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HomeMy WebLinkAboutS-0947 Staff Analysis1. Meetinq ❑ate: July 21, 1992 2. Case No.: S-947 3. Request: To approve variances from design standards of the Subdivision Regulations for the Pennwyck Subdivision. 4. Location: SE corner of Montgomery Road at Taylor Loop Road 5. Owner/Applicant: J. A. Penney, Jr. 6. Existing Status: Timber covered property in acreage ownership 7. Proposed Use: Redevelop the property as 22 single family lots. 8. Staff Recommendation: Approval of the preliminary plat as revised including the three variances requested. 9. Planning Commission Recommendation: Approval of the preliminary plat as recommended by the staff. 10. Conditions or Issues Remaining to be Resolved: None 11. Right -of -Way Issues: None 12. Recommendation Forwarded With: A vote of 10 ayes, 0 nays and 1 absent. 13. objectors: There were several persons in attendance requesting information concerning drainage. 14. Neighborhood Plan: Chenal District 19 .. S-947 NAME: Pennwyck Subdivision - Preliminary Plat LOCATION: SE Corner Montgomery Road at Taylor Loop Road DEVELOPER• J. A. PENNEY, JR./CO-OWNER 2311 Vollman North Little Rock, AR 72118 758-8828 ENGINEER• DUANE I. REEL #3 Foxf ire Cove Jacksonville, AR 72076 982-4332 AREA: 5.1 Ac. NUMBER OF LOTS: 22 FT. NEW STREET: 700 ft.± ZONING: R-2 PROPOSED USES: Single Family PLANNING DISTRICT: 19 NAME: Chenal CENSUS TRACT: 42.06 VARIANCES REQUESTED: 1. Sidewalks on both boundary streets 2. Lot depth on Lots 8, 17, 18, 21 and 22 that less than 100 feet 3. Lot 8 to have nonradial side lot lines. 4. Building lines on front and rear of Lots 18 and 21 to 20 feet A. PROPOSAL/REQUEST: This item proposes the creation of a number of single family lots on an existing undeveloped site. Almost all of the lots are oriented away from Taylor Loop Road which is a collector. The developer proposes a staged development with a plan to be submitted prior to the public hearing on June 30. B. EXISTING CONDITIONS: The land involved in this plat is covered by natural growth, trees and underbrush. The site as well as the adjoining properties are generally flat grade. There are no significant drainage problems in the area. Boundary streets are constructed to county road standards with open ditch section. 1 FILE NO.: S-947 (Continued) _! _ C. ENGINEERING COMMENTS: Construct Master Street Plan improvements on Taylor Loop Road to a collector standard and Montgomery Road to a residential standard. Excavation and Detention Ordinances will apply. Montgomery Road is a residential street, although the plat apparently identifies an existing 60 feet of right-of-way. The pavement section will be required at 27 feet. D. ISSUES/LEGAL/TECHNICAL/DESIGN: There are no apparent legal issues attendant to the filing of this plat. However, there are a number of plat design issues which should be addressed. These issues are: 1. Phasing Plan 2. Lots 17, 18, 21, 22 and 8 appear to be less than minimum lot depth of 100 feet. 3. Robyn (street name) should be reviewed for possible conflict with other plats and streets. 4. Lot 8 lot lines are not radial to the street centerline. A variance should be requested if the circumstance is to remain. 5. PAGIS Monument sites should be noted on the plat. 6. Source of sewer and water should be reflected. 7. Indication on the plat of the construction dimensions and right-of-way dedication, which may be required for boundary streets. E. ANALYSIS• Staff review of this preliminary plat is that it is entirely appropriate to the site and circumstances. Our review of the preliminary plat reflects that it is of a good design and should work quite well with the adjacent development and lots. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat as submitted; however, we do not recommend approval of the sidewalk waiver on the adjacent streets because this subdivision is in an area that is developing and there are full city street improvements on property nearby. 2 FILE NO.: S-947 Continued SUBDIVISION COMMITTEE COMMENT: (JUNE 11, 1992) The engineer was present representing Mr. Penny. Mr. Penny was also in attendance. The staff offered the several items for discussion. The owner, Mr. Penny, as well as his engineer indicated they would take the appropriate steps to revise the plat to deal with the several problem areas pointed out by staff, and to add the several items needed to complete the plat filing. The Committee briefly discussed with the engineer the sidewalk variance which is the one requested exception from standards. It was pointed out that this will require a City Board of Directors' Ordinance to extend such a variance. The project engineer then identified the location or source of sewer service for this subdivision. He pointed out that a plat immediately north and east along Taylor Loop provided a connection for a sewer line, and that would be their point of contact. He also provided information on a staff request concerning the removal of a small hill or grade within the interior of the plat. His comments were that the design of the plat requires lowering this small hill mass to make the street grade and the lot work better. After a brief and general discussion, the Committee then forwarded the plat to the full Commission for a final resolution. PLANNING COMMISSION ACTION: (JUNE 30, 1992) Staff offered its recommendation of approval of this preliminary plat subject to the several minor plat modifications pointed out in our analysis. Staff also reported that the applicant has added two variances to the request, one dealing with lot depth on five of the lots and the third variance dealing with nonradial side lot lines. Staff reported