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HomeMy WebLinkAboutS-0643-C Staff AnalysisITEM NO.: 2 NAME: The Pines Subdivision Preliminary Plat FILE NO.: S-643-C LOCATION: located on Castle Valley Road, West of Chicot Road. Planning 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 a storm drainage analysis. 3. Provide a preliminary storm drainage plan. 4. Provide the names of recorded subdivision abutting the plat area indicated. 5. Provide the names of owners of all unplatted tracts abutting the plat area and names of owners of platted tracts in excess of 2 Y2 acres. 6. Provide the zoning classification within the plat boundary and of abutting areas shown. 7. Provide a phasing plan, if applicable. Variance/Waivers: None requested Public Works: 1. Chicot Rod is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55- feet from centerline will be required. Other dedications are acceptable as shown. 2. A 20-foot radial dedication of right-of-way is required at the intersection of all streets. 3. With subdivision development, provide design of streets conforming to the Master Street Plan. Construct one-half street improvements to the streets including 5-foot sidewalks on Bunch Road and Castle Valley Road. 4. 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. 5. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. Storm water detention facilities are shown on Tract A of the plan. Easements for storm water detention are required. 7. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 8. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Easements required. Contact Entergy at 954-5158 for additional information. Center -Point Energy_: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Water main extensions will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. 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, November 3, 2004. ITEM NO.: 2 FILE NO.: S-643-C NAME: The Pines Subdivision Preliminary Plat LOCATION: located on Castle Valley Road, West of Chicot Road. �acip Planning 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 a storm drainage analysis. 3. Provide a preliminary storm drainage plan. 4. Provide the names of recorded subdivision abutting the plat area indicated. 5. Provide the names of owners of all unplatted tracts abutting the plat area and names of owners of platted tracts in excess of 2'h acres. 6. Provide the zoning classification within the plat boundary and of abutting areas shown. 7. Provide a phasing plan, if applicable. '­�tKp �,y� VarianceAAlaivers: None requested. cp �.L- 4L'%� �,��Ublic Works: �,C,S `� kb 1. Chicot Rod is classified on the Master Street an as a principal arterial. Dedication R p of right-of-way 55- feet from centerline will be required. Other dedications are acceptable as shown. ul., k 2. A 20-foot radial dedication of right-of-way is required at the intersection of all streets. „, With subdivision development, provide design of streets conforming to the Master Street Plan. Construct one-half street improvements to the streets including 5-foot sidewalks on Bunch Road and Castle Valley Road. 4. 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. 5. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. Storm water detention facilities are shown on Tract A of the plan. Easements for storm water detention are required. 7. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 8. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Easements required. Contact Entergy at 954-5158 for additional information. Center -Point Enerov: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Water main extensions will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. 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, November 3, 2004. January 20, 2005 ITEM NO.: C FILE NO.: S-643-C NAME: The Pines Subdivision Preliminary Plat LOCATION: Located on Castle Valley Road, West of Chicot Road. DEVELOPER: Karim Shamoon/Ahmad Safi 7622 A Baseline Road Little Rock, AR 72209 ENGINEER: ETC Engineers 1510 South Broadway Little Rock, AR 72202 AREA: 36.31 acres NUMBER OF LOTS: 86 FT. NEW STREET: 4,100 LF CURRENT ZONING: R-2 - Single-family, C-2 — Shopping Center District and MF-12 — Multifamily 12 units per acre PLANNING DISTRICT: 15 — Geyer Springs West CENSUS TRACT: 41.05 Variance/Waivers: 1. A variance from the Subdivision Ordinance to allow double frontage lots for Lots 1, 19, 48 — 60, 76 — 77. 2. A variance from the Subdivision Ordinance to allow a 20-foot rear yard setback on all lots. 3. A waiver of the Master Street Plan required street improvements to Bunch Road. A. PROPOSAUREQUEST: The applicant proposes the subdivision of 36.31 acres into 83 single-family lots, a park area and two tracts. Tract A is currently zoned C-2 — Shopping Center District and the second tract will be utilized as detention. Portions of the site are currently zoned R-2, Single-family and MF-12, Multi -family District, which allows up to twelve units per acre. It appears proposed Lots 69 — 78 are currently zoned MF-12, Multi -family District. The applicant has indicated the subdivision January 20, 2005 SUBDIVISION ITEM NO.: C Cont. FILE NO.: S-643-C with a single entry, which will add 4,100 linear feet of new street within the proposed subdivision. Street improvements are proposed along Chicot Road and Castle Valley Road. The applicant is requesting a waiver of the required street improvements to Bunch Road. The applicant is not proposing to access Bunch Road but has provided an emergency access to the site from Bunch Road. The applicant has stated this property has only a small frontage on Bunch Road. There is a "sliver" of property between the applicant's ownership and Bunch Road for the remainder of the site, to the east, which is a separate ownership. The applicant has indicated a 25-foot front building