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HomeMy WebLinkAboutS-1858 Staff AnalysisOctober 10, 2019 ITEM NO.: 1 NAME: Richardson Addition Preliminary Plat LOCATION: East of Crystal Valley Lateral and north of Lacey Road Michael A. Smith 9208 Timber Valley Road Little Rock, AR 72204 OWNER/AUTHORIZED AGE Erica Richardson/Owner SURVEYOR/ENGINEER Timothy Tyler 240 Skyline Drive, Suite 3000 Conway, AR 72032 AREA: 10.89 acres iv-1GOK CURRENT ZONING VARIANCE/WAIVERS: MBER OF LOTS: 2 PLANNING DISTRICT: 17 R-2 Single -Family 1. Waiver of improvements to Crystal Valley Lateral BACKGROUND: FILE NO.: S-1858 FT. NEW STREET: 0 LF CENSUS TRACT: 42.21 The proposed preliminary plat would create a single lot for the construction of a new residence. In addition, an easement would be encumbered upon the remainder tract for the septic field for the home. The property is zoned R-2, allowing for single-family residential development. October 10, 2019 SUBDIVISION ITEM NO.: 1 (Cont.) A. PROPOSAL/REQUEST PLICANT'S STATEMENT: FILE NO.: S-1858 The owner of the property is requesting approval of the preliminary plat to construct a residence on the land. B. EXISTING CONDITIONS The site is undeveloped and is approximately 1 acre of land. Crystal Valley Lateral is situated to the west of the property. The property remains wooded. The vicinity is generally rural in character and sparsely developed with residences. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comments from area property owners or neighborhood associations. Notice of the public hearing was sent to all owners of platted and unplatted properties abutting the proposed subdivision including those across a right-of-way and the Mt. Zion-Hardscramble neighborhood association. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Crystal Valley Lateral is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Show the extent of the septic leach lines. No lines can be located within the area to be dedicated to the City of Little Rock as right-of-way. 3. Show the proposed driveway locations. 4. All driveways shall be concrete aprons per City Ordinance. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comment -outside service boundary. Enter Entergy does not object to this proposal. with existing electrical utilities at this loi Lacey Road and Baseline Road. 4 There does not appear to be any conflicts ration. There is a single-phase line along October 10, 2019 SUBDIVISION ITEM NO.: 1 fCont. FILE NO.: S- Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. These comments are based on the assumption that tract 2 borders Baseline Road and Lacey Road. This is shown in the vicinity map but not in the plot drawing. CenterPoint Energy: No comment. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. 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. 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 Little Rock Fire Department is required. Fire Derartment: Maintain Access: 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. 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. 3 October 10, 2019 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1858 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. 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. 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. Exceptions: 1. 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. 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 (Daniel Tull 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. 12 October 10, 2019 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: 5-1858 County Planning: 1. Dedicate Right of Way for Crystal Valley Lateral to meet City of Little Rock Master Street Plan requirements. 2. Show City of Little Rock Certificate of Final Approval. 3. Show current FEMA flood panel (2015 date). 4. Provide Bill of Assurance. 5. Show building setbacks. 6. Obtain driveway permit from Pulaski County Road and Bridge. F. BUILDING CODES/LANDSCAPE: Buildina Code: No comment. Landscape: No comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comment. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: September 18, 2019 The applicant was present. Staff presented the item and noted the proposed front setback should be shown on the plat. The zoning and ownership of abutting properties should also be shown on the plat. The vicinity map should also be corrected to accurately reflect the property location. Public Works stated the City of Little Rock Master Street Plan classifies Crystal Valley Lateral as a principal arterial and a dedication of 55 feet from the existing road centerline is required with the plat. The plat should also show the extent of the septic leach lines. These lines may not be located within the area to be dedicated as right-of-way. Also, it was requested the proposed driveway locations to be shown on the plat. Comments from other departments and reviewing agencies were noted and the applicant was advised to submit responses by September 25, 2019. The committee forwarded the item to the full commission for consideration. 5 October 10, 2019 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1858 ANALYSIS: The proposed preliminary plat would create a new lot for the construction of a residence. As sanitary sewer does not serve this area at this time, a septic system would be installed before the home is occupied. An area of approximately 2.21 acres has been set aside as an easement on Tract 2 of the subdivision. The proposed easement must be amended removing all of the land to be dedicated as right-of-way. In addition, the property to the north contains a home with a drinking - water well. This was brought to the attention of staff during the review process. The sewer easement should reflect the Arkansas Department of Health requirements for locating sewer septic systems in the vicinity of drinking water wells. Lastly, a portion of Tract 2 lies within the 100-year floodplain. A minimum finished floor elevation of at least one -foot above the base flood elevation should be shown on the plat for Tract 2. Staff would also note the surveyor has indicated two deed discrepancies on the plat involving two tracts located to the north of the subject property. It is proper to include this on the plat; however, it would be a legal matter for a judge to resolve and not under the purview of the subdivision ordinance or planning commission. Staff is supportive of the request to waive the requirement for any improvements to Crystal Valley Lateral, as the cost would be a significant burden for the property owner and would serve little purpose at this time. All other technical comments appear to have been addressed. J. STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat and variances subject to compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. Staff also recommends waiving the requirement for any improvements to Crystal Valley Lateral. PLANNING COMMISSION ACTION: (OCTOBER 10, 2019) The applicant was present. There was one registered objector present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. Cynthia Smith addressed the commission. Her property is included on this plat. She has been paying taxes on the property for more than 30 years. She is concerned the septic system for the new home will interfere with or compromise her water well. October 10, 2019 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1858 The applicant, Erica Richardson, stated the septic system will be sited to not have an impact upon the neighbor's well. Her home will increase property values in the vicinity and will not be a detriment. A question was asked of staff regarding the area of overlap shown on the plat. Staff indicated the matter was for a judge to resolve and is not something addressed in the subdivision ordinance or for the planning commission to determine. The new home would not be constructed in any portion of the property in the area where the property deeds overlap. There was no further discussion. Chairman Latture asked the commission for a motion. Vice-chairman Stebbins made a motion to approve the preliminary plat. Commissioner Hamilton seconded. The vote was 9 ayes, 0 noes, and 2 absent. 7 October 10, 2019 ITEM NO.: 1 FILE NO.: S-1858 NAME: Richardson Addition Preliminary Plat LOCATION: East of Crystal Valley Lateral and north of Lacey Road DEVELOPER: Michael A. Smith 9208 Timber Valley Road Little Rock, AR 72204 OWNER/AUTHORIZED AGENT: Erica Richardson/Owner SURVEYOR/ENGINEER: Timothy Tyler 240 Skyline Drive, Suite 3000 Conway, AR 72032 AREA: 10.89 acres WARD: N/A CURRENT ZONING VARIANCE/WAIVERS: NUMBER OF LOTS: 2 PLANNING DISTRICT: 17 R-2 Single -Family 1. Waiver of improvements to Crystal Valley Lateral BACKGROUND: NEW STREET: 0 LF CENSUS TRACT: 42.21 The proposed preliminary plat would create a single lot for the construction of a new residence. In addition, an easement would be encumbered upon the remainder tract for the septic field for the home. The property is zoned R-2, allowing for single-family residential development. October 10, 2019 SUBDIVISION ITEM NO.: 1(Cont.)FILE NO.: S-1858 n X C E PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The owner of the property is requesting approval of the preliminary plat to construct a residence on the land. EXISTING CONDITIONS: The site is undeveloped and is approximately 1 acre of land. Crystal Valley Lateral is situated to the west of the property. The property remains wooded. The vicinity is generally rural in character and sparsely developed with residences. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comments from area property owners or neighborhood associations. Notice of the public hearing was sent to all owners of platted and unplatted properties abutting the proposed subdivision including those across a right-of-way and the Mt. Zion-Hardscramble neighborhood association. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS. 1. Crystal Valley Lateral is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Show the extent of the septic leach lines. No lines can be located within the area to be dedicated to the City of Little Rock as right-of-way. 3. Show the proposed driveway locations. 4. All driveways shall be concrete aprons per City Ordinance. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority Entergy: No comment -outside service boundary. Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. There is a single-phase line along Lacey Road and Baseline Road. 2 October 10, 2019 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-1858 Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. These comments are based on the assumption that tract 2 borders Baseline Road and Lacey Road. This is shown in the vicinity map but not in the plot drawing. CenterPoint Enerav: No comment. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. 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. 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 Little Rock Fire Department is required. Fire Department: Maintain Access: 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. 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. October 10, 2019 SUBDIVISION ITEM NO.: 1 (Cont. Loading FILE NO.: S- 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. 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. 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. Exceptions: 1. 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. 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 (Daniel Tull 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. n October 10, 2019 SUBDIVISION ITEM NO.: 1 iCont. Countv Plannin FILE NO.: S-1858 1. Dedicate Right of Way for Crystal Valley Lateral to meet City of Little Rock Master Street Plan requirements. 2. Show City of Little Rock Certificate of Final Approval. 3. Show current FEMA flood panel (2015 date). 4. Provide Bill of Assurance. 5. Show building setbacks. 6. Obtain driveway permit from Pulaski County Road and Bridge. F. BUILDING CODESILANDSCAPE: Building Code: No comment. Landscape: No comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comment. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT. September 18, 2019 The applicant was present. Staff presented the item and noted the proposed front setback should be shown on the plat. The zoning and ownership of abutting properties should also be shown on the plat. The vicinity map should also be corrected to accurately reflect the property location. Public Works stated the City of Little Rock Master Street Plan classifies Crystal Valley Lateral as a principal arterial and a dedication of 55 feet from the existing road centerline is required with the plat. The plat should also show the extent of the septic leach lines. These lines may not be located within the area to be dedicated as right-of-way. Also, it was requested the proposed driveway locations to be shown on the plat. Comments from other departments and reviewing agencies were noted and the applicant was advised to submit responses by September 25, 2019. The committee forwarded the item to the full commission for consideration. 5 October 10, 2019 SUBDIVISION ITEM NO.: 1 (Cont. ANALYSIS, FILE NO.: S-1858 The proposed preliminary plat would create a new lot for the construction of a residence. As sanitary sewer does not serve this area at this time, a septic system would be installed before the home is occupied. An area of approximately 2.21 acres has been set aside as an easement on Tract 2 of the subdivision. The proposed easement must be amended removing all of the land to be dedicated as right-of-way. In addition, the property to the north contains a home with a drinking - water well. This was brought to the attention of staff during the review process. The sewer easement should reflect the Arkansas Department of Health requirements for locating sewer septic systems in the vicinity of drinking water wells. Lastly, a portion of Tract 2 lies within the 100-year floodplain. A minimum finished floor elevation of at least one -foot above the base flood elevation should be shown on the plat for Tract 2. Staff would also note the surveyor has indicated two deed discrepancies on the plat involving two tracts located to the north of the subject property. It is proper to include this on the plat; however, it would be a legal matter for a judge to resolve and not under the purview of the subdivision ordinance or planning commission. Staff is supportive of the request to waive the requirement for any improvements to Crystal Valley Lateral, as the cost would be a significant burden for the property owner and would serve little purpose at this time. All other technical comments appear to have been addressed. J. STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat and variances subject to compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. Staff also recommends waiving the requirement for any improvements to Crystal Valley Lateral. PLANNING COMMISSION ACTION: (OCTOBER 10, 2019) The applicant was present. There was one registered objector present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. Cynthia Smith addressed the commission. Her property is included on this plat. She has been paying taxes on the property for more than 30 years. She is concerned the septic system for the new home will interfere with or compromise her water well. October 10, 2019 SUBDIVISIO ITEM NO-: 1 (Gont.) FILE NO.: 5-1858 The applicant, Erica Richardson, stated the septic system will be sited to not have an impact upon the neighbor's well. Her home will increase property values in the vicinity and will not be a detriment. A question was asked of staff regarding the area of overlap shown on the plat. Staff indicated the matter was for a judge to resolve and is not something addressed in the subdivision ordinance or for the planning commission to determine. The new home would not be constructed in any portion of the property in the area where the property deeds overlap. There was no further discussion. Chairman Latture asked the commission for a motion - Vice -chairman Stebbins made a motion to approve the preliminary plat. Commissioner Hamilton seconded. The vote was 9 ayes, 0 noes, and 2 absent. 7