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HomeMy WebLinkAboutS-0643-B Staff AnalysisMarch 14, 1996 ITEM NO.: 1 FILE NO.: $-643-B NAME: WHISPERING PINES SUBDIVISION -- PRELIMINARY PLAT LOCATION: The tract bounded by Chicot Rd. on the east, Castle Valley Rd. on the south, Coulter Lake Rd. on the west, and Bunch Rd. on the north, approximately 2.25 miles south of Baseline Rd. DEVELOPER: ENGINEER: William J. Malone Billy Gordon MALONE AND ASSOCIATES VERSATILE INDUSTRIES, INC. CONSULTING ENGINEERS, INC. 14124 Chicot Rd. P. O. Box 1480 Mabelvale, AR 72103 Hot Springs, AR 71902 888-3900 (501) 624-2892 AREA: 69.7 ACRES NUMBER OF LOTS: 88 FT. NEW STREET: 4,370 ZONING: R-2 PROPOSED USES: Single -Family Residential PLANNING DISTRICT: Geyer Springs West (15) CENSUS TRACT: 41.05 VARIANCES REQUESTED: 1) Variance from the requirement to construct sidewalks along street frontages. 2) Variance from the requirement to provide stormwater detention facilities, except the detention facility shown on Tracts A and B. (Staff identified a number of other issues for which either variances need to be requested or modifications in the plat need to be made. The applicant has not request variances from the identified standards or submitted a revised plat.) BACKGROUND: A preliminary plat for this project was approved by the Planning Commission on October 14, 1986. Construction work on Phase I was begun, with road beds being prepared and some of the underground utilities being installed. Work was discontinued, however, and has remained dormant since that time. The golf course greens, shown within the boundary of the subdivision, were constructed and are part of the Whispering Pines Country Club golf course. March 14, 19R6 ITEM--O.: 1 (Cont-1 _ _ FILE NO S-643-B STATEMENT OF PROPOSAL: Recertificaiton of a previously approved preliminary plat is requested. The project involves the subdivision of a 69.7 acre tract, with 88 single-family lots and the construction of 4,370 feet of new internal streets. The applicant requests two waivers: 1) a waiver from the requirement to construct sidewalks along streets, explaining that sidewalks were not required in the original approval; and 2) a waiver from the requirement to construct stormwater detention facilities shown on the plat in the golf course fairways, explaining that the fairways are located outside the plat area. Provision of the designated stormwater detention facility shown on the plat to the east of the Phase II development, on Tracts A and B, is to be provided with Phase II development. �IIIM Mmgayl�Y Review and approval by the Planning Commission is requested for a preliminary plat. A recommendation for approval to the Board of Directors of two waivers, the waiver of sidewalks and the waiver of stormwater detention, is requested. B. EXISTING CONDITIONS: Site development was begun in 1986, following Planning Commission approval of a preliminary plat. Street rights - of -way were cleared, roadbeds prepared, curbs constructed, and water and storm drain lines were installed for the Phase I development (at the streets shown on the plat as Whispering Pine and Whispering Pine Trail) prior to work ceasing. Two fairways associated with the golf course for the Whispering Pines Country Club were constructed. The boundary streets, Castle Valley Rd., Coulter Lake Rd., Bunch Rd., and Chicot Rd. are asphalt or -"chip seal", "open ditch" street sections which do not meet current City street standards. The bulk of the tract is zoned R-2. There is a C-2 tract along the Chicot Rd. frontage of the plat area, and an MF-12 tract immediately west of Chicot Rd. fronting on Castle Valley Rd. All abutting property is zoned R-2, except for a small MF-6 area across Castle Valley Rd. at the southwest corner of the tract. C. ENGINEERING UTILITY COMMENTS: Little Rock Public Works comments: 2 March 14,, 1996 ITEM NO.: 1 CQnt.J FILE NO., `$-643-a The proposed street names for all internal streets are unacceptable., "Whispering'Pine" cannot be used. (This prohibition was included in the comments in the original preliminary plat approval in 1986.) Tangent distances at reverse curves appear to violate the Master Street Plan standards. Necessary modifications in the plat must be made, or a variance from the standards must be requested. One-half street improvements must be made to the boundary streets as the various phases are constructed. Castle Valley Rd. from Chicot Rd. to the Phase I streets must be improved to residential street standards with the Phase I development to provide access to Phase I of portion of the subdivision. The "kink" in Castle Valley Rd. needs to be modified to a minimum 150 foot turn radius per the Master Street Plan standards. Plans for construction of streets and drainage must be submitted for approval. Stormwater detention must be provided within the plat boundary, or approved alternate means must be made to deal with stormwater detention. A waiver, as requested by the applicant, of