Loading...
HomeMy WebLinkAboutS-1042-V Staff Analysisc 3�1 qo_�W-kision Committee Comments ITEM NO.: 3 April 10, 2003 FILE NO.: S-1042-V NAME: The Villages of Wellington Phase III Preliminary Plat LOCATION: On Parliament Court just south of Lamplight Way Planning Staff Comments: 1. Provide notification of abutting property owners complete with the certified abstract list, notice form with affidavit executed and proof of mailing. Variance/Waivers:� �Y 1. None requested. Public Works: Saw 1. The length of Parliament Court exceeds the criteria (750') for classification as a minor residential street. Therefore, a circular cul-de-sac would be required as shown on a previous plat, or a variance must be approved. 2. A drainage easement should be shown across Lot 20. U " P�v Utilities and Fire Department/County Planning: - r — iob Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. �A Lii, Center -Point Energy: No comment received.- r SBC: No comment received. Central Arkansas Water: A water main extension will be required in order to provide service to this property. Each lot served must have frontage on this water main. A Capital Investment Charge based on the size of the meter connection (s) will apply to this project in addition to normal charges. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contac the Little Rock Fire Department at 918-3572 for additional details. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, April 16, 2003. May 1, 2003 ITEM NO.: 3 NAME: The Villages of Wellington Phase III Preliminary Plat LOCATION: On Parliament Court just south of Lamplight Way DEVELOPER: Winrock Development Company 2222 Cottondale Lane, Suite 300 Little Rock, AR 72203 FNC;INFFR- White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 6.3 acres NUMBER OF LOTS: 23 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.07 FILE NO.: S-1042-V FT. NEW STREET: 910 VARIANCESMAIVERS REQUESTED: Reduced platted building line for Lots 13 — 20 Block 5 and Lots 10 — 19 Block 4. Increased length of a minor residential street (910 linear feet). BACKGROUND: A preliminary plat for a subdivision of a 16.6 acre tract, creating 45 single-family lots along with 1680 feet of new street was proposed to the Commission in November 1994. The proposal included an area located to the west of the existing proposal, which is listed as an alternative church site. The acreage matching the current preliminary plat was a request to develop the area into twenty (20) lots, which averaged eighty by one hundred fifteen or 9,200 square feet. The lots were to be served by a single cul-de-sac with the typical three lots at the end of the cul-de-sac. May 1, 2003 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1042-V A. PROPOSAL: The applicant proposes to revise a previously approved preliminary plat to subdivide this 6.3 acre tract into 23 single-family lots. The area was previously approved with 20 single-family lots with an average width of 80-feet. The lots will be accessed by an extension of Parliament Court with the construction of 910 linear feet of new street. The applicant proposes to terminate the street with a "hammer head" rather than the traditional cul-de-sac. The applicant is requesting a variance to allow an increased length of the minor residential street (950 linear feet). The applicant proposes the lots to average 70 feet by 120 feet and contain approximately 8,400 square feet. The applicant proposes the street to be constructed with 26-feet of pavement in a 50-foot right-of-way. The applicant is proposing a reduced platted building line of 15-feet adjacent to the right-of-way for proposed Lots 13 — 20 of Block 5 and 10 — 19 of Block 4. The remainder of the lots will have a 25-foot platted building line. The applicant has indicated all utilities are available to the site. The applicant has also indicated the stormwater detention requirements were met with the construction of the existing lake several years ago. B. EXISTING CONDITIONS: The site is a vacant tree covered site with rolling topography, dropping towards the southwest from a high point along the northeast boundary of the site. The area to the north has been developed as single-family homes by the applicant with a similar lot size as proposed. The area to the south of the site abuts the Chenal Park Apartments accessed by Chenal Parkway. There is vacant 0-1 zoned property to the west of the proposed development and a church located along Wellington Village Drive. Other uses in the area include mini -warehouse, office, and vacant commercially zoned properties. To the east of the site the St. Charles Subdivision abuts the site and to the southeast is the Parkway Village Retirement Community. C. NEIGHBORHOOD COMMENTS: All abutting property owners, along with the St. Charles Neighborhood Association were notified of the Public Hearing. As of this writing, Staff has not received any comment from the neighborhood. D. ENGINEERING COMMENTS: Public Works: The length of Parliament Court exceeds the criteria (750') for classification as a minor residential street. Therefore, a circular cul-de-sac would be required as shown on a previous plat, or a variance must be approved. 