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HomeMy WebLinkAboutS-1089 Staff AnalysisJanuary 30, 1996 ITEM No-_- 4 FILE NO.: -108 NAME: HINSON VALLEY SUBDIVISION -- PRELIMINARY PLAT LOCATION: On the north side of Taylor Loop Rd., approximately 0.2 mile west of the Hinson Rd. intersection, immediately across Taylor Loop Rd. from the Holmes Dr. intersection. DEVELOPER: Rodney Chandler P. 0. Box 22604 Little Rock, AR 72212 490-3602 AREA• 1.69 ACRES ZONING• R-2 PLANNING DISTRICT• CENSUS TRACT: 42.06 VARIANCES RE ❑ESTED: 19 ENGINEER: Joe White WHITE-DATERS & ASSOCIATES, INC. 401 S. Victory St. Little Rock, AR 72201 374-1666 NUMBER OF LOTS: 6 PROPOSED USES: FT. NEW STREET: 100 Single -Family Residential 1. Approval of a waiver from the requirement that the right-of-way for a standard residential cul-de-sac be 100 feet in diameter, and permit the subdivision cul- de-sac to have an 80 foot diameter right-of-way at the 80 foot diameter cul-de-sac pavement, with a 10 foot access and utility easement surrounding the cul-de-sac. 2. Approval of a variance from the requirement that front building setback lines be 25 feet from street rights - of -way lines, and permit front building setback lines as delineated on the plat. 3. Approval of a variance from the requirement that lots be at least 100 feet in depth, and permit an average depth of approximately 96 feet for Lot 2. 4. Approval of a variance to permit a 95 foot centerline offset from the centerline of Holmes Dr., in lieu of the 125 foot minimum offset required. STATEMENT OF PROPOSAL: The applicant proposes the subdivision of a 1.69 acre tract, involving the platting of 6 single-family homesites and the January 30, 1996 SUBDIVISIOI�i ITEM NO.: 4 (Cont.} FILE NO.: S-1089 construction of a 100 foot long cul-de-sac street. Required Master Street Plan improvements to Taylor Loop Rd. are planned, with dedication of right-of-way, providing of half street construction, and construction of a sidewalk included in the work. In lieu of the standard 100 foot diameter at a standard 80 foot diameter cul-de-sac, the applicant proposes that the right- of-way line coincide with the edge of the pavement in the cul-de- sac, and that, beyond the edge of the pavement/right-of-way line, a 10 foot access and utility easement be platted. (The front property lines of the lots, then, would coincide with the cul-de- sac pavement line, in lieu of at a point 10 feet behind the curb, at the location of the normal right-of-way line.) The applicant proposes a variance from the normal 25 foot front building setback line (which is usually measured from the right-of-way line), and, instead, proposes platted building lines for each lot which range in location of from a minimum of 15 feet off the pavement/right-of-way line, to 20 feet for most of the lots, to 42 feet for one of the lots. The applicant proposes a variance from the minimum lot depth requirement of 100 feet (for cul-de- sac lots, the depth is a average depth) to permit Lot 2 to have an average depth of approximately 96 feet. The applicant proposes a location of the cul-de-sac street which is offset 95 feet from the centerline of Holmes St., across Taylor Loop Rd., in lieu of the 125 minimum offset required by the Ordinance, and seeks a variance from the regulation. A. PROPOSAL/REOUEST: Planning Commission approval is requested of a preliminary plat. Planning Commission review and a recommendation of approval to the Board of Directors is requested for a waiver from the requirement that the right-of-way for a standard residential cul-de-sac be 100 feet in diameter, and permit the subdivision cul-de-sac to have an 80 foot diameter right-of- way at the 80 foot diameter cul-de-sac pavement, with a 10 foot access and utility easement surrounding the cul-de-sac. Planning Commission review and a recommendation of approval to the Board of Directors is requested for a variance from the requirement that front building setback lines be 25 feet from street rights -of -way lines, and permit front building setback lines as delineated on the plat. Planning Commission review and a recommendation of approval to the Board of Directors is requested for a variance from the requirement that lots be at least 100 feet in depth, and permit an average depth of approximately 96 feet for Lot 2. Planning Commission review and a recommendation of approval to the Board of Directors is requested for a variance to 2 January 30, 1996 SUBDIVISION ITEM NC • 4 (Cont.) FILE_ NO.: 5-1089 permit a 95 foot centerline offset from the centerline of Holmes Dr., in lieu of the 125 foot minimum offset required. B. EXISTING CONDITIONS: The site -is undeveloped. The topography is nearly flat, with only a 3 to 4 foot variation in ground level across the site. The existing zoning of the tract is R-2. All lands surrounding the tract are zoned R-2, as well. C. ENGINEERINGILiTILITY COMMENTS: Public Works comments: The cul-de-sac pavement is required to be 40 feet in diameter, in a 100 foot diameter right-of-way. The proposed 80 foot diameter right-of-way, coinciding with the edge of the cul-de-sac pavement, is not acceptable. Substituting a 10 foot access and utility easement for the 10 feet of right-of-way width behind the curb is not acceptable. The island in the center of the cul-de-sac is not acceptable. It must be removed, or, if approved, provision for its maintenance must be made in the Bill of Assurance. According to the Master Street Plan, Taylor Loop Rd. is designated as a collector street. Dedication of additional right-of-way to provide a minimum right-of- way width of 30 feet from the existing centerline of Taylor Loop Rd. is required. The existing pavement is not acceptable to permit widening of the existing street section; construction of one-half of a collector standard street will be required. Construction of a sidewalk along the Taylor Loop Rd. frontage of the subdivision will be required. The horizontal centerline of Hinson Valley Circle must intersect Taylor Loop Rd. at a minimum of 750 off the Taylor Loop Rd. alignment. Grading permits must be obtained, and erosion control plans must be provided prior to construction. All disturbed areas are to be seeded and mulched for erosion control prior to final platting of the lots. Stormwater detention analysis is required. 3 January 30, 1996 SUBDIVISION ITEM NO,; 4 (Conti) FILE NO.: 5-1089 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 must be approved by the City Engineer prior to Planing Commission approval of the plat. (Ref. Sec. 31-89.9 of -the Code of Ordinances) A letter requesting street lights must be provided to Public Works. Little Rock Municipal Water Works commented that a water main extension will be required. An acreage of $300 per acre applies, in addition to the normal charges. Little Rock Wastewater Utility comments that a sewer main extension, with easements, will be required. Arkansas Louisiana Gas Co. approved the plat. Southwestern Bell Telephone Co. approved the plat. The Fire Department approved the submittal. D. ISSUES LEGAL TECHNICAL DESIGN: The submitted information did not include, as required by Sec. 31-87 of the Code of Ordinances: 1) the proposed type of subdivision; 2) the source of title and address of the owner of record, giving deed book and page number or instrument number; 3) a breakdown of the average and minimum lot sizes; 4) any existing and the proposed covenants and restrictions; and, 5) the source of water supply and the proposed means of wastewater disposal. The following requirements, as cited in Sec. 31-89, are deficient: 1) The storm drainage plan and analysis must be provided; 2) The plat book and page number or instrument number of all abutting platted areas are to be shown; 3) The physical description of monuments must be noted; 4) The zoning classification of land within the proposed subdivision and of abutting land is to be shown; and, 5) a phasing plan must be indicated. Sec. 31-91 requires that the Certificate of Preliminary Surveying Accuracy be completed and executed. Sec. 31-93 requires that a preliminary Bill of Assurance be provided with the application. Sec. 31-256 states: "Building lines for residential lots shall be at least 25 feet from each street property line...." The section goes on to say: "(For) lots fronting 4 January 30, 1996 SUBDIVISION ITEM NO..: _4 (Cont,] FILE NO.; S-10$R on culs-de-sac or curved portions of other streets (the building setback line) shall not be less than 25 feet from the street right-of-way line at any point." Sec. 31-206.c states: "Street jogs with centerline offsets of less than 125 feet shall be avoided. Proposed new intersections along one side of an existing street