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HomeMy WebLinkAboutS-0045-A-17 Staff AnalysisMay 16, 1995 ITEM NO.: 1 FILE NO.: S-45-A-17 NAME: OTTER CREEK COMMUNITY, LOTS 850, 851,& 852, PHASE VIII -- RE -PLAT LOCATION: At the southwest corner of Otter Creek Parkway and Fawn Tree Dr., in the Otter Creek Community. DEVELOPER: ENGINEER: Tommy Hodges Pat McGetrick STAGECOACH DEVELOPMENT MCGETRICK ENGINEERING 14000 Otter Creek Parkway 11225 Huron Ln., Suite 200 Little Rock, AR 72209 Little Rock, AR 722111 455-5557 223-9900 AREA: 1.38 ACRES NUMBER OF LOTS: 3 FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: Single -Family Residential PLANNING DISTRICT: 16 CENSUS TRACT: 42.08 VARIANCES REQUESTED: 1) Approval of a variance of the lot width to depth ratio for lots 851 and 852; and, 2) Approval of a waiver of the required sidewalk along the Fawn Tree Dr. frontage of the site. STATEMENT OF PROPOSAL: The applicant proposes a subdivision of a 1.38 acre tract which, the applicant indicates, had been retained as an undivided tract from the Phase I development phase of the Otter Creek Community. The tract had been approved as a tract in the original preliminary plat for Phase I; therefore, at this time, the applicant has submitted the application in the form of a 3-lot final plat. The boundary streets are in place; however, there are no sidewalks constructed along the two boundary street frontages. The applicant proposes to construct the sidewalk along the Otter Creek Parkway frontage, but requests a waiver of the sidewalk requirement along Fawn Tree Dr. The Otter Creek Community subdivision has a pedestrian path system which connects the various blocks, reports the applicant, and there is a pathway in a common area abutting the three lots along their west/rear property line. The applicant proposes the substitution of the pedestrian path abutting the lots at the rear for construction of a short section of sidewalk along Fawn Tree Dr., saying that this May 16, 1995 SUBDIVISION ITEM NO.: 1 Cont.) FILE NO.: S-45-A-17 pathway system provides any needed pedestrian access way. Because two of the lots exceed the maximum lot width to depth ratio permitted by the regulations, a variance of this regulation is requested. A. PROPOSAL/REQUEST: Review and approval by the Planning Commission is requested for a three -lot subdivision of a tract which, the applicant indicates, was shown in a previously approved preliminary plat. Review and a recommendation for approval of two matters which will require Board of Directors approval are requested: 1) a variance of the lot width to depth ratio restriction; and 2) a waiver of the requirement to construct a sidewalk along the Fawn Tree Dr. frontage of the site, since there is a pedestrian path/circulation system provided for in the subdivision, and which abuts the lots. B. EXISTING CONDITIONS: The site is undeveloped and is heavily wooded. The site and all surrounding land are zoned R-2. C. ENGINEERING /UTILITY COMMENTS: The Public Works staff comments that: 1) additional information is required on the plat in order for the Final Plat to be approved; 2) sidewalks and handicap ramps are required on both boundary streets; and, 3) a stormwater detention analysis will be required. Water Works has no objection to the proposed preliminary plat. Wastewater comments that sewer is available, and that there will be no adverse effect. Arkansas Power and Light Co. approved the submittal without comment. Southwestern Bell Telephone Co. approved the submittal without comment. Arkansas Louisiana Gas Co. approved the submittal without comment. The Fire Department approved the submittal without comment. 2 May 16, 1995 ITEM NO,: I (font.) FILE NO.: S-4.5-A-17 D. I E LEGAL TE H I AL DESIGN: The Neighborhoods and Planning Department files do not include a file of a'preliminary plat in which the tract in question is shown. Furnish proof that the tract was approved as a tract in a previously approved preliminary plat; otherwise, the information required for a preliminary plat must be submitted. Sec. 31-231(b) states that "No residential lot shall be more than three (3) times as deep as it is wide.... Lot width shall be measured at the building line...." Lots 851 & 852 are approximately 68 feet wide at the building line; therefore the lots cannot be more than 204' deep. Both Lots 851 & 852 exceed this depth. A variance from this restriction is necessary. Sec. 31-209 requires a sidewalk to be constructed along at least one side of residential and residential collector streets. There are no sidewalks on the opposite side of either boundary street; so, the Ordinance will require sidewalks to be constructed along both frontages. E. ANALYSIS• Assuming that, indeed, the tract was included in a previous preliminary plat, the proposed re -plat is appropriately filed. Regarding the lot width to depth ratio matter, the applicant has the options: increasing the lot width (by changing the request to a two -lot plat in lieu of a three -lot