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HomeMy WebLinkAboutS-1825 Staff AnalysisDecember 13, 2018 ITEM NO.: A FILE NO.: S-1825 NAME: Simpson Addition Preliminary Plat LOCATION: Located East of Milburn Lane and Dover Street DEVELOPER: Corey Schneider P.O. Box 403 Berryville, AR OWNER/AUTHORIZED AGENT: Jan Reality A Trust, Owner Marlar Engineering Agent SURVEYOR/ENGINEER: Marlar Engineering 5318 John F Kennedy Boulevard North Little Rock, AR 72116 AREA: 4.7-acres NUMBER OF LOTS: 12 FT. NEW STREET: 717-LF WARD: 1 PLANNING DISTRICT: 24 — Sweet Home/College Station CENSUS TRACT: 40.01 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing the subdivision of this 4.70-acre parcel into 12 single- family residential lots. The subdivision is proposed with a minimum lot size of 0.25-acres and a maximum lot size of 0.36-acres. Most of the lots are indicated with setbacks consistent with the R-2, Single-family Zoning District or a 25-foot front and rear yard setback. The side yard setbacks are indicated at ten (10) percent of the lot width, not to exceed eight (8) feet. A variance is requested to allow Lot 12 to have a reduced front building line of 15 feet to accommodate the required diameter of the cul-de-sac. December 13, 2018 SUBDIVISION ITEM NO.: _A [Cant.) FILE NO.; 5-1825 B. EXISTING CONDITIONS: The site is a wooded site and the area around the site is predominately single-family homes. There are a number of platted lots in the area, many of which are vacant. The abutting streets have been constructed with curb and gutter. There are no sidewalks in place. West of this site, on Gillam Park Road, is a housing community, the Homes at Granite Mountain, which is owned by the Metropolitan Housing Authority. C. NEIGHBORHOOD COMMENTS: All abutting property owners of the site along with the Granite Mountain Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS.- 1 Repair or replace any curb and gutter or sidewalk that is damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 2. 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 property owner's association. 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. The proposed street must be constructed to City of Little Rock residential street standards. 5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Unobstructed drainage easements and/or tract land maybe required for drainage infrastructure and detention facility. 6. The new street configuration should provide a 50 to 75 feet straight section of new street at the existing street intersection prior to curving towards the south. Why is the new street not directly accessing Simpson Street in the existing right-of-way? 7. Repair or replace any curb and gutter or sidewalk that is damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 7 December 13, 2018 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1825 8. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance being requested to advance grade the lots with construction of the street? 9_ Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 10. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmons(a)_littlerock.gov or 501.379.1813 for more information. 11. Sidewalks with appropriate handicap ramps are required to be installed adjacent to Simpson Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 12. Confirm Midland Street is the correct street name. 13. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 14. All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. 15. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 16. 100-year overflow swales must be constructed and placed within public drainage easements. 17. Access to detention ponds must be provided to the public right-of-way and/or access easement for future maintenance by the developer and/or local property owners' association. 18. Show proposed location(s) of USPS cluster box units in conformance with USPS and City of Little Rock policy design standards. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Contact Little Rock Water Reclamation Authority for additional information. 3 December 13, 2018 SUBDIVISION ITEM NO.: A FILE NO.: S-1825 Entergy: Entergy does not object to this proposal. There is an existing single phase, overhead power line on the south side of Dover Street in front of this property. It does not appear to conflict with the proposed plat and can ultimately be used to feed the subdivision. Contact Entergy in advance to discuss electrical service requirements, 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: 1. Full Plan Review — 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. 5. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. 1. Exceptions: Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with n December 13, 2018 UBDIVISION ITEM NO.: A (Cont. F G. I FILE Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. 6. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. 7. 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: No comment. BUILDING CODES/LANDSCAPE: Building Code: No comment. Landscape: No comment. TRANSPORTATION/PLANNING: Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. Planning Division: No comment. SUBDIVISION COMMITTEE COMMENT - (July 18, 2018) The applicant was not present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff stated they would work directly with the applicant to address their concerns prior to the item being forwarded to the Commission for final action. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. 