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HomeMy WebLinkAboutS-0065-QQ Staff AnalysisFILE NO.: S-65-PP NAME: St. Charles Subdivision - Lots 901-935 Preliminary Plat LOCATION: On east side of Loyola Drive, approximately 1/4 mile south of St. Charles Blvd. DEVELOPER: ENGINEER: WINROCK DEVELOPMENT COMPANY WHITE-DATERS AND ASSOCIATES, INC. 2101 Brookwood Drive 401 Victory Little Rock, AR 72202 Little Rock, AR 72201 663-5340 374-1666 AREA: 11.17 acres NUMBER OF LOTS: 35 FT. NEW STREET: 1,500 ft. ZONING: MF-12 to R-2 PROPOSED USES: Single Family Residential PLANNING DISTRICT: 19 CENSUS TRACT: 15 VARIANCES RE UESTED• 1. 15 foot building line on Lots 907-910 and 913-916. 2. 8% grade at south intersection of proposed streets (Rochelle Drive) with Loyola Drive. STATEMENT OF PROPOSAL: This developer proposes a preliminary plat which is a continuation of the development of St. Charles Subdivision. The plat anticipates the development of 35 single family lots, with a loop street of approximately 1,500 feet in length. This qualifies the street as a Minor Residential Street. There are two variances requested in the application: 1. A 15 foot building line variance is requested for eight of the lots along the rear of the property where because of topography or because of curve/arcs in the street design, it is felt that a 25 foot building line would be a hardship. 2. An 8% grade at the intersection of the south end of the loop street with Loyola Drive in order to adhere to the natural topography. A. PROPOSAL/REOUES : That the Planning Commission approve the preliminary plat for the development of 35 lots along the loop street, and that variances be granted to allow 15 foot building lines for Lots FILE NO.: S-65-PP (Cont.) B. C. Im 907, 908, 909, 910, 913, 914, 915 and 916, and for an 8% grade at the south end of the loop street at its intersection with Loyola Drive. EXISTING CONDITIONS: The site currently contains natural vegetation and trees. Loyola Drive forms the west boundary of the site. The existing grade slopes down away from Loyola to the east. Across Loyola Drive to the west, and to the east of the proposed subdivision, are lots in previous St. Charles Subdivisions. To the south is the remaining MF-12 area which is undeveloped. The right-of-way of Loyola Drive widens at its intersection with the north end of the loop street to accommodate a medium which contains the "St. Charles" Subdivision marker sign. From the south loop intersection with Loyola, Loyola curves off to the east in a gentle sweep. ENGINEERING/UTILITY CONTENTS: AP&L and Southwestern Bell each responded that they require dedication of the easements to serve the lots. Arkla approved the plat as submitted. Little Rock Municipal Water Works had no objection to the plan. Little Rock Waste Water commented that a sewer main extension would be required with its appropriate easements. Public Works responded that the plat needs to show the adjacent AP&L easement. Public Works also responded that sidewalks need to be constructed on Loyola and on the proposed street. Since Loyola is a collector street and a sidewalk is already constructed on the west side of Loyola, the developer does not need to construct additional sidewalks on Loyola. Since the proposed street is a Minor Residential Street, no sidewalks need to be constructed on the proposed loop street. Public Works further commented that the street design needs to meet Master Street Plan criteria. ISSUES/LEGAL/TECHNICAL/DESIGN: The proposed street, as a Minor Residential Street, is permitted to be a 24 foot street with a 45 foot right-of-way. The maximum street grade for Minor Residential Street is 16%. There is however a requirement (Section 31-206, Intersections and Alignment, paragraph D) that "in approaching intersections, the leveling area shall have a grade not exceeding 5% for a distance of not less than 30 feet measured from the nearest curb....." The latter requirement is of specific concern in the design of the loop street at its south intersection with Loyola Drive. The items noted in the Engineering/Utility Comments concerning the requirements by AP&L, Southwestern Bell and Little Rock Waste Water Utilities need to be satisfied. FILE NO.: S-65-PP (Cont.) E. F. ANALYSIS• This application presents no serious problem. The setback variance request is not out of line with variances routinely granted in similar situations at turns where "buttons" or "eyebrow" nodes are designed, the situation is similar to that of a cul-de-sac causing fan -shaped lots. When a 25 foot building lines are imposed, the edges of the homes are excessibly deep in the lot. The 15 foot building setback variance keeps the front yards from being so disproportionately large. The request for a variance to allow 8% grade for the proposed street is not excessive; however, at the loop street intersection with Loyola Drive on the south the 5% grade at the leveling area is critical. A problem is created with Loyola Drive curving back to the left and sloping down away from the intersection. The site distance from the intersection could be limited. STAFF RECOMMENDATIONS: Staff recommends approval of the plat as presented with the recommendation that the 5% grade within 30 feet of the south intersection of the loop street with Loyola Drive be maintained. It is recommended that the variances for Lots 907 to 910 and 913 to 916 be granted. The plat needs to be amended to accommodate the comments of AP&L, Southwestern Bell and Little Rock Municipal Waste Water Utility. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 18, 1993) Mr. Ron Tyne represented the developer and made a presentation to the Subdivision Committee. After a brief review of the plat with comments by staff and Mr. Tyne, the Subdivision Committee recommended that the plat be forwarded to the Commission for approval with the stipulations noted. PLANNING COMMISSION ACTION: (MARCH 9, 1993) This item was recommended for inclusion in the Consent Agenda for approval. No one at the hearing responded when asked by the Chairman if there was anyone who opposed any item on the Consent Agenda. In approval of the Consent Agenda, this item was approved conditional upon a minimum 5% grade be maintained within 30 feet of the intersection of the south end of the loop street with Loyola Drive; and that the requested variance to allow a front setback 3 FILE NO • S-65-PP (Cont.) line of 15 feet for Lots 907 to 910 and 913 to 916, as shown on the plat, be recommended to the Hoard of Directors for approval. The item passed with 9 ayes, 0 nays and 2 absent. 4 1. Meeting Date: April 6, 1993 2. Case No.: 5-65-PP 3. Request: Approval of front building setback variance to allow 15 foot building line for Lots 907-910 and 913-916 in St. Charles Subdivision. 4. Location: On east side of Loyola Drive, approximately 1/4 mile south of St. Charles Blvd. 5. Owner/Applicant: Winrock Development Company 6. Existing Status: Undeveloped 7. Proposed Use: Single -Family Residential 8. Staff Recommendation: Approval 9. Planning Commission Recommendation: Approval 10. Conditions or Issues Remaining to be Resolved: None 11. Right-of-way Issues: None 12. Recommendation Forwarded With: N/A 13. Obiectors: None 14. Neighborhood Plan: Chenal (19)