plat); decreasing the lot depth by dedicating the excessive depth amount to the open space easement abutting the property on the west; or, seeking the variance. The applicant has chosen to seek a variance, not wanting to pursue either of the other two courses. The applicant proposes to construct the required sidewalk along the Otter Creek Parkway frontage, but requests a waiver of the required sidewalk along Fawn Tree Dr. There is, states the applicant, a pedestrian circulation system/pathway system provided for in the subdivision, and, maintains the applicant, this existing system provides the needed pedestrian circulation, since a pathway abuts the three lots along the west/rear property line. The applicant states that a short section of sidewalk along the Fawn Tree Dr. frontage of the site would go nowhere, connect with nothing, and not provided any needed pedestrian purpose. Documentation of this pedestrian pathway system needs to be 3 May 16, 1995 k5IIBDIVISION ITEM 1 (Cont.) FILE NO.: S-45-A-17 furnished to the Public Works staff, and the Public Works staff needs to review the plan. F. STAFF RECOMMENDATIONS: Staff recommends approval of the three lot plat, of the variance of the lot width to depth ratio. If the pedestrian pathway system adequately addresses the pedestrian circulation needs, as reported to the Commission by the Public works staff, the waiver of the sidewalk along the Fawn Tree Dr. frontage of the site is also recommended for approval. SUBDIVISION COMMITTEE COMMENT: (APRIL 27, 1995) Mr. Pat McGetrick, the project engineer, was present. Staff outlined the request and Mr. McGetrick reviewed with'the Committee members the proposal. The Committee members questioned Mr. McGetrick on the items contained in the discussion outline, and Mr. McGetrick indicated that he would address the staff concerns. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (MAY 16, 1995) Staff reported that all issues had been resolved. Staff recommended that the requested lot width to depth ratio be approved, and that the requested waiver of the sidewalk along the Fawn Tree Dr. frontage of the site be approved, subject to the applicant furnishing the Public works staff an overall path plan for the subdivision which shows how the pedestrian circulation concern is addressed for the three lots. Staff recommended approval of the preliminary plat and the requested variance and waiver, subject to the conditions cited. The item was included on the Consent Agenda for approval, and was approved with the approval of the Consent Agenda with the vote of 11 ayes, 0 nays, 0 abstentions, and 0 absent. 4 FILE NO.: S-45-A-17 NAME: OTTER CREEK COMMUNITY, LOTS 850, 851,& 852, PHASE VIII -- RE -PLAT LOCATION: At the southwest corner of Otter Creek Parkway and Fawn Tree Dr., in the Otter Creek Community. DEVELOPER: ENGINEER: Tommy Hodges Pat McGetrick STAGECOACH DEVELOPMENT MCGETRICK ENGINEERING 14000 Otter Creek Parkway 11225 Huron Ln., Suite 200 Little Rock, AR 72209 Little Rock, AR 722111 455-5557 223-9900 AREA: 1.38 ACRES NUMBER OF LOTS: 3 FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: Single -Family Residential PLANNING DISTRICT: 16 CENSUS TRACT: 42.08 VARIANCES RE UESTED: 1) Approval of a variance of the lot width to depth ratio for lots 851 and 852; and, 2) Approval of a waiver of the required sidewalk along the Fawn Tree Dr. frontage of the site. STATEMENT OF PROPOSAL: The applicant proposes a subdivision of a 1.38 acre tract which, the applicant indicates, had been retained as an undivided tract from the Phase I development phase of the Otter Creek Community. The tract had been approved as a tract in the original preliminary plat for Phase I; therefore, at this time, the applicant has submitted the application in the form of a 3-lot final plat. The boundary streets are in place; however, there are no sidewalks constructed along the two boundary street frontages. The applicant proposes to construct the sidewalk along the Otter Creek Parkway frontage, but requests a waiver of the sidewalk requirement along Fawn Tree Dr. The Otter Creek Community subdivision has a pedestrian path system which connects the various blocks, reports the applicant, and there is a pathway in a common area abutting the three lots along their west/rear property line. The applicant proposes the substitution of the pedestrian path abutting the lots at the rear for construction of a short section of sidewalk along Fawn Tree Dr., saying that this pathway system provides any needed pedestrian access way. Because two of the lots exceed the maximum lot width to depth FILE NO.: S-45-A-17 Cont. ratio permitted by the regulations, a variance of this regulation is requested. A. PROPOSAL RE VEST: Review and approval by the Planning Commission is requested for a three -lot subdivision of a tract which, the applicant indicates, was shown in a previously approved preliminary plat. Review and a recommendation for approval of two matters which will require Board of Directors approval are