there was no problem with these variances because they are minor and the minimum lot sizes are protected. Mr. Jim Butler was present and represented the applicant, Mr. Penny was also in attendance. Mr. Butler offered some brief comments on the plat. The Chairman then asked if there were persons in attendance objecting to the proposal. There were several objectors and there spokesperson was Mr. Larry Landis. Mr. Landis offered concerns about drainage from this property affecting properties across the street. Richard Wood of staff reported to the Commission that this plat carries a responsibility of conformance with the Detention Ordinance, therefore, no increase in runoff will be permitted in excess of that now naturally generated on the site. The engineer on this project will be required to design detention facilities into the drainage and street plans submitted to Public Works. 3 FILE NO.: S-947 (Conti This information appeared to satisfy Mr. Landis and his neighbors as to their concerns. A brief discussion followed in which the subject of sidewalks was raised. Several commissions offered objection to a variance for sidewalks in this area. Staff pointed out that this is an urbanizing area around Taylor Loop. There have been several additional plats developed with full standards nearby. Mr. Penny, the applicant, was asked by the Chairman if he desired to pursue this sidewalk variance to the City Board, and Mr. Penny indicated that he did not. After a brief discussion, the motion was made to approve the preliminary plat as modified and recommended approval of the three variances requested for lot depth, radial side lines, and building lines. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 4 June 30, 1992 ITEM NO.: 2 FILE NO.: 5-947 NAME: Pennwyck Subdivision - Preliminary Plat LOCATION: SE Corner Montgomery Road at Taylor Loop Road DEVELOPER• ENGINEER• J. A. PENNEY, JR./CO-OWNER DUANE I. REEL 2311 Vollman #3 Foxfire Cove North Little Rock, AR 72118 Jacksonville, AR 72076 758-8828 982-4332 AREA: 5.1 Ac. NUMBER OF LOTS: 22 FT. NEW STREET: 700 ft.± ZONING: R-2 PROPOSED USES: Single Family PLANNING DISTRICT: 19 NAME: Chenal CENSUS TRACT: 42.06 VARIANCES REQUESTED: 1. Sidewalks on both boundary streets 2. Lot depth on Lots 8, 17, 18, 21 and 22 that less than 100 feet 3. Lot 8 to have nonradial side lot lines. 4. Building lines on front and rear of Lots 18 and 21 to 20 feet A. PROPOSAL RE UEST: This item proposes the creation of a number of single family lots on an existing undeveloped site. Almost all of the lots are oriented away from Taylor Loop Road which is a collector. The developer proposes a staged development with a plan to be submitted prior to the public hearing on June 30. B. EXISTING CONDITIONS: The land involved in this plat is covered by natural growth, trees and underbrush. The site as well as the adjoining properties are generally flat grade. There are no significant drainage problems in the area. Boundary streets are constructed to county road standards with open ditch section. 1 June 30, 1992 SUBDIVISION ITEM NO.: 2 Continued FILE NO.: S-947 C. ENGINEERING COMMENTS: Construct Master Street Plan improvements on Taylor Loop Road to a collector standard and Montgomery Road to a residential standard. Excavation and Detention Ordinances will apply. Montgomery Road is a residential street, although the plat apparently identifies an existing 60 feet of right-of-way. The pavement section will be required at 27 feet. D. ISSUESjLEGAL/TECHNICAL/DESIGN: There are no apparent legal issues attendant to the filing of this plat. However, there are a number of plat design issues which should be addressed. These issues are: 1. Phasing Plan 2. Lots 17, 18, 21, 22 and 8 appear to be less than minimum lot depth of 100 feet. 3. Robyn (street name) should be reviewed for possible conflict with other plats and streets. 4. Lot 8 lot lines are not radial to the street centerline. A variance should be requested if the circumstance is to remain. 5. PAGIS Monument sites should be noted on the plat. 6. Source of sewer and water should be reflected. 7. Indication on the plat of the construction dimensions and right-of-way dedication, which may be required for boundary streets. E. ANALYSIS• Staff review of this preliminary plat is that it is entirely appropriate to the site and circumstances. Our review of the preliminary plat reflects that it is of a good design and should work quite well with the adjacent development and lots. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat as submitted; however, we do not recommend approval of the sidewalk waiver on the adjacent streets because this subdivision is in an area that is developing and there are full city street improvements on property nearby. 2 June 30, 1992 SUBDIVISION ITEM NO.: 2 Continued FILE NO.: S-947 SUBDIVISION COMMITTEE COMMENT: (JUNE 11, 1992) The engineer was present representing Mr. Penny. Mr. Penny was also in attendance. The staff offered the several items for discussion. The owner, Mr. Penny, as well as his engineer indicated they would take the appropriate steps to revise the plat to deal with the several problem areas pointed out by staff, and to add the several items needed to complete the plat filing. The Committee briefly discussed with the engineer the sidewalk variance which is the one requested exception from standards. It was pointed out that this will require a City Board of Directors' Ordinance to extend such a variance. The project engineer then identified the location or source of sewer service for this subdivision. He pointed out that a plat immediately north and east along Taylor Loop provided a connection for a sewer