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HomeMy WebLinkAboutS-0522 Staff AnalysisDecember 13, 1983 SUBDIVISIONS Item No. B - File No. 443 NAME: LOCATION: DEVELOPER: Coy and Ruby Dean P.O. Box 9251 Little Rock, AR Phone: 455-1222 AREA: 40 acres ZONING: "R-2" Irish Springs Estates NE Corner of County Line and Vimy Ridge Roads ENGINEER: Troy D. Laha P.O. Box 9251 Little Rock, AR Phone: 565-7384 NO. OF LOTS: 69 FT. OF NEW ST.: 3,790' PROPOSED USES: Single Family VARIANCES REQUESTED: 1. 75' radius on centerline of Dublin Street in the vicinity of Lots 32 to 33. A. Site Histo None. B. Existinq Conditions This project is located in an area which is rural in character, with single family homes and a substantial portion of properties devoted to pasture land. Physically, the site in question is flat and covered with grass and trees. A 20-foot sanitary sewer easement diagonally cuts across the property from northeast to southwest. There are two existing ponds on the northern end. At the time of this writing, sewer service is not available to this tract. Since the existing water service, owned by the Sardis Water Improvement District is not adequate to supply the development, the owner plans to drill individual wells for the residents until such service is available. C. Development Proposal This submission represents the proposal to develop 40 acres into 71 lots for single family use and three tracts for varied uses. Tract A, located right on the corner of Vimy Ridge and County Line Roads will be utilized as commercial, Tract B for duplexes, and December 13, 1983 SUBDIVISIONS Item No. B - Continued Tract C as a public use area for the residents of the proposed subdivision. 3,790' of new street is proposed. 50' x 500' of proposed street is currently deeded as an access easement to an abutting 100' x 175' parcel on the east side of the project. The applicant plans to incorporate this easement into the plat and dedicate it to the public as a 50' street. Another parcel (100' x 2001) in the southeastern corner has also been sold. D. Engineering Comments 1. Dedicate right-of-way and improve Vimy Ridge Road to minor arterial standards. Discuss overall drainage plan and extension of Vimy Ridge Bridge with City Engineer's Office. 2. Dedicate right-of-way and improve County Line Road to major arterial standards. Improve County Line Road to minor arterial standards except at the intersection of County Line Road and Vimy Ridge Road. The intersection is to be developed with turning lanes on both Vimy Ridge and County Line Roads. Discuss intersection design with City Engineer's Office. 3. Request clarification of entrance from County Line Road which is partially on R.G. Dean property. E. Staff Analysis There are several very significant problems with the proposal as submitted. It does not currently have sewer service, and water service is less than adequate. In Section 37.20, the Ordinance advises us that land which does not have acceptable standards of public facilities should not be subdivided. The applicant needs to submit a proper preliminary plat, which includes the lots that have been sold illegally. These persons will have to participate in the plat. Staff is not favorable to the design of some of the lots, so that they abut County Line Road and arterial streets. This is not good single family residential design due to the amount of traffic generated by such arteries. The applicant is advised that separate rezoning applications for Tracts A and B should be sought in conjunction with the plat. As for building lines, 35' is required of those lots abutting Vimy Ridge and 40' on County Line Road. All street names should be indicated on the plat. The applicant has requested December 13, 1983 SUBDIVISIONS Item No. B - Continued only one waiver for a radius of 751; however, another waiver is needed due to an excessive cul-de-sac length. F. Staff Recommendation Denial until the proper preliminary submission, which has access to the necessary basic services, is received. SUBDIVISION COMMITTEE REVIEW: Mr. Troy Laha, engineer for the project, was present. He stated that Mr. Dean had met with the local sewer district committee, and he had been granted such service. Staff reported that the applicant had sent a letter requesting a variance of street improvements on County Line Road. Engineering stated they are against a waiver, but acceptable to a phasing plan. It was reported that the applicant may have problems complying with staff's recommendation of including the two out -parcels and the lot. One owner, is against the development since 50' of his property will be' needed for dedication. Staff reported that a waiver would be needed if he does not participate. The applicant was advised to resolve the remaining issues with the staff prior to the meeting on September 13th. PLANNING COMMISSION ACTION: The owner/applicant was not present. The Commission responded to a request for deferral by passing a motion for indefinite deferral. The vote - 11 ayes, 0 noes. SUBDIVISION COMMITTEE REVIEW: (10-26-83) Staff presented a revised plat that reduced the number of lots to 67 and provided four tracts for commercial, multifamily, and public uses. Since the applicant's engineer was not present, the Committee decided to pass this to the Commission without benefit of review. Staff commented that the remaining issues basically involved the rezoning aspect of the proposal. December 13, 1983 SUBDIVISIONS Item No. B - Continued PLANNING COMMISSION ACTION: The applicant was present. The Commission directed the item back to the Subdivision Committee with specific instructions to review the arrangement of types of land use which commit the various tracts to uses other than single family. A motion relative to