2 May 1, 2003 SUBDIVISION E NO.: 3 (Cont. 2. A drainage easement should be shown across Lot 20. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: 0.: S-1042-V Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: A water main extension will be required in order to provide service to this property. Each lot served must have frontage on this water main. A Capital Investment Charge based on the size of the meter connection (s) will apply to this project in addition to normal charges. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contac the Little Rock Fire Department at 918-3572 for additional details. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) Mr. Joe White of White-Daters and Associates and Mr. Doug McNeil of Winrock Development were present representing the application. Staff introduced the item indicating the area was previously preliminary platted as a 20-lot subdivision served by a cul-de-sac. Staff stated the current request was for 23-lots to be served by a "hammer -head turnaround". Staff stated the request would involve a variance to allow the increased length of the "hammer -head turnaround". 41 May 1, 2003 SUBDIVISION ITEM NO.: _3 (Cont.�_ _ FILE NO.: _S-1042-V Public Works comments were discussed including a request for a drainage easement to be shown across Lot 20. Staff questioned how the drainage would be taken care of. Mr. White stated the applicant's intentions were to pipe the water in this area around Lot 20 to allow Lot 20 to still be a viable lot. Staff questioned if the three additional lots were critical. Mr. White stated the three lots were critical to justify the spending of the funds to place the infrastructure in the area. Staff stated 750-feet was the maximum length of a minor residential street. Staff stated the sanitation department did not like to exceed this length because of safety concerns with the backing of garbage trucks further lengths. Staff stated since the length was so close to the allowable length Staff could support the requested variance to allow an increase in the length. There was a general discussion concerning the platted building line and existing driveway grades within the previous development. Staff questioned if a 15-foot building line would allow for less steep drives. Mr. White stated he would check to see if this would offer flexibility. He questioned if 15-foot was allowable under the hillside development standard. Staff stated the proposed lots did not meet the minimum required 10,000 square feet. Comments from the utilities were noted. Staff suggested the applicant contact these agencies for additional information regarding their comments. Staff noted fire hydrants would be required per code as stated by the Little Rock Fire Department. There were no additional items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to Staff addressing the issues raised at the Subdivision Committee meeting. The applicant has indicated a 15- foot platted building line on all lots fronting onto Parliament Court or Lots 13 — 20 of Block 5 and 10 — 19 of Block 4. Staff feels due to the topography of.the area the reduced platted building line will allow for a better development of the homes in the area with less of a grade for driveways. The applicant has also indicated an increased length of the minor residential street. The maximum length allowed per the Master Street Plan is 750-feet. The applicant has indicated the length of the street to be 910-feet. This request will have minor impact on the city sanitation department since without the traditional cul-de-sac the garbage trucks will have to back the entire length of the street to exit. There is some concern for safety in the backing of trucks that far and the rounding of a curve in the process. The applicant has indicated a southern curve radius to allow the truck a space to pull-out of traffic. Since the street only serves 17 lots there should be limited traffic on the street. Staff supports the requested variance associated with the request to allow an increased length in the minor residential street. 0 May 1, 2003 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1042-V To Staff's knowledge, there are no other outstanding issues associated with the proposed request. If developed in the manner proposed the development should have minimal to no impact on the surrounding neighborhood. STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested variance to allow a reduced platted building line on Lots 13 -- 20 of Block 5 and Lots 10 — 19 of Block 4. Staff recommends approval of the requested variance to allow an increased length of a minor residential street. 