shall, whenever practicable, coincide with any existing intersections on the opposite side of the street. Sec. 31-231-b states: "No lot ... shall average less than 100 feet in depth. Sec. 36-2 states that: "Lot depth means the mean horizontal distance between the front lot line and the rear lot line, or the distance between the midpoint of the front lot and the midpoint of the rear lot line." Sec. 36-254 requires a front yard of at least 25 feet; side yards of a least 10% of the average lot width, not to exceed 8 feet; rear yards of at least 25 feet, except that, when a 25 foot building line is provided on a side street, the rear yard may be reduced to 8 feet; and, yard widths of not less than 60 feet. Sec. 31-232 explains that the yard width is measured at the building line, or, in the case of lots abutting culs-de-sac, it is the average width of the lot. E. ANALYSIS• There are a number of deficiencies which need to be resolved. Some of the requirements noted from Sections 31- 87, 31-88, 31-89, 31-91, and 31-93, are either minor in nature and easily remedied, or are matters which are normally supplied after Planning Commission approval of the Preliminary Plat, but prior to submission of final plats. Some design deficiencies, or issues for which variances have been requested, but which are opposed by staff, affect the design of the subdivision. The requested waiver to permit the subdivision cul-de-sac to have an 80 foot diameter right-of-way at the 80 foot diameter cul-de-sac pavement, with a 10 foot access and utility easement surrounding the cul-de-sac is opposed by Public Works. Public Works is adamant that the required 100 foot diameter right-of-way be provided, and suggests that any adjustment in lot depth which the dedication of the required right-of-way imposes be reviewed in view of approving variances to the required minimum lot depths. The requested variance to permit front building setback lines as delineated on the plat will produce, in one instance, a building setback lines as close as 15 feet to the pavement. For three lots around the cul-de-sac, the building line will be a minimum of 20 feet off the pavement. 5 January 30, 1996 SUBDIVISION ITEM NO. 4 (Cont.) _ FILE NO. 5-1089 In one, the building line will be 42 feet off the pavement. For the corner lot at the southeast corner of the subdivision, a building line of 25 feet behind the internal street right-of-way line is proposed, as well as a 20 foot building line off Taylor Loop Rd. For the corner lot at the southwest corner of the subdivision, a building line of 35 feet off the interior street right-of-way line, reducing to 15 feet off the cul-de-sac pavement, is proposed, as well as a 20 foot building line off Taylor Loop Rd. when it is considered that, on a minor residential (cul-de-sac or loop) street, a 24 foot pavement width in a 45 foot right-of-way produces a distance of 10.5 feet between the edge of the street and the right-of-way line, then, for the required 25 foot building line to be measured from this point, homes are usually a minimum of 35.5 feet off the pavement. In specific situations (e.g., in the Hillside Regulations), building lines are permitted to be reduced to 15 feet from the right-of-way line, still producing a building line that is a minimum of 25.5 feet off the pavement. The proposed building lines at 20 feet off the pavement (in one case and at one point, as close as 15 feet off the pavement) will bring the homes extremely close to the pavement. There will also hardly be enough room for the length of a vehicle between the building line and the edge of the street. With the width of the cul-de-sac lots at the pavement being 30 to 40 feet in width, by the time a double drive, with its drive approach apron, is taken out of the width, there is scarcely room for on -street guest parking. With the proposed setbacks, there will be stacking space in driveways for only one vehicle (two, side -by -side, in a double driveway). Since, when the usual setbacks are observed, there is stacking room for two vehicles in driveways (four, side-by-side,in a double driveway), guest parking is severely restricted, as provided for in the proposed plat. The requested variance to permit the average depth of Lot 2 to be approximately 96 feet in lieu of the 100 foot required minimum is, in itself, innocuous. If, however, the required right-of-way at the cul-de-sac is provided, then one or two of the other lots will also need a lot depth variance, and, instead of, for example, Lot 2 having an average lot depth of 96 feet, taking out the 10 foot cul-de-sac right-of-way reduces the average lot depth to 86 feet. Sec. 36-254 requires, in the R-2 zoning district, a rear building setback line of 25 feet. The plat proposes a 20 foot rear building line; yet, the applicant has not requested a variance for this variation from the regulations. 2 January 30, 1996 SUBDIVISION ITEM NO.: 4 (Cunt.) FILE NO.: 5-1089- The Public works staff has no objection to the "jog" in the centerlines between Holmes Dr. and Hinson Valley Circle. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, subject to: 1) compliance with the Public Works requirements for right-of-way, not simply an access and utility easement, at the cul-de-sac, and compliance with the other cited Public Works requirements; and, 2) modification of the subdivision design to provide adequate stacking space for vehicles between the face of garages and the street, or the impositon of a restriction on front driveways and garage access to the lots, and a provision for side or rear entry garages. Staff recommends denial of the requested waiver to permit the subdivision cul-de-sac to have an 80 foot diameter right-of-way at the 80 foot diameter cul-de-sac pavement, with a 10 foot access and utility easement surrounding the cul-de-sac. Staff recommends denial of the requested variance from the front building line setback regulation which will permit the building line to be 15 or 20 feet from the edge of the street, unless provision is made in the design as outlined in sub -paragraph 1121, above for side or rear entry garages and off-street parking. Staff recommends approval of a variance from the requirement that lots be at least 100 feet in depth, and permit an average depth of less than 100 feet for Lot 2, and, if made necessary by dedication of cul-de-sac right-of-way, additional lots, as well. This affirmative recommendation is subject to buildable areas being shown on the plat, which meet the conditions cited above, and subject to the minimum lot area of 7,000 square feet (as required in Sec. 36-254) being maintained. Staff recommends approval of the requested variance to permit a 95 foot centerline offset from the centerline of Holmes Dr. Staff recommends approval of the needed variance to permit a minimum 20 foot rear building setback line, in lieu of the 25 foot rear line required by the regulations. 7 January 30, 1996 SUBDIVISION ITEM NO.- 4 (Cont.)FILE NO.: $-10$5 SQHDIVISIQN COMMITTEE COMMENT: (JANUARY 4, 1996) Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. Staff presented the applicant's proposed plat and outlined the staff comments contained in the discussion outline. (The submitted design had proposed 7 lots, in lieu of the 6 shown on the revised drawing, and proposed a pipe -stem for access to a remote lot.) Comments by staff centered on the number of lots being too great to provide sufficient frontage for the lots on the cul-de-sac, and the pipe - stem being too narrow to provide an adequate driveway width, with necessary drive approach aprons and space for the mailbox and garbage canister within the allotted area. Mr. White responded that he would consult with his client regarding possible -changes to the plat. The Commission referred the issue to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (JANUARY 30, 1996) Staff reported that the applicant submitted a revised plat which addresses staff concerns. Staff explained that: in lieu of an easement around the cul-de-sac, a right-of-way, as required by Public Works, has been provided; and, common (shared) driveways and easements have been shown for the lots around the cul-de-sac (between Lots 2 and 3, and between Lots 4 and 5), with a limitation imposed that these lots have side or rear loaded garages. Staff recommended approval of the preliminary plat, subject to approval of a variance in the front building setback line to permit a 15 foot front building line; approval of a variance to permit the lots to be less than 100 feet in depth; approval of a variance to permit the 95 foot centerline offset from the centerline of Holmes Dr.; and approval of a variance to permit the 20 foot rear setback. The preliminary plat and the recommendation for approval of the variances were included on the Consent Agenda for Approval, and the preliminary plat and the recommendation for approval were approved with the vote on 9 ayes, 0 nays, 2 absent, and 0 abstentions. 