AREA: 5 acres CURRENT ZONING NUMBER OF LOTS: 2 PLANNING DISTRICT: 17 R-2, single family FILE NO.: S-1799-A FT. NEW STREET: 0 LF CENSUS TRACT: 42.21 VARIANCE/WAIVERS: A waiver of the requirement to construct a six (6) foot wide shoulder on the Crystal Valley Road frontage. BACKGROUND: On October 12, 2017, the Planning Commission approved a two -lot preliminary plat to subdivide this 5-acre parcel into two (2) single family lots. A variance from Section 31-231 was approved to allow the creation of Lot 2 as a lot without public street frontage. August 29, 2019 SUBDIVISION ITEM NO.: 14(Con t.l FILE NO.: S-1799-A Lot 2 will be provided access via a 40-foot wide access and utility easement across the western perimeter of Lot 1, from Crystal Valley Road. Crystal Valley Road is classified on the Master Street Plan as a minor arterial and a dedication of right-of-way to 45 feet from centerline was required. Lot 1 abuts the arterial which requires a 35-foot platted building line. Lot 2 will have a 25-foot platted building line from the common lot line between Lots 1 and 2. The property is located outside of the City limits and will not be provided City sewer service. The applicants provided a letter indicating, based on a soils suitability test, the two 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 applicants must provide the septic system permit approval from the Arkansas Department of health. The applicants were not required to complete full half -street improvements. Staff recommended and the planning commission approved a requirement that a 6-foot wide paved shoulder be constructed on Crystal Valley Road adjacent to the subject property. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicants are requesting a waiver of the requirement to install a six-foot paved shoulder along the Crystal Valley Road frontage of the plat. They have submitted the following in support of their request: As a condition of the Sneed Addition plat approval Public Works staff indicated, a six foot paved shoulder along Crystal Valley Road should be cons#ructed with the development of the proposed lots. At the time of preliminary plat approval Pulaski County had taken the stand they did not want additional paving to be provided with the development of small residential plats such as the Sneed Addition due to inconsistencies in paving widths and the County being responsible for the future maintenance of the additional paving. We understand the County has since changed their requirement for street improvements but we would like consideration of our request for allowing the platting of these two residential lots without the paved shoulder being install due to the following: Public Works staff did not indicate the improvements were a requirement at the time of preliminary plat approval, only that the improvements should be installed. m Crystal Valley Road is a rural road with a traffic count of less than 5,000 vehicles per day near the Stagecoach Road intersection and 2,000 vehicles per day near the Lawson Road intersection. The County Road plan states shoulders are to be paved a minimum of four feet when they are designated to accommodate bicycle travel and where motor vehicle speeds exceed 50 mph. The roadway is signed for 2 August 29, 2019 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: S-1799-A 45 mph speeds. Crystal Valley Road is not indicated on the City or County Master Bike Plan as a Bikeway, which would require additional paving to allow for separation of vehicle and bicycle traffic. A three lot plat was approved by the Planning Commission on June 8, 2017 for Greenwood Addition located immediately to the east of this proposed subdivision and the final plat was recorded also in June 2017. Two homes have been constructed with the third home currently under design. The plat was recorded without the installation of the paved shoulder as requested by Public Works staff. Both the City and County allowed the recording of the final platting without the paved shoulder being installed. There have been a number of final plats recorded in this area - Davis Single-family Lot Split in 2005, Callaghan Creek Subdivision in 2006, Sims Addition in 2013, and there has been property, which has sold without a request for preliminary or final plat approval from the City or County. One being the property immediately to the west of this site. The original parcel appears to have contained nine acres and the parcel was sold to two property owners each receiving 4.5-acres. In our opinion to install the paved shoulder at this location would be of no benefit to the traveling motorist due to the fact additional paving adjacent to this site is very unlikely. The homes in the Greenwood Addition are newly constructed homes built in 2018 and the homes located to the west of this site were constructed in 2014. In addition, there is only one five -acre parcel located along this stretch of Crystal Valley Road, which has not been subdivided or requested for subdivision into smaller lots, 7101 Lovia Lane. Adjacent to the Lovia Lane parcel is the Plantation Acres Subdivision, which is also unlikely to redevelop anytime in the near future. B. EXISTING CONDITIONS: The property is located outside the City limits but within the City's Extraterritorial Jurisdiction. The site is wooded. The area around the site is rural in nature and characterized by single family homes on larger lots and tracts. Crystal Valley Road is a county road with no curb, gutter or sidewalk and open ditches for drainage. C. NEIGHBORHOOD COMMENTS: Notice of the public hearing was sent to all owners of abutting properties, SWLRUP and the Mt. Zion-Hardscrabble Neighborhood Association. K August 29, 2019 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: S-1799-A D. ANALYSIS. - Due to the small scale of this proposed plat and the lack of any real impact on the abutting street and traffic as well as the nature of surrounding development and the existing condition of Crystal Valley Road in the area, staff is supportive of the requested waiver. Neither County Planning nor Little Rock Public Works object to the requested waiver. E. STAFF RECOMMENDATION: Staff recommends approval of the requested waiver of the requirement to construct a paved shoulder on Crystal Valley Road in conjunction with the Sneed Addition two -lot plat, S-1799. PLANNING COMMISSION ACTION. (AUGUST 29, 2019) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 8 ayes, 0 noes, 2 absent and 1 open position. M