line for each of the indicated lots. The applicant has also indicated a 20-foot rear yard setback for each of the lots indicated. This request will require a variance from the Subdivision Ordinance. The applicant has also indicated 10-foot side yard setbacks. The side yard setbacks exceed the typically minimum setback required. The applicant is requesting a variance to allow the development of a portion of the indicated lots as double frontage lots. The applicant has indicated on -site detention for the proposed subdivision. The applicant has indicated an area for playground as well. The applicant has indicated the average lot size as 7,700 square feet and a minimum lot size of 6,900 square feet. The site plan indicates a maximum buildable area as 3,250 square feet and a minimum buildable area as 2,150. The applicant has indicated no portion of the site is located within floodplain/floodway water. The applicant has indicated the source of water as Central Arkansas Water and the means of wastewater disposal will be by Little Rock Wastewater Utility. B. EXISTING CONDITIONS: The site is a vacant site currently zoned R-2, C-2 and MF-12. The roadways in the area are not constructed to Master Street Plan standard with narrow roadways and open ditches for drainage. There is a mixture of uses in the area. There are single-family homes located across Bunch Road to the north and the City limits is located to the south across Caste Valley Road. To the southwest of the site is a golf course with new homes developing in the Whispering Pines Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one property owner. The abutting property Neighborhood Association and Southwes t 2 January 20, 2005 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-643-C D. ENGINEERING COMMENTS: 1. Chicot Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55- feet from centerline will be required. Other dedications are acceptable as shown. 2. A 20-foot radial dedication of right-of-way is required at the intersection of all streets. 3. With subdivision development, provide design of streets conforming to the Master Street Plan. Construct one-half street improvements to the streets including 5-foot sidewalks on Bunch Road and Castle Valley Road. 4. 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. 5. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. Storm water detention facilities are shown on Tract A of the plan. Easements for storm water detention are required. 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 8. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNI Wastewater: Sewer main extension required with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Easements required. Contact Entergy at 954-5158 for additional information. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Water main extensions will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities 3 January 20, 2005 SUBDIVISIO ITEM NO.: C (Cont.) FILE NO.: S-543-C will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating additional information was required to complete the review process. Staff requested the applicant provide a preliminary storm drainage plan and a storm drainage analysis. Staff also requested the applicant provide the names of owners of property abutting the indicated plat area along with the names of recorded subdivisions abutting the plat area. Staff also requested the applicant provide the zoning classification within the proposed plat boundary and of abutting properties. Staff questioned if the development would be phased. Mr. McGetrick stated the development would be constructed in phases. Public Works comments were addressed. Staff stated boundary street improvements would be required. Mr. McGetrick stated the developer did not own all the properties adjacent to Bunch Road. Staff questioned if Bunch Road was contained within one property ownership. Mr. McGetrick stated the road was a part of the Mackey Court Order as a 50-foot right-of-way. He stated portions of the road were entirely on the property owner to the north of the roadway. Commissioner Adcock questioned if lots would take access to Bunch Road. Mr. McGetrick stated there was a proposed street connection to Bunch Road from the proposed subdivision. Commissioner Adcock stated if the street was not constructed she did not feel access should be taken to the roadway. She stated the intersection of Bunch and Chicot Roads was a dangerous intersection and without improvements to help off set the intersection she had concerns. Mr. McGetrick stated he would look at the design and possibly remove the connection to Bunch Road. 4 January 20, 2005 SUBDIVISION ITEM NO.: C Cont. FILE NO.: S-643-C Staff noted comments from the various other reporting departments and agencies indicating Mr. McGetrick contact them individually for further 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 October 28, 2004, Subdivision Committee meeting. The developer has retained ETC Engineering as the firm to now represent their request. The applicant has indicated a preliminary storm drainage plan and a storm drainage analysis per staffs request. The applicant has also indicated the names of owners of recorded tracts abutting the indicated plat area The applicant has indicated there are no recorded subdivision abutting the indicated plat area. The applicant has indicated the development will be constructed in three phases. The developer is proposing the development of 18 lots in the first phase, 30 lots in the second phase and 35 lots in the third phase. The applicant has indicated an average lot size of 7,700 square feet with a minimum lot size of 6,900 square feet. The indicated lot size of 6,900 square feet is adequate to meet the minimum ordinance requirement. The applicant has indicated a 25-foot front building