5 December 13, 2018 SUBDIVISION ITEM NO.: _A (Cont. I. ANALYSIS: The request is for preliminary plat approval to allow the subdivision of this 4.7 acre tract into 12 single family residential plots and one tract. The proposed lots range in size from .23 acres to .36 acres. The lots all exceed the R-2 zoning district minimums of 7,000 square feet in area, 60 feet in width and 100 feet in depth. Front and street side setbacks are platted at 25 feet, as required in R-2, with one exception. Rear setbacks are 25 feet and side setbacks are 10% of the width of the lot. The proposal includes 717 +/- linear feet of new street in a 50 foot right-of- way. The proposed tract will be a common area and will be used for detention. There are two variances associated with the proposed plat. Section 31-256 requires residential lots to have a 25 foot building line. Lot 12 is proposed with a 15 foot building line to accommodate the required 90 foot diameter on the cul-de- sac. Section 31-202 states "Where a street does not extend to the boundary of a subdivision, and its continuation is not necessary for access to adjoining property, its terminus shall not be closer than 50 feet to such boundary." The proposed plat indicates the new street ending in a cul-de-sac at the south boundary of the subdivision. The properties to the south are heavily wooded and undeveloped. They are in an old, paper -platted but undeveloped subdivision, Beirman Heights. Many of the lots in that old subdivision have been acquired by the City as an extension of Gillam Park located just to the west. There are platted street rights - of -way which provide access to the old subdivision from existing streets to the west. Ending the cul-de-sac as proposed will not affect access to these lots and it is unlikely that the City will use the properties for anything other than as park land. Staff supports -the two variances. J. STAFF RECOMMENDATION - Staff recommends approval of the proposed plat subject to compliance with the comments and conditions outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of a variance from Section 31-202 to allow the proposed street to end within 50 feet of the boundary of the subdivision. Staff recommends approval of a variance from Section 31-256 to allow proposed Lot 12 to have a building line of 15 feet. December 13, 2018 SUBDIVISION ITEM NO.: A Cont. FILE NO.: 5-1825 PLANNING COMMISSION ACTION: (AUGUST 9, 2018) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated July 27, 2018, requesting deferral of the item to the September 20, 2018, 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 submitted a request dated September 6, 2018, requesting deferral of this item to the November 1, 2018, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018) The applicant was present. There were registered objectors present. Staff presented the item stating the applicant had submitted a request dated September 6, 2018, requesting deferral of this item to the November 1, 2018, 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: On October 18, 2018 the applicant requested deferral of this item to allow for more time to address issues raised by staff. Staff supports the deferral request and recommends deferral of the item to the December 13, 2018 agenda. PLANNING COMMISSION ACTION: (NOVEMBER 1, 2018) The applicant was present (on another item). There were no objectors present. Staff informed the commission that the applicant had requested deferral of this item on October 18, 2018 to allow for more time to address issues raised by staff. Staff recommended approval of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved for deferral to the December 13, 2018 meeting by a vote of 11 ayes, 0 noes and 0 absent. 7 December 13, 2018 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: S-1825 PLANNING COMMISSION ACTION: (DECEMBER 13, 2018) The applicant was present. There were several objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. Jason Bouwknegt, of Halff + Marlar, addressed the commission and stated he would reserve his time to respond to any issues raised by the objectors. Charles Springer, of 4909 Edge Street, spoke in opposition. He asked if this was the same proposal that College Station had denied. Staff responded that they were not aware of that other item but this was a proposed plat to create 12 new single family residential lots. Mr. Springer stated he had lived in the area for 70 years and had watched the area develop. He stated he heard these houses were for "troubled people." He spoke of the impact of trains and airplanes on the neighborhood and stated there had been past development around the community that had negatively impacted Granite Mountain. He asked the commission not to approve any other adverse development in the neighborhood. Gloria Springer, of 6 A Harris Cove, spoke in opposition. She spoke of traffic concerns, problems with industrial uses and a lack of services. She stated the neighborhood wanted to be involved in decisions regarding development in their community. Tammy Hayes, of 2101 Simpson voiced her objection and asked if this development would help the neighborhood. Constance Redix, of 4915 Edge Street, stated the residents of Granite Mountain were proud of their community. She told the commission: "don't throw your trash into our community." Stephany Ricks Fields, President of the Granite Mountain Neighborhood Association, stated she had revived the notice regarding the public hearing. She stated residents wanted to see the neighborhood improved and wanted to meet with the developer. She stated the item had been deferred twice by the commission and the developer had not reached out to the neighborhood. She asked that the item be deferred so the developer could meet with them. Joe Hall, of 1922 Dover Lane, said this part of the neighborhood was wooded and peaceful. He stated he wanted to see what was being proposed. He stated he was opposed to any more apartments. Commissioner Haynes asked if there was any specific information on the nature of the proposed development. Mr. Bouwknegt responded that the issue was only a plat for single family lots. E-3 December 13, 2018 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.