the provision of stormwater detention due to the area originally designated as the stormwater detention facilities now being outside the boundary of the subdivision, cannot be approved. The existing installed systems are to be brought into conformance with current City standards. An APDC&E permit and a site grading and excavation permit from the City must be obtained prior to any work being done. Little Rock Municipal Water Works comments that the water mains have been laid in a portion of the project, but were turned off several years ago. They will have to be tested and sterilized prior to their being accepted. Little Rock Wastewater Utility comments that sewer main extensions, with easements, will be required. Arkansas Power and Light Co. noted that, if overhead facilities are desired, 15 foot easements along the rear property lines will be required; but, that if underground service is desired, a 10 foot easement along the front of the lots will be required. 3 March 14, 1996 SUBDIVISION HEARING Arkansas Louisiana Gas Co. approved the submittal. The Fire Department approved the submittal. D. I E LEGAL TE HNI AL DESIGN: Sec. 31-94 states that: "A preliminary plat approved by the Planning Commission shall be effective and binding upon the Commission for one (1) year from the date of approval, or as long as work is actively progressing, at the end of which time the final plat ... must have been submitted.... Any plat not receiving final approval within the period of time set forth herein... shall be null and void, and the developer shall be required to submit a new plat of the property for preliminary approval,'subject to all zoning restrictions and this chapter." Because the project was abandoned for an extended period of time, submission of a new preliminary plat, conforming to the current regulations, is required. Sec. 31-232.d states: "Double frontage lots are prohibited....11 Lots at the north end of whispering Pine Lane and whispering Pine Cove have frontages on both the interior cul-de-sac street and on Bunch Rd. Such double - frontage lots are prohibited by the regulations, and a revised plat is required or a variance must be requested by the applicant and approved by the Board of Directors. Sec. 31-232.f states: "Corner lots for residential use shall have a minimum width of seventy-five (75) feet to accommodate the required building line on both streets and to assure adequate visibility for traffic safety." At least two lots, Lots 94 and 8, fail to meet this requirement, and either a revised plat is required or a variance must be requested by the applicant and approved by the Board of Directors. Sec. 31-232 requires that the minimum width of single-family residential lots is to be 60 feet, with the width being measured at the building line. Some lots (e.g., Lots 72, 84, and 86) are less than 60 feet in width at the right-of- way line and do not appear to flare out enough to be 60 feet at the building line. The plat needs to be amended to make the lots wider to conform to the regulation, or a variance from the regulation needs to be requested by the applicant and approved by the Board of Directors. Alternatively, the applicant can plat a building line which is deeper into the lot, at a point where the width is a minimum of 60 feet, to address this issue. The request is for 'Ire -activation of the whispering Pines Subdivision", as "a resubmittal of a subdivision that was 4 March 14, •1996' SUBDIVISION HEARING ITEM O. 1 n FILE NO -B approved in 1986..., and was partially constructed." The legal description of the property to be subdivided is the legal description of the entire 69.7 acre tract, as shown on the plat. At the same time, the applicant states that: "The stormwater detention facilities in phase I are part of the existing golf fairway facilities, and are located outside the proposed platted area." Presumably, the Country Club owns the golf course fairways, and the plat boundary does not include these areas. Presentation of the original plat, showing the lots and the fairways, with the legal description of the entire area, then, is not a valid plat submittal. If the fairways are to be included in the plat area, the owners of that land will have to be co -applicants in the preliminary plat application. Alternatively, if the plat boundary does not include the fairways, then the drawing needs to exclude these areas and the legal description needs to reflect this. Pursuant to Sec. 31-87, the name and address of the owner of record, giving the deed record book and page number or instrument number, must be furnished. This section requires that the average and minimum lot sizes are to be provided. This section requires that the applicant note the source of water supply and the means of wastewater disposal. These have not been provided. Pursuant to sec. 31-89, the storm drainage analysis and a preliminary storm drainage plan must be provided. This section also states that municipal boundaries