line for each of the indicated lots. The applicant has also indicated ten -foot side yard setbacks and 20-foot rear yard setbacks. The indicated rear yard setback will require a variance from the ordinance to allow a reduced rear yard area. Staff is supportive of this request. The applicant has indicated several of the proposed lots as double frontage lots. The applicant is requesting a variance to allow double frontage lots for Lots 1, 19, 48 — 60, and 76 — 77. The indicated lots will have a 10-foot no vehicular access easement across the rear of the lots to limit the access to the internal streets within the subdivision. Staff is supportive of this request. There are two tracts proposed as a part of the development. One tract is currently zoned C-2, General Commercial District which will be held for future development. The second tract is to be utilized as detention for the proposed subdivision. The applicant has indicated the development of 83 single-family lots. The applicant has also indicated the development of a park as a part of the proposed subdivision containing approximately 0.73 acres. Portions of the single-family site are zoned R-2, Single-family and the remainder is zoned MF-12, Multi -family district. If the development is approved the portion zoned MF-12 must be rezoned to R-2, Single-family district to allow the development as proposed. 4i January 20, 2005 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-643-C The developer is requesting a waiver of the required street improvements to Bunch Road. The applicant has indicated their ownership does not reach the entirely of Bunch Road. In addition, the applicant has indicated they do not intend to take access to Bunch Road therefore, they do not feel the City should require the improvements. The only access to the site from Bunch Road is an emergency access point should the main entrance ever become blocked. Staff is not supportive of this request. Staff feels boundary street improvements should be constructed at the time of development or redevelopment of an area. Staff would support a deferral of the street improvements to Bunch Road until the third phase of the development or until lots abutting the roadway are developed. During this phase the developer would be platting lots which abut Bunch Road and staff feels the improvements to Bunch Road should be constructed. Staff is supportive of the development with the exception of the requested street improvement waiver to Bunch Road. To staff's knowledge there are no other outstanding issues associated with the proposed request. Staff feels the development of the proposed 83 single-family lots at a 2.2 unit per acre density should have minimal impact on the adjoining properties. 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. Staff recommends the required improvements be constructed to Bunch Road per the Master Street Plan requirement. Staff would support a deferral of the required improvements to Bunch Road until a phase when lots abutting the roadway are proposed for final platting. Staff recommends if the development is approved the portion zoned MF-12 be rezoned to R-2, Single-family district to allow the development as proposed. The applicant failed to provide staff with the additional information requested at the October 28, 2004, Subdivision Committee meeting. Staff recommends this item be deferred to the January 20, 2005, Planning Commission Public Hearing. PLANNING COMMISSION ACTION: (DECEMBER 2, 2004) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff stated the applicant had failed to provide staff with the additional information requested at the October 28, 2004 Subdivision Committee meeting. Staff presented a recommendation the item be deferred to the January 20, 2005 Commission meeting. A January 20, 2005 SUBDIVISION ITEM NO.: C FILE NO.: S-643-C There was no further discussion of the item. A motion was made to place the item on the Consent Agenda for Deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation the required street improvements be constructed to Bunch Road per the Master Street Plan requirement. Staff stated they would support a deferral of the required improvements to Bunch Road until a phase when lots abutting the roadway were proposed for final platting. Staff presented a recommendation if the development was approved the portion zoned MF-12 be rezoned to R-2, Single-family district to allow the development as proposed. There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 no, 1 absent and 1 recuseal (Chairman Mizan Rahman). 7 FILE NO.- S-643-C NAME: The Pines Subdivision Preliminary Plat LOCATION: Located on Castle Valley Road, West of Chicot Road. DEVELOPER: Karim Shamoon/Ahmad Safi 7622 A Baseline Road Little Rock, AR 72209 ENGINEER: ETC Engineers 1510 South Broadway Little Rock, AR 72202 AREA: 36.31 acres NUMBER OF LOTS: 86 FT. NEW STREET: 4,100 LF CURRENT ZONING: R-2 - Single-family, C-2 — Shopping Center District and MF-12 — Multifamily 12 units per acre PLANNING DISTRICT: 15 — Geyer Springs West CENSUS TRACT: 41.05 VarianceMaivers: 1. A variance from the Subdivision Ordinance to allow double frontage lots for Lots 1, 19, 48 — 60, 76 — 77. 