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HomeMy WebLinkAboutS-0024-NN-1 Staff AnalysisFebruary 21, 1995 ITEM NO.: A FILE NO.: 5-24-AAA NAME: LEATRICE ANN SUBDIVISION -- PRELIMINARY PLAT LOCATION: Beyond the present end of Beckingham Road, Huntleigh Dr., and Westport Loop. DEVELOPER• ENGINEER• A. S. ROSEN AND ASSOCIATES WHITE-DATERS & ASSOCIATES, INC. 9101 Rodney Parham 401 S. Victory St. Little Rock, AR 72205 Little Rock, AR 72201 223-0647 364-1666 AREA: 22 ACRES NUMBER OF LOTS: 83 FT. NEW STREET: 2,937.5 ZONING: R-2 PROPOSED USES: Single -Family Residential PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The applicant proposes a revised preliminary plat for a 22-acre tract which is in an area for which a preliminary plat was previously approved, known as West Port Subdivision; West Port Subdivision being in an area which was, prior to that, included in a preliminary plat known as Hillsboro, Phase IX. The new subdivision, Leatrice Ann subdivision, proposes to increase the density of the area from 62 lots to 83, but the street layout -is to stay substantially as proposed and approved in the West Port Subdivision preliminary plat. (The applicant notes that clearing and grading for the streets and placing of some of the utilities were undertaken in the past according to the originally approved layout, and it is more feasible to work with the layout on which construction was begun than to propose a revised layout. Lots which were, in the West Port Subdivision, 90 and 100 feet in width have, in the Leatrice Ann layout, been decreased to 60 and 65 feet.) The total length of new streets to be constructed in the plat remains as was originally approved at 2937.5 feet. The area is zoned R-2, and the applicant proposes that homes in Leatrice Ann subdivision are to have a minimum floor area of 1,800 square feet for single -story dwellings and 2,000 square feet for two-story homes. No variances are requested. February 21, 1995 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-24-AAA A. PROPOSAW REQUEST: Planning Commission approval of a preliminary plat for Leatrice Ann subdivision is requested. No variances are requested. B. EXISTING CONDITIONS: The site is undeveloped and heavily wooded. There are perhaps parts of two lots which are fairly level; however, the majority of the area is extremely hilly, with grades predominantly ranging from 12 to 26 percent. The current zoning of the area is R-2. C. ENGINEERING/UTILITY COMMENTS: Public Works comments that: 1) the grades indicated on the streets exceed the maximum permitted by Code; 2) Sidewalks will be required on Westport Loop, but are not shown on the plat; 3) a sketch grading and drainage plan, meeting the requirements of Sec. 29-186, is required; a grading permit will be required; 4) street plans, stormwater detention, and boundary survey requirements will be required; and, 5) the area designated as a private drive must be widened to 24 feet; provide a minimum 10 foot radii at the private drive and the street interface. Water Works reports that, in addition to the normal charges, an acreage charge of $300 per acre applies in this area. Water main extensions will be required. Each lot obtaining service must have a minimum of 20 feet of frontage on the right-of-way from which it is served, or a private street must be approved by the Planning Commission. Wastewater comments that sewer main extensions, with easements, will be required. Arkansas Power and Light Co. will require easements at the boundary of the subdivision and at a number of internal lot lines. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. will require easements. The Fire Department approved the preliminary plat without comment. February 21, 1995 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: 5-24-AAA D. ISSUES/LEGAL/TECHNICAL DESIGN: Sec. 31-87 of the Subdivision Regulations require the application to provide the following information which has not been noted: the type of the subdivision being proposed; the name and address of the owner of record, and the source of title of the ownership; any existing and proposed covenants and restrictions; the average size of lots and the minimum lot size; and the source of water supply and the means of wastewater proposed. Sec. 31-89 of the Subdivision Regulation requires the preliminary plat to provide the following information which has not been shown: the names of recorded subdivisions abutting the proposed subdivision, with the plat book and page number or instrument number; the names of owners of unplatted tracts abutting the proposed subdivision, and the names of all owners of platted tracts in excess of 2 1/2 acres; the zoning classifications within the plat and of abutting areas; and the location of proposed PAGIS monuments. Sections. 31-367 through 31-376 of the Subdivision Regulations requires that, when areas of a plat have an average grade of 18% or greater, the Hillside regulations are applicable. This requires, among other things, larger lot sizes. An analysis of the subdivision for the applicability of these standards has not been supplied. It is noted that eight lots on the north side of Westport Loop are shown to face a private drive, and that two lots at the north end of the Huntleigh Ct. cul-de-sac show access easements for their access to the cul-de-sac. Water Works indicates that, for lots to receive water service, each lot obtaining service must have a minimum of 20 feet of frontage on the right-of-way from which it is served, or, alternatively, the Planning Commission may approve a private street to serve the lots. Sec. 31-;231 of the Subdivision Regulations provides that: "Every lot shall abut upon a public street, except where private streets are explicitly approved by the Planning Commission." Sec. 31-207 states: "Private streets may be approved by the Planning Commission.... The design standards shall conform to public street standards.... Private streets are permissible only in the form of culs-de-sac and short loop streets, and only when ... these streets can be adequately served by all public service vehicles...." The application must include a request of the Commission that a private street be allowed, or the plat must be re -designed to provide public streets to serve all lots. The lots off the north end of the Huntleigh Ct. cul-de-sac must either be shown as pipestem lots (for 3 February 21, 1995 SUBDIVISION ITEM NO.: A Cont. FILE NO.: 5-24-AAA the required frontage on the right-of-way), or the area must be re -designed so that each lot has the required frontage on the public street. (In the R-2 zoning district, the minimum frontage for lots is 60 feet, pursuant to Sec. 36-254 of the Zoning Regulations.) Sec. 31-232(g) states that