HomeMy WebLinkAboutS-0499-A Staff AnalysisOctober 18, 1994
ITEM NO.: 3 FILE NO.: 6-1037
NAME: RESERVOIR FLAT SUBDIVISION— PRELIMINARY PLAT
LOCATIQN: On the east side of Reservoir Rd., approximately 0.7
_smile north of Rodney Parham Rd.
DEVELOPER:
JACK GARRISON
18 Corporate Hill Dr.
Little Rock, AR 72205
225-5160
AREA• 2.56 ACRES
O IN_G: R--2
P ING DISTRICT: 3
CENSUS TRACT: 22.03
ENQINEER:
MCGETRICK ENGINEERING
11225 Huron Ln.
Little Rock, AR 72211
223-9900
- MBER OF LOTS,: 6 FT, NEW STREET: 350
PRQPQSED 1JSES: Multi -Family Residential
VARYANCES REQUESTED: None
STATEMENT OF PROPQ�AL:
The applicant proposes the subdivision of a 2.56 acre tract to
include: the delineation of 6 lots, and 1 tract, the tract
encompassing land in the floodplain which will not be developed;
the dedication to the City of land within the subdivision but
which is in the floodway; dedication of additional land for the
Reservoir Rd. right-of-way and construction of the required
Master Street Plan improvements in this right-of-way; and,
construction of a cul-de-sac street which is approximately 350
feet in length. The applicant proposes to construct multi -family
residential structures on the lots in conformance with the
requirements of the R-5 zoning district regulations. No
variances -are proposed.
A. PRQPQSAWREQUEST:
Approval from the Planning Commission is requested for a
preliminary plat for a subdivision of a parcel of land to
include 6 building sites, a tract in floodplain area which
is not 'to- be developed, dedication of "floodway'property to
the City, dedication of additional right-of-way for
Reservoir Rd. and construction of the required one-half
street improvements for Reservoir Rd., and construction of a
350 foot long cul-de-sac street. The subdivision is
proposed to be for multi -family residential units,
October 18, 1994
ITEM n in FILE -1037
constructed according to the regulations of the R-5 zoning
district. No variances are requested.
B. EXISTING. QoNa TI0M
The site lies along the north bank of the Grassy Flat Creek,
and is predominantly heavily wooded.
The site was recently zoned R-5, with an OS strip being
designated for the Grassy Flat Creek floodway. (Note: The
area zoning map has not been updated, and does not show the
change in zoning. The area is shown as R-2 on the area
zoning map included with the agenda.) The land to the north
is zoned R-5, as is land to the northwest across Reservoir
Rd. To the east, south, and across Reservoir Rd. to the
west is R-2 zoned land.
C. E It ERI TILITY MMR T :
Public Works reports that, prior to the issuance of a
building permit, a complete grading and drainage plan must
be submitted for approval. A floodplain development permit
must be obtained. One-half street improvements will be
required along Reservoir Rd.
Little Rock Water Works reports that an acreage charge of
$150 per acre applies. An existing 541, water main and its
easement are not shown on the plat, and the main will
interfere with construction in the proposed lots 2 and 3.
Significant cuts or fills in the easement area may be
prohibited. -
Little Rock Wastewater Utility comments -that there is an
existing sewer main located on the property, and that the
sewer main and its easement must be shown.
Arkansas Power and Light Co. will require 15 foot wide
easements along the east, north, and west boundary of the
site.
Arkansas Louisiana Gas Co. approved the submittal without
comment.
Southwestern Bell Telephone Co. will require a 10 foot wide
easement along the north and east boundary of the plat.
The -Little-Rock'FireC-Department approved the submittal
without comment.
2
October 18, 1994
BDIV z
ITEM n in d FILE NO.: -1 7
D. r E LE(3AL TE H ICAI, DE I
As noted by Water Works and Wastewater, there are existing
water and Sewer mains located on -the property which are not
shown, and which will significantly affect development of
the property. Lots 2 and 3, as presently shown, are made,
for all practical purposes, undevelopable. A
reconfiguration of the lots is made necessary, and the final
version of the plat will be different from the version
reviewed.
The floodway and the right-of-way for Reservoir Rd. were
dedicated to the City as part of the rezoning of the
property. These areas must not be included in the current
plat.
Tract A, the land that is in the floodplain, must be
retained by the developer and provision for its maintenance
must be made.
The Subdivision Regulations require the following
information, omitted from the submission, be furnished with
a preliminary plat application: 1) the type of subdivision
being developed; 2) the source of title of the owner; 3) any
existing or Proposed covenants and restrictions; 4) the
source of the contours, along with the source from which all
elevations are derived; 5) natural and cultural features
pursuant to Sections 31-89.4 and 31-89.8 of the Subdivision
Regulations; 6) the naives of retarded subdivisions abutting
the proposed subdivision, with 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 in size;
7) the physical description of all monuments; and, 8) the
location of proposed PAGIS monuments.