which abut the subdivision must be shown. The storm drainage analysis and the storm drainage plan have not been provided. The Little Rock City Limits abuts the site along Castle Valley Rd. along the southeast boundary of the site, and this is not shown on the plat. Sec. 31-89 requires that any area of the plat which lies within the 100-year floodplain be shown. The general notes shown on the plat indicate that the first floor finish elevations are to be a minimum of 1 foot above the 100-year flood plain elevation, but the areas and the 100-year floodplain elevation is not shown. This issue must be addressed. If all or portions of the plat area are within the 100-year floodplain, this must be shown on the plat and the minimum floor areas must be designated. Sec. 31-89 requires that certification that the plat has been surveyed and duly filed for record in the office of the state surveyor and the county circuit clerk/recorder within the last seven (7) years be provided. The wording of the certification does not contain this provision. Sec. 31-91 provides the needed wording for the Certificate of 5 March 14,- 1996 SIIHDIVISI HEARING ITEM N 1 on FILE -64 -H Preliminary Surveying Accuracy. The Certificate provided on the plat does not conform to this section. Sec. 31-89 requires that proposed PAGIS monuments be indicated. These have not been shown. Sec. 31-89 requires that the zoning classifications within the plat area and of abutting lands be shown. This has not been done. Through streets (streets connecting other streets) and cul- de-sac street which are in excess of 750 feet (but less than 1,000 feet) in length are to be built to "standard residential street standards, and are required to have a sidewalk along at least one side of the street. All the streets (except for the cul-de-sac section shown as Whispering Pine Trail, northwest from the Whispering Pine intersection, the cul-de-sac section shown as Whispering Pine Cove, and the cul-de-sac section of Whispering Pine Lane northwest from its intersection with Whispering Pine Cove) will require a sidewalk. Sec. 31-89 requires this information be shown, as well as the width of proposed streets. The applicant has asked for a waiver of the sidewalk requirements, noting that this is being requested, since "sidewalks were not required in the original previously approved subdivision". The proposed width of internal streets is not shown. Boundary street improvements are required. (Construction of one-half width of the required Master Street Plan street sections is required, pursuant to Sec. 31-201.) Public Works has noted this requirement, which will apply to all four boundary streets, and the applicant has not indicated whether it is his intention to comply with this requirement. It is also unclear whether the request for a waiver of sidewalk construction requirements applies to the boundary streets as well as to the internal streets. Sec. 31-89 requires that, not only the names of recorded subdivision abutting the site are to be shown, but the plat book and page number or instrument number are to be shown. Castle valley Subdivision, Phase I, is an abutting subdivision, but the required information is not shown. Whispering Pine Lane is shown terminating at the west boundary of Tract B, a multi -family zoned tract. This would permit: 1) a temporary dead-end becoming a permanent dead- end (should a multi -family development be constructed on the tract); 2) a transition from a public street to a private street without the required provision for a turn -around (should an internal drive be extended from this termination); or, 3) an extension of Whispering Pine Lane 6 March 14,.1994 S BDIVI ION HEARING ITEM n FILE NO eastward. These "loose ends" need to be dealt with and provision for a proper termination or extension of whispering Pine Lane needs to be made at this time. The request is for approval of a preliminary plat. The Planning Commission and City staff are charged with enforcement of the Subdivision Regulations. The City Attorney has previously cited the Arkansas Supreme Court decision which mandates approval of preliminary plats, if proposed plats meet the requirements of the City Subdivision Regulations. Lot sizes (as long as they meet the minimum size of lots prescribed in the Subdivision Regulations) or the size of homes in the proposed subdivision not being consistent with the size of lots or homes in the surrounding areas are not valid reasons to withhold approval of a preliminary plat. Approval of a preliminary plat must be based on its conformance with the City ordinances standards. E. ANALYSIS• There are numerous issues to be resolved before staff can recommend approval of the preliminary plat. There are variances to be requested or redesigns to be accomplished. There are questions to be answered so that staff can formulate recommendations on the issues. There is a fundamental question regarding the land area which is included in the plat. Because