5 May 1, 2003 ITEM NO.: 3 FILE NO.: S-1042-V NAME: The Villages of Wellington Phase III Preliminary Plat LOCATION: On Parliament Court just south of Lamplight Way DEVELOPER: Winrock Development Company 2222 Cottondale Lane, Suite 300 Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 6.3 acres NUMBER OF LOTS: 23 CURRENT ZONING- R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.07 FT. NEW STREET: 910 VARIANCESM/AIVERS REQUESTED: Reduced platted building line for Lots 13 — 20 Block 5 and Lots 10 — 19 Block 4. Increased length of a minor residential street (910 linear feet). BACKGROUND: A preliminary plat for a subdivision of a 16.6 acre tract, creating 45 single-family lots along with 1680 feet of new street was proposed to the Commission in November 1994. The proposal included an area located to the west of the existing proposal, which is listed as an alternative church site. The acreage matching the current preliminary plat was a request to develop the area into twenty (20) lots, which averaged eighty by one hundred fifteen or 9,200 square feet. The lots were to be served by a single cul-de-sac with the typical three lots at the end of the cul-de-sac. May 1, 2003 SUBDIVISION ITEM NO.: 3 (Cont, A. PROPOSAL: FILE NO.: S-1042-V The applicant proposes to revise a previously approved preliminary plat to subdivide this 6.3 acre tract into 23 single-family lots. The area was previously approved with 20 single-family lots with an average width of 80-feet. The lots will be accessed by an extension of Parliament Court with the construction of 910 linear feet of new street. The applicant proposes to terminate the street with a "hammer head" rather than the traditional cul-de-sac. The applicant is requesting a variance to allow an increased length of the minor residential street (950 linear feet). The applicant proposes the lots to average 70 feet by 120 feet and contain approximately 8,400 square feet. The applicant proposes the street to be constructed with 26-feet of pavement in a 50-foot right-of-way. The applicant is proposing a reduced platted building line of 15-feet adjacent to the right-of-way for proposed Lots 13 — 20 of Block 5 and 10 — 19 of Block 4. The remainder of the lots will have a 25-foot platted building line. The applicant has indicated all utilities are available to the site. The applicant has also indicated the stormwater detention requirements were met with the construction of the existing lake several years ago. B. EXISTING CONDITIONS: The site is a vacant tree covered site with rolling topography, dropping towards the southwest from a high point along the northeast boundary of the site. The area to the north has been developed as single-family homes by the applicant with a similar lot size as proposed. The area to the south of the site abuts the Chenal Park Apartments accessed by Chenal Parkway. There is vacant 0-1 zoned property to the west of the proposed development and a church located along Wellington Village Drive. Other uses in the area include mini -warehouse, office, and vacant commercially zoned properties. To the east of the site the St. Charles Subdivision abuts the site and to the southeast is the Parkway Village Retirement Community. C. NEIGHBORHOOD COMMENTS: All abutting property owners, along with the St. Charles Neighborhood Association were notified of the Public Hearing. As of this writing, Staff has not received any comment from the neighborhood. D. ENGINEERING COMMENTS: Public Works: The length of Parliament Court exceeds the criteria (750') for classification as a minor residential street. Therefore, a circular cul-de-sac would be required as shown on a previous plat, or a variance must be approved. 2 May 1, 2003 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1042-V 2. A drainage easement should be shown across Lot 20. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Enter : No comment received. Center -Point Enerav: No comment received. SBC: No comment received. Central Arkansas Water: A water main extension will be required in order to provide service to this property. Each lot served must have frontage on this water main. A Capital Investment Charge based on the size of the meter connection (s) will apply to this project in addition to normal charges. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contac the Little Rock Fire Department at 918-3572 for additional details. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: No comment. Landscape: No comment- G. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) Mr. Joe White of White-Daters and Associates and Mr. Doug McNeil of Winrock Development were present representing the application. Staff introduced the item indicating the area was previously preliminary platted as a 20-lot subdivision served by a cul-de-sac. Staff stated the current request was for 23-lots to be served by a "hammer -head turnaround". Staff stated the request would involve a variance to allow the increased length of the "hammer -head turnaround". 