8 FILE - AM.: HINSON VALLEY SUBDIVISION -- PRELIMINARY PLAT LOCATION: On the north side of Taylor Loop Rd., approximately 0.2 mile west of the Hinson Rd. intersection, immediately across Taylor Loop Rd. from the Holmes Dr. intersection. DEVEL PER: Rodney Chandler P. O. Box 22604 Little Rock, AR 72212 490-3602 AREA• 1.69 ACRES ZONIN • R-2 PLANNING DISTRICT: 19 CENS S TRACT: 42.06 VARIANCES RE ❑ESTER: ENGINEER: Joe White WHITE-DATERS & ASSOCIATES, INC. 401 S. Victory St. Little Rock, AR 72201 374-1666 NUMBER ❑F LOT : 6 PROPOSED USE : FT. NEW STREET: 100 Single -Family Residential 1. Approval of a waiver from the requirement that the right-of-way for a standard residential cul-de-sac be 100 feet in diameter, and permit the subdivision cul- de-sac to have an 80 foot diameter right-of-way at the 80 foot diameter cul-de-sac pavement, with a 10 foot access and utility easement surrounding the cul-de-sac. 2. Approval of a variance from the requirement that front building setback lines be 25 feet from street rights - of -way lines, and permit front building setback lines as delineated on the plat. 3. Approval of a variance from the requirement that lots be at least 100 feet in depth, and permit an average depth of approximately 96 feet for Lot 2. 4. Approval of a variance to permit a 95 foot centerline offset from the centerline of Holmes Dr., in lieu of the 125 foot minimum offset required. STATEMENT OF PROPOSAL: The applicant proposes the subdivision of a 1.69 acre tract, involving the platting of 6 single-family homesites and the construction of a 100 foot long cul-de-sac street. Required Master Street Plan improvements to Taylor Loop Rd. are planned, with dedication of right-of-way, providing of half street FILM N 2-1 89 -(Conte ) _ construction, and construction of a sidewalk included in the work. In lieu of the standard 100 foot diameter at a standard 80 foot diameter cul-de-sac, the applicant proposes that the right- of-way line coincide with the edge of the pavement in the cul-de- sac, and that, beyond the edge of the pavement/right-of-way line, a 10 foot access and utility easement be platted. (The front property lines of the lots, then, would coincide with the cul-de- sac pavement line, in lieu of at a point 10 feet behind the curb, at the location of the normal right-of-way line.) The applicant proposes a variance from the normal 25 foot front building setback line (which is usually measured from the right-of-way line), and, instead, proposes platted building lines for each lot which range in location of from a minimum of 15 feet off the pavement/right-of-way line, to 20 feet for most of the lots, to 42 feet for one of the lots. The applicant proposes a variance from the minimum lot depth requirement of 100 feet (for cul-de- sac lots, the depth is a average depth) to permit Lot 2 to have an average depth of approximately 96 feet. The applicant proposes a location of the cul-de-sac street which is offset 95 feet from the centerline of Holmes St., across Taylor Loop Rd., in lieu of the 125 minimum offset required by the Ordinance, and seeks a variance from the regulation. A. PROPOSAL/REQUEST: Planning Commission approval is requested of a preliminary plat. Planning Commission review and a recommendation of approval to the Board of Directors is requested for a waiver from the requirement that the right-of-way for a standard residential cul-de-sac be 100 feet in diameter, and permit the subdivision cul-de-sac to have an 80 foot diameter right-of- way at the 80 foot diameter cul-de-sac pavement, with a 10 foot access and utility easement surrounding the cul-de-sac. Planning Commission review and a recommendation of approval to the Board of Directors is requested for a variance from the requirement that front building setback lines be 25 feet from street rights -of -way lines, and permit front building setback lines as delineated on the plat. Planning Commission review and a recommendation of approval to the Board of Directors is requested for a variance from the requirement that lots be at least 100 feet in depth, and permit an average depth of approximately 96 feet for Lot 2. Planning Commission review and a recommendation of approval to the Board of Directors is requested for a variance to permit a 95 foot centerline offset from the centerline of Holmes Dr., in lieu of the 125 foot minimum offset required. 2 FILg O.: 5-1089 -(Cont.) B. EXISTING CONDITIONS: The site is undeveloped. The topography is nearly flat, with only a 3 to 4 foot variation in ground level across the site. The existing zoning of the tract is R-2. All lands surrounding the tract are zoned R-2, as well. C . E I ERI T LITY COMMENTS: Public Works comments: The cul-de-sac pavement is required to be 40 feet in diameter, in a 100 foot diameter right-of-way. The proposed 80 foot diameter right-of-way, coinciding with the edge of the cul-de-sac pavement, is not acceptable. Substituting a 10 foot access and utility easement for the 10 feet of right-of-way width behind the curb is not acceptable. The island in the center of the cul-de-sac is not acceptable. It must be removed, or, if approved, provision for its maintenance must be made in the Bill of Assurance. According to the Master Street Plan, Taylor Loop Rd. is designated as a collector street. Dedication of additional right-of-way to provide a minimum right-of- way width of 30 feet from the existing centerline of Taylor Loop Rd. is required. The existing pavement is not acceptable to permit widening of the existing street section; construction of one-half of a collector standard street will be required. Construction of a sidewalk along the Taylor Loop Rd. frontage of the subdivision will be required. The horizontal centerline of Hinson valley Circle must intersect Taylor Loop Rd. at a minimum of 750 off the Taylor Loop Rd. alignment. Grading permits must be obtained, and erosion control plans must be provided prior to construction. All disturbed areas are to be seeded and mulched for erosion control prior to final platting of the lots. Stormwater detention analysis is required. 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 must be approved by the City Engineer prior to P Planing Commission approval of the plat. (Ref. Sec. 31-89.9 of the Code of Ordinances) A letter requesting street lights must be provided to Public Works. Little Rock Municipal Water Works commented that a water main extension will be required. An acreage of $300 per acre applies, in addition to the normal charges. Little Rock Wastewater utility comments that a sewer main extension, with easements, will be required. Arkansas Louisiana Gas Co. approved the plat. Southwestern Bell Telephone Co. approved the plat. The Fire Department approved the submittal. D. ISSUES/LEGAL/TECHNICALIDESIG: The submitted information did not include, as required by Sec. 31-87 of the Code of Ordinances: 1) the proposed type of subdivision; 2) the source of title and address of the owner of record, giving deed book and page number or instrument number; 3) a breakdown of the average and minimum lot sizes; 4) any existing and the proposed covenants and restrictions; and, 5) the source of water supply and the proposed means of wastewater disposal. The following requirements, as cited in Sec. 31-89, are deficient: 1) The storm drainage plan and analysis must be provided; 2) The plat book and page number or instrument number of all abutting platted areas are to be shown; 3) The physical description of monuments must be noted; 4) The zoning classification of land within the proposed subdivision and of abutting land is to be shown; and, 5) a phasing plan must be indicated. Sec. 31-91 requires that the Certificate of Preliminary Surveying Accuracy be completed and executed. Sec. 31-93 requires that a preliminary Bill of Assurance be provided with the application. Sec. 31-256 states: "Building lines for residential lots shall be at least 25 feet from each street property line...." The section goes on to say: "(For) lots fronting on culs-de-sac or curved portions of other streets (the building setback line) shall not be less than 25 feet from the street right-of-way line at any point." Sec. 31-206.c states: "Street jogs with centerline offsets of less than 125 feet shall be avoided. Proposed new 4 intersections along one side of an existing street shall, whenever practicable, coincide with any existing intersections on the opposite side of the