the above was made and passed by a vote of 10 ayes, 0 noes and 1 absent. SUBDIVISION COMMITTEE REVIEW: Mr. Troy Laha, Mr. Coy Dean and Mr. Leon Sneed represented the application. A revised plan was submitted. Major points of revision included the elimination of a cul-de-sac in the drainageway, additional lots to the plat and modification of internal access. The Committee stated that the plan presented was an improvement. They decided to pass it to the Commission, subject to the water problem being worked out prior to the signing of Phase I. The applicant agreed to do off -site improvements with every phase, with the exception of Phases 4 and 6 which are to be combined. September 13, 1983 SUBDIVISIONS Item No. 3 - File No. 443 NAME: LOCATION: DEVELOPER! Coy and Ruby Dean P.O. Box 9251 Little Rock, AR Phone: 455-1222 AREA: 40 acres ZONING: 11R-2" Irish Springs Estates NE of Corner of County Line and Vimy Ridge Roads ENGINEER: Troy D. Laha P.O. Box 9251 Little Rock, AR Phone: 565-7384 NO. OF LOTS: 69 FT. OF NEW ST.: 3,790' PROPOSED USES: Single Family VARIANCES REQUESTED: 1. 75' radius on centerline of Dublin Street in the vicinity of Lots 32 to 33. A. Site History None. B. Existinq Conditions This project is located in an area which is rural in character, with single family homes and a substantial portion of properties devoted to pasture land. Physically, the site in question is flat and covered with grass and trees. A 20-foot sanitary sewer easement diagonally cuts across the property from northeast to southwest. There are two existing ponds on the northern end. At the time of this writing, sewer service is not available to this tract. Since the existing water service, owned by the Sardis Water Improvement District is not adequate to supply the development, the owner plans to drill individual wells for the residents until such service is available. C. Development Proposal This submission represents the proposal to develop 40 acres into 71 lots for single family use and three tracts for varied uses. Tract A, located right on the corner of Vimy Ridge and County Line Roads will be utilized as commercial, Tract B for duplexes, and September 13, 1983 SUBDIVISIONS Item No. 3 - Continued Tract C as a public use area for the residents of the proposed subdivision. 3,790' of new street is proposed. 50' x 500' of proposed street is currently deeded as an access easement to an abutting 100' x 175' parcel on the east side of the project. The applicant plans to incorporate this easement into the plat and dedicate it to the public as a 50' street. Another parcel (100' x 200') in the southeastern corner has also been sold. D. Engineering Comments 1. Dedicate right-of-way and improve Vimy Ridge Road to minor arterial standards. Discuss overall drainage plan and extension of Vimy Ridge Bridge with City Engineer's Office. 2. Dedicate right-of-way and improve County Line Road to major arterial standards. Improve County Line Road to minor arterial standards except at the intersection of County Line Road and Vimy Ridge Road. The intersection is to be developed with turning lanes on both Vimy Ridge and County Line Roads. Discuss intersection design with City Engineer's Office. 3. Request clarification of entrance from County Line Road which is partially on R.G. Dean property. E. Staff Analsis There are several very significant problems with the proposal as submitted. It does not currently have sewer service, and water service is less than adequate. In Section 37.20, the Ordinance advises us that land which does not have acceptable standards of public facilities should not be subdivided. The applicant needs to submit a proper preliminary plat, which includes the lots that have been sold illegally. These persons will have to participate in the plat. Staff is not favorable to the design of some of the lots, so that they abut County Line Road and arterial streets. This is not good single family residential design due to the amount of traffic generated by such arteries. The applicant is advised that separate rezoning applications for Tracts A and B should be sought in conjunction with the plat. As for building lines, 35' is required of those lots abutting Vimy Ridge and 40' on County Line Road. All street names should be indicated on the plat. The applicant has requested September 13, 1983 SUBDIVISIONS Item No. 3 - Continued only one waiver for a radius of 751; however, another waiver is needed due to an excessive cul-de-sac length. F. Staff Recommendation Denial until the proper preliminary submission, which has access to the necessary basic services, is received. SUBDIVISION COMMITTEE REVIEW: Mr. Troy Laha, engineer for the project, was present. He stated that Mr. Dean had met with the local sewer district committee, and he had been granted such service. Staff reported that the applicant had sent a letter requesting a variance of street improvements on County Line Road. Engineering stated they are against a waiver, but acceptable to a phasing plan. It was reported that the applicant may have problems complying with staff's recommendation of including the two out -parcels and the lot. One owner, is against the development since 50' of his property will be needed for dedication. Staff reported that a waiver would be needed if he does not participate. The applicant was advised to resolve the remaining issues with the staff prior to the meeting on September 13th. PLANNING COMMISSION ACTION: The owner/applicant was not present. The Commission responded to a request for deferral by passing a motion for indefinite deferral. The vote - 11 ayes, 0 noes. November 15, 1983 SUBDIVISIONS Item No. B - File No. 443 NAME: LOCATION: DEVELOPER: Coy and Ruby Dean P.O. Box 9251 Little Rock, AR Phone: 455-1222 AREA: 40 acres ZONING: "R-2" Irish Springs Estates NE Corner of County Line and Vimy Ridge Roads ENGINEER: Troy D. Laha P.O. Box 9251 Little Rock, AR Phone: 565-7384 NO. OF LOTS: 69 FT. OF NEW ST.: 3,790' PROPOSED USES: Single Family VARIANCES REQUESTED: 1. 