the proposed plat design is a "re -activation" of a previously approved and partially constructed subdivision, with some of the infrastructure already in place, staff can support some of the needed variances (e.g., the corner lot width variance, the minimum lot width variance, and the minimum street tangent length variance), and can support the waiver of the prohibition on double -frontage lots, as long as a "no vehicle access easement" is platted along the rear property lines. Staff does not, however, support the two requested waivers (i.e., the waiver of internal or boundary street sidewalks, or the waiver of stormwater detention being provided.) F. STAFF RECOMMENDATIONS: Staff recommends that item be deferred until the April 25, 1996 Subdivision hearing, and that the applicant submit a preliminary plat which conforms to the Subdivision Regulations, with specific requests for desired variances. 7 March 14 „ 1996 1_JDIVISI N HEARTAL� ITEM 1Cont.)FILE - 4 -g BDIVISION COMMITTEE MME T: (FEBRIIARY 22, 1996) Mr. Billy Gordon, the applicant, and Mr. Bill Malone, the project engineer, were present. Staff outlined the background of the request; that the preliminary plat had been approved in 1986, but that the approval of the plat had lapsed due to secession of work on the project, and that a new owner was requesting re- certification of the preliminary plat. Staff presented the proposed subdivision layout, and reviewed the nature of the proposed development with the Committee members. David Scherer, with the Public Works staff, presented the Public Works comments. He mentioned that, in the current standards, there are specified minimum tangent lengths required between reverse curves, and that, although the tangent lengths are not noted on the plat, they do not appear to meet the minimum requirements. He said that, if the applicant wished to pursue a variance to the Board of Directors, the Public Works staff could support the request. Mr. Scherer discussed with the applicant and the Committee members the need to make improvements at the curve in Castle Valley Rd. in conjunction with the first phase of development, indicating that the roadway, as it presently exists, is unsafe. Mr. Scherer pointed out that one-half street improvements would be required at the boundary streets as the various phases of development were undertaken. The Neighborhoods and Planning staff reviewed the prepared discussion outline with the applicant and the Committee members. The requirement that lots have a minimum width at the building line of 60 feet was reported, and it was noted that at least three of the lots did not appear to meet this requirement. The requirement that corner lots have a minimum width of 75 feet was reported, and it was noted that at least two of the corner lots do not meet this requirements. Staff noted that, since much of the infrastructure work had been done under the prior approval, and that moving lot lines to accommodate the needed changes would present a hardship, staff indicated that- the applicant might want to seek a variance form the standards. Staff expressed concern that the street shown as "Whispering Pine Lane" "dead -ends" into the multi -family zoned tract, and that a public street dead - ending into an apartment project would be unacceptable. Both the Public Works and Neighborhoods and Planning staff persons recommended that this street be terminated with a cul-de-sac, or that the roadway be extended to Castle Valley Rd. There was a discussion on the location of sidewalks within the subdivision. It was pointed out that the thru street and connecting streets, are to meet the standard residential street standards, and a sidewalk along at least one side of such streets is required. Staff pointed out that, in the originally approved plat, there was to be no access from the subdivision to Bunch Rd., and that, in fact, the subdivision was to be fenced off from Bunch Rd. Mr. 8 March 14,. 1990 SUBDIVIiSION HE_ARItM ITEM ❑.: rs FILE NO.: 5-64 -B Gordon and Mr. Malone indicated that the street shown as ,,whispering Pine Dr." would be terminated with a cul-de-sac at the northern boundary of the property, and that no access would be taken to Bunch Ln. from this street. This, they continued, would limit the access to Bunch Ln. to only the few lots along the northern boundary of the subdivision. The applicant and engineer assured the Committee and staff that the issues raised would be addressed and that a revised plat would be presented to staff in the time frame required. with this discussion, the Committee forwarded the item to the full Commission for the public hearing. March 14,1.1996 ITEM NO.: 1 FILE NO.: S-643--B NAME: WHISPERING PINES SUBDIVISION -- PRELIMINARY PLAT LOCATION: The tract bounded by Chicot Rd. on the east, Castle Valley Rd. on the south, Coulter Lake Rd. on the west, and Bunch Rd. on the north, approximately 2.25 miles south of Baseline Rd. DEVELOPER: ENGINEER: William J. Malone Billy Gordon MALONE AND ASSOCIATES VERSATILE INDUSTRIES, INC. CONSULTING ENGINEERS, INC. 14124 Chicot Rd. P. O. Box 1480 Mabelvale, AR 72103 Hot Springs, AR 71902 888-3900 (501) 624-2892 AREA: 69.7 ACRES NL7MBER OF LOTS: 88 FT. NEW STREET: 4,370 ZONING: R-2 PROPOSED USES: Single -Family Residential PLANNING DISTRICT: Geyer Springs West (15) CENSUS TRACT: 41.05 VARIANCES RE VESTED: 1) Variance from the requirement to construct sidewalks along street frontages. 