street. Sec. 31-231-b states: ,No lot ... shall average less than 100 feet in depth. Sec. 36-2 states that: "Lot depth means the mean horizontal distance between the front lot line and the rear lot line, or the distance between the midpoint of the front lot and the midpoint of the rear lot line." Sec. 36-254 requires a front yard of at least 25 feet; side yards of a least 10% of the average lot width, not to exceed 8 feet; rear yards of at least 25 feet, except that, when a 25 foot building line is provided on a side street, the rear yard may be reduced to 8 feet; and, yard widths of not less than 60 feet. Sec. 31-232 explains that the yard width is measured at the building line, or, in the case of lots abutting culs-de-sac, it is the average width of the lot. E. ANALYSIS• There are a number of deficiencies which need to be resolved. Some of the requirements noted from Sections 31- 87, 31-88, 31-89, 31-91, and 31-93, are either minor in nature and easily remedied, or are matters which are normally supplied after Planning commission approval of the Preliminary Plat, but prior to submission of final plats. Some design deficiencies, or issues for which variances have been requested, but which are opposed by staff, affect the design of the subdivision. The requested waiver to permit the subdivision cul-de-sac to have an 80 foot diameter right-of-way at the 80 foot diameter cul-de-sac pavement, with a 10 foot access and utility easement surrounding the cul-de-sac is opposed by Public Works. Public Works is adamant that the required 100 foot diameter right-of-way be provided, and suggests that any adjustment in lot depth which the dedication of the required right-of-way imposes be reviewed in view of approving variances to the required minimum lot depths. The requested variance to permit front building setback lines as delineated on the plat will produce, in one instance, a building setback lines as close as 15 feet to the pavement. For three lots around the cul-de-sac, the building line will be a minimum of 20 feet off the pavement. In one, the building line will be 42 feet off the pavement. For the corner lot at the southeast corner of the subdivision, a building line of 25 feet behind the internal street right-of-way line is proposed, as well as a 20 foot building line off Taylor Loop Rd. For the corner lot at the southwest corner of the subdivision, a building line of 35 feet off the interior street right-of-way line, reducing to 15 feet off the cul-de-sac pavement, is proposed, as well as 5 ILE a 20 foot building line off Taylor Loop Rd. When it is considered that, on a minor residential (cul-de-sac or loop) street, a 24 foot pavement width in a 45 foot right-of-way produces a distance of 10.5 feet between the edge of the street and the right-of-way line, then, for the required 25 foot building line to be measured from this point, homes are usually a minimum of 35.5 feet off the pavement. In specific situations (e.g., in the Hillside Regulations), building lines are permitted to be reduced to 15 feet from the right-of-way line, still producing a building line that is a minimum of 25.5 feet off the pavement. The proposed building lines at 20 feet off the pavement (in one case and at one point, as close as 15 feet off the pavement) will bring the homes extremely close to the pavement. There will also hardly be enough room for the length of a vehicle between the building line and the edge of the street. With the width of the cul-de-sac lots at the pavement being 30 to 40 feet in width, by the time a double drive, with its drive approach apron, is taken out of the width, there is scarcely room for on -street guest parking. With the proposed setbacks, there will be stacking space in driveways for only one vehicle (two, side -by -side, in a double driveway). Since, when the usual setbacks are observed, there is stacking room for two vehicles in driveways (four, side-by-side,in a double driveway), guest parking is severely restricted, as provided for in the proposed plat. The requested variance to permit the average depth of Lot 2 to be approximately 96 feet in lieu of the 100 foot required minimum is, in itself, innocuous. If, however, the required right-of-way at the cul-de-sac is provided, then one or two of the other lots will also need a lot depth variance, and, instead of, for example, Lot 2 having an average lot depth of 96 feet, taking out the 10 foot cul-de-sac right-of-way reduces the average lot depth to 86 feet. Sec. 36-254 requires, in the R-2 zoning district, a rear building setback line of 25 feet. The plat proposes a 20 foot rear building line; yet, the applicant has not requested a variance for this variation from the regulations. The Public Works staff has no objection to the "jog" in the centerlines between Holmes Dr. and Hinson Valley Circle. F . STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, subject to: 1) compliance with the Public Works requirements for right-of-way, not simply an access and utility 1 FILE NO.-:- S-IM (Cont.) easement, at the cul-de-sac, and compliance with the other cited Public Works requirements; and, 2) modification of the subdivision design to provide adequate stacking space for vehicles between the face of garages and the street, or the impositon of a restriction on front driveways and garage access to the lots, and a provision for side or rear entry garages. Staff recommends denial of the requested waiver to permit the subdivision cul-de-sac to have an 80 foot diameter right-of-way at the 80 foot diameter cul-de-sac pavement, with a 10 foot access and utility easement surrounding the cul-de-sac. Staff recommends denial of the requested variance from the front building line setback regulation which will permit the building line to be 15 or 20 feet from the edge of the street, unless provision is made in the design as outlined in sub -paragraph 1121, above for side or rear entry garages and off-street parking. Staff recommends approval of a variance from the requirement that lots be at least 100 feet in depth, and permit an average depth of less than 100 feet for Lot 2, and, if made necessary by dedication of cul-de-sac right-of-way, additional lots, as well. This affirmative recommendation is subject to buildable areas being shown on the plat, which meet the conditions cited above, and subject to the minimum lot area of 7,000 square feet (as required in Sec. 36-254) being maintained. Staff recommends approval of the requested variance to permit a 95 foot centerline offset from the centerline of Holmes Dr. Staff recommends approval of the needed variance to permit a minimum 20 foot rear building setback line, in lieu of the 25 foot rear line required by the regulations. SUBDIVISION COMMITTEE COMMENT: (JANUARY 4, 1996) Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. Staff presented the applicant's proposed plat and outlined the staff comments contained in the discussion outline. (The submitted design had proposed 7 lots, in lieu of the 6 shown on the revised drawing, and proposed a pipe -stem for access to a remote lot.) Comments by staff centered on the number of lots being too great to provide sufficient frontage for the lots on the cul-de-sac, and the pipe - stem being too narrow to provide an adequate driveway width, with necessary drive approach aprons and space for the mailbox and 7 a IL - n garbage canister within the allotted area. Mr. White responded that he would consult with his client regarding possible changes to the plat. The Commission referred the issue to the full commission for the public hearing. p MMI ACTION: (JANUARY 30, 1996) Staff reported that the applicant submitted a revised plat which addresses staff concerns. Staff explained that: in lieu of an easement around the cul-de-sac, a right-of-way, as required by Public works, has been provided; and, common (shared) driveways and easements have been shown for the lots around the cul-de-sac (between Lots 2 and 3, and between Lots 4 and 5), with a limitation imposed that these lots have side or rear loaded garages. Staff recommended approval of the preliminary plat, subject to approval of a variance in the front building setback line to permit a 15 foot front building line; approval of a variance to permit the lots to be less than 100 feet in depth; approval of a variance to permit the 95 foot centerline offset from the centerline of Holmes Dr.; and approval of a variance to permit the 20 foot rear setback. The preliminary plat and the recommendation for approval of the variances were included on the Consent Agenda for Approval, and the preliminary plat and the recommendation for approval were approved with the vote on 9 ayes, 0 nays, 2 absent, and 0 abstentions. 