3 May 1, 2003 SUBDIVISION ITEM N FILE NO.: S-1042-V Public Works comments were discussed including a request for a drainage easement to be shown across Lot 20. Staff questioned how the drainage would be taken care of. Mr. White stated the applicant's intentions were to pipe the water in this area around Lot 20 to allow Lot 20 to still be a viable lot. Staff questioned if the three additional lots were critical. Mr. White stated the three lots were critical to justify the spending of the funds to place the infrastructure in the area. Staff stated 750-feet was the maximum length of a minor residential street. Staff stated the sanitation department did not like to exceed this length because of safety concerns with the backing of garbage trucks further lengths. Staff stated since the length was so close to the allowable length Staff could support the requested variance to allow an increase in the length. There was a general discussion concerning the platted building line and existing driveway grades within the previous development. Staff questioned if a 15-foot building line would allow for less steep drives. Mr. White stated he would check to see if this would offer flexibility. He questioned if 15-foot was allowable under the hillside development standard. Staff stated the proposed lots did not meet the minimum required 10,000 square feet. Comments from the utilities were noted. Staff suggested the applicant contact these agencies for additional information regarding their comments. Staff noted fire hydrants would be required per code as stated by the Little Rock Fire Department. There were no additional items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to Staff addressing the issues raised at the Subdivision Committee meeting. The applicant has indicated a 15- foot platted building line on all lots fronting onto Parliament Court or Lots 13 — 20 of Block 5 and 10 — 19 of Block 4. Staff feels due to the topography of the area the reduced platted building line will allow for a better development of the homes in the area with less of a grade for driveways. The applicant has also indicated an increased length of the minor residential street. The maximum length allowed per the Master Street Plan is 750-feet. The applicant has indicated the length of the street to be 910-feet. This request will have minor impact on the city sanitation department since without the traditional cul-de-sac the garbage trucks will have to back the entire length of the street to exit. There is some concern for safety in the backing of trucks that far and the rounding of a curve in the process. The applicant has indicated a southern curve radius to allow the truck a space to pull-out of traffic. Since the street only serves 17 lots there should be limited traffic on the street. Staff supports the requested variance associated with the request to allow an increased length in the minor residential street. 12 May 1, 2003 SUBDIVISION ITEM NO.: 3 (Co FILE NO.: To Staff's knowledge, there are no other outstanding issues associated with the proposed request. If developed in the manner proposed the development should have minimal to no impact on the surrounding neighborhood. STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested variance to allow a reduced platted building line on Lots 13 — 20 of Block 5 and Lots 10 — 19 of Block 4. Staff recommends approval of the requested variance to allow an increased length of a minor residential street. PLANNING COMMISSION ACTION: (MAY 1, 2003) Mr. Joe White of White-Daters and Associates was present representing the application. There were objectors present. Staff presented the item with a recommendation of approval of the proposed preliminary plat, as filed, subject to compliance with the conditions outlined in paragraphs D, E •and F of the above report. Staff presented a recommendation of approval of the requested variance to allow a reduced platted building line on Lots 13 — 20 of Block 5 and Lots 10 — 19 of Block 4 and Staff presented a recommendation of approval of the requested variance to allow an increased length of a minor residential street. Ms. Sarah Wacaster spoke in opposition of the proposed plat. She stated her home was located on Lot 8 just north of the proposed development. She stated the site was currently wooded and the trees acted as a buffer between the multi -family located south of the proposed site. She stated when the lots were developed the view of the multi- family would no longer be shielded and the noise level would increase. She stated with the development of fewer lots then a larger buffer could be retained, which would assist in the visual and noise concerns. She also questioned the sale -ability of the lots since they would abut multi -family to the south. Ms. Heather Metzler spoke in opposition of the proposed development. She questioned the statement of the 10,000 square feet minimum lot size. Staff stated this related to hillside development and if the lots did qualify for hillside development standards the requested fifteen foot building line would be allowed by -right. She also questioned the statement of backing of garbage trucks. Staff stated the statement was incorrect and the trucks would turn -around in the hammer head. Staff stated the turning around in a hammer head was more difficult than in a traditional cul- de-sac. There was a general discussion concerning the buffer to the south. Mr. White stated the development of homes between the multi -family and the existing homes would act as a buffer. 5 May 1, 2003 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1042-V A motion was made to approve the requested preliminary plat and the requested variances to include all staff recommendations and comments. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0 FILE NO.: S-1042-V NAME: The Villages of Wellington Phase III Preliminary Plat LOCATION: On Parliament Court just south of Lamplight Way DEVELOPER: Winrock Development Company 2222 Cottondale Lane, Suite 300 Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 6.3 acres NUMBER OF LOTS: 23 CURRENT ZONING R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.07 FT. NEW STREET: 910 VARIANCESMAIVERS REQUESTED: Reduced Block 5 and Lots 10 — 19 Block 4. Increased length of a minor residential street (910 BACKGROUND: platted building line for Lots 13 — 20 linear feet). A preliminary plat for a subdivision of a 16.6 acre tract, creating 45 single-family lots along with 1680 feet of new street was proposed to the Commission in November 1994. The proposal included an area located to the west of the existing proposal, which is listed as an alternative church site. The acreage matching the current preliminary plat was a request to develop the area into twenty (20) lots, which averaged eighty by one hundred fifteen or 9,200 square feet. The lots were to be served by a single cul-de-sac with the typical three lots at the end of the cul-de-sac. FILE NO.: S-1042-V (Cont. U'1 C A PROPOSAL: The applicant proposes to revise a previously approved preliminary plat to subdivide this 6.3 acre tract into 23 single-family lots. The area was previously approved with 20 single-family lots with an average width of 80-feet. The lots will be accessed by an extension of Parliament Court with the construction of 910 linear feet of new street. The applicant proposes to terminate the street with a "hammer head" rather than the traditional cul-de-sac. The applicant is requesting a variance to allow an increased length of the minor residential street (950 linear feet). The applicant proposes the lots to average 70 feet by 120 feet and contain approximately 8,400 square feet. The applicant proposes the street to be constructed with 26-feet of pavement in a 50-foot right-of-way. The applicant is proposing a reduced platted building line of 15-feet adjacent to the right-of-way for proposed Lots 13 — 20 of Block 5 and 10 — 19 of Block 4. The remainder of the lots will have a 25-foot platted building line. The applicant has indicated all utilities are available to the site. The applicant has also indicated the stormwater detention requirements were met with the construction of the existing lake several years ago. EXISTING CONDITIONS: The site is a vacant tree covered site with rolling topography, dropping towards the southwest from a high point along the northeast boundary of the site. The area to the north has been developed as single-family homes by the applicant with a similar lot size as proposed. The area to the south of the site abuts the Chenal Park Apartments accessed by Chenal Parkway. There is vacant 0-1 zoned property to the west of the proposed development and a church located along Wellington Village Drive. Other uses in the area include mini -warehouse, office, and vacant commercially zoned properties. To the east of the site the St. Charles Subdivision abuts the site and to the southeast is the Parkway Village Retirement Community. IGHBORHOOD COMMENT All abutting property owners, along with the St. Charles Neighborhood Association were notified of the Public Hearing. As of this writing, Staff has not received any comment from the neighborhood. ENGINEERING COMMENTS: Public Works: 1. The length of Parliament Court exceeds the criteria (750') for classification as a minor residential street. Therefore, a circular cul-de-sac would be required as shown on a previous plat, or a variance must be approved. 2. A drainage easement should be shown across Lot 20. 4 FILE NO.- S-1042-V (Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Enter : No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: A water main extension will be required in order to provide service to this property. Each lot served must have frontage on this water main. A Capital Investment Charge based on the size of the meter connection (s) will apply to this project in addition to normal charges. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contac the Little Rock Fire Department at 918-3572 for additional details. County Plannin : No comment received. CATA: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) Mr. Joe White of White-Daters and Associates and Mr. Doug McNeil of Winrock Development were present representing the application. Staff introduced the item indicating the area was previously preliminary platted as a 20-lot subdivision served by a cul-de-sac. Staff stated the current request was for 23-lots to be served by a "hammer -head turnaround". Staff stated the request would involve a variance to allow the increased length of the "hammer -head turnaround". Public Works comments were discussed including a request for a drainage easement to be shown across Lot 20. Staff questioned how the drainage would 3 FILE NO.: S-1042-V Cont. be taken care of. Mr. White stated the applicant's intentions were to pipe the water in this area around Lot 20 to allow Lot 20 to still be a viable lot. Staff questioned if the three additional lots were critical. Mr. White stated the three lots were critical to