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HomeMy WebLinkAboutS-0259 Staff AnalysisNAME: Meadow Park Addition LOCATION: North side of Baseline Road, 3,000' west of Highway 5 DEVELOPER: ENGINEER: Butler -Avery Homes Manes, Castin, Massie, & West Memphis, AR McGetrick 2501 North Willow North Little Rock, AR Phone: 758-1360 AREA: 55 acres NO. OF LOTS: 263 FT. NEW STREET: 7,200 ZONING: Outside City PROPOSED USE: Single Family A. Development Concept (1) To develop a zero lot line subdivision with 41.40 acres of a larger 55.1 acre tract. (2) Basic design rationale followed was the City's land use plan - Southwest District Plan. The plan calls for a mixture of single family, multifamily, and park and recreational uses in this area. B. Proposal (1) The construction of a small lot, single family detached, residential subdivision for zero lot line homes ranging in size from 800 to 1,200 square feet. Typical lot size is 40' x 110'. (2) The property will be divided into 264 lots and 7,200' of new street. (3) The density of the total plan including the "MF-18" parcels adjacent to Baseline is 6.37 units per acre. The single family portion as a density of one to five units. Meadow Park Addition - Continue (4) Average lot coverage is 15 to 27 percent. (5) Sidewalks - developer requests that sidewalks be constructed at the time each unit is built, and tied to building permit/certificate of occupancy, since for most lots, almost half of the sidewalk would be inc.o.rporated into a double -wide driveway. Developer guarantees construction of all walks within 18 months of final plat approval. (6) Development Schedule Project will be phased. The first phase includes 81 lots. The remainder of development will be in two or possible three successive phases that would contain 60 and 90 lots. One phase per year will be developed with first phase scheduled for construction during latter portion of 1987. C. Engineering Comments (1) Multifamily parcels should be indicated as Tracts A and B and improvement should be done on Baseline Road. The ordinance mandates that the entire ownership of the applicants should be shown. If under separate title, include on plat. (2) Ninety degree right-of-way on Baseline, provide five -lane section. (3) Show abutting ownerships, and floodplains/floodway dedication. (4) Indicate intersection of Baseline with Wimbledon Loop. (5) Stormwater detention required. (6) Excavation site plan required and square footage of landscaped area. (7) Redesign typicals to reflect 10' drive entrys to accommodate on -street parking. (8) Redesign Daphne and Winterbury intersection (see Henk). Meadow Park Addition --- Continued D. Issues/Legal/Technical/Design (1) Redesign plan to provide for more variety and to break up linear design. (2) Provide common open areas. (3) Graphically show sidewalks on typicals to illustrate requests made. (4) Specify other phases. (5) Typical are deficient - shows three different size configurations, but no dimensions or whether structures are one or two stories. E. Staff Recommendation Reserved, until comments addressed. Staff is favorable to addressing the need for affordable, small lot housing in the City; however, it is felt that the plan could be improved. Livability could be greatly enhanced by cul-de-sacs and loop streets, and open areas. Due to the small lot size and tying in of the site to multifamily tracts, internal park -like areas could greatly enhance the proposal. Staff is not favorable to phasing sidewalk construction since it is difficult to keep track of. F. Subdivision Committee Review Staff and Engineering comments were discussed. The Applicant, took exception with number C-1, D-1, and D-2. He stated a preference for doing street improvements on Baseline at the time the multifamily was done. No agreement was reached, so he decided to meet with Engineering and discuss phasing of improvements and a timetable for development of multifamily tracts. The Applicant felt that redesigning the plan for more variety wasn't necessary. Henk Koornstra, Traffic Engineer, felt that "No Parking Anytime" signs should be placed on the streets or a restriction in the Bill of Assurance against on -street parking. The Applicant did not feel that this was necessary due to the pad for four parking Meadow 'Park Addition - Continued spaces on the site. Traffic explained that their experience was that this was not a deterrent to on -street parking and to place a restriction on the on -street parking would help circumvent future problems and complaints from citizens. The Applicant also felt that internal open spaces were not necessary due to the property's location to the "Future City Park." He did agree to specify phases and provide more information on typicals and to certify that all sidewalks would be built within 18 months of the beginning development date if phasing was allowed. Staff recommends approval, subject to previous comments, plus: (1) dedication of park and floodway land north of the site, (2) redesign of driveways to "bulb form", and (3) provision of secondary access to the park area. PLANNING COMMISSION ACTION: (6-30-87) The Planning staff presented the application and an update on the efforts to solve the various issues developed at the last hearing. Mr. Greeson stated that the concerns that were previously addressed have been resolved to the satisfaction of City staff. Mr. Castin and the owners have presented a letter and other materials for documentation of the files. Additionally, the parking design on the front yard parking pads has been modified to eliminate the wider driveways as requested by the Traffic Engineer. The floodway lying along the north boundary of this plat will be dedicated, and the balance of the floodplain between the floodway and this plat will be offered to the City for purchase at an agreed upon price. The Planning staff recommends approval of the plan and plat and other Planned Unit Development items. Mr. Jack Castin was present representing the developer. A brief discussion was held followed by a motion to approve the PRD as recommended by the staff and recommend the approval to the City Board of Directors. The motion passed by a vote of 8 ayes, 0 noes, 2 absent, 1 abstention (Richard Massie).