8 FILE NO,: S-108 NAME: HINSON VALLEY SUBDIVISION -- PRELIMINARY PLAT LOCATI4II: On the north side of Taylor Loop Rd., approximately 0.2 mile west of the Hinson Rd. intersection, immediately across Taylor Loop Rd. from the Holmes Dr. intersection. DEVELOPER: ENGINEER: Joe White Rodney Chandler WHITE-DATERS & ASSOCIATES, INC. P. O. Box 22604 401 S. Victory St. Little Rock, AR 72212 Little Rock, AR 72201 490-3602 374-1666 AREA: 1.69 ACRES NUMBER ❑F LOTS: 6 FT. NEW STREET: 100 ZONING: R-2 PROPOSED USES: Single -Family Residential PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES RE GUESTED : 1. Approval of a waiver from the requirement that the right-of-way for a standard residential cul-de-sac be 100 feet in diameter, and permit the subdivision cul- de-sac to have an 80 foot diameter right-of-way at the 80 foot diameter cul-de-sac pavement, with a 10 foot access and utility easement surrounding the cul-de-sac. 2. Approval of a variance from the requirement that front building setback lines be 25 feet from street rights - of -way lines, and permit front building setback lines as delineated on the plat. 3. Approval of a variance from the requirement that lots be at least 100 feet in depth, and permit an average depth of approximately 96 feet for Lot 2. 4. Approval of a variance to permit a 95 foot centerline offset from the centerline of Holmes Dr., in lieu of the 125 foot minimum offset required. STATEMENT OF PROPOSAL: The applicant proposes the subdivision of a 1.69 acre tract, involving the platting of 6 single-family homesites and the construction of a 100 foot long cul-de-sac street. Required Master Street Plan improvements to Taylor Loop Rd. are planned, with dedication of right-of-way, providing of half street FILE NO,.: S-1089 (Cont,) construction, and construction of a sidewalk included in the work. In lieu of the standard 100 foot diameter at a standard 80 foot diameter cul-de-sac, the applicant proposes that the right- of-way line coincide with the edge of the pavement in the cul-de- sac, and that, beyond the edge of the pavement/right-of-way line, a 10 foot access and utility easement be platted. (The front property lines of the lots, then, would coincide with the cul-de- sac pavement line, in lieu of at a point 10 feet behind the curb, at the location of the normal right-of-way line.) The applicant proposes a variance from the normal 25 foot front building setback line (which is usually measured from the right-of-way line), and, instead, proposes platted building lines for each lot which range in location of from a minimum of 15 feet off the pavement/right-of-way line, to 20 feet for most of the lots, to 42 feet for one of the lots. The applicant proposes a variance from the minimum lot depth requirement of 100 feet (for cul-de- sac lots, the depth is a average depth) to permit Lot 2 to have an average depth of approximately 96 feet. The applicant proposes a location of the cul-de-sac street which is offset 95 feet from the centerline of Holmes St., across Taylor Loop Rd., in lieu of the 125 minimum offset required by the Ordinance, and seeks a variance from the regulation. A. PROPOSAL/REQUEST: Planning Commission approval is requested of a preliminary plat. Planning Commission review and a recommendation of approval to the Board of Directors is requested for a waiver from the requirement that the right-of-way for a standard residential cul-de-sac be 100 feet in diameter, and permit the subdivision cul-de-sac to have an 80 foot diameter right-of- way at the 80 foot diameter cul-de-sac pavement, with a 10 foot access and utility easement surrounding the cul-de-sac. Planning Commission review and a recommendation of approval to the Board of Directors is requested for a variance from the requirement that front building setback lines be 25 feet from street rights -of -way lines, and permit front building setback lines as delineated on the plat. Planning Commission review and a recommendation of approval to the Board of Directors is requested for a,variance from the requirement that lots be at least 100 feet in depth, and permit an average depth of approximately 96 feet for Lot 2. Planning Commission review and a recommendation of approval to the Board of Directors is requested for a variance to permit a 95 foot centerline offset from the centerline of Holmes Dr., in lieu of the 125 foot minimum offset required. 2 FILE NO.: S-1089 (Cont.) B. EXISTING ITZ The site is undeveloped. The topography is nearly flat, with only a 3 to 4 foot variation in ground level across the site. The existing zoning of the tract is R-2. All lands surrounding the tract are zoned R-2, as well. C. ENGINEERING/UTILITY COMMENTS: Public works comments: The cul-de-sac pavement is required to be 40 feet in diameter, in a 100 foot diameter right-of-way. The proposed 80 foot diameter right-of-way, coinciding with the edge of the cul-de-sac pavement, is not acceptable. Substituting a 10 foot access and utility easement for the 10 feet of right-of-way width behind the curb is not acceptable. The island in the center of the cul-de-sac is not acceptable. It must be removed, or, if approved, provision for its maintenance must be made in the Bill of Assurance. According to the Master Street Plan, Taylor Loop Rd. is designated as a collector street. Dedication of additional right-of-way to provide a minimum right-of- way width of 30 feet from the existing centerline of Taylor Loop Rd. is required. The existing pavement is not acceptable to permit widening of the existing street section; construction of one-half of a collector standard street will be required. Construction of a sidewalk along the Taylor Loop Rd. frontage of the subdivision will be required. The horizontal centerline of Hinson valley Circle must intersect Taylor Loop Rd. at a minimum of 750 off the Taylor Loop Rd. alignment. Grading permits must be obtained, and erosion control plans must be provided prior to construction. All disturbed areas are to be seeded and mulched for erosion control prior to final platting of the lots. Stormwater detention analysis is required. 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 must be approved by the City Engineer prior to 3 FILE NO.: 5-1089 (Cont.)- _ Planing Commission approval of the plat. (Ref. Sec. 31-89.9 of the Code of Ordinances) A letter requesting street lights must be provided to Public Works. Little Rock Municipal Water Works commented that a water main extension will be required. An acreage of $300 per acre applies, in addition to the normal charges. Little Rock Wastewater Utility comments that a sewer main extension, with easements, will be required. Arkansas Louisiana Gas Co. approved the plat. Southwestern Bell Telephone Co. approved the plat. The Fire Department approved the submittal. D. ISSUES LEGAL TECHNTCALZDESIGN: The submitted information did not include, as required by Sec. 31-87 of the Code of Ordinances: 1) the proposed type of subdivision; 2) the source of title and address of the owner of record, giving deed book and page number or instrument number; 3) a breakdown of the average and minimum lot sizes; 4) any existing and the proposed covenants and restrictions; and, 5) the source of water supply and the proposed means of wastewater disposal. The following requirements, as cited in Sec. 31-89, are deficient: 1) The storm drainage plan and analysis must be provided; 2) The plat book and page number or instrument number of all abutting platted areas are to be shown; 3) The physical description of monuments must be noted; 4) The zoning classification of land within the proposed subdivision and of abutting land is to be shown; and, 5) a phasing plan must be indicated. Sec. 31-91 requires that the Certificate of Preliminary Surveying Accuracy be completed and executed. Sec. 31-93 requires that a preliminary Bill of Assurance be provided with the application. Sec. 31-256 states: "Building lines for residential lots shall be at least 25 feet from each street property line...." The section goes on to say: "(For) lots fronting on culs-de-sac or curved portions of other streets (the building setback line) shall not be less than 25 feet from the street right-of-way line at any point." Sec. 31-206.c states: "Street jogs with centerline offsets of less than 125 feet shall be avoided. Proposed new 4 FILE NO.; -1(Cont') intersections along one side of an existing street shall, whenever practicable, coincide with any existing intersections on the opposite side of the street. Sec. 31-231-b states: "No lot ... shall average less than 100 feet in depth. Sec. 36-2 states that: "Lot depth means the mean horizontal distance between the front lot