75' radius on centerline of Dublin Street in the vicinity of Lots 32 to 33. A. Site Histor None. B. Existing Conditions This project is located in an area which is rural in character, with single family homes and a substantial portion of properties devoted to pasture land. Physically, the site in question is flat and covered with grass and trees.. A 20-foot sanitary sewer easement diagonally cuts across the property from northeast to southwest. There are two existing ponds on the northern end. At the time of this writing, sewer service is not available to this tract. Since the existing water service, owned by the Sardis Water Improvement District is not adequate to supply the development, the owner plans to drill individual wells for the residents until such service is available. C. Development Proposal This submission represents the proposal to develop 40 acres into 71 lots for single family use and three tracts for varied uses. Tract A, located right on the corner of Vimy Ridge and County Line Roads will be utilized as commercial, ']Tact B for duplexes, and November 15, 1983 SUBDIVISIONS Item No. B - Continued Tract C as a public use area for the residents of the proposed subdivision. 3,790' of new street is proposed. 50' x 500' of proposed street is currently deeded as an access easement to an abutting 100' x 175' parcel on the east side of the project. The applicant plans to incorporate this easement into the plat and dedicate it to the public as a 50' street. Another parcel (100' x 2001) in the southeastern corner has also been sold. D. Engineering Comments 1. Dedicate right-of-way and improve Vimy Ridge Road to minor arterial standards. Discuss overall drainage plan and extension of Vimy Ridge Bridge with City Engineer's Office. 2. Dedicate right-of-way and improve County Line Road to major arterial standards. Improve County Line Road to minor arterial standards except at the intersection of County Line Road and Vimy Ridge Road. The intersection is to be developed with turning lanes on both Vimy Ridge and County Line Roads. Discuss intersection design with City Engineer's Office. 3. Request clarification of entrance from County Line Road which is partially on R.G. Dean property. E. Staff Analysis There are several very significant problems with the proposal as submitted. It does not currently have sewer service, and water service is less than adequate. In Section 37.20, the Ordinance advises us that land which does not have acceptable standards of public facilities should not be subdivided. The applicant needs to submit a proper preliminary plat, which includes the lots that have been sold illegally. These persons will have to participate in the plat. Staff is not favorable to the design of some of the lots, so that they abut County Line Road and arterial streets. This is not good single family residential design due to the amount of traffic generated by such arteries. The applicant is advised that separate rezoning applications for Tracts A and B should be sought in conjunction with the plat. As for building lines, 35' is required of those lots abutting Vimy Ridge and 40' on County Line Road. All street names should be indicated on the plat. The applicant has requested November 15, 1983 SUBDIVISIONS Item No. B - Continued only one waiver for a radius of 751; however, another waiver is needed due to an excessive cul-de-sac length. F. Staff Recommendation Denial until the proper preliminary submission, which has access to the necessary basic services, is received. SUBDIVISION COMMITTEE REVIEW: Mr. Troy Laha, engineer for the project, was present. He stated that Mr. Dean had met with the local sewer district committee, and he had been granted such service. Staff reported that the applicant had sent a letter requesting a variance of street improvements on County Line Road. Engineering stated they are against a waiver, but acceptable to a phasing plan. It was reported that the applicant may have problems complying with staff's recommendation of including the two out -parcels and the lot. One owner, is against the development since 50' of his property will be needed for dedication. Staff reported that a waiver would be needed if he does not participate. The applicant was advised to resolve the remaining issues with the staff prior to the meeting on September 13th. PLANNING COMMISSION ACTION: The owner/applicant was not present. The Commission responded to a request for deferral by passing a motion for indefinite deferral. The vote - 11 ayes, 0 noes. SUBDIVISION COMMITTEE REVIEW: (10-26-83) Staff presented a revised plat that reduced the number of lots to 67 and provided four tracts for commercial, multifamily, and public uses. Since the applicant's engineer was not present, the Committee decided to pass this to the Commission without benefit of review. Staff commented that the remaining issues basically involved the rezoning aspect of the proposal. November 15, 1983 SUBDIVISIONS Item No. B - Continued PLANNING COMMISSION ACTION: (November 15, 1983) The applicant, Troy Laha, was present. A motion to defer the item to December 13, 1983, passed by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: The applicant was present. The Commission directed the item back to the Subdivision Committee with specific instructions to review the arrangement of types of land use which commit the various tracts to uses other than singie family. A motion relative to the above was made and passed by a vote of 10 ayes, 0 noes and 1 absent.