A storm drainage analysis and plan is to be provided.
The.vicinity map must be corrected to properly designate the
location of the proposed development.
_The proposed street name must be designated, and approved by
Public Works.
Section 36-259 outlines the requirements for R-5
developments. '-Paragraph'6 states that..lots shall not have a
depth of less than 100 feet. The lot line lying between the
present lots 4 and 5 is 62.8 feet. This lot line must be
adjusted, or a variance will be required to be approved by
the Board of Directors.
3
October 1-8, 1994
ITEM NO.: 3 Continued FILE NO.: S-1037
E. ANALYSIS•
There are major concerns to be addressed prior to approval
of the preliminary plat: 1) there is the issue of re
configuring the lot layout to leave the area occupied by the
water and sewer mains unobstructed; 2) there is the issue of
the lot line which is less than 100 feet; and, 3) there is
the issue of the floodway area and the Reservoir Rd. right-
of-way already being dedicated to the City, and needing to
be omitted from the subject plat. There are also minor
deficiencies in the plat and in the information needing to
be furnished which the applicant can easily rectify.
F. STAFF RECOMMENDATIONS:
Staff recommends that consideration of the proposed plat be
deferred until a correct version -of the plat is submitted
and reviewed which reflects the location of the water and
sewer mains and their easements, the amended lot
configuration based on required changes, and the correct
description of the land without the previously dedicated
right-of-way and floodway being included.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 29, 1994)
Mr. Pat McGetrick, the project engineer, was present. Staff
outlined the project. The Committee members reviewed -the
discussion outline and asked for Mr. McGetrick's response to the
items contained in it. Mr. McGetrick indicated that the lots
would have to be re -arranged to provide the needed clearance for
the water and sewer mains which cut across the presently shown
lots 2 and 3. He also said that he would make the needed changes
to delete the already dedicated property from the plat. The
Committee then forwarded the item to the full Commission for the
public hearing.
PLANNING MMIS I N ACTI (OCTOBER 18, 1994)
Mr. Pat McGetrick, the project engineer, was present. He
presented a revised preliminary plat which addressed the staff
comments and the deficiencies noted in the Agenda "write-up".
David Scherer, the Public Works representative, reviewed the
proposed plat briefly, and indicated that the needed changes were
made. He reported, though, that Master Street Plan requirements
would be necessary on the internal street and on Reservoir Rd.;
and, that the Stormwater Detention and the Excavation Ordinance
requirements would be applicable. Staff indicated that the
average of the side yard lines would have to be at least 100
feet, and indicated that the common lot line between Lots 4 and 5
may have to be adjusted in order to get the required depth along
4
October 18, 1994
SUBDIVISION
ITEM NO.: 3 (Continued) _ FILE NO.: 5-1037
that property line. Mr. McGetrick indicated that he
any required change. Staff recommended approval of
preliminary plat, and the plat was approved with the
10 ayes, 0 nays, 1 absent, and 0 abstentions.
would make
the
vote of
5
1.
Meeting Date: November 15,
1994
2.
Case No.:
S-499-A
3.
Request:
For PARKSIDE PLACE
SUBDIVISION, a WAIVER of
the Subdivision Regulations
which would require
boundary
street improvements
for W. 54th. St. and 63rd.
Ave.
4.
Location:
On the west side
of S. University Ave.,
north of
W. 54th. St.
5.
Owner/Applicant:
Jeannie K.
Elliff
6. Existing Status: The south two lots are vacant; the
north lot is the site of The Car Connection automobile
sales business. W. 54th. St. and 63rd. Ave. are
existing unimproved streets which provide access to
homes along 63rd. Ave. and to the side of the Fire
Sub -Station. The existing zoning of the site is C-4.
7. Proposed Use: Offices and Commercial
8. Staff R c mmendation: Approval
9. Planning Commission -Recommendation: Approval
10. Conditions or Issues Remainincr to be Resolved: None
11. Right -of -Way Issues: None. -The applicant is
dedicating the right-of-way which lies within the
property he owns for both W. 54th. St. and 63rd. Ave.
12. R gomm ndati n Forwarded with: A vote of 9 ayes,
0 nays, 1 absent, 1 abstention (Putnam)
13. Oblectors: None
14. Neighborhood Contact Person/Others: Russell Owen,
Westmont Watch Group
15. Neighborhood Plan: _65th. Street - West (12)
FILE N -4 9-A
NAME: PARRSIDE PLACE SUBDIVISION -- PRELIMINARY PLAT
LOCATION: On the west side of S. University Ave., north of W.
54th. St.