line and the rear lot line, or the distance between the midpoint of the front lot and the midpoint of the rear lot line." Sec. 36-254 requires a front yard of at least 25 feet; side yards of a least 10% of the average lot width, not to exceed 8 feet; rear yards of at least 25 feet, except that, when a 25 foot building line is provided on a side street, the rear yard may be reduced to 8 feet; and, yard widths of not less than 60 feet. Sec. 31-232 explains that the yard width is measured at the building line, or, in the case of lots abutting culs-de-sac, it is the average width of the lot. E. ANALYSIS• There are a number of deficiencies which need to be resolved. Some of the requirements noted from Sections 31- 87, 31-88, 31-89, 31-91, and 31-93, are either minor in nature and easily remedied, or are matters which are normally supplied after Planning Commission approval of the Preliminary Plat, but prior to submission of final plats. Some design deficiencies, or issues for which variances have been requested, but which are opposed by staff, affect the design of the subdivision. The requested waiver to permit the subdivision cul-de-sac to have an 80 foot diameter right-of-way at the 80 foot diameter cul-de-sac pavement, with a 10 foot access and utility easement surrounding the cul-de-sac is opposed by Public Works. Public Works is adamant that the required 100 foot diameter right-of-way be provided, and suggests that any adjustment in lot depth which the dedication of the required right-of-way imposes be reviewed in view of approving variances to the required minimum lot depths. The requested variance to permit front building setback lines as delineated on the plat will produce, in one instance, a building setback lines as close as 15 feet to the pavement. For three lots around the cul-de-sac, the building line will be a minimum of 20 feet off the pavement. In one, the building line will be 42 feet off the pavement. For the corner lot at the southeast corner of the subdivision, a building line of 25 feet behind the internal street right-of-way line is proposed, as well as a 20 foot building line off Taylor Loop Rd. For the corner lot at the southwest corner of the subdivision, a building line of 35 feet off the interior street right-of-way line, reducing to 15 feet off the cul-de-sac pavement, is proposed, as well as 5 FILE NO.• -1_(Cont.) a 20 foot building line off Taylor Loop Rd. When it is considered that, on a minor residential (cul-de-sac or loop) street, a 24 foot pavement width in a 45 foot right-of-way produces a distance of 10.5 feet between the edge of the street and the right-of-way line, then, for the required 25 foot building line to be measured from this point, homes are usually a minimum of 35.5 feet off the pavement. In specific situations (e.g., in the Hillside Regulations), building lines are permitted to be reduced to 15 feet from the right-of-way line, still producing a building line that is a minimum of 25.5 feet off the pavement. The proposed building lines at 20 feet off the pavement (in one case and at one point, as close as 15 feet off the pavement) will bring the homes extremely close to the pavement. There will also hardly be enough room for the length of a vehicle between the building line and the edge of the street. With the width of the cul-de-sac lots at the pavement being 30 to 40 feet in width, by the time a double drive, with its drive approach apron, is taken out of the width, there is scarcely room for on -street guest parking. With the proposed setbacks, there will be stacking space in driveways for only one vehicle (two, side -by -side, in a double driveway). Since, when the usual setbacks are observed, there is stacking room for two vehicles in driveways (four, side-by-side,in a double driveway), guest parking is severely restricted, as provided for in the proposed plat. The requested variance to permit the average depth of Lot 2 to be approximately 96 feet in lieu of the 100 foot required minimum is, in itself, innocuous. If, however, the required right-of-way at the cul-de-sac is provided, then one or two of the other lots will also need a lot depth variance, and, instead of, for example, Lot 2 having an average lot depth of 96 feet, taking out the 10 foot cul-de-sac right-of-way reduces the average lot depth to 86 feet. Sec. 36-254 requires, in the R-2 zoning district, a rear building setback line of 25 feet. The plat proposes a 20 foot rear building line; yet, the applicant has not requested a variance for this variation from the regulations. The Public Works staff has no objection to the "jog" in the centerlines between Holmes Dr. and Hinson Valley Circle. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, subject to: 1) compliance with the Public Works requirements for right-of-way, not simply an access and utility 6 FILE NO.; 5-1089 (Cont.) - easement, at the cul-de-sac, and compliance with the other cited Public Works requirements; and, 2) modification of the subdivision design to provide adequate stacking space for vehicles between the face of garages and the street, or the impositon of a restriction on front driveways and garage access to the lots, and a provision for side or rear entry garages. Staff recommends denial of the requested waiver to permit the subdivision cul-de-sac to have an 80 foot diameter right-of-way at the 80 foot diameter cul-de-sac pavement, with a 10 foot access and utility easement surrounding the cul-de-sac. Staff recommends denial of the requested variance from the front building line setback regulation which will permit the building line to be 15 or 20 feet from the edge of the street, unless provision is made in the design as outlined in sub -paragraph 112" above for side or rear entry garages and off-street parking. Staff recommends approval of a variance from the requirement that lots be at least 100 feet in depth, and permit an average depth of less than 100 feet for Lot 2, and, if made necessary by dedication of cul-de-sac right-of-way, additional lots, as well. This affirmative recommendation is subject to buildable areas being shown on the plat, which meet the conditions cited above, and subject to the minimum lot area of 7,000 square feet (as required in Sec. 36-254) being maintained. Staff recommends approval of the requested variance to permit a 95 foot centerline offset from the centerline of Holmes Dr. Staff recommends approval of the needed variance to permit a minimum 20 foot rear building setback line, in lieu of the 25 foot rear line required by the regulations. SUBDIVISION COMMITTEE COMMENT: (JANUARY 4, 1996) Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. Staff presented the applicant's proposed plat and outlined the staff comments contained in the discussion outline. (The submitted design had proposed 7 lots, in lieu of the 6 shown on the revised drawing, and proposed a pipe -stem for access to a remote lot.) Comments by staff centered on the number of lots being too great to provide sufficient frontage for the lots on the cul-de-sac, and the pipe - stem being too narrow to provide an adequate driveway width, with necessary drive approach aprons and space for the mailbox and 7 FILE NO.• -1 n garbage canister within the allotted area. Mr. white responded that he would consult with his client regarding possible changes to the plat. The Commission referred the issue to the full Commission for the public hearing. PLANNING gOMMISSION ACTIO : (JANUARY 30, 1996) Staff reported that the applicant submitted a revised plat which addresses staff concerns. Staff explained that: in lieu of an easement around the cul-de-sac, a right-of-way, as required by Public works, has been provided; and, common (shared) driveways and easements have been shown for the lots around the cul-de-sac (between Lots 2 and 3, and between Lots 4 and 5), with a limitation imposed that these lots have side or rear loaded garages. Staff recommended approval of the preliminary plat, subject to approval of a variance in the front building setback line to permit a 15 foot front building line; approval of a variance to permit the lots to be less than 100 feet in depth; approval of a variance to permit the 95 foot centerline offset from the centerline of Holmes Dr.; and approval of a variance to permit the 20 foot rear setback. The preliminary plat and the recommendation for approval of the variances were included on the Consent Agenda for Approval, and the preliminary plat and the recommendation for approval were approved with the vote on 9 ayes, 0 nays, 2 absent, and 0 abstentions. 