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HomeMy WebLinkAboutS-0988 Staff AnalysisAugust 24, 1993 K"UM14 try: THE OASIS -- PRELIMINARY PLAT LQQATION: On the west side of Geyer Springs Road at Geyer Springs Cut-off DEVEL PER: ENGINEER: TIM BROWN Joe White 7710 Broadview WHITE-DATERS & ASSOCIATES, INC. Houston, TX 77061 401 Victory St. Little Rock, AR 72201 374-1666 AREA: 39.38 ACRES NUMBER OF LOTS: 76 FT. NEW STREET: 5100 ZONING: R-2 PROPOSED USES: Single Family Residential PLANNING DISTRICT: 14 CENSUS TRACT: 40.03 VARIANCES_ REQUESTED: None STATEMENT OF PROPOSAL: The developer proposes a preliminary plat for a 76-lot subdivision on a 39.38-acre tract. Proposed are 69 single-family lots, 2 townhouse tracts, one multi -family tract, 2 commercial tracts, and 2 lots to be retained as "open space". Improvements to entail construction of 5,100 feet of curb and gutter street and sidewalks as required are proposed. C�3iaaF� Approval of the Planning Commission is requested for a subdivision involving a 39.38 acre tract and the creation of 76 lots, all but 12 of which are outside the Little Rock city limits. Requested are 69 single-family lots, 2 townhouse tracts, one multi -family tract, 2 commercial tracts, and two lots to remain undeveloped and retained as open space. Construction of streets, drainage, and sidewalk improvements to Master Street Plan and Subdivision Ordinance standards is proposed for both the internal streets and to the boundary street, Geyer Springs Road. B. EXISTING CONDITIONS: The site is heavily overgrown with trees and natural undergrowth. An abandoned railroad right-of-way runs diagonally across the north-west corner of the parcel. The north line of this railroad right-of-way is the Little Rock August 24, 1993 SUBDIVISION ITEM NO.-, 4 (Continued) FILE NO,: 5-988 City limits line. The tracts in the City are zoned R-2. There are sparse rural residential uses along Geyer Springs Road to the east and south of the site. Geyer Springs Road is a paved, open -ditch rural collector street. C. ENGINEERING OTILITY COMMENTS: Engineering reports that Geyer Springs Road is to be constructed to minor arterial standards. Interior streets are to be constructed to residential standards. PAGIS monuments will be required. Water Works reports that an acreage charge of $150.00 per acre will apply. There is also a pro-rata front footage charge of $15.00 per foot for connections to the 16" main in the abandoned railroad right-of-way. Main extensions will be required. Water Works may require larger mains than are needed to serve this project, with Water Works paying part of the cost for the installation of these mains. Annexation to the City will be required. Water Works cautions that 3 feet of cover needs to be maintained over the 16" main. Wastewater reports that lots 6-17 can be served with a sewer main extension with easements provided. The remainder of the lots are outside the city limits and cannot receive service without the approval of the Board of Directors. Pulaski County indicates that the floodplain/floodway is to be delineated on the preliminary and final plats, and that a statement is to be included on the final plat which requires the developer or any buyer of a lot which contains floodplain land obtain a Development Permit from the county prior to the start of any construction. D. ISSUES/LEGAL/TECHNICAL/DESIGN: The exhibits submitted to date are minimal and deficient in several ways: the site is erroneously reported as being in range 12 west instead of in 13 west; the contours are shown at 10 foot intervals in lieu of at the required 2 foot intervals; the names of owners of abutting tracts or names of abutting subdivision are not shown; adjusted bearings and distances are not shown; survey pins are not identified and located; no metes and bounds legal description is provided; the floodplain is not located; the zoning classification(s) of the property within the city limits is not reported; municipal boundaries are not located; proposed PAGIS monuments are not located; and, the Preliminary Engineering and Surveying Certifications are not executed. No preliminary Bill of Assurance is provided. 2 August 24, 1993 SUBDIVISION ITEM NQ, : 4 (Cyn�_inUp ) FILE NO.; S-988 There is a question as to the ownership of the abandoned railroad right-of-way. Unless the developer has or can acquire ownership of the right-of-way, access to the north- west lots is blocked. Parameters for the "tracts" designated for townhouse, apartment, and commercial development need to be established. "Open Space" lots are designated. A provision for maintenance of these must be made. E. ANALYSIS• The exhibit furnished with the application is deficient, and serious questions remain regarding the location of the floodplain/floodway, ownership of and access across the abandoned railroad right-of-way, etc. The concept presented for the subdivision shows a mix of single-family, multi -family, and neighborhood commercial. The adopted land use plan, however, reflects only single family residential development for this area. No commercial node is identified at the intersection