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HomeMy WebLinkAboutS-0521-I Staff AnalysisITEM NO.: 2 FILE NO.: S-521--1 NAME: Oxford Valley Addition Phase 5 Preliminary Plat LOCATION: West of Legion Hut Road on Oxford Valley Drive Planninq_Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the linear feet of internal street in the General Notes section of the proposed preliminary plat. 3. Provide the average size of the lots and the minimum lot size in the General Notes section of the proposed preliminary plat. 4. Provide the source of water supply in the General Notes section of the proposed preliminary plat. 5. Provide the means of wastewater disposal in the General Notes section of the proposed preliminary plat. 6. Provide the Number of Lots in the General Notes section of the proposed preliminary plat. �7 Provide a phasing plan in the General Notes section of the proposed preliminary 0plat. 8. Revise the proposed preliminary plat to include a 25-foot platted building line on all corner lots abutting Oxford Valley Drive. Legion Hut Road is classified on the Master Street Plan as a Collector Street. The —� Subdivision Ordinance requires a 30-foot front yard building line for residential streets adjacent to a collector street. 10. Revise the zoning classification to indicate R-2 and not R-1. The site is currently zoned R-2, Single-family district. Variance/Waivers: None requested. Public Works---., 1. kford Valley Drive is an existing paved street with curb and gutter. Prior to final platting, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock code of ordinances and the Master Street Plan on one side of the street. 3. Storm water detention ordinance will apply to the new plat area. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Water mains are existing. No objection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County_ Planning: No comment received. CATA: No comment received. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, May 19, 2004. June 3, 2004 ITEM NO.: 2 FILE NO.: S-521-1 NAME: Oxford Valley Addition Phase 5 Preliminary Plat LOCATION: West of Legion Hut Road on Oxford Valley Drive DEVELOPER: The Wood Crest Company 4801 North Hills Boulevard North Little Rock, AR 72216 ENGINEER: Thomas Engineering Company 3810 Lookout Road North Little Rock, AR 72216 AREA: 3.153 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 13 R-2, Single-family 15 — Geyer Springs West 41.05 FT. NEW STREET: 0 VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission approved a preliminary plat for 39.41 acres for the development of 152 single-family lots in August of 1973. The property was to be developed as single-family with conventional design of streets and utility systems. The developer began development of the subdivision, installed the required infrastructure, including portions of the required streets, and final platted several of the proposed lots. On December 13, 1983, the Planning Commission approved a revision to the previously approved preliminary plat. The applicant requested a revision to eliminate the street connecting the subdivision to the adjacent mobile home park. The street was not dedicated since the final plat had not been signed. After closure of the street, the resulting area was to be used to create an additional lot. On February 20, 1987 a final plat for nineteen lots was executed. On March 3, 1987, Oxford Valley Drive was dedicated as a public street. June 3, 2004 SUBDIVISION ITEM NO.: 2 (Cont,) FILE NO_: S-521-1 The applicant later requested a vacation of the plat. The Board of Directors at their December 20, 1994, Public Hearing by Ordinance No. 16,802 approved the vacation. A. PROPOSAUREQUEST: The applicant proposes the Subdivision of 3.153 acres into thirteen single-family lots. The development has in place curb and gutter along Oxford Valley Drive. There is not a sidewalk in place. The applicant has indicated the average lot size is seventy-four feet by one hundred nineteen feet or 8,806 square feet. The applicant has indicated a 25-foot front yard building line as required by the Subdivision Ordinance adjacent to the residential streets and a 30-foot front yard building line adjacent to Legion Hut, a collector street. B. EXISTING CONDITIONS: The site involves a portion of previously platted subdivision of approximately 176 single-family lots. The street system and other improvements are in place, with construction to residential standards. Only a portion of the lots were final platted and developed with single-family homes. Oxford Valley Drive is constructed with curb and gutter but no sidewalk is in place. The roads have been barricaded at Legion Hut Road to prevent cut - through traffic in the area. There is an existing large mobile home park located to the north of the site accessed from Legion Hut Road and to the southeast fronting Chicot Road. There are large areas of vacant land north and south of the site. Single-family homes are located to the northwest of the site in the Shiloh Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received comments from the Shiloh Neighborhood concerning the proposed removal barricade and the proposed development of the subdivision. All abutting property owners, Southwest Little Rock United for Progress, Legion Hut Neighborhood Association, the Shiloh Property Owners Association and West Baseline Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Oxford Valley Drive is an existing paved street with curb and gutter. Prior to final platting, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2 June 3, 2004 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-521-1 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock code of ordinances and the Master Street Plan on one side of the street. 3. Storm water detention ordinance will apply to the new plat area. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Water mains are existing. No objection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004) Mr. William McClain was present representing the request. Staff presented an overview of the request indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the average size of the lots, the minimum lot size, the source of water supply, the means of wastewater disposal, the number of lots and a phasing plan in the general notes section of the proposed preliminary plat. Public Works comments were addressed. Staff stated any broken curb and gutter or sidewalk that was damaged in the public right-of-way would be required to be repaired prior to occupancy. Staff also stated the storm water detention ordinance would apply to the property. 