8 January 30, 1996 ITEM NO,: 4 FILE NO.: -108 NAME: HINSON VALLEY SUBDIVISION -- PRELIMINARY PLAT LOCATION: On the north side of Taylor Loop Rd., approximately 0.2 mile west of the Hinson Rd. intersection, immediately across Taylor Loop Rd. from the Holmes Dr. -intersection. DEVELOPER: Rodney Chandler P. O. Box 22604 Little Rock, AR 72212 490-3602 AREA• 1.69 ACRES ZONING• R-2 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES REQUESTED: ENGINEER: Joe White WHITE-DATERS & ASSOCIATES, INC. 401 S. Victory St. Little Rock, AR 72201 374-1666 NITMBER OF LOTS_ : 6 PROPOSED USES: FT. NEW STREET: 100 Single -Family Residential 1. Approval of a waiver from the requirement that the right-of-way for a standard residential cul-de-sac be 100 feet in diameter, and permit the subdivision cul- de-sac to have an 80 foot diameter right-of-way at the 80 foot diameter cul-de-sac pavement, with a 10 foot access and utility easement surrounding the cul-de-sac. 2. Approval of a variance from the requirement that front building setback lines be 25 feet from street rights - of -way lines, and permit front building setback lines as delineated on the plat. 3. Approval of a variance from the requirement that lots be at least 100 feet in depth, and permit an average depth of approximately 96 feet for Lot 2. 4. Approval of a variance to permit a 95 foot centerline offset from the centerline of Holmes Dr., in lieu of the 125 foot minimum offset required. STATEMENT OF PROPOSAL: The applicant proposes the subdivision of a 1.69 acre tract, involving the platting of 6 single-family homesites and the January 30, 1996 0 a i ITEM NQ.: 4 (CQnt ) FILE NO.: S-108� construction of a 100 foot long cul-de-sac street. Required Master Street Plan improvements to Taylor Loop Rd. are planned, with dedication of right-of-way, providing of half street construction, and construction of a sidewalk included in the work. In lieu of the standard 100 foot diameter at a standard 80 foot diameter cul-de-sac, the applicant proposes that the right- of-way line coincide with the edge of the pavement in the cul-de- sac, and that, beyond the edge of the pavement/right-of-way line, a 10 foot access and utility easement be platted. (The front property lines of the lots, then, would coincide with the cul-de- sac pavement line, in lieu of at a point 10 feet behind the curb, at the location of the normal right-of-way line.) The applicant proposes a variance from the normal 25 foot front building setback line (which is usually measured from the right-of-way line), and, instead, proposes platted building lines for each lot which range in location of from a minimum of 15 feet off the pavement/right-of-way line, to 20 feet for most of the lots, to 42 feet for one of the lots. The applicant proposes a variance from the minimum lot depth requirement of 100 feet (for cul-de- sac lots, the depth is a average depth) to permit Lot 2 to have an average depth of approximately 96 feet. The applicant proposes a location of the cul-de-sac street which is offset 95 feet from the centerline of Holmes St., across Taylor Loop Rd., in lieu of the 125 minimum offset required by the ordinance, and seeks a variance from the regulation. A. PROPO AL RE E T• Planning Commission approval is requested of a preliminary plat. Planning Commission review and a recommendation of approval to the Board of Directors is requested for a waiver from the requirement that the right-of-way for a standard residential cul-de-sac be 100 feet in diameter, and permit the subdivision cul-de-sac to have an 80 foot diameter right-of- way at the 80 foot diameter cul-de-sac pavement, with a 10 foot access and utility easement surrounding the cul-de-sac. Planning Commission review and a recommendation of approval to the Board of Directors is requested for a variance from the requirement that front building setback lines be 25 feet from street rights -of -way lines, and permit front building setback lines as delineated on the plat. Planning Commission review and a recommendation of approval to the Board of Directors is requested for a variance from the requirement that lots be at least 100 feet in depth, and permit an average depth of approximately 96 feet for Lot 2. Planning Commission review and a recommendation of approval to the Board of Directors is requested for a variance to 2 January 30, 1996 SUBDIVISION ITEM N 4 FILE N -1 $ permit a 95 foot centerline offset from the centerline of Holmes Dr., in lieu of the 125 foot minimum offset required. B. EXISTING CONDITIONS: The site -is -undeveloped. The topography is nearly flat, with only a 3 to 4 foot variation in ground level across the site. The existing zoning of the tract is R-2. All lands surrounding the tract are zoned R-2, as well. C. ENGINEERINGIUTILITY COMMENTS: Public Works comments: The cul-de-sac pavement is required to be 40 feet in diameter, in a 100 foot diameter right-of-way. The proposed 80 foot diameter right-of-way, coinciding with the edge of the cul-de-sac pavement, is not acceptable. Substituting a 10 foot access and utility easement for the 10 feet of right-of-way width behind the curb is not acceptable. The island in the center of the cul-de-sac is not acceptable. It must be removed, or, if approved, provision for its maintenance must be made in the Bill of Assurance. According to the Master Street Plan, Taylor Loop Rd. is designated as a collector street. Dedication of additional right-of-way to provide a minimum right-of- way width of 30 feet from the existing centerline of Taylor Loop Rd. is required. The existing pavement is not acceptable to permit widening of the existing street section; construction of one-half of a collector standard street will be required. Construction of a sidewalk along the Taylor Loop Rd. frontage of the subdivision will be required. The horizontal centerline of Hinson Valley Circle must intersect Taylor Loop Rd. at a minimum of 750 off the Taylor Loop Rd. alignment. Grading permits must be obtained, and erosion control plans must be provided prior to construction. All disturbed areas are to be seeded and mulched for erosion control prior to final platting of the lots. Stormwater detention analysis is required. 3 January 30, 1996 S-UBDIVI,9IO ITEM N 4 C n FILE NO.: -108 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 must be approved by the City Engineer prior to Planing Commission approval of the plat. (Ref. Sec. 31-89.9 of -the Code of Ordinances) A letter requesting street lights must be provided to Public Works. Little Rock Municipal Water Works commented that a water main extension will be required. An acreage of $300 per acre applies, in addition to the normal charges. Little Rock Wastewater Utility comments that a sewer main extension, with easements, will be required. Arkansas Louisiana Gas Co. approved the plat. Southwestern Bell Telephone Co. approved the plat. The Fire Department approved the submittal. D. ISSUES/LEGAL/TECHNICAL/DESIGN: The submitted information did not include, as required by Sec. 31-87 of the Code of Ordinances: 1) the proposed type of subdivision; 2) the source of title and address of the owner of record, giving deed book and page number or instrument number; 3) a breakdown of the average and minimum lot sizes; 4) any existing and the proposed covenants and restrictions; and, 5) the source of water supply and the proposed means of wastewater disposal. The following requirements, as cited in Sec. 31-89, are deficient: 1) The storm drainage plan and analysis must be provided; 2) The plat book and page number or instrument number of all abutting platted areas are to be shown; 3) The physical description of monuments must be noted; 4) The zoning classification of land within the proposed subdivision and of abutting land is to be shown; and, 5) a phasing plan must be indicated. Sec. 31-91 requires that the Certificate of Preliminary Surveying Accuracy be completed and executed. Sec. 31-93 requires that a preliminary Bill of Assurance be provided with the application. Sec. 31-256 states: "Building lines for residential lots shall be at least 25 feet from each street property line...." The section goes on to say: "(For) lots fronting 4 January 30, 1996 ; "94M&MOR ITEM N 4(Cont.)FILE No.:S-1089 on culs-de-sac or curved portions of other streets (the building setback line) shall not be less than 25 feet from the street right-of-way line at any point." Sec. 31-206.c states: "Street jogs with centerline offsets of less than 125 feet -shall be avoided. 