DEVEL PER:
JEANNIE R. ELLIFF
11225 Huron Ln.
ENGINEER:
MCGETRICR ENGINEERING
11225 Huron Ln.
Little Rock, AR 72209 Little Rock, AR 72209
223-9900 223-9900
AREA: 4.27 ACRES NWO R OF LOTS: 3 FT. NEW STREET: 0
ZONING: C-4 PROPOSED USES: Office/Commercial
PLANNING DI�TRIQT: 12
CENh9 _TRACT: 20.01
VARIANCES REQUESTED: Waiver from the requirement to provide
street and sidewalk improvements for W. 54th. St. and 63rd. Ave.
��V;y�l:�u�:�l�k�ii�;l■l�is��+�
The developer proposes a preliminary plat for a 4.27 acre tract,
involving -the delineation of 3 lots and the dedication of the
rights -of -way for both an unimproved section of W. 54th. St. and
of 63rd. Ave. The northern -most lot, Lot 3, will contain the
existing building currently known as The Car Connection, -located
at 5200 S. University Ave. The two other lots are vacant. Lot 1
is bordered on the south by a section of unimproved W. 54th. St.
Extending southward from W. 54th. St. is the northern -most
portion of unimproved 63rd. Ave. These streets provide access to
the side parking area of the Fire Department sub -station located
to the south of the applicant's property, and to a number of
homes which lie along 63rd. Ave. The entire length of W. 54th.
St., and the northern -most portion of 63rd. Ave. lie wholly -
within the boundary of the developer's property, but are used, as
unimproved, non -dedicated streets, by the public. A waiver from
the requirement to provide street and sidewalk improvements in
these rights -of -way is requested; the applicant seeks to leave
the streets in their currently existing condition. Access to the
applicant's property is to be taken from an existing driveway to
Lot 3, and a common access easement to be shared by Lots 1 and 2.
No access to be permitted from the south, from W. 54th. St.
A. PROPOSAL/REQUEST:
The applicant seeks Planning Commission approval of a
proposal involving the platting of a 4.27 acre tract into 3
lots and providing the rights -of -way for two streets which
FILE NO.: _g-429-A (Continued)
are currently unimproved, but which are used by the public,
W. 54th. St. and 63rd. Ave. Access to the subdivision is to
be provided by way of an existing driveway from S.
University Ave. to the existing facility on Lot 3, and by
way of a common driveway from S. University Ave. to be
shared by Lots 1 and 2. No access is to be taken from W.
54th. St., which borders Lot 1 on the south, and a "no
access" easement is to be designated along the south border
of Lot 1. Since W. 54th. St. and 63rd. Ave. are currently
used by the public in their existing unimproved condition,
and since the developer does not propose to use the boundary
street for access to the subdivision, a waiver from the
requirement to make boundary street improvements is sought.
Approval of the requested waiver will be sought from the
Board of Directors.
B. EXITING CONDITIONS:
The northern -most part of the tract, designated as Lot 3, is
developed, and contains the business currently known as The
Car Connection. The property lying south of this business,
but north of W. 54th. St., is vacant. W. 54th. St. is an
unimproved roadway, used by the public, but is not in a
dedicated right-of-way. A narrow roadway running south from
W. 54th. St., known as 63rd. Ave., is also not in a
dedicated right-of-way, but provides access to a number of
homes which lie along it. The northern -most portion of this
the 63rd. St. roadway lies within the boundary of the
applicant's property. Immediately south of W. 54th. St. is
a Fire Department sub -station, and guest parking for it -is
head -in parking off W. 54th. St. To the west and north of
the tract is floodway/park property owned by the City of
Little Rock. The east boundary of the site is S. University
Ave.
The existing zoning of the tract is C-4, with a mixture of
C-4 and C-3 districts to the northwest, west, and south. At
the northeast corner of the parcel is a small-0-3 site.
Across S. University Ave. is C-3 and I-2 zoned property.
C. E I R TIL MME
Public Works comments that, prior to the issuance of a
building permit, a -storm water detention plan and a sketch
grading and drainage plan must be submitted for approval.
The Subdivision Regulations and Master Street Plan will
require street improvements in the W. 54th. St. right-of-
way.
Little Rock Water Works reports that a water main extension
may be required to maintain domestic service and provide
adequate fire protection to Lot 3 and to serve Lot 2. An
acreage charge of $150 per acre and a pro-rata front footage
charge of $5.00 per foot may apply. These fees are in
addition to the normal connection fees.
2
FILE NO.: _8-499-A (Continued) -
Little Rock Wastewater Utility reports that a sewer main
extension is required, with easements, to serve Lot 3. The
existing sewer main located on Lot 1 must have an easement
shown.
Arkansas Power and Light Co. will require a 10 foot easement
along its existing power line, located along the northern
boundary of Lot 1.