- S-1825 In response to a question from Chairman Berry, staff described the required notice procedure for a proposed plat. In response to questions from Commissioner Thomas, Mr. Bouwknegt stated there were 12 lots proposed and he did not know about any proposed housing design. Commissioner Thomas stated it would be better if there was more communication between the applicant and the neighborhood. Commissioner Latture stated the proposed plat was probably a good thing for the area but there should be some communication between the parties. Commissioner Hamilton also spoke of the value of further conversation. The owner of the property addressed the commission. He stated he had owned the property for 18 years and he wanted to do affordable, quality housing. In response to questions, he stated he wanted to build quality, smaller, spec -houses for sale. He stated the homes would be in the 1,100 — 1,600 square foot range. Planning Director Jamie Collins reminded the commission that the issue was a preliminary plat, not a PUD. He stated the applicant was not required to meet with the neighborhood and who occupies the homes is not an allowable question. Mr. Springer stated there were empty houses available in the area and "we don't need this developer." In response to a question from the chair, staff stated this was not a "Richardson" case since there were two variances. A motion was made to approve the application subject to compliance with all staff comments and conditions. The vote was 0 ayes, 11 noes and 0 absent. The item failed. N ITEM NO.: 4. S-1825 NAME: Simpson Addition Preliminary Plat LOCATION: located East of Milburn Lane and Dover Streets 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 July 25, 2018. The Office of Planning and Development must receive the proof of notice no later than August 3, 2018. 2. The developer does not appear to be the property owner. Is there a buy/sell contact on the property? Provide a copy of the buy/sell agreement or an executed affidavit from the current property owner. 3. The street name listed on the plat appears to be incorrect. (Milburn Lane) Variance/Waivers: None requested. Engineering Comments: Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 2. 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 property owner's association. 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. The proposed street must be constructed to City of Little Rock residential street standards. 5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Unobstructed drainage easements and/or tract land maybe required for drainage infrastructure and detention facility. 6. The new street configuration should provide a 50 to 75 feet straight section of new street at the existing street intersection prior to curving towards the south. Why is the new street not directly accessing Simpson Street in the existing right-of-way? 7. Repair or replace any curb and gutter or sidewalk that is damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 8. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance being requested to advance grade the lots with construction of the street? ITEM NO.: 4. S-1825 9. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 10.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmonsplittlerock.,qov or 501.379.1813 for more information. 11. Sidewalks with appropriate handicap ramps are required to be installed adjacent to Simpson Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 12. Confirm Midland Street is the correct street name. 13. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 14. All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. 15.All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 16.100-year overflow swales must be constructed and placed within public drainage easements. 17.Access to detention ponds must be provided to the public right-of-way and/or access easement for future maintenance by the developer and/or local property owners' association. 18. Show proposed location(s) of USPS cluster box units in conformance with USPS and City of Little Rock policy design standards. Utilities/Fire DepartmenttParks/County Planning Little Rock Water Reclamation Author it : Sewer main extension required with easements if new sewer service is required for this project. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There is an existing single phase, overhead power line on the south side of Dover Street in front of this property. It does not appear to conflict with the proposed Plat and can ultimately be used to feed the subdivision. Contact Entergy in advance to discuss electrical service requirements, 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: ITEM NO.: 4. S-1825 1 _ Full Plan Review — 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. 5. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. 1. Exceptions: Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. 6. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead- end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. 7. 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: No comment. ITEM NO.: 4, S-1825 Building Codes/Landscape: Building Code: No comment. Landscape: No comment. Transportation/Planning: Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. Plannina Division: 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 25, 2018.