justify the spending of the funds to place the infrastructure in the area. Staff stated 750-feet was the maximum length of a minor residential street. Staff stated the sanitation department did not like to exceed this length because of safety concerns with the backing of garbage trucks further lengths. Staff stated since the length was so close to the allowable length Staff could support the requested variance to allow an increase in the length. There was a general discussion concerning the platted building line and existing driveway grades within the previous development. Staff questioned if a 15-foot building line would allow for less steep drives. Mr. White stated he would check to see if this would offer flexibility. He questioned if 15-foot was allowable under the hillside development standard. Staff stated the proposed lots did not meet the minimum required 10,000 square feet. Comments from the utilities were noted. Staff suggested the applicant contact these agencies for additional information regarding their comments. Staff noted fire hydrants would be required per code as stated by the Little Rock Fire Department. There were no additional items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to Staff addressing the issues raised at the Subdivision Committee meeting. The applicant has indicated a 15- foot platted building line on all lots fronting onto Parliament Court or Lots 13 — 20 of Block 5 and 10 — 19 of Block 4. Staff feels due to the topography of the area the reduced platted building line will allow for a better development of the homes in the area with less of a grade for driveways. The applicant has also indicated an increased length of the minor residential street. The maximum length allowed per the Master Street Plan is 750-feet. The applicant has indicated the length of the street to be 910-feet. This request will have minor impact on the city sanitation department since without the traditional cul-de-sac the garbage trucks will have to back the entire length of the street to exit. There is some concern for safety in the backing of trucks that far and the rounding of a curve in the process. The applicant has indicated a southern curve radius to allow the truck a space to pull-out of traffic. Since the street only serves 17 lots there should be limited traffic on the street. Staff supports the requested variance associated with the request to allow an increased length in the minor residential street. To Staff's knowledge, there are no other outstanding issues associated with the proposed request. If developed in the manner proposed the development should have minimal to no impact on the surrounding neighborhood. 0 FILE NO.: S-1042-V (Colt. STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested variance to allow a reduced platted building line on Lots 13 — 20 of Block 5 and Lots 10 — 19 of Block 4. Staff recommends approval of the requested variance to allow an increased length of a minor residential street. PLANNING COMMISSION ACTION: (MAY 1, 2003) Mr. Joe White of White-Daters and Associates was present representing the application. There were objectors present. Staff presented the item with a recommendation of approval of the proposed preliminary plat, as filed, subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation of approval of the requested variance to allow a reduced platted building line on Lots 13 — 20 of Block 5 and Lots 10 — 19 of Block 4 and Staff presented a recommendation of approval of the requested variance to allow an increased length of a minor residential street. Ms. Sarah Wacaster spoke in opposition of the proposed plat. She stated her home was located on Lot 8 just north of the proposed development. She stated the site was currently wooded and the trees acted as a buffer between the multi -family located south of the proposed site. She stated when the lots were developed the view of the multi- family would no longer be shielded and the noise level would increase. She stated with the development of fewer lots then a larger buffer could be retained, which would assist in the visual and noise concerns. She also questioned the sale -ability of the lots since they would abut multi -family to the south. Ms. Heather Metzler spoke in opposition of the proposed development. She questioned the statement of the 10,000 square feet minimum lot size. Staff stated this related to hillside development and if the lots did qualify for hillside development standards the requested fifteen foot building line would be allowed by -right. She also questioned the statement of backing of garbage trucks. Staff stated the statement was incorrect and the trucks would turn -around in the hammer head. Staff stated the turning around in a hammer head was more difficult than in a traditional cul- de-sac. There was a general discussion concerning the buffer to the south. Mr. White stated the development of homes between the multi -family and the existing homes would act as a buffer. A motion was made to approve the requested preliminary plat and the requested variances to include all staff recommendations and comments. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5