3 June 3, 2004 SUBDIVISION ITEM NO.: 2 FILE NO_: S-521-1 Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. 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 most of the issues raised at the May 13, 2004 Subdivision Committee meeting. The applicant has indicated a twenty-five foot front yard building line adjacent to Oxford Valley Drive and a thirty-foot platted building line adjacent to Legion Hut Road. Legion Hut is classified as a collector street per the Master Street Plan. The typical building line adjacent to a collector street is thirty -feet. Oxford Valley Drive is classified as a residential street. The typical front building line adjacent to a residential street is twenty-five feet. The indicated building lines are sufficient to meet the minimum required platted building line per the Subdivision Ordinance. The applicant has indicated the average lot size is seventy-four feet by one hundred nineteen feet or 8,806 square feet. The Subdivision Ordinance requires lots be a minimum of sixty -feet by one hundred feet and seven thousand square feet in area. The indicated lots meet the minimum lot width, depth and lot area requirement of the Subdivision Ordinance. Oxford Valley Drive is currently barricaded at the intersection with Legion Hut Road. The applicant is requesting the barricades be removed to allow access to the proposed lots. The street was installed several years ago as a part of final platting. The development did not fully build -out and the developers requested a vacation of the plat in December 1994, for the lots, which did not have new homes constructed. The barricade was put in place at the request of the area neighborhoods to eliminate concerns of cut -through traffic and loitering. Staff is supportive of the proposed request. The development adheres to the minimum requirements of the Subdivision Ordinance. The proposed lots are proposed as was previously approved with the exception of an increased building line adjacent to Legion Hut Road and on corner lots abutting Oxford Valley Drive. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. 4 June 3, 200,, ° ITEM NO.: 2 NAME: Oxford Valley Addition Phase 5 Preliminary Plat LOCATION: West of Legion Hut Road on Oxford Valley Drive DEVELOPER: The Wood Crest Company 4801 North Hills Boulevard North Little Rock, AR 72216 ENGINEER: Thomas Engineering Company 3810 Lookout Road North Little Rock, AR 72216 AREA: 3.153 acres CURRENT ZONING PLANNING DISTRI CENSUS TRACT NUMBER OF LOTS: 13 R-2, Single-family 15 — Geyer Springs West 41.05 NO.: S-521-1 FT. NEW STREET: 0 VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission approved a preliminary plat for 39.41 acres for the development of 152 single-family lots in August of 1973. The property was to be developed as single-family with conventional design of streets and utility systems. The developer began development of the subdivision, installed the required infrastructure, including portions of the required streets, and final platted several of the proposed lots. On December 13, 1983, the Planning Commission approved a revision to the previously approved preliminary plat. The applicant requested a revision to eliminate the street connecting the subdivision to the adjacent mobile home park. The street was not dedicated since the final plat had not been signed. After closure of the street, the resulting area was to be used to create an additional lot. On February 20, 1987 a final plat for nineteen lots was executed. On March 3, 1987, Oxford Valley Drive was dedicated as a public street. June 3, 2004, I SUBDIVISION ITEM NO.: 2 (Con0 FILE NO.: S-521-1 The applicant later requested a vacation of the plat. The Board of Directors at their December 20, 1994, Public Hearing by Ordinance No. 16,802 approved the vacation. A. PROPOSAUREQUEST: The applicant proposes the Subdivision of 3.153 acres into thirteen single-family lots. The development has in place curb and gutter along Oxford Valley Drive. There is not a sidewalk in place. The applicant has indicated the average lot size is seventy-four feet by one hundred nineteen feet or 8,806 square feet. The applicant has indicated a 25-foot front yard building line as required by the Subdivision Ordinance adjacent to the residential streets and a 30-foot front yard building line adjacent to Legion Hut, a collector street. B. EXISTING CONDITIONS: The site involves a portion of previously platted subdivision of approximately 176 single-family lots. The street system and other improvements are in place, with construction to residential standards. Only a portion of the lots were final platted and developed with single-family homes. Oxford Valley Drive is constructed with curb and gutter but no sidewalk is in place. The roads have been barricaded at Legion Hut Road to prevent cut - through traffic in the area. There is an existing large mobile home park located to the north of the site accessed from Legion Hut Road and to the southeast fronting Chicot Road. There are large areas of vacant land north and south of the site. Single-family homes are located to the northwest of the site in the Shiloh Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received comments from the Shiloh Neighborhood concerning the proposed removal barricade and the proposed development of the subdivision. All abutting property owners, Southwest Little Rock United for Progress, Legion Hut Neighborhood Association, the Shiloh Property Owners Association and West Baseline Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Oxford Valley Drive is an existing paved street with curb and gutter. Prior to final platting, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 14 June 3, 200A SUBDIVISION ITEM NO.: 2 E. F G. FILE NO.: S-521-1 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock code of ordinances and the Master Street Plan on one side of the street. 3. Storm water detention ordinance will apply to the new plat area. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergv: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Water mains are existing. No objection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: Mr. William McClain was present representing th overview of the request indicating there were complete the review process. Staff requested the size of the lots, the minimum lot size, the source wastewater disposal, the number of lots and a ph section of the proposed preliminary plat. Contact the Little Rock Fire (May 13, 2004) e request. Staff presented an additional items necessary to applicant provide the average of water supply, the means of asing plan in the general notes Public Works comments were addressed. Staff stated any broken curb and gutter or sidewalk that was damaged in the public right-of-way would be required to be repaired prior to occupancy. Staff also stated the storm water detention ordinance would apply to the property. W June 3, 200,, SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-521-1 Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. 