Arkansas Louisiana Gas Co. approved the submittal without
comment.
Southwestern Bell Telephone Co. will require a 10 foot
easement along the north, west, and south boundary of Lot 3,
and along the west boundary of both Lots 2 and 1.
The Little Rock Fire Department approved the submittal
without comment.
D. ISSUES/LEGAL/TECHNICAL/DESIGN:
The preliminary plat must have: 1) the location of the area
accurately shown on the vicinity map; 2) the source of the
contours, along with the source from which all elevations
were derived; 3) natural and cultural features within -and
immediately surrounding the proposed subdivision, pursuant
to Sections 31-89.4`and 31-89.8 of the Subdivision
Regulations; 4) a stormwater drainage analysis and plan; 5)
the zoning classifications within the platted area and of
abutting areas; 6) proposed PAGIS monuments; and, 7) a
physical description of all monuments.
A preliminary Bill of Assurance is required.
As a commercial subdivision, the access point(s) to S.
University Ave. must be indicated. Ordinance No. 16,577
requires -that access drives be separated by at least 300
feet; therefore, with the existing driveway to the Lot 3
development proposed to remain, Lots 1 and 2 must have a
common driveway in a common drive access -easement. -These
access driveways must be shown on the plat.
Section 31-201(h) states that:- "New boundary -streets shall
be avoided, except where a requirement of the Master Street
Plan provides a defined alignment. In that event, the
development... shall provide one-half of the Master Street
Plan s specified improvements and right-of-way. Whenever a
proposed subdivision abuts a partially dedicated or
constructed public street, the developer shall provide the
minimum of one-half of the required improvements and right-
of-way." Section 31-201(i) goes on to say: "For the
purposes of determining the extent of required improvements
on boundary streets, the right-of-way centerline shall be
deemed to be the plat boundary."
3
FILE -4 -A n inued)
E. ANALYSIS•
Only minor deficiencies in the plat and the required
submissions remain, and the required corrections or
submittals can be easily completed.
The applicant's property includes the land which, over time,
has been used by the public as streets for access to homes
and to the side of the Fire Department sub -station. The
applicant proposes to dedicate the right-of-way for W. 54th.
St. which lies south of and adjacent to hit property, and to
dedicate the portion of 63rd. Ave. which lies within his
property. He does not propose to use the roadways for
access to his development, and proposes that they be left
"as is". He will, then, seek a waiver from the Board of
Directors for any required improvements to these rights -of -
way.
The proposed subdivision, with the noted corrections, and
with Board of Directors approval of the waiver of street
improvements on W. 54th. St., meets the standards of the
Subdivision Regulations for a commercial subdivision.
F . STAFF RECQMh RUATIQNS :
Staff recommends approval of the preliminary plat, subject
to Board of Directors approval of the requested waivers, and
recommends approval of the requested waiver on the boundary
street improvements.
SUBDIVISION COMMITTEE CQMMENT: (SEPTEMBER 29, 1994)
Mr. Pat McGetrick, the project engineer was present. Staff
outlined the request, and asked Mr. McGetrick about the ownership
of the abutting lands to the west and northwest. Mr. McGetrick
responded that the City of Little Rock had purchased this
property a couple of years ago for the Fourche Creek
floodway/park project. This precluded, staff observed, the
applicant from being able to accomplish a proper preliminary plat
in which his tract would be shown to be divided from the larger
tract. The Subdivision Committee members reviewed the proposed
subdivision plat, and reviewed with Mr. McGetrick the discussion
outline. The matter of the improvements to W. 54th. St. and to
63rd. Ave. were discussed, and Mr. McGetrick reported that a
waiver of any improvements would be sought. Mr. McGetrick
indicated that a "no access" easement would be designated along
the northern right-of-way line of W. 54th. St., and that the
applicant would commit to not using this right-of-way for access
to his property. The City Engineering staff reviewed with
Mr. McGetrick the access point locations for the property, and
4
FILE NO.: 5-499-A (Continued
informed him of the requirement for 300 foot separation between
access points. The requirement to show the access points and the
common access easement on the plat was discussed. Mr. McGetrick
indicated that he would make the required corrections on the plat
and would furnish the remaining information noted in the
discussion outline. The Committee then forwarded the item to the
full Commission for the public hearing.
PLAIWINGMMI I0N ACTT (OCTOBER 18, 1994)
Staff reported that there were no outstanding issues, and
recommended approval of the preliminary plat, as well as approval
of the requested waivers of street improvements in the W. 54th.
St. and 63rd. Ave. rights -of -way. The item was included in the
Consent Agenda for approval, and was approved with the vote of
9 ayes, 0 nays, 1 absent, and 1 abstention (Putnam).
5