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HomeMy WebLinkAboutS-1109 Staff AnalysisOctober 10, 1996 ITEM NO.: I FILE NO.: S-1109 NAME: H&S SUBDIVISION -- PRELIMINARY PLAT LOCATION: On west side of Crystal Valley Road south of Whippoorwill Lane DEVELOPER: Harold D. and Shirley Smith 18201 Lawson Road Little Rock, AR 72209 DEVELOPER: ENGINEER• Rodney and Chandra Russell B. T. Armstrong and Assoc. #30 Art Pond Road #2 Pinnacle Dr. Conway, AR 72032 Little Rock, AR 72205 AREA: 13.37 ACRES NUMBER OF LOTS: 3 FT. NEW STREET: None ZONING: R-2 Single Family District PLANNING DISTRICT: #17 Crystal Valley CENSUS TRACT: 42.08 VARIANCES REQUESTED: PROPOSED USES: Single Family and Planned Commercial Development 1) Street Improvements on Crystal Valley Road 2) Lot depth -to -width ratio for Lot 1 BACKGROUND: This preliminary plat seeks to legitimize 30 foot strip along the southern boundary of what is shown as Lot 1 which was recently sold from Mr. and Mrs. Smith to Mr. and Mrs. Russell. A companion application to the preliminary plat will also allow Mr. Smith to construct an office/warehouse building on property shown as Lot 2 on the plat. (PD-C Z-6180) October 10, 1996 SUBDIVISION ITEM NO.: I Cont. FILE NO.: S-1109 A. PROPOSAL/RE VEST: This preliminary plat will create three lots. Two will accommodate existing single family residences and one for a proposed Planned Development Commercial use. B. EXISTING CONDITIONS: The land is heavily wooded and gradually slopes to the southwest. A one-story frame home with a shop out building is located on Lot 1. A single family story home is located on Lot 3 with detached storage and greenhouse structures. Proposed Lot 2 is vacant. Public Transportation There is no service to these lots. C. NEIGHBORHOOD COMMENTS: None received at this writing. D. ENGINEERING COMMENTS: PUBLIC WORKS COMMENTS: Grading and drainage plan with soil loss calculations is required prior to construction. Stormwater Detention will be required. Crystal Valley Road is a principal arterial per the Master Street Plan. Dedicate 55 feet from centerline according to the standards set for principal arterial particularly the radius required for the horizontal curve is to be 900 feet. 1/2 Street improvements for frontage are required by ordinance, staff recommends commercial widening to create center -turn lane and tapers for business and a deferral of the remaining improvements until further development occurs or five years. 1992 average daily traffic was 1,840 vehicle per day. E. UTILITY COMMENTS/FIRE DEPARTMENT/COUNTY PLANNING/LANDSCAPE: Wastewater: Outside service boundary, no comment Arkla: OK Southwestern Bell: OK Water: No objection. Execution of pre - annexation agreement and approval from City required. AP&L : No comment 2 October 10, 1996 SUBDIVISION ITEM NO.: I Cont. FILE NO.: S-1109 Fire Department: Hydrants installed no more than 800 feet apart. Access to structures require a 15 foot driveway that will support fire apparatus. County Planning: No comment Landscape: No comment F. ISSUES/LEGAL/TECHNICAL/DESIGN: M Label 900 foot right-of-way on Crystal Valley Road. G. ANALYSIS• This plat will create three parcels. Lots 1 and 3 have existing single family homes. An office/warehouse building is proposed on Lot 2. The applicant is request a waiver of street improvements on Crystal Valley Road. Staff recommends widening to create a center -turn lane for the proposed business on Lot 2. A deferral of the remaining improvements is recommended for up to five years. (See Public Works comments) H. STAFF RECOMMENDATIONS: Approval of the preliminary plat without a waiver of street improvements. Staff recommends that a portion of the Crystal Valley Road improvements be deferred when other development occurs or up to five years as outlined in the staff comments of paragraphs D, E and F. SUBDIVISION COMMITTEE COMMENT: (AUGUST 8, 1996) Mr. Jim Summerlin and Harold Smith were present to answer questions. Planning staff asked that the 55 foot proposed street dedication from centerline of Crystal Valley Road be shown on the preliminary plat. David Scherer required adjacent to Lot 2 commercial widening to create a center -turn lane and tapers be required. The remaining road improvements can be deferred up to five years. The item is to be forwarded to the full Commission for consideration. October 10, 1996 SUBDIVISION ITEM NO.: I Cont. FILE NO.: S-1109 PLANNING COMMISSION ACTION: (AUGUST 29, 1996) When the meeting was called to order, it was apparent that no more than 8 commissioners would be present. The Planning Commission Bylaws require a minimum of 6 affirmative votes for an item to be approved. Chairman Woods announced to the audience that any applicant on the agenda who wishes to have their item heard by the full Commission can request a deferral at this time. Mr. Harold Smith requested a deferral to the Planning Commission meeting on October 10, 1996. This item was included as part of the Consent Agenda for deferral. A motion to approve the Consent Agenda for deferral. The motion passed by a vote of 8 ayes, 0 nays, 2 absent and 1 open position. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 19, 1996) Mr. Harold Smith introduced his new engineer B. T. Armstrong. The engineer presented the project to the Subdivision Committee. David Scherer indicated that Public Works was requesting a minimum 900 foot radius for the horizontal curve on Crystal Valley Road. Mr. Smith stated that he objected to this requirement. Commission Putnam told Mr. Smith that he would need to take it up with the full Commission. The item is to be forwarded to the full Commission for consideration. PLANNING COMMISSION ACTION: Mr. Harold Smith indicated his objection right-of-way requested by Public Works. the need for the public right-of-way in stated that the 15% in -lieu hardship fee this case. (OCTOBER 10, 1996) to the width of the David Scherer explained this location. He also may be appropriate in Commissioner Hawn stated that staff had made a reasonable compromise in requesting the 900 feet right-of-way on Crystal Valley Road. He said that if the applicant did not want to grant that right-of-way, then he did not have to go through with the preliminary plat and rezoning. A motion to approve the preliminary plat the staff report. The motion passed with 3 absent. subject to conditions in 8 ayes, 0 nays and 4 October 10, 1996 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: S-1109 A motion to approve a waiver of the lot depth -to -width ratio for Lot 1. The motion passed with 8 ayes, 0 nays and 3 absent. 5