2) Variance from the requirement to provide stormwater detention facilities, except the detention facility shown on Tracts A and B. (Staff identified a number of other issues for which either variances need to be requested or modifications in the plat need to be made. The applicant has not request variances from the identified standards or submitted a revised plat.) BACKGROUND: A preliminary plat for this project was approved by the Planning Commission on October 14, 1986. Construction work on Phase I was begun, with road beds being prepared and some of the underground utilities being installed. Work was discontinued, however, and has remained dormant since that time. The golf course greens, shown within the boundary of the subdivision, were constructed and are part of the Whispering Pines Country Club golf course. March 14 , , 19 9 6, SUBDIVIS_IQU HEARING ITEM NO.: I Cant. FILE NO.: S--643-B STATEMENT OF PROPOSAL: Recertificaiton of a previously approved preliminary plat is requested. The project involves the subdivision of a 69.7 acre tract, with 88 single-family lots and the construction of 4,370 feet of new internal streets. The applicant requests two waivers: 1) a waiver from the requirement to construct sidewalks along streets, explaining that sidewalks were not required in the original approval; and 2) a waiver from the requirement to construct stormwater detention facilities shown on the plat in the golf course fairways, explaining that the fairways are located outside the plat area. Provision of the designated stormwater detention facility shown on the plat to the east of the Phase II development, on Tracts A and B, is to be provided with Phase II development. A. PROPOSAL RE ❑EST: Review and approval by the Planning Commission is requested for a preliminary plat. A recommendation for approval to the Board of Directors of two waivers, the waiver of sidewalks and the waiver of stormwater detention, is requested. B. EXISTING CONDITIONS: Site development was begun in 1986, following Planning Commission approval of a preliminary plat. Street rights - of -way were cleared, roadbeds prepared, curbs constructed, and water and storm drain lines were installed for the Phase I development (at the streets shown on the plat as Whispering Pine and Whispering Pine Trail) prior to work ceasing. Two fairways associated with the golf course for the Whispering Pines Country Club were constructed. The boundary streets, Castle Valley Rd., Coulter Lake Rd., Bunch Rd., and Chicot Rd. are asphalt or "chip seal", "open ditch" street sections which do not meet current City street standards. The bulk of the tract is zoned R-2. There is a C-2 tract along the Chicot Rd. frontage of the plat area, and an MF-12 tract immediately west of Chicot Rd. fronting on Castle Valley Rd. All abutting property is zoned R-2, except for a small MF-6 area across Castle Valley Rd. at the southwest corner of the tract. C_ ENGINEERINGIQTILITY COMMENTS: Little Rock Public Works comments: E March 14 „ 199C, SUBDIVISION HEARING ITEM NO- 1 JGpnt.) FILE NO.: 5-643-B The proposed street names for all internal streets are unacceptable. "Whispering Pine" cannot be used. (This prohibition was included in the comments in the original preliminary plat approval in 1986.) Tangent distances at reverse curves appear to violate the Master Street Plan standards. Necessary modifications in the plat must be made, or a variance from the standards must be requested. One-half street improvements must be made to the boundary streets as the various phases are constructed. Castle Valley Rd. from Chicot Rd. to the Phase I streets must be improved to residential street standards with the Phase I development to provide access to Phase I of portion of the subdivision. The "kink" in Castle Valley Rd. needs to be modified to a minimum 150 foot turn radius per the Master Street Plan standards. Plans for construction of streets and drainage must be submitted for approval. Stormwater detention must be provided within the plat boundary, or approved alternate means must be made to deal with stormwater detention. A waiver, as requested by the applicant, of the provision of stormwater detention due to the area originally designated as the stormwater detention facilities now being outside the boundary of the subdivision, cannot be approved. The existing installed systems are to be brought into conformance with current City standards. An APDC&E permit and a site grading and excavation permit from the City must be obtained prior to any work being done. Little Rock Municipal Water Works comments that the water mains have been laid in a portion of the project, but were turned off several years ago. They will have to be tested and sterilized prior to their being accepted. Little Rock Wastewater Utility comments that sewer main extensions, with easements, will be required. Arkansas Power and Light Co. noted that, if overhead facilities are desired, 15 foot easements along the rear property lines will be required; but, that if underground service is desired, a 10 foot easement along the front of the lots will be required. 