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HomeMy WebLinkAboutS-1318 Staff AnalysisOctober 4, 2001 ITEM NO.: A FILE NO.: S-1318 NAME: Western Edge Addition - Preliminary Plat LOCATION: South side of Teton Drive and west end of Misty Creek Drive, west of Gamble Road DEVELOPER: ENGINEER: Cornerstone Development Co. McGetrick and McGetrick P. O. Box 821 319 E. Markham St., Ste. 202 Bryant, AR 72022 Little Rock, AR 72201 AREA: 3.16 acres NUMBER OF LOTS: 8 FT. NEW STREET: 400 ZONING: R-2 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07 VARIANCES/WAIVERS REQUESTED: A. PROPOSAL: None requested. The applicant proposes to subdivide this undeveloped, 3.16± acre parcel into 7, single-family residential lots and one tract of open space/drainage easement. Access to Lot 1 will be from Misty Creek Drive. The applicant will make improvements to this "stubbed -out" street to provide adequate turnaround space. The remaining lots will be accessed by way of a new cul-de-sac off of Teton Drive. B. EXISTING CONDITIONS: The property is currently undeveloped. Single family homes are located north and east of the site. The properties to the south and west are zoned for single family but are currently undeveloped. The property to the south was October 4, 2001 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1318 previously to be developed as part of Brodie Creek. That PRD was revoked, the property zoned R-2 and the Commission recently approved a preliminary plat for single family homes on that site. C. NEIGHBORHOOD COMMENTS: Adjacent property owners and the Gibralter Heights/Point West/Timber Ridge Neighborhood Association were notified of the issue. As of this writing, staff has received no comments. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide design of street conforming to "MPS" (Master Street Plan). Construct one-half street improvement to these streets including 5-foot sidewalks with planned development. 2. Plans of all work in right-of-way shall be submitted fox approval prior to start of work. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Stormwater detention ordinance applies to this property. 5. Easements shown for proposed storm drainage are required. 6. Complete existing Misty Creek Drive with full cul-de- sac, per City standards. 7. Show floor elevations on all lots affected by drainage and floodplain. 8. See David Hathcock for street name approval. 9. A Sketch Grading and Drainage Plan will be required per Sec. 29-186(e). 10. A Grading Permit will be required per Sec. 29-186(c) and (d) . 11. A Grading Permit for Special Flood Hazard Area will be required per Sec. 8-283. 12. A Development Permit for Flood Hazard Area will be required per Sec. 8-283. 13. Contact the ADPC&E for approval prior to start of work. 2 October 4, 2001 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1318 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer outfall on site. Verify location of easement on Lot 3. Contact Little Rock Wastewater Utility for details. Entergy: No Comments. ARKLA: No Comments. Southwestern Bell: No Comments. Water: A water main extension will be required. Fire Department: Place fire hydrants per code. County Planning: No Comments. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Issues. Landscape Issues: No Issues. G. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 13, 2001) Pat McGetrick was present representing the issue. Staff noted several minor points that needed to be clarified on the plat. It was noted that a variance for lot width to depth ratio would be needed for Lots 3 and 4. The issue of completing the cul-de-sac for Misty Creek Drive was discussed. Mr. McGetrick acknowledged that the two lots might need to be combined into one, once the right-of-way is dedicated for the turnaround. In response to a question from staff, Mr. McGetrick stated he would provide additional information on the drainage issues specifically related to Lot 9 to determine if it was, in fact, a buildable lot. The Committee determined there were no other issues and forwarded the item to the full Commission. 3 October 4, 2001 SUBDIVISION ITEM NO.: A (Cont.) H. ANALYSIS: FILE NO.: S-1318 The applicant submitted a revised preliminary plat drawing to staff on September 19, 2001. The revised plan shows the completion of a cul-de-sac at the end of Misty Creek Drive. As was expected, what were lots 1