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 most of the issues raised at the May 13, 2004 Subdivision Committee meeting. The applicant has indicated a twenty-five foot front yard building line adjacent to Oxford Valley Drive and a thirty-foot platted building line adjacent to Legion Hut Road. Legion Hut is classified as a collector street per the Master Street Plan. The typical building line adjacent to a collector street is thirty -feet. Oxford Valley Drive is classified as a residential street. The typical front building line adjacent to a residential street is twenty-five feet. The indicated building lines are sufficient to meet the minimum required platted building line per the Subdivision Ordinance. The applicant has indicated the average lot size is seventy-four feet by one hundred nineteen feet or 8,806 square feet. The Subdivision Ordinance requires lots be a minimum of sixty -feet by one hundred feet and seven thousand square feet in area. The indicated lots meet the minimum lot width, depth and lot area requirement of the Subdivision Ordinance. Oxford Valley Drive is currently barricaded at the intersection with Legion Hut Road. The applicant is requesting the barricades be removed to allow access to the proposed lots. The street was installed several years ago as a part of final platting. The development did not fully build -out and the developers requested a vacation of the plat in December 1994, for the lots, which did not have new homes constructed. The barricade was put in place at the request of the area neighborhoods to eliminate concerns of cut -through traffic and loitering. Staff is supportive of the proposed request. The development adheres to the minimum requirements of the Subdivision Ordinance. The proposed lots are proposed as was previously approved with the exception of an increased building line adjacent to Legion Hut Road and on corner lots abutting Oxford Valley Drive. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. 4 June 3, 2004 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-521-1 PLANNING COMMISSION ACTION: (JUNE 3, 2004) Mr. William McCain was present representing the request. There were registered objectors present. Staff presented the item indicating the proposed subdivision did comply with all the minimum requirements of the Subdivision Ordinance. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Mr. Paul Purkiss addressed the Commission in opposition to the removal of the existing barricade on Oxford Valley Drive at Legion Hut Road. He stated the neighborhood through the Board of Directors had been successful in placing the barricade several years earlier to deter crime and cut -through traffic in the area. He stated prior to the barricade being put in place the neighborhood was having problems with cars cutting through the neighborhood and traveling at high rates of speed, vandalism and small crimes in the area. He stated the neighborhood also did not want the construction traffic coming through the neighborhood to develop the lots. Staff stated if the barricade remained in its current location the construction traffic would have to access Shilo to get to the site. Staff stated if the neighborhood did not want the construction traffic then the barricade would have to be relocated to allow the developer access to his lots. The Commission questioned if the neighborhood was opposed to the development of the subdivision or the removal of the barricade. Mr. Purkiss stated the neighborhood was not opposed to the subdivision only the removal of the barricade. Commissioner Lowry stated he was opposed to single entry subdivisions for both safety and social reasons. Mr. Purkiss stated the neighborhood was a quiet neighborhood and he was of a different opinion concerning single entrance subdivisions. He stated his concern was a safety concern also. He stated when traffic was speeding through the neighborhood it was dangerous for walkers and children. Commissioner Floyd stated Legion Hut Neighborhood Association had requested the barricade be removed temporarily to allow the resurfacing of Legion Hut Road and was told no the barricade was to remain in place. Commissioner Floyd stated his opinion as President of Legion Hut Neighborhood Association was the barricade should remain in the current location or be removed permanently. He stated he was opposed to relocating the barricade. Mr. William McCain addressed the Commission of the merits of the proposed subdivision. He stated the subdivision did comply with the minimum requirements of the Subdivision Ordinance. He stated the developer did not want to remove the barricade at this time. Mr. McCain stated the developer did want to access the lots from Chicot up Claybrook and to Legion Hut Road. He stated if this was the route the barricade would 5 June 3, 2004 , SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-521-1 have to be relocated to allow for development of the lots. Mr. McCain stated the developer did not want the barricade on a permanent basis. He stated the developer and future homeowners wanted the most direct route for emergency response should a situation arise. Commissioner Rector stated the barricade issue was not something the Commission could act upon. He stated the issue before the Commission was the proposed preliminary plat. Staff stated they only want a record of discussion concerning the proposed removal or relocation of the barricade to forward to the Board should the issue be addressed by the Board at a later date. Staff noted the Board would have to adopt a resolution or ordinance removing the existing barricade and locating the new barricade if the barricade were to be relocated. Mr. Michael Miller addressed the Commission in opposition to the removal of the barricade. He stated he was with the Little Rock Police Department and the issue of removing the barricade was not denying access to the subdivision. He stated the issue was that of safety. He stated limited access subdivisions made for better neighborhoods. A motion was made to approve the proposed preliminary plat as filed. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. C: