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HomeMy WebLinkAboutS-1164 Staff AnalysisOctober 30, 1997 ITEM NO.: 17 FILE NO.: S-11 NAME: K-Mobile Home Park Preliminary Plat and Site Plan LOCATION: 11700 Block Stagecoach Road (south side of street) DEVELOPER• ENGINEER• W. A. Jones B. T. Armstrong 9 Don Drive 1621 N. Pierce Street Little Rock, AR 72209 Little Rock, AR 72207 445-3316 66.3--8 H AREA: 16 acres NUMBER OF LOTS: 1 FT. NEW STREET: None Public 1250 Private ZONING: R-7 Mobile Home Park PLANNING DISTRICT: 16 CENSUS TRACT: 42.08 VARIANCES/WAIVERS REQUESTED: None needed - except sidewalk variance. None were constructed in prior phases. A. PROPOSAL• To develop a new mobile park (rental) with a private street system, 73 lots plus recreation space. Access is restricted to the current entrance to the west, no drive onto Stagecoach. The proposal indicates retention of a larger drainage area in the flood plain that will be permanent open space. B. EXISTING CONDITIONS: This tract has little remaining natural foliage most of the tract has been filled and before that it was a horse farm. This developer has several hundred mobile home spaces along Stagecoach and County Line Road. This will be another phase. Lying to the south of the site is the former outlet mall now a flea market. North"across Stagecoach Road is a property being developed by the city as a soccer park. October' 30, 1997 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: 5-1164 Easterly of the site is a large creek and floodway. C. NEIGHBORHOOD COMMENTS: None received at this writing. Otter Creek Community was notified. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is listed as minor arterial on the MSP. Dedicate right-of-way to 45 feet from centerline of Stagecoach Road. 2. Submit street plans conforming to the MSP prepared by a registered professional engineer. Construct half street improvements for Stagecoach Road for the frontage of property. 3. Design streets to conform to city standards including sidewalks. Submit street plans prepared by a registered professional engineer to Bruce Kemmet, 371-4819. 4. Provide three copies of site grading and drainage plans and detention calculations. Contact Bruce Kemmet at 371-4819. 5. Temporary turnarounds must be provided at all dead-end streets. 6. Stormwater detention ordinance applies to this property. 7. Grading permit and a development permits for special flood hazard area are required prior to construction. Contact Melvin Hall at 371-4461 or Steve Loop at 371- 4740. 8. Provide a survey showing limits of 100 year floodway and floodplain on property. 9. Prior to building permit provide three copies of site grading and drainage plans and detention calculations. Contact Bruce Kemmet at 371-4740. E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: Main extension required with easements. AP&L: No response. Arkla: OK as submitted. Southwestern Bell: No response. Water: Submit plans for proposed water lines and fire protection system for Water Works review. Fire Department: Show hydrant locations on and off site. County Planning: No Comment - inside city CATA:- No response. No service this side of I-430. 2 October'30, 1997 SUBDIVISION ITEM NO.: 17(Cont.)FILE NO.: 5-1164 F. ISSUES/TECHNICAL/DESIGN: Landscape: No comment, ordinance does not apply. G. ANALYSIS: No comment, conforms to land use plan. H. STAFF RECOMMENDATIONS: Approval of the plan and plat subject to resolving issues identified by Public Works Department, locating the required playground and storage facility, and respond to the following: 1. Show owner and source of title. 2. Complete engineer certificate. 3. Indicate and describe floodplain finished floor elevation. 4. Show floodplain as a tract in the 5. Lot 80 limit to single wide. 6. Lot 64, label as postal facility. 7. Show drives as public and service SUBDIVISION COMMITTEE COMMENT: and treatment to set plat. access easement. (OCTOBER 9, 1997) Mr. Mike Jones was present representing the owner. Mr. Jones responded to committee questions by saying he understood staff requirements and except for sidewalk he can comply. There was a discussion involving David Scherer of Public Works as to what is required. He will discuss with owner further and report to Planning Commission. The plan and plat were in generally good order. The Committee forwarded them to the full Commission. PLANNING COMMISSION ACTION: (OCTOBER 30, 1997) The Chairman recognized the staff and asked that the staff recommendation on this item be presented. Richard Wood, of the Staff, offered a brief overview of the proposal stating that it was a subdivision plat as well as a site plan review for a mobile home park. Wood stated that the item was retained on the regular agenda for purposes of dealing with a sidewalk issue raised by Public Works as well as the developer not having clearly identified the areas on the plat to be utilized for boat and RV storage as required by the Zoning Ordinance. Wood stated staff had recommended approval of the project. He also pointed out there were no objectors present. 3 October T30, 1997 SUBDIVISION ITEM NO.: 17 FILE NO.: 5-1164 The Chairman recognized Mr. B. T. Armstrong. Mr. Armstrong came forward and identified himself as the engineer for the project. He offered a brief overview of his proposal and then moved to the subject of sidewalks. He pointed out that sidewalks had not been required by the City on several other phases of this large mobile home park. He also pointed out there was some discussion about requiring additional right-of-way and improvement on Stagecoach Road. Mr. Armstrong pointed out that this property has a very narrow frontage about 20 feet on Stagecoach Road for dedication of right-of-way. He offered that he had some level of confusion about exactly what the city required with respect to construction on Stagecoach Road. He indicated that this project is an addition on the back -end of phase 3 and takes access through that project. The Chairman then recognized David Scherer, of Public Works. Mr. Scherer came forward to respond to the concern expressed by Mr. Armstrong. He pointed out that the developer was proceeding to develop a private street with a public street standards thereby it is the view of Public Works that it requires sidewalk construction. This street, its length and design does not qualify as a minor street but a regular standard street, therefore the sidewalk improvement. Even though they are a private street, they should have a sidewalk constructed. Mr. Scherer then moved his comments to the issue of Stagecoach Road right-of-way and improvements. He pointed out that the developer in developing the two larger projects immediately to the west did create frontage access and did dedicate right-of-way and build improvements. He expanded on this comment and said with this project having some frontage on Stagecoach Road, they had the option of building it or providing an in -lieu contribution unless the improvements are waived by the City. There was a brief discussion about how much the improvement would cost and about how many linear feet of improvements were involved. Mr. W. A. Jones came forward and addressed the issue offering comments on his design and the quality of his project. At the conclusion of Mr. Jones' remarks, the Chairman asked if there was anyone present who wished to speak against this proposal. Commissioner Putnam gained the floor at this point and asked Mr. Jones if he had sidewalks on any other element of his development. The response was no. Jim Lawson, of the Staff, supported this response and stated there were four or five other phases and sidewalks had not been required. The engineer of the project stated that with these concrete streets the insertion of a sidewalk in the area for backing these heavy trailers from the roadway onto the lots, the sidewalks would be damaged. In a response to a question from Chairman Lichty about the quality of the streets that was proposed and a standard, David Scherer 4 October '30, 1997 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: 5-1164 responded that the streets were up to standard. He said the proposal was acceptable. The Chairman at this point responding to a statement from staff moved the discussion to the next and remaining item to be dealt with. This item is the ordinance requirement for a certain percentage of the project being retained as a storage area for boats, RV's and such. Staff pointed out that the ordinance requires 50 sq. feet per mobile home for a total of about 4,200 sq. feet for this site. Mr. B. T. Armstrong came to the lectern to address this point and identified on the drawing an area that was labeled to be utilized for that type of activity. He pointed out that there is 2 or 3 acres at the east end of the two streets where eventually they would be tied together and could be used for recreation and/or storage. Richard Wood pointed out that this needs to be specifically defined on the drawing as to area and bounded within the boundary line of the plat to be filed. Several discussions occurred at this point off the microphone and were not readily decipherable. Chairman Lichty pointed out that the area identified by Mr. Armstrong was shown on his drawing as to be future lots or another phase of the development. Chairman Lichty asked that Mr. Armstrong specifically delineate the lots that would be in the next phase versus the required areas that he had identified previously. Staff and commisson briefly discussed for a moment the lots involved and that would be the eastern boundary of this phase that would abut the area designated for recreational area and playground and storage area also overlapping phase 6. Chairman Lichty asked Mr. Armstrong if he could not amend his drawing to clarify the points discussed. Richard Wood stated that we could work this out but the plan and plat has to specifically designate these required areas. The Chairman at this point then asked if there was a motion on this proposal. He recognized Commissioner Hawn and his motion was that the Planning Commission accept the application as submitted recommending a waiver of the sidewalk and accept the roads as planned. The area east of lots 30, 83, and 19 should be fenced and designated as storage as required. There is an understanding that there is an in -lieu contribution for the 20 feet of frontage on Stagecoach Road. The motion was seconded. A vote on the motion produced 10 ayes, 0 nays and 1 absent. 41