3 March 14, 1996 SOBDIVISZON HEARING ITEM -NO.: 1 _(.Qont. ) FILE NO.: S-643-B Arkansas Louisiana Gas Co. approved the submittal. The Fire Department approved the submittal. D. ISSUE5 LEGAL TECHNICAL ]DESIG : Sec. 31-94 states that: "A preliminary plat approved by the Planning Commission shall be effective and binding upon the Commission for one (1) year from the date of approval, or as long as work is actively progressing, at the end of which time the final plat ... must have been submitted.... Any plat not receiving final approval within the period of time set forth herein... shall be null and void, and the developer shall be required to submit a new plat of the property for preliminary approval, subject to all zoning restrictions and this chapter." Because the project was abandoned for an extended period of time, submission of a new preliminary plat, conforming to the current regulations, is required. Sec. 31-232.d states: "Double frontage lots are prohibited...." Lots at the north end of whispering Pine Lane and Whispering Pine Cove have frontages on both the interior cul-de-sac street and on Bunch Rd. Such double - frontage lots are prohibited by the regulations, and a revised plat is required or a variance must be requested by the applicant and approved by the Board of Directors. Sec. 31-232.f states: "Corner lots for residential use shall have a minimum width of seventy-five (75) feet to accommodate the required building line on both streets and to assure adequate visibility for traffic safety." At least two lots, Lots 94 and 8, fail to meet this requirement, and either a revised plat is required or a variance must be requested by the applicant and approved by the Board of Directors. Sec. 31-232 requires that the minimum width of single-family residential lots is to be 60 feet, with the width being measured at the building line. Some lots (e.g., Lots 72, 84, and 86) are less than 60 feet in width at the right-of- way line and do not appear to flare out enough to be 60 feet at the building line. The plat needs to be amended to make the lots wider to conform to the regulation, or a variance from the regulation needs to be requested by the applicant and approved by the Board of Directors. Alternatively, the applicant can plat a building line which is deeper into the lot, at a point where the width is a minimum of 60 feet, to address this issue. The request is for "re -activation of the Whispering Pines Subdivision", as "a resubmittal of a subdivision that was 4 March 14,'1996" SUB BIVISI ! HF,AR ITEM N 1 on FILE NC.: S-64 I -B approved in 1986..., and was partially constructed." The legal description of the property to be subdivided is the legal description of the entire 69.7 acre tract, as shown on the plat. At the same time, the applicant states that: "The stormwater detention facilities in phase I are part of the existing golf fairway facilities, and are located outside the proposed platted area." Presumably, the Country Club owns the golf course fairways, and the plat boundary does not include these areas. Presentation of the original plat, showing the lots and the fairways, with the legal description of the entire area, then$ is not a valid plat submittal. if the fairways are to be included in the plat area, the owners of that land will have to be co -applicants in the preliminary plat application. Alternatively, if the plat boundary does not include the fairways, then the drawing needs to exclude these areas and the legal description needs to reflect this. Pursuant to Sec. 31-87, the name and address of the owner of record, giving the deed record book and page number or instrument number, must be furnished. This section requires that the average and minimum lot sizes are to be provided. This section requires that the applicant note the source of water supply and the means of wastewater disposal. These have not been provided. Pursuant to Sec. 31-89, the storm drainage analysis and a preliminary storm drainage plan must be provided. This section also states that municipal boundaries which abut the subdivision must be shown. The storm drainage analysis and the storm drainage plan have not been provided. The Little Rock City Limits abuts the site along Castle valley Rd. along the southeast boundary of the site, and this is not shown on the plat. Sec. 31-89 requires that any area of the plat which lies within