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HomeMy WebLinkAboutS-1071 Staff AnalysisAugust 8, 1995 FILE N -7 71 NAME: PROMISED LAND ADDITION -- PRELIMINARY PLAT CATIO : At the north end of Gooch Ln., approximately 0.15 mile north of Taylor Loop Rd. DEVELOPER: ENGINEER. Joe White GARY DRAWBAUGH WHITE-DATERS & ASSOCIATES, INC. 4815 Gooch Ln. 401 S. Victory St. Little Rock, AR 72112 Little Rock, AR 72201 868-7778 374-1666 AREA: 1.27 ACRES NUMBER OF LOTS: 2 FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: Single -Family Residential PLANNING DISTRICT: 1 CENSUS TRACT: 42.06 VARIANCES REQUESTED: 1. A waiver is requested from the requirement that boundary streets be constructed. 2. A waiver is requested from the requirement that stormwater detention be provided on site. TATEME T OF PROPOSAL: The applicant proposes a preliminary plat for a 2-lot subdivision of a 1.27 acre tract. The applicant's father-in-law currently lives on the tract, and his residence is proposed to remain on the property; it is shown on the plat on the proposed Lot 1. The proposed Lot 2 is to be a building site for the applicant's home. Currently, Gooch Ln. is a public street from its beginning at Taylor Loop Rd. northward -to the -south -boundary of the subject - property, then continues onto and across the subject property as a private road. This private road provides access to property to the east. The applicant proposes to dedicate right-of-way for the extension of Gooch Ln., but requests a waiver of all requirements to re -align the street or to construct the street to Master Street Plan standards. The applicant also requests a waiver of the requirement to comply with the stormwater detention Ordinance provisions. August 8, 1995 ITEM 1 FILE N -1 n7l A. PROPOSAL IREOIIEST: Planning Commission review and approval of a preliminary plat is requested. Planning Commission review and Board of 'Directors -approval -is `requested -for a waiver of the boundary street construction requirements for the subdivision. A waiver is requested from the requirement that stormwater detention be provided on site. B. EXISTING CONDITTQNS: The site is the location of the applicant's father-in-law's home. This home sets approximately 35 feet off the west property line, leaving a substantial portion of the property to the east available for development for the applicant's home. Gooch Ln., as a public roadway, extends from Taylor Loop Rd. to the south boundary of the subject property, where it becomes a private roadway. The private road, as a 20 foot wide asphalt roadway, runs along the west boundary of the tract and curves to the east, extending to the east boundary of the tract along the north boundary of the property. This roadway provides access to the abutting property to the east. The existing zoning of the site, and of all surrounding land, is R-2. C. ENGINEERING UTILITY COMMENTS: The Public Works staff comments that: 1) The Ordinance requires that specific boundary survey information be provided on the plat. There are deficiencies in the information provided. 2) The right-of-way required for Gooch Ln. is 50 feet. Dedication of 50 feet in lieu of the 45 feet shown will be required by the Ordinance. 3) The minimum horizontal radius for a curve in the street is 150 feet. If the street is to curve, as is shown, the radius must meet this minimum standard. The right- of-way should also be dedicated to follow this minimum horizontal radius. Alternatively, the alignment of Gooch Ln. may be changed to provide a "T" intersection, providing for the future extension of the road to the north. 4) The roadway must be constructed to standard residential street standards. A sidewalk is required along the Aw.gust 8, 1995 'gurBDIVISI ITEM 1 n FILE N -1 71 street frontage. Provision for a turn -around must be made. 5 ) open ditches are, ,generally_ not•. •permitted, by _the .., Stormwater Management and Drainage Manual. If ditches are planned, they must be shown on the preliminary plat and be approved by the City Engineer prior to Planning Commission approval of the plat. Show any planned drainage ditches on the preliminary plat. Show water courses entering and the planned exit points for drainage. Little Rock Municipal Water Works reports that a water main extension will be required to serve Lot 2. Little Rock Wastewater Utility reports that a sewer main extension, with easements, will be required. Arkansas Power and Light Co. comments that a 30 foot wide easement will be required along the west and north boundaries of the plat. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. approved the submittal without comment. The Fire Department approved the submittal without comment. D. I SUES LEGAL TE HNICAL DE IGN: The applicant's father-in-law's home sits in an area that, if the required right-of-way is dedicated, will be substantially within the right-of-way, and would be wholly "in front of" the minimum street building setback line. There needs, then, to be a provision made for the home to remain in its present location; presumably, by approving a franchise for the house to remain where it has been for many years. Sec. 31-87'of the Subdivision ordinance requires that, with an application for preliminary plat approval, as well as the information supplied with the application, the following additional information be furnished: 1) the name and address of the owner of record, and the source of title giving deed record book and page number or instrument number; and 2) the source of water supply and the means of wastewater disposal. 