of Geyer Springs Road and Geyer Springs Cut-off. Low density multi -family might be an approvable variation to the land use plan, but the density issue has not been dealt with by the applicant. Parameters for the several tracts need to be presented by the applicant and reviewed by Staff and the Commission prior to approval of the preliminary plat. Staff recommends deferral of this item until the exhibit/preliminary plat is completed, with complete information as required by the Subdivision Ordinance provided, and the needed information on the plans for the multi -family and commercial tracts has been presented. SQaDIVI0IQN COMMITTEE COMMENT: (AUGUST 5, 1993) The applicant and the applicant's engineer were present. Staff presented the application, with the applicant and engineer making comments regarding the design intent. The discussion outline was reviewed and Committee members addressed the various concerns. Following the discussion, the Committee referred the item to the Commission for review. 3 August 24, 1993 SUBDIVISION ITEM NO., 4 (Continued) FILES-988 PLANNING COMMISSION ACTION: (AUGUST 24, 1993) Mr. Joe White, representing the applicant, asked that the item be deferred until the October 5, 1993 hearing in order for the applicant to further evaluate the proposal and issues brought up on the Subdivision Committee meeting. The Commission concurred with the request and voted to defer the item as requested. The vote was 9 ayes and 2 absent. n October 5, 1993 ITEM NO.: A_ _ FILE _NO, ; E-988 NAME: SPRINGFIELD ADDITION -- PRELIMINARY PLAT LOCATION: On the west side of Geyer Springs Road at Geyer,Springs Cut-off DEVELOPER: MINER R: TIM BROWN Joe White 7710 Broadview WHITE-DATERS & ASSOCIATES, INC. Houston, TX 77061 401 Victory St. Little Rock, AR 72201 374-1666 AREA: 39.38 ACRES NUMBER OF LOTS: 76 FT. NEW STREET: 5100 ZONING: R-2 PROPOSED USES: Single Family Residential PLANNING DISTRICT: 14 CENSUS TRACT: 40.03 VAR_IANCES REQUESTED: None STATEMENT OF PROPOSAL: The developer proposes a preliminary plat for a 76-lot subdivision on a 39.38-acre tract. Proposed are 69 single-family lots, 2 townhouse tracts, one multi -family tract, 2 commercial tracts, and 2 lots to be retained as "open space". Improvements to entail construction of 5,100 feet of curb and gutter street and sidewalks as required are proposed. A. PR POSAL RE VEST: Approval of the Planning Commission is requested for a subdivision involving a 39.38 acre tract and the creation of 76 lots, all but 12 of which are outside the Little Rock city limits. Requested are 69 single-family lots, 2 townhouse tracts, one multi -family tract, 2 commercial tracts, and two lots to remain undeveloped and retained as open space. Construction of streets, drainage, and sidewalk improvements to Master Street Plan and Subdivision Ordinance standards is proposed for both the internal streets and to the boundary street, Geyer Springs Road. B. EXISTING CONDITIONS: The site is heavily overgrown with trees and natural undergrowth. An abandoned railroad right-of-way runs diagonally across the north-west corner of the parcel. The October 5, 1993 SUBDIVISION ITEM NO.: A (Continued) FILE Np • S-9$$ north line of this railroad right-of-way is the Little Rock City limits line. The tracts in the City are zoned R-2. There are sparse rural residential uses along Geyer Springs Road to the east and south of the site. Geyer Springs Road is a paved, open -ditch rural collector street. C. ENGINEERIIIGIUTILITY COMMENTS: Engineering reports that Geyer Springs Road is to be constructed to minor arterial standards. Interior streets are to be constructed to residential standards. PAGIS monuments will be required. Water Works reports that an acreage charge of $150.00 per acre will apply. There is also a pro-rata front footage charge of $15.00 per foot for connections to the 16" main in the abandoned railroad right-of-way. Main extensions will be required. Water Works may require larger mains than are needed to serve this project, with Water Works paying part of the cost for the installation of these mains. Annexation to the City will be required. Water Works cautions that 3 feet of cover needs to be maintained over the 16" main. Wastewater reports that lots 6-17 can be served with a sewer main extension with easements provided. The remainder of the lots are outside the city limits and cannot receive service without the approval of the Board of Directors. Pulaski County indicates that the floodplain/floodway is to be delineated on the preliminary and final plats, and that a statement is to be included on the final plat which requires the developer or any buyer of a lot which contains floodplain land obtain a Development Permit from the county prior to the start of any construction. D. ISSQES/LEGAL/TECHNICAL/DE„SIGN: The exhibits submitted to date are minimal and deficient in several ways: the site is erroneously reported as being in range 12 west instead of in 13 west; the contours are shown at 10 foot intervals in lieu of at the required 2 foot intervals; the names of owners of abutting tracts or names of abutting subdivision are not shown; adjusted bearings and distances are not shown; survey pins are not identified and located; no metes and bounds legal description is provided; the floodplain is not located; the zoning classification(s) of the property within the city limits is not reported; municipal boundaries are not located; proposed PAGIS monuments are not located; and, the Preliminary Engineering and Surveying Certifications are not executed. No preliminary Bill of Assurance is provided. 