the 100-year floodplain be shown. The general notes shown on the plat indicate that the first floor finish elevations are to be a minimum of 1 foot above the 100-year flood plain elevation, but the areas and the 100-year floodplain elevation is not shown. This issue must be addressed. if all or portions of the plat area are within the 100-year floodplain, this must be shown on the plat and the minimum floor areas must be designated. Sec. 31-89 requires that certification that the plat has been surveyed and duly filed for record in the office of the state surveyor and the county circuit clerk/recorder within the last seven (7) years be provided. The wording of the certification does not contain this provision. Sec. 31-91 provides the needed wording for the Certificate of 5 March 14, } 1996+ SUBDIVISION HEARx ITEM 1(Cont.)FILE NO.: - 4 -B Preliminary Surveying Accuracy. The Certificate provided on the plat does not conform to this section. Sec. 31-89 requires that proposed PAGIS monuments be indicated. These have not been shown. Sec. 31-89 requires that the zoning classifications within the plat area and of abutting lands be shown. This has not been done. Through streets (streets connecting other streets) and cul- de-sac street which are in excess of 750 feet (but less than 1,000 feet) in length are to be built to "standard residential street" standards, and are required to have a sidewalk along at least one side of the street. All the streets (except for the cul-de-sac section shown as Whispering Pine Trail, northwest from the Whispering Pine intersection, the cul-de-sac section shown as Whispering Pine Cove, and the cul-de-sac section of Whispering Pine Lane northwest from its intersection with Whispering Pine Cove) will require a sidewalk. Sec. 31-89 requires this information be shown, as well as the width of proposed streets. The applicant has asked for a waiver of the sidewalk requirements, noting that this is being requested, since "sidewalks were not required in the original previously approved subdivision". The proposed width of internal streets is not shown. Boundary street improvements are required. (Construction of one-half width of the required Master Street Plan street sections is required, pursuant to Sec. 31-201.) Public Works has noted this requirement, which will apply to all four boundary streets, and the applicant has not indicated whether it is his intention to comply with this requirement. It is also unclear whether the request for a waiver of sidewalk construction requirements applies to the boundary streets as well as to the internal streets. Sec. 31-89 requires that, not only the names of recorded subdivision abutting the site are to be shown, but the plat book and page number or instrument number are to be shown. Castle valley Subdivision, Phase I, is an abutting subdivision, but the required information is not shown. Whispering Pine Lane is shown terminating at the west boundary of Tract B, a multi -family zoned tract. This would permit: 1) a temporary dead-end becoming a permanent dead- end (should a multi -family development be constructed on the tract); 2) a transition from a public street to a private street without the required provision for a turn -around (should an internal drive be extended from this termination); or, 3) an extension of Whispering Pine Lane 0 March 14,'1996' SUBDIVISION HRARING ITEM O.: 1c9nt. FILE eastward. These loose ends" need to be dealt with and. provision for a proper termination or extension of Whispering Pine Lane needs to be made at this time. The request is for approval of a preliminary plat. The Planning Commission and City staff are charged with enforcement of the Subdivision Regulations. The City Attorney has previously cited the Arkansas Supreme Court decision which mandates approval of preliminary plats, if proposed plats meet the requirements of the city Subdivision Regulations. Lot sizes (as long as they meet the minimum size of lots prescribed in the Subdivision Regulations) or the size of homes in the proposed subdivision not being consistent with the size of lots or homes in the surrounding areas are not valid reasons to withhold approval of a preliminary plat. Approval of a preliminary plat must be based on its conformance with the city ordinances standards. E. ANALYSIS - There are numerous issues to be resolved before staff can recommend approval of the preliminary plat. There are variances to be requested or redesigns to be accomplished. There are questions to be answered so that staff can formulate recommendations on the issues. There is a fundamental question regarding the land area which is included in the plat. Because the proposed plat design is a "re -activation" of a previously approved and partially constructed subdivision, with some of the infrastructure already in place, staff can support some of the needed variances (e.g., the corner lot width variance, the minimum lot width variance, and the minimum street tangent length variance), and can support the waiver of the prohibition on double -frontage lots, as long as a "no vehicle access easement" is platted along the rear property lines. Staff does not, however, support the two requested waivers (i.e., the waiver of internal or boundary street sidewalks, or the waiver of stormwater detention being provided.) F. STAFF RECOMMENDATIONS: Staff recommends that item be deferred until the April 25, 1996 Subdivision hearing, and that the applicant submit a preliminary plat which conforms to the Subdivision Regulations, with specific requests for desired variances. 