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HomeMy WebLinkAboutS-1197 Staff AnalysisJune 11, 1998 ITEM NO.: 6 FILE NO.: S-1197 NAME: Reyna/Gladden Subdivision - Preliminary Plat LOCATION: West side of Shackleford Road; approximately 1/2 mile north of Stagecoach Road DEVELOPER• Terry Reyna, et al P. O. Box 45823 Little Rock, AR 72214 AREA• 15.72 Acres ZONING• R-2 PLANNING DISTRICT: CENSUS TRACT: 24.05 ENGINEER• Civil Design, Inc. William L. Dean 15104 Cantrell Road Little Rock, AR 72212 NUMBER OF LOTS• 4 12 FT. NEW STREET: 2,500 VARIANCES/WAIVERS REQUESTED: 1. Deferral of half -street improvements to Shackleford Road for up to 5 years from the date of final platting of Phase I. 2. Waiver of maximum cul-de-sac length. 3. Waiver of required driveway spacing. A. PROPOSAL• The applicant proposes to subdivide 15.72 acres into four (4) lots. The property has 264 feet of street frontage along Shackleford Road and is approximately 2,594 feet deep. The lots range in size from 3.75 to 3.99 acres. The applicant proposes to final plat Lots 1 and 2 as Phase I and Lots 3 and 4 as Phase II. The applicant also proposes to rezone the property to PID to allow a light industrial development (Item #10 on this agenda). June 11, 1998 SUBDIVISION ITEM NO.: 6 Cont.) FILE NO.: S-1197 B. EXISTING CONDITIONS: The proposed site is south of the L. R. Water Works Clearwater Drive site. The property is vacant and heavily wooded. There is a large amount of undeveloped property in the area. C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comment as of this writing. The John Barrow, Westwood and Pecan Lake Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Provide design streets conforming to "MSP" (Master Street Plan). Construct one-half street_ improvements tc these streets including 5 foot sidewalks with planned development. Internal street is to be designed to public street standards; 60 feet of right-of-way with sidewalk on one side and 31 feet of pavement. 3. Stormwater detention Ordinance applies to this property. 4. Easements for proposed stormwater detention facilities are required. 5. Grading permit will be required on this new development, if it disturbs more than one acre. 6. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 7. Street improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. 8. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 9. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 10. Utility excavation within proposed rights -of -way shall be per Article V of Sec. 30. 2 June 11, 1998 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: 5-1197 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment. ARKLA: No Comment. Southwestern Bell: A 15 foot easement is requested along the south and west property lines. Water: Extra charges apply in addition to normal charges for water service. These include an acreage charge of $150 per acre and a development fee which is based on the size of the water connection. Fire Department: No Comment. County Planning: No Comment received. CATA• No Comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landsca a Issues: No Comment. G. ANALYSIS• The applicant submitted a revised preliminary plat to staff on May 27, 1998. The applicant has shown the additional details on the plat as required by staff. The applicant is requesting a deferral of half -street improvements to Shackleford Road for a period of 5 years from the date of final platting of Phase I. Public Works recommends denial of the deferral request. Public Works recommends that an in -lieu contribution be made for the improvements. The in -lieu contribution will not exceed 15% of the development building cost or the actual cost of the improvements. The applicant is also requesting a waiver of maximum cul-de- sac length. The ordinance allows a cul-de-sac with a maximum length of 1,000 feet. The applicant is proposing a cul-de-sac length of approximately 2,500 feet. Public Works supports this waiver request. 3 June 11, 1998 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1197 The applicant is also requesting a waiver of required driveway spacing. (See Item #10 for details.) H. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the following conditions: 1. Compliance with the requirements noted in paragraphs D and E of this report. 2. Staff recommends denial of the requested deferral of half -street improvements. 3. Staff recommends approval of the requested waiver of maximum cul-de-sac length. 4. Private wastewater disposal systems will need to be approved by the county sanitarian. SUBDIVISION COMMITTEE COMMENT: (MAY 21, 1998) Bill Dean and James Dreher were present, representing the application. Staff gave a brief description of the preliminary plat. Staff noted several minor details which need to be shown on the plat. The Public Works requirements were discussed, including dedication of right-of-way and half -street improvements. The possibility of deferral of street improvements was briefly discussed. Bob Turner, of Public Works, noted that a waiver of maximum cul- de-sac length would need to be requested. There being no further issues for discussion concerning the preliminary plat, the Committee forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (JUNE 11, 1998) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Bob Turner, of Public Works, stated that Public Works supported the waiver of cul-de-sac length due to the unusual configuration and location of the property. He stated that requiring the 4 June 11, 1998 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: 5-1197 applicant to provide another access point would create an undue hardship on the applicant. Ruth Bell commented on the waiver of cul-de-sac length. She stated that she did not want the waiver to set a precedent for future developments. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 5