line, and that would be their point of contact. He also provided information on a staff request concerning the removal of a small hill or grade within the interior of the plat. His comments were that the design of the plat requires lowering this small hill mass to make the street grade and the lot work better. After a brief and general discussion, the Committee then forwarded the plat to the full Commission for a final resolution. PLANNING COMMISSION ACTION: (JUNE 30, 1992) Staff offered its recommendation of approval of this preliminary plat subject to the several minor plat modifications pointed out in our analysis. Staff also reported that the applicant has added two variances to the request, one dealing with lot depth on five of the lots and the third variance dealing with nonradial side lot lines. Staff reported there was no problem with these variances because they are minor and the minimum lot sizes are protected. Mr. Jim Butler was present and represented the applicant, Mr. Penny was also in attendance. Mr. Butler offered some brief comments on the plat. The Chairman then asked if there were persons in attendance objecting to the proposal. There were several objectors and there spokesperson was Mr. Larry Landis. Mr. Landis offered concerns about drainage from this property affecting properties across the street. Richard Wood of staff reported to the Commission that this plat carries a responsibility of conformance with the Detention Ordinance, therefore, no increase in runoff will be permitted in excess of that now naturally generated on the site. The engineer on this project will be required to design detention facilities into the drainage and street plans submitted to Public Works. 3 June 30, 1992 SUBDIVISION ITEM NO.: 2 Continued FILE NO.: 5-947 This information appeared to satisfy Mr. Landis and his neighbors as to their concerns. A brief discussion followed in which the subject of sidewalks was raised. Several commissions offered objection to a variance for sidewalks in this area. Staff pointed out that this is an urbanizing area around Taylor Loop. There have been several additional plats developed with full standards nearby. Mr. Penny, the applicant, was asked by the Chairman if he desired to pursue this sidewalk variance to the City Board, and Mr. Penny indicated that he did not. After a brief discussion, the motion was made to approve the preliminary plat as modified and recommended approval of the three variances requested for lot depth, radial side lines, and building lines. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 4 January 4, 1994 ITEM NO.: 20 FILE NO.: S-947 NAME: PENNWYCK SUBDIVISION -- PRELIMINARY PLAT TIME EXTENSION LOCATION: The south-east corner of Montgomery Road and Taylor Loop Road DEVELOPER: ENGINEER• J. A. PENNEY, JR. DUANE I. REEL 2311 Vollman #3 Foxfire Cove North Little Rock, AR 72118 Jacksonville, AR 72076 753-8339 982-4332 AREA: 5.1 ACRES NUMBER OF LOTS: 22 FT. NEW STREET: 700 ZONING: R-2 PROPOSED USES: Single-family residential PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES GRANTED: 1) Reduction in the minimum lot depth for lots 8, 17, 18, 21, and 22. 2) Reduction of the front and rear setback lines to 20 feet on lots 18 and 21. 3) Reduction from the radial lot line provision for Lot 8. STATEMENT OF PROPOSAL: A one year time extension is proposed by the applicant for the preliminary plat approved by the Planning Commission on June 30, 1992. A. PROPOSALIREOUEST: The applicant requests approval by the Planning Commission of a one year time extension for the preliminary plat for Pennwyck Subdivision. The Planning Commission approved the preliminary plat on June 30, 1992. The Board of Directors approved the variances noted above on July 21, 1992. The applicant indicates that some clearing work has been accomplished, but that when Central Baptist Church approached him with an offer to purchase a large portion of the property, work was suspended. Central Baptist Church sought Planning Commission approval of a Conditional Use for its new facility, which was approved by the Commission, but there has been an appeal of the Conditional Use permit to January 4, 1994 SUBDIVISION ITEM NO.: 20 (Continued) FILE NO.: S-947 the Board of Directors. This has forestalled progress on either proceeding with a residential subdivision or selling the land. The applicant indicates that he will continue development of the subdivision if the Central Baptist Church offer is voided. B. EXISTING CONDITIONS: The site is wooded, with some clearing having taken place. The site is zoned R-2, with R-2 zoning on all adjacent property. C. ENGINEERINGZUTILITY COMMENTS: No comments were received. D. ISSUES/LEGAL/TECHNICAL/DESIGN: There are no issues to be related. E. ANALYSIS: The Subdivision Ordinance requires a developer to proceed with a preliminary plat towards being able to present a final plat within one year of approval of the preliminary plat. Progress toward this end has been delayed, but the developer has proposed that there is a valid reason for the delay. He proposes to continue working toward being able to present the final plat if granted the time extension. F. STAFF RECOMMENDATIONS: Staff recommends approval of the time extension. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 1993) No one was present to represent the applicant. Staff presented the request. The Committee clarified that this was the first extension request, then referred the item to the Commission for the hearing. PLANNING COMMISSION ACTION: (JANUARY 4, 1994) The item was included on the Consent Agenda for approval and was approved with the vote of 7 ayes, no nays, 4 absent, and no abstention. 2