'Proposed new intersections along one side of an existing street shall, whenever practicable, coincide with any existing intersections on the opposite side of the street. Sec. 31-231-b states: "No lot ... shall average less than 100 feet in depth. Sec. 36-2 states that: "Lot depth means the mean horizontal distance between the front lot line and the rear lot line, or the distance between the midpoint of the front lot and the midpoint of the rear lot line." Sec. 36-254 requires a front yard of at least 25 feet; side yards of a least 10% of the average lot width, not to exceed 8 feet; rear yards of at least 25 feet, except that, when a 25 foot building line is provided on a side street, the rear yard may be reduced to 8 feet; and, yard widths of not less than 60 feet. Sec. 31-232 explains that the yard width is measured at the building line, or, in the case of lots abutting culs-de-sac, it is the average width of the lot. E. ANALYSIS• There are a number of deficiencies which need to be resolved. Some of the requirements noted from Sections 31- 87, 31-88, 31-89, 31-91, and 31-93, are either minor in nature and easily remedied, or are matters which are normally supplied after Planning Commission approval of the Preliminary Plat, but prior to submission of final plats. Some design deficiencies, or issues for which variances have been requested, but which are opposed by staff, affect the design of the subdivision. The requested waiver to permit the subdivision cul-de-sac to have an 80 foot diameter right-of-way at the 80 foot diameter cul-de-sac pavement, with a 10 foot access and utility easement surrounding the cul-de-sac is opposed by Public Works. Public Works is adamant that the required 100 foot diameter right-of-way be provided, and suggests that any adjustment in lot depth which the dedication of the required right-of-way imposes be reviewed in view of approving variances to the required minimum lot depths. The requested variance to permit front building setback lines as delineated on the plat will produce, in one instance, a building setback lines as close as 15 feet to the pavement. For three lots around the cul-de-sac, the building line will be a minimum of 20 feet off the pavement. 5 January 30, 1996 ITEM N 4 FILE N -108 In one, the building line will be 42 feet off the pavement. For the corner lot at the southeast corner of the subdivision, a building line of 25 feet behind the internal street right-of-way line is proposed, as well as a 20 foot building line off Taylor Loop Rd. For the corner lot at the southwest corner of the subdivision, a'building line of 35 feet off the interior street right-of-way line, reducing to 15 feet off the cul-de-sac pavement, is proposed, as well as a 20 foot building line off Taylor Loop Rd. when it is considered that, on a minor residential (cul-de-sac or loop) street, a 24 foot pavement width in a 45 foot right-of-way produces a distance of 10.5 feet between the edge of the street and the right-of-way line, then, for the required 25 foot building line to be measured from this point, homes are usually a minimum of 35.5 feet off the pavement. In specific situations (e.g., in the Hillside Regulations), building lines are permitted to be reduced to 15 feet from the right-of-way line, still producing a building line that is a minimum of 25.5 feet off the pavement. The proposed building lines at 20 feet off the pavement (in one case and at one point, as close as 15 feet off the pavement) will bring the homes extremely close to the pavement. There will also hardly be enough room for the length of a vehicle between the building line and the edge of the street. with the width of the cul-de-sac lots at the pavement being 30 to 40 feet in width, by the time a double drive, with its drive approach apron, is taken out of the width, there is scarcely room for on -street guest parking. with the proposed setbacks, there will be stacking space in driveways for only one vehicle (two, side -by -side, in a double driveway). Since, when the usual setbacks are observed, there is stacking room for two vehicles in driveways (four, side-by-side,in a double driveway), guest parking is severely restricted, as provided for in the proposed plat. The requested variance to permit the average depth of Lot 2 to be approximately 96 feet in lieu of the 100 foot required minimum is, in itself, innocuous. If, however, the required right-of-way at the cul-de-sac is provided, then one or two of the other lots will also need a lot depth variance, and, instead of, for example, Lot 2 having an average lot depth of 96 feet, taking out the 10 foot cul-de-sac right-of-way reduces the average lot depth to 86 feet. Sec. 36-254 requires, in the R-2 zoning district, a rear building setback line of 25 feet. The plat proposes a 20 foot rear building line; yet, the applicant has not requested a variance for this variation from the regulations. 6 January 30, 19.96 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S-1 $ The Public Works staff has no objection to the "jog" in the centerlines between Holmes Dr. and Hinson Valley Circle. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, subject to: 1) compliance with the Public Works requirements for right-of-way, not simply an access and utility easement, at the cul-de-sac, and compliance with the other cited Public Works requirements; and, 2) modification of the subdivision design to provide adequate stacking space for vehicles between the face of garages and the street, or the impositon of a restriction on front driveways and garage access to the lots, and a provision for side or rear entry garages. Staff recommends denial of the requested waiver to permit the subdivision cul-de-sac to have an 80 foot diameter right-of-way at the 80 foot diameter cul-de-sac pavement, with a 10 foot access and utility easement surrounding the cul-de-sac. Staff recommends denial of the requested variance from the front building line setback regulation which will permit the building line to be 15 or 20 feet from the edge of the street, unless provision is made in the design as outlined in sub -paragraph 1121, above for side or rear entry garages and off-street parking. Staff recommends approval of a variance from the requirement that lots be at least 100 feet in depth, and permit an average depth of less than 100 feet for Lot 2, and, if made necessary by dedication of cul-de-sac right-of-way, additional lots, as well. This affirmative recommendation is subject to buildable areas being shown on the plat, which meet the conditions cited above, and subject to the minimum lot area of 7,000 square feet (as required in Sec. 36-254) being maintained. Staff recommends approval of the requested variance to permit a 95 foot centerline offset from the centerline of Holmes Dr. Staff recommends approval of the needed variance to permit a minimum 20 foot rear building setback line, in lieu of the 25 foot rear line required by the regulations. 7 January 30, 1996 SUBDIVISION ITEM ❑.: 4(Cont.)FILE O.: S-1089 SUBDIVISION COMMITTEE COMMENT: (JANUARY 4, 1996) Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. Staff presented the applicant's proposed plat and outlined the staff comments contained in the discussion outline. (The submitted design had proposed 7 lots, in lieu of the 6 shown on the revised drawing, and proposed a pipe -stem for access to a remote lot.) Comments by staff centered on the number of lots being too great to provide sufficient frontage for the lots on the cul-de-sac, and the pipe - stem being too narrow to provide an adequate driveway width, with necessary drive approach aprons and space for the mailbox and garbage canister within the allotted area. Mr. White responded that he would consult with his client regarding possible changes to the plat. The Commission referred the issue to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (JANUARY 30, 1996) Staff reported that the applicant submitted a revised plat which addresses staff concerns. Staff explained that: in lieu of an easement around the cul-de-sac, a right-of-way, as required by Public Works, has been provided; and, common (shared) driveways and easements have been shown for the lots around the cul-de-sac (between Lots 2 and 3, and between Lots 4 and 5), with a limitation imposed that these lots have side or rear loaded garages. Staff recommended approval of the preliminary plat, subject to approval of a variance in the front building setback line to permit a 15 foot front building line; approval of a variance to permit the lots to be less than 100 feet in depth; approval of a variance to permit the 95 foot centerline offset from the centerline of Holmes Dr.; and approval of a variance to permit the 20 foot rear setback. The preliminary plat and the recommendation for approval of the variances were included on the Consent Agenda for Approval, and the preliminary plat and the recommendation for approval were approved with the vote on 9 ayes, 0 nays, 2 absent, and 0 abstentions. 8