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Home My WebLink AboutS-1037 Staff AnalysisOctober 18, 1994 ITEM NO.: 3 _FILE NO.: S-1037 NAME: RESERVOIR FLAT SUBDIVISION— PRELIMINARY PLAT LOCATIQ On the east side of Reservoir Rd., approximately 0.7 ._mile north of Rodney Parham Rd. DEVELOPER: JACK GARRISON 18 Corporate Hill Dr. Little Rock, AR 72205 225-5160 AREA: 2.56 ACRES ZONING: R -- 2 PLANNING DISTRICT: 3 CENS7S TRACT: 22.03 VARIANCES REQUESTED: E WEER : MCGETRICK ENGINEERING 11225 Huron Ln. Little Rock, AR 72211 223-9900 NUMBER OF LOTS: 6 FT. NEW STREET: 350 PROPOSED USES: Multi -Family Residential None The applicant proposes the subdivision of a 2.56 acre tract to include: the delineation of 6 lots, and 1 tract, the tract encompassing land in the floodplain which will not be developed; the dedication to the City of land within the subdivision but which is in the floodway; dedication of additional land for the Reservoir Rd. right-of-way and construction of the required Master Street Plan improvements in this right-of-way; and, construction of a cul-de-sac street which is approximately 350 feet in length. The applicant proposes to construct multi -family residential structures on the lots in conformance with the requirements of the R-5 zoning district regulations. No variances.:are proposed. A. PR P AL RE E T• Approval from the Planning Commission is requested for a preliminary plat for a subdivision of a parcel of land to include 6 building sites, a tract in floodplain area which is not -to* be developed, dedicationi of * f loodway property to the City, dedication of additional right-of-way for Reservoir Rd. and construction of the required one-half street improvements for Reservoir Rd., and construction of a 350 foot long cul-de-sac street. The subdivision is proposed to be for multi -family residential units, October 18, 1994 SUBDIVISION ITEM rl in FILE _1 7 constructed according to the regulations of the R-5 zoning district. No variances are requested. B. EXISTING CONDITIONS: The site lies along the north bank of the Grassy Flat Creek, and is predominantly heavily wooded. The site was recently zoned R-5, with an OS strip being designated for the Grassy Flat Creek floodway. (Note: The area zoning map has not been updated, and does not show the change in zoning. The area is shown as R-2 on the area zoning map included with the agenda.) The land to the north is zoned R-5, as is land to the northwest across Reservoir Rd. To the east, south, and across Reservoir Rd. to the west is R-2 zoned land. C. ENGINEERiNGIIITZLITY CDMMENTS: Public Works reports that, prior to the issuance of a building permit, a complete grading and drainage plan must be submitted for approval. A floodplain development permit must be obtained. One-half street improvements will be required along Reservoir Rd. Little Rock Water Works reports that an acreage charge of $150 per acre applies. An existing 541, water main and its easement are not shown on the plat, and the main will interfere with construction in the proposed lots 2 and 3. Significant cuts or fills in the easement area may be prohibited. Little Rock Wastewater Utility comments -that there is -an existing sewer main located on the property, and that the sewer main and its easement must be shown. Arkansas Power and Light Co. -will require 15 foot wide easements along the east, north, and west boundary of the site. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. will require a 10 foot wide easement along the north and east boundary of the plat. The -Little-Rock'Fire'-Department approved the submittal without comment. 2 October 18, 1994 SUBDIVISION ITEM N n in d FILE N -1 D. i S,9 U E LE AL TE H T AL DE i As noted by Water Works and Wastewater, there are existing water and sewer -mains located on the property which are not shoran, and which will significantly affect development of the property. hots 2 and 3, as presently shown, are made, for all practical purposes, undevelopable. A reconfiguration of the lots is made necessary, and the final version of the plat will be different from the version reviewed. The floodway and the right-of-way for Reservoir Rd. were dedicated to the City as part of the rezoning of the property. These areas must not be included in the current plat. Tract A, the land that is in the floodplain, must be retained by the developer and provision for its maintenance must be made. The Subdivision Regulations require the following information, omitted from the submission, be furnished with a preliminary plat application: 1) the type of subdivision being developed; 2) the source of title of the owner; 3) any existing or proposed 'Covenants and restrictions; 4) the source of the contours, along with the source from which all elevations are derived; 5) natural and cultural features Pursuant to Sections 31-89.4 and 31-89.8 of the Subdivision Regulations; 6) the names of recorded subdivisions abutting the proposed subdivision, with plat book and page number or instr=ent number, the names of owners of unplatted tracts abutting the proposed subdivision, and the names of all owners of platted tracts in excess of 2 1/2 acres in size; 7) the physical description of all monuments; and, 8) the location of proposed PAGIS monuments. A storm drainage analysis and plan is to be provided. The -vicinity map must -be corrected to properly designate the location of the proposed development. _The proposed street name must be designated, and approved by Public Works. Section 36-259 outlines the requirements for R-5 developments. --Paragraph 6-states that'lots shall not have a depth of less than 100 feet. The lot line lying between the present lots 4 and 5 is 62.8 feet. This lot line must be adjusted, or a variance will be required to be approved by the Board of Directors. October 18, 1994 SUBDIVISION ITEM NO.: 3 (Continued) FILE NO.: S-1037 E. ANALYSIS• There are major concerns to be addressed prior to approval of the preliminary plat: 1) there is the issue of re configuring the lot layout to leave the area occupied by the water and sewer mains unobstructed; 2) there is the issue of the lot line which is less than 100 feet; and, 3) there is the issue of the floodway area and the Reservoir Rd. right- of-way already being dedicated to the City, and needing to be omitted from the subject plat. There are also minor deficiencies in the plat and in the information needing to be furnished which the applicant can easily rectify. F. STAFF RECOMMENDATIONS: Staff recommends that consideration of the proposed plat be deferred until a correct version of the plat is submitted and reviewed which reflects the location of the water and sewer mains and their easements, the amended lot configuration based on required changes, and the correct description of the land without the previously dedicated right-of-way and floodway being included. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 29, 1994) Mr. Pat McGetrick, the project engineer, was present. Staff outlined the project. The Committee members reviewed -the discussion outline and asked for Mr. McGetrick's response to the items contained in it. Mr. McGetrick indicated that the lots would have to be re -arranged to provide the needed clearance for the water and sewer mains which cut across the presently shown lots 2 and 3. He also said that he would make the needed changes to delete the already dedicated property from the plat. The Committee then forwarded the item to the full Commission for the public hearing. PLANNING -COMMISSION ACTION: (OCTOBER 18, 1994) Mr. Pat McGetrick, the project engineer, was present. He presented a revised preliminary plat which addressed the staff comments and the deficiencies noted in the Agenda "write-up". David Scherer, the Public Works representative, reviewed the proposed plat briefly, and indicated that the needed changes were made. He reported, though, that Master Street Plan requirements would be necessary on the internal street and on Reservoir Rd.; and, that the Stormwater Detention and the Excavation Ordinance requirements would be applicable. Staff indicated that the average of the side yard lines would have to be at least 100 feet, and indicated that the common lot line between Lots 4 and 5 may have to be adjusted in order to get the required depth along r.I October 18, 1994 Ytr�OWMI �11.01 ITEM NO.: 3 (Continued) FILE NO.: 5-1037 that property line. Mr. McGetrick indicated that he would make any required change. Staff recommended approval of the preliminary plat, and the plat was approved with the vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions. 61