pipestem lots are prohibited in residential subdivisions; therefore, either the design for the area must be changed to eliminate the suggested pipestem lots, or a waiver of the prohibition on pipestem lots must be sought. Such a waiver must be approved by the Board of Directors. Section 31-231(b) states: "No residential lot shall be more than three (3) times as deep as it is wide. There are four lots to the east of the Beckingham Rd. extension which exceed this limitation. Either the lots must be made wider so that the ratio is maintained, or, alternatively, the depth of the lots could be shortened, and the remaining area to the west shown as a "Tract", the maintenance of which would have to be provided for in the Bill of Assurance. The private drive for access to the rear of eight of the lots on the north side of Westport Loop is extremely narrow and steep. Sanitation trucks may not, as the drive is designed, be able to use the private drive for garbage pick- up. Public Works suggests that the "T" design be changed to a loop design, and that the radii at intersections be minimums of 20 feet. E. ANALYSIS: An analysis of the area pursuant to the Hillside regulations has not been provided; therefore, staff is unable to determine the maximum number of lots permitted in the area, nor the minimum size of lots which will be necessary to meet the requirements. From reviewing the contours provided on the plat, even without the Hillside regulations analysis, it can be presumed that much of the area will fall under the Hillside regulations, and that these regulations will require 10,000 square foot minimum lot sizes. The plat, then, proposes too many lots and lots which are too small. The applicant requests no waivers or variances; yet, the design will require waivers from the pipestem lot restriction, or a re -design; a variance from the requirement that lots be no more than three times as deep as they are wide, or a re -design; and, a variance from the Commission to permit a private street to serve a number of the lots. 4 February 21, 1995 SUBDIVISION ITEM NO.: A (Can .) FILE NO.: S--24-AAA F. STAFF RECOMMENDATIONS: Staff recommends that the public hearing on this item be deferred until the required information is provided and a new plat has been submitted, then reviewed by the various utilities and departments and the Subdivision Committee. SUBDIVISION CrOMMITTEE COMMENT: (DECEMBER 22, 1994) Mr. Tim Daters, with White-Daters & Associates, was present. Staff outlined the request and reviewed with Mr. Daters the comments contained in the discussion outline. The comment regarding the requirement for an analysis of the plat area for conformance with the Hillside provisions of the Subdivision Regulations was discussed. Mr. Daters reported that the area proposed to be platted had previously been proposed as a preliminary plat with substantially larger lots; that the location of the streets and some of the lot lines was set due to some of the utilities already being in place. Staff indicted that much of the area will have to conform to the Hillside regulations, which will require a minimum lot size of at least 10,000 square feet; therefore, at least some of the lots which are proposed are too small. Mr. Daters responded that he may delete the area affected by the Hillside recrulations from the current application, and leave the area which is not affected by these regulations in the current preliminary plat application, allowing him time to do the required Hillside regulations analysis. The Public Works staff indicated that it would be better for garbage truck access to the steep lots if the common access drive made a loop, instead of a "T". The Neighborhoods and Planning staff related that, if a private street system ie proposed to serve the lots off Westport Loop, then the applicant must specifically request approval by the Planning Commission for the private street. It was also noted that the lots must be served by a private street, meeting the requirements for a street, and not be a private drive. It was noted that the lots at the end of the Huntleigh Ct. cul-de-sac could not be served with private drives; that, if the configuration of the lots were not changed, then pipestem lots would be required, and that a waiver of the pipestem lot restriction would have to be requested and approved. The Subdivision Committee members confirmed with Mr. Daters that the revised information would be forthcoming, and that all deficiencies noted in the discussion would be remedied. The Committee forwarded the item to the Commission for the public hearing. 67 February 21, 1995 SUBDIVISION ITEM NO FILE NO.: S-24- PLANNING COMMISSION ACTION: (JANUARY 10, 1995) Mr. Tim Daters, with White-Daters & Associates, Inc., representing the applicant, asked that the item be deferred until the Planning Commission meeting of February 21, 1995. He indicated that, by that time, the applicant would be ready to ,proceed, or the item would be withdrawn. Dr. A. J. Zolten submitted a petition containing the names of persons who are in opposition to the proposed re -platting of the site. He spoke in opposition to the proposed re -plat, saying that the property owners in the Westport Subdivision had bought their lots with the developer's assurance that the area now being developed as Leatrice Ann Subdivision would be developed as part of Westport Subdivision, and would be under the Bill of Assurance of Westport Subdivision. He supported the applicant's request for a deferral, and indicated that the neighboring property owners needed time to meet with the Leatrice Ann developers. Steve Giles, Deputy City Attorney, explained that the area encompassed by the Leatrice Ann Subdivision is not part of an area covered by an existing Bill of Assurance, and that the Bill of Assurance for Westport Subdivision did not govern the type development in the Leatrice Ann area. He explained that, as long as a proposed subdivision meets the City Subdivision and Zoning regulations, the Planning Commission cannot deny approval because of considerations for whether the lot or dwelling sizes may not be compatible with the other development in the area. A motion was made and seconded to defer the hearing of the item until the February 21, 1995 Commission meeting, and the motion carried with the vote of 11 ayes, 0 nays, 0 absent, and - 0 abstentions. PLANNING COMMISSION ACTION: (FEBRUARY 21, 1995) Staff reported that a letter, dated February 16, 1995, had been received from the project engineer, asking that the item be withdrawn from consideration by the Commission. The item was included on the Consent Agenda for Withdrawal, and the withdrawal was approved with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. 0