requested: 1) a variance of the lot width to depth ratio restriction; and 2) a waiver of the requirement to construct a sidewalk along the Fawn Tree Dr. frontage of the site, since there is a pedestrian path/circulation system provided for in the subdivision, and which abuts the lots. B. EXISTING CONDITIONS: The site is undeveloped and is heavily wooded. The site and all surrounding land are zoned R-2. C. ENGINEERING/UTILITY COMMENTS: The Public Works staff comments that: 1) additional information is required on the plat in order for the Final Plat to be approved; 2) sidewalks and handicap ramps are required on both boundary streets; and, 3) a stormwater detention analysis will be required. Water Works has no objection to the proposed preliminary plat. Wastewater comments that sewer is available, and that there will be no adverse effect. Arkansas Power and Light Co. approved the submittal without comment. Southwestern Bell Telephone Co. approved the submittal without comment. Arkansas Louisiana Gas Co. approved the submittal without comment. The Fire Department approved the submittal without comment. D. ISSUES EGAL/TECHNICAL/DESIGN: The Neighborhoods and Planning Department files do not include a file of a preliminary plat in which the tract in question is shown. Furnish proof that the tract was approved as a tract in a previously approved preliminary 2 FILE NO.: S-45-A-17 (Cont.) plat; otherwise, the information required for a preliminary plat must be submitted. Sec. 31-231(b) states that "No residential lot shall be more than three (3) times as deep as it is wide.... Lot width shall be measured at the building line...." Lots 851 & 852 are approximately 68 feet wide at the building line; therefore the lots cannot be more than 204' deep. Both Lots 851 & 852 exceed this depth. A variance from this restriction is necessary. Sec. 31-209 requires a sidewalk to be constructed along at least one side of residential and residential collector streets. There are no sidewalks on the opposite side of either boundary street; so, the Ordinance will require sidewalks to be constructed along both frontages. E. ANALYSIS• Assuming that, indeed, the tract was included in a previous preliminary plat, the proposed re -plat is appropriately filed. Regarding the lot width to depth ratio matter, the applicant has the options: increasing the lot width (by changing the request to a two -lot plat in lieu of a three -lot plat); decreasing the lot depth by dedicating the excessive depth amount to the open space easement abutting the property on the west; or, seeking the variance. The applicant has chosen to seek a variance, not wanting to pursue either of the other two courses. The applicant proposes to construct the required sidewalk along the Otter Creek Parkway frontage, but requests a waiver of the required sidewalk along Fawn Tree Dr. There is, states the applicant, a pedestrian circulation system/pathway system provided for in the subdivision, and, maintains the applicant, this existing system provides the needed pedestrian circulation, since a pathway abuts the three lots along the west/rear property line. The applicant states that a short section of sidewalk along the Fawn Tree Dr. frontage of the site would go nowhere, connect with nothing, and not provided any needed pedestrian purpose. Documentation of this pedestrian pathway system needs to be furnished to the Public Works staff, and the Public Works staff needs to review the plan. F. STAFF RECOMMENDATIONS: Staff recommends approval of the three lot plat, of the variance of the lot width to depth ratio. If the pedestrian pathway system adequately addresses the pedestrian circulation needs, as reported to the Commission by the Public Works staff, the waiver of the sidewalk along the 3 FILE NO.:-45-A-17(Cont.) Fawn Tree Dr. frontage of the site is also recommended for approval. SUBDIVISION COMMITTEE COMMENT: (APRIL 27, 1995) Mr. Pat McGetrick, the project engineer, was present. Staff outlined the request and Mr. McGetrick reviewed with the Committee members the proposal. The Committee members questioned Mr. McGetrick on the items contained in the discussion outline, and Mr. McGetrick indicated that he would address the staff concerns. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (MAY 16, 1995) Staff reported that all issues had been resolved. Staff recommended that the requested lot width to depth ratio be approved, and that the requested waiver of the sidewalk along the Fawn Tree Dr. frontage of the site be approved, subject to the applicant furnishing the Public Works staff an overall path plan for the subdivision which shows how the pedestrian circulation concern is addressed for the three lots. Staff recommended approval of the preliminary plat and the requested variance and waiver, subject to the conditions cited. The item was included on the Consent Agenda for approval, and was approved with the approval of the Consent Agenda with the vote of 11 ayes, 0 nays, 0 abstentions, and 0 absent. 4