2. A variance from the Subdivision Ordinance to allow a 20-foot rear yard setback on all lots. 3. A waiver of the Master Street Plan required street improvements to Bunch Road. A. PROPOSAL/REQUEST: The applicant proposes the subdivision of 36.31 acres into 83 single-family lots, a park area and two tracts. Tract A is currently zoned C-2 — Shopping Center District and the second tract will be utilized as detention. Portions of the site are currently zoned R-2, Single-family and MF-12, Multi -family District, which allows up to twelve units per acre. It appears proposed Lots 69 — 78 are currently zoned MF-12, Multi -family District. The applicant has indicated the subdivision with a single entry, which will add 4,100 linear feet of new street within the FILE NO.: S-643-C (Cont. proposed subdivision. Street improvements are proposed along Chicot Road and Castle Valley Road. The applicant is requesting a waiver of the required street improvements to Bunch Road. The applicant is not proposing to access Bunch Road but has provided an emergency access to the site from Bunch Road. The applicant has stated this property has only a small frontage on Bunch Road. There is a "sliver" of property between the applicant's ownership and Bunch Road for the remainder of the site, to the east, which is a separate ownership. The applicant has indicated a 25-foot front building line for each of the indicated lots. The applicant has also indicated a 20-foot rear yard setback for each of the lots indicated. This request will require a variance from the Subdivision Ordinance. The applicant has also indicated 10-foot side yard setbacks. The side yard setbacks exceed the typically minimum setback required. The applicant is requesting a variance to allow the development of a portion of the indicated lots as double frontage lots. The applicant has indicated on -site detention for the proposed subdivision. The applicant has indicated an area for playground as well. The applicant has indicated the average lot size as 7,700 square feet and a minimum lot size of 6,900 square feet. The site plan indicates a maximum buildable area as 3,250 square feet and a minimum buildable area as 2,150. The applicant has indicated no portion of the site is located within flood plain/floodway water. The applicant has indicated the source of water as Central Arkansas Water and the means of wastewater disposal will be by Little Rock Wastewater Utility. B. EXISTING CONDITIONS: The site is a vacant site currently zoned R-2, C-2 and MF-12. The roadways in the area are not constructed to Master Street Plan standard with narrow roadways and open ditches for drainage. There is a mixture of uses in the area. There are single-family homes located across Bunch Road to the north and the City limits is located to the south across Caste Valley Road. To the southwest of the site is a golf course with new homes developing in the Whispering Pines Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. The abutting property owners along with the Deer Meadow Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. FILE NO.: S-643-C (Cont.) D. ENGINEERING COMMENTS: 1. Chicot Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55- feet from centerline will be required. Other dedications are acceptable as shown. 2. A 20-foot radial dedication of right-of-way is required at the intersection of all streets. 3. With subdivision development, provide design of streets conforming to the Master Street Plan. Construct one-half street improvements to the streets including 5-foot sidewalks on Bunch Road and Castle Valley Road. 4. 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. 5. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. Storm water detention facilities are shown on Tract A of the plan. Easements for storm water detention are required. 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 8. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Easements required. Contact Entergy at 954-5158 for additional information. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Water main extensions will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 3 FILE NO.: S-643-C (Cont. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. F. I SS U ESITEC H N ICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating additional information was required to complete the review process. Staff requested the applicant provide a preliminary storm drainage plan and a storm drainage analysis. Staff also requested the applicant provide the names of owners of property abutting the indicated plat area along with the names of recorded subdivisions abutting the plat area. Staff also requested the applicant provide the zoning classification within the proposed plat boundary and of abutting properties. Staff questioned if the development would be phased. Mr. McGetrick stated the development would be constructed in phases. Public Works comments were addressed. Staff stated boundary street improvements would be required. Mr. McGetrick stated the developer did not own all the properties adjacent to Bunch Road. Staff questioned if Bunch Road was contained within one property ownership. Mr. McGetrick stated the road was a part of the Mackey Court Order as a 50-foot right-of-way. He stated portions of the road were entirely on the property owner to the north of the roadway. Commissioner Adcock questioned if lots would take access to Bunch Road. Mr. McGetrick stated there was a proposed street connection to Bunch Road from the proposed subdivision. Commissioner Adcock stated if the street was not constructed she did not feel access should be taken to the roadway. She stated the intersection of Bunch and Chicot Roads was a dangerous intersection and without improvements to help off set the intersection she had concerns. Mr. McGetrick stated he would look at the design and possibly remove the connection to Bunch Road. Staff noted comments from the various other reporting departments and agencies indicating Mr. McGetrick contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. In FILE NO.: S-643-C Cont. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the October 28, 2004, Subdivision Committee meeting. The developer has retained ETC Engineering as the firm to now represent their request. The applicant has indicated a preliminary storm drainage plan and a storm drainage analysis per staff's request. The applicant has also indicated the names of owners of recorded tracts abutting the indicated plat area The applicant has indicated there are no recorded subdivision abutting the indicated plat area. The applicant has indicated the development will be constructed in three phases. The developer is proposing the development of 18 lots in the first phase, 30 lots in the second phase and 35 lots in the third phase. The applicant has indicated an average lot size of 7,700 square feet with a minimum lot size of 6,900 square feet. The indicated lot size of 6,900 square feet is adequate to meet the minimum ordinance requirement. The applicant has indicated a 25-foot front building line for each of the indicated lots. The applicant has also indicated ten -foot side yard setbacks and 20-foot rear yard setbacks. The indicated rear yard setback will require a variance from the ordinance to allow a reduced rear yard area. Staff is supportive of this request. The applicant has indicated several of the proposed lots as double frontage lots. The applicant is requesting a variance to allow double frontage lots for Lots 1, 19, 48 — 60, and 76 — 77. The indicated lots will have a 10-foot no vehicular access easement across the rear of the lots to limit the access to the internal streets within the subdivision. Staff is supportive of this request. There are two tracts proposed as a part of the development. One tract is currently zoned C-2, General Commercial District which will be held for future development. The second tract is to be utilized as detention for the proposed subdivision. The applicant has indicated the development of 83 single-family lots. The applicant has also indicated the development of a park as a part of the proposed subdivision containing approximately 0.73 acres. Portions of the single-family site are zoned R-2, Single-family and the remainder is zoned MF-12, Multi -family district. If the development is approved the portion zoned MF-12 must be rezoned to R-2, Single-family district to allow the development as proposed. The, developer is requesting a waiver of the required street improvements to Bunch Road. The applicant has indicated their ownership does not reach the entirely of Bunch Road. In addition, the applicant has indicated they do not intend to take access to Bunch Road therefore, they do not feel the City should require the improvements. The only access to the site from Bunch Road is an emergency access point should the main entrance ever become blocked. Staff is not supportive of this request. Staff feels boundary street improvements should be constructed at the time of development or redevelopment of an area. Staff 5 FILE NO.: S-643-C (Cont. would support a deferral of the street improvements to Bunch Road until the third phase of the development or until lots abutting the roadway are developed. During this phase the developer would be platting lots which abut Bunch Road and staff feels the improvements to Bunch Road should be constructed. Staff is supportive of the development with the exception of the requested street improvement waiver to Bunch Road. To staffs knowledge there are no other outstanding issues associated with the proposed request. Staff feels the development of the proposed 83 single-family lots at a 2.2 unit per acre density should have minimal impact on the adjoining properties. 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. Staff recommends the required improvements be constructed to Bunch Road per the Master Street Plan requirement. Staff would support a deferral of the required improvements to Bunch Road until a phase when lots abutting the roadway are proposed for final platting. Staff recommends if the development is approved the portion zoned MF-12 be rezoned to R-2, Single-family district to allow the development as proposed. The applicant failed to provide staff with the additional information requested at the October 28, 2004, Subdivision Committee meeting. Staff recommends this item be deferred to the January 20, 2005, Planning Commission Public Hearing. PLANNING COMMISSION ACTION: (DECEMBER 2, 2004) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff stated the applicant had failed to provide staff with the additional information requested at the October 28, 2004 Subdivision Committee meeting. Staff presented a recommendation the item be deferred to the January 20, 2005 Commission meeting. There was no further discussion of the item. A motion was made to place the item on the Consent Agenda for Deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the FILE NO.: S-643-C(Cont.) request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation the required street improvements be constructed to Bunch Road per the Master Street Plan requirement. Staff stated they would support a deferral of the required improvements to Bunch Road until a phase when lots abutting the roadway were proposed for final platting. Staff presented a recommendation if the development was approved the portion zoned MF-12 be rezoned to R-2, Single-family district to allow the development as proposed. There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 no, 1 absent and 1 recuseal (Chairman Mizan Rahman). PLANNING COMMISSION ACTION: (JANUARY 20, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation the required street improvements be constructed to Bunch Road per the Master Street Plan requirement. Staff stated they would support a deferral of the required improvements to Bunch Road until a phase when lots abutting the roadway were proposed for final platting. Staff presented a recommendation if the development was approved the portion zoned MF-12 be rezoned to R-2, Single-family district to allow the development as proposed. There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 no, 1 absent and 1 recuseal (Chairman Mizan Rahman). 7