7 March 14,}1996+ ti SUB DIVISIOK ui INC' ITEM FxLE NO.: 5-643 B SUBDIVISI N MMITTEE COMMENT: (FEBRUARY 22, 1996) Mr. Billy Gordon, the applicant, and Mr. Bill Malone, the project engineer, were present. Staff outlined the background of the request; that the preliminary plat had been approved in 1986, but that the approval of the plat had lapsed due to secession of work on the project, and that a new owner was requesting re- certification of the preliminary plat. Staff presented the proposed subdivision layout, and reviewed the nature of the proposed development with the Committee members. David Scherer, with the Public Works staff, presented the Public Works comments. He mentioned that, in the current standards, there are specified minimum tangent lengths required between reverse curves, and that, although the tangent lengths are not noted on the plat, they do not appear to meet the minimum requirements. He said that, if the applicant washed to pursue a variance to the Board of Directors, the Public Works staff could support the request. Mr. Scherer discussed with the applicant and the Committee members the need to make improvements at the curve in Castle valley Rd. in conjunction with the first phase of development, indicating that the roadway, as it presently exists, is unsafe. Mr. Scherer pointed out that one-half street improvements would be required at the boundary streets as the various phases of development were undertaken. The Neighborhoods and Planning staff reviewed the prepared discussion outline with the applicant and the Committee members. The requirement that lots have a minimum width at the building line of 60 feet was reported, and it was noted that at least three of the lots did not appear to meet this requirement. The requirement that corner lots have a minimum width of 75 feet was reported, and it was noted that at least two of the corner lots do not meet this requirements. Staff noted that, since much of the infrastructure work had been done under the prior approval, and that moving lot lines to accommodate the needed changes would present a hardship, staff indicated that the applicant might want to seek a variance form the standards. Staff expressed concern that the street shown as Whispering Pine Lane" "dead -ends" into the multi -family zoned tract, and that a public street dead - ending into an apartment project would be unacceptable. Both the Public Works and Neighborhoods and Planning staff persons recommended that this street be terminated with a cul-de-sac, or that the roadway be extended to Castle Valley Rd. There was a discussion on the location of sidewalks within the subdivision. It was pointed out that the thru street and connecting streets, are to meet the standard residential street standards, and a sidewalk along -at least one side of such streets is required. Staff pointed out that, in the originally approved plat, there was to be no access from the subdivision to Bunch Rd., and that, in fact, the subdivision was to be fenced off from Bunch Rd. Mr. 8 March 14 , ' 19 9 6' SUBDIVISION HEARIN-q ITEM NO._:_ 1 nt. FILE O.: -643-B Gordon and Mr. Malone indicated that the street shown as '•whispering Pine Dr." would be terminated with a cul-de-sac at the northern boundary of the property, and that no access would be taken to Bunch Ln. from this street. This, they continued, would limit the access to Bunch Ln. to only -the few lots along the northern boundary of the subdivision. The applicant and engineer assured the Committee and staff that the issues raised would be addressed and that a revised plat would be presented to staff in the time frame required. With this discussion, the Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (MARCH 14, 1996) Staff reported that, due to there being major issues and numerous concerns to be resolved on the preliminary plat application, that staff recommended, with the applicant's concurrence, a deferral of the hearing of this item, with the requirement that the applicant submit revised drawings and responses to the issues raised n the staff report by the next filing date, Monday, March 18, 1996, and that the item be discussed by the Subdivision Committee at its meeting of April 4, 1996. The deferral was included on the Consent Agenda for Deferral, and was approved with the vote of 9 ayes, 0 nays, 1 absent, 0 abstentions, and 1 open position. WO