3 August 8, 1995 S'OaDz _i§zQN ITEM N 1 Cont. FILE NO. -1 71 Sec. 31-89 of the Subdivision Ordinance requires, that, with an application for preliminary plat approval, in addition to the information supplied, the following additional information be furnished on the plat: 1) "natural features'~ (drainage -channels, bodies -of -water,,-- wooded- areas, etc.) and "cultural features" (existing and platted streets, bridges, culverts, utility lines, pipelines, power lines, easements, park areas, structures, etc.) within and immediately surrounding the proposed subdivision; 2) a preliminary storm drainage plan; 3) the names of recorded subdivisions and the names of owners of unplatted tracts abutting the proposed subdivision; 4) the zoning classifications within the plat and of abutting areas; and, 5) adequate physical descriptions (showing size, type of material, and construction) of all monuments set or found. Sec. 31-91 of the Ordinance requires that the certificate of preliminary engineering accuracy be executed. Sec. 31-93 of the Ordinance requires that a preliminary Bill of Assurance be submitted. Sec. 31-201 of the Subdivision Ordinance states that: "New boundary streets shall be avoided, except where ... the Master Street Plan provides a defined alignment ... (in which case, the developer) shall provide one-half of the Master Street Plan's specified improvements. whenever a proposed subdivision abuts a partially..: constructed public street, the developer shall provide ... one-half of the required improvements and right-of-way. The Planning Commission may authorize a new boundary street when the subdivider proposes to dedicate the entire right-of-way and construct all the required improvements." Sec. 31-201 of the ordinance requires that, "In the case of ... stub streets designed to provide future connections with unsubdivided adjacent areas, the Planning Commission may require a temporary easement for a turnaround." E. ANALYSIS• There are a number -of issues to be resolved, as well as the project engineer needing to provide the noted additional information and submittals. The applicant and his father-in-law need to commit to the dedication of the 50 feet of right-of-way along the west boundary of the site, and need to determine the route for the east -west portion of the street and right-of-way. Pursuant to Sec. 31-201 cited above, a determination needs to be made whether the full width of the east -west right-of- 4 August 8, 1995 SDBDIV_I I ITEM NO 1 n FILE -1 71 way, or one-half of this right-of-way, needs to be dedicated. Neither the north -south nor the east -west portions of the existing roadway meet the test of their alignments being defined by the Master Street Plan; therefore,, -this portion of• -the --requirement -is -not- applicable. Additionally, the existing "partially constructed" street is not a "public street" for which the developer shall provide "one-half of the required improvements and right-of-way". In this case, then, the provision appears applicable that: "The Planning Commission may authorize a new boundary street when the subdivider proposed to dedicate the entire right-of-way and construct all the required improvements." The entire width of the east -west right-of-way should, according to the regulations, be dedicated. A provision for a turn -around needs to be made. The applicant needs to request from the Public Works Department a franchise for Mr. Gooch's home to remain on the dedicated right-of-way. Staff can support a deferral, in lieu of a waiver, of Master Street Plan improvements, as long as provision is made for the needed right-of-way for future construction and access. The deferral of the improvements can be tied to future development of properties to the north and east. A discussion of the requested waiver of on -site stormwater detention needs to be conducted, with Public Works input being presented. F. STAFF RECOMMENDATIONS: Staff recommends that consideration of the preliminary plat be deferred, pending the applicant providing the needed additional information. SUBDIVISION COMMITTEE COMMENT: (JULY 20, 1995) Mr. Gary Drawbaugh; the applicant, and Mr. Joe White, with White- Daters & Associates, Inc., the project engineering firm, were present. Staff summarized the applicant's request for the Subdivision Committee member present, and reviewed with Misters Drawbaugh and White the comments contained in the discussion outline. David Scherer, of the Public Works staff, reported that there is no record of Gooch Ln. being a public street onto and across the subject property; that the dedicated right-of-way ends at the south boundary of the tract. He reiterated that, if Gooch Ln. is to be a public street within the boundary of the 5 August 8, 1995 ITS 1 n FILE NQ-1 71 subdivision, it will need to meet Master Street Plan standards for a standard residential street, and will need a turn -around device at the end of the right-of-way. He explained that a franchise could be granted from the Public Works Department for Mr. Gooch's home to remain within the right-of-way. Mr. White suggested that it may be better to provide right-of-way with the anticipation that Gooch Ln. will extend northward to the north property line and there form a "T" intersection, from which another boundary street right-of-way would be provided along the north boundary of the site. In that case, he said, one-half of the right-of-way along the north property line should be dedicated in lieu of the full width as shown. Mr. White related to the Committee member that a waiver of all Master Street Plan improvements requirements was being sought. The Committee forwarded the preliminary plat to the full Commission for the public hearing. PLANNING COMMISSION ACTS: (AUGUST 8, 1995) The Planning Commission was in receipt of a communication from Mr. Drawbaugh, the applicant, for this preliminary plat. A request for deferral of this item was made to the September 19, 1995 Planning Commission meeting. The Commission determined it appropriate to place this item on the Consent Agenda for deferral. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays and 4 absent. 6