2 October 5, 1993 SUBDIVISION ITEM NO,: A (Continued.) FILE NO.: S-988 There is a question as to the ownership of the abandoned railroad right-of-way. Unless the developer has or,can acquire ownership of the right-of-way, access to the north- west lots is blocked. Parameters for the "tracts" designated for townhouse, apartment, and commercial development need to be established. "Open Space" lots are designated. A provision for maintenance of these must be made. E. ANKLYSZS: The exhibit furnished with the application is deficient, and serious questions remain regarding the location of the floodplain/floodway, ownership of and access across the abandoned railroad right-of-way, etc. The concept presented for the subdivision shows a mix of single-family, multi -family, and neighborhood commercial. The adopted land use plan, however, reflects only single family residential development for this area. No commercial node is identified at the intersection of Geyer Springs Road and Geyer Springs Cut-off. Low density multi -family might be an approvable variation to the land use plan, but the density issue has not been dealt with by the applicant. Parameters for the several tracts need to be presented by the applicant and reviewed by Staff and the Commission prior to approval of the preliminary plat. F. -STAFF RECOMMENDATIQN� : Staff recommends deferral of this item until the exhibit/preliminary plat is completed, with complete information as required by the Subdivision Ordinance provided, and the needed information on the plans for the multi -family and commercial tracts has been presented. SUBDIVISION COMMITTEE QQMMENT: (AUGUST 5, 1993) The applicant and the applicant's engineer were present. Staff presented the application, with the applicant and engineer making comments regarding the design intent. The discussion outline was reviewed and Committee members addressed the various concerns. Following the discussion, the Committee referred the item to the Commission for review. 3 October 5, 1993 SUBDIVISION ITEM NO • A (Continued) FILE NO.: 5-988 PLANNING COMMISSION ACTION: (AUGUST 24, 1993) Mr. Joe White, representing the applicant, asked that the item be deferred until the October 5, 1993 hearing in order for the applicant to further evaluate the proposal and issues brought up on the Subdivision Committee meeting. The Commission concurred with the request and voted to defer the item as requested. The vote was 9 ayes and 2 absent. UBDIVISION COMMITTEE COMMENT: (SEPTEMBER 16, 1993) The applicant and his engineer were present. Staff indicated that a revised preliminary plat had been submitted. Mr. Joe White, representing the engineering firm, outlined the changes. Staff presented the deficiencies and concerns noted in the discussion outline. The deficiencies noted included: 1) since a revised plat has been submitted, a revised application with correct information needs to be supplied; 2) contours are required to be at 2 foot intervals in lieu of the contours at 10 foot intervals shown on the plat; 3) the certifications are not completed; 4) no metes and bounds legal description is included; 5) no description of monuments or the location of PAGIS monuments is provided; 6) portions of the tract are in the Floodplain and the location of the Floodplain and minimum finished floor elevations are to be shown on the plat; 7) the location of the City Limits is to be shown; 8) the proposed phasing of the development is to be indicated; 9) a preliminary Bill of Assurance'is to be provided; 10) the means of dealing with the landlocked portion of the tract north of the railroad right-of-way needs to be addressed; 11) the tracts designated as "commercial" are not permitted by the adopted Land Use Plan; and, 12) additional information is needed on the proposed multi -family and townhome tracts; 13) a provision for maintenance of the designated "open space" needs to be made. Following this discussion, the Committee forwarded the item to the Commission for final resolution. PLANNING COMMISSION ACTION: (OCTOBER 5, 1993) The item was included on the consent agenda for approval, and was approved by the Planning Commission with the stipulation that the notations be omitted on the plat regarding the proposed zoning of the various multi -family, townhouse, and commercial tracts, and the land -locked area north of the railroad right-of-way be shown 4 October 5, 1993 SUBDIVISION ITEM NO.: A _[Continued] _ _ FILE NO.: S-988 as a tract for future development and that access will be obtained prior to the tract being developed. The Commission approved the item with the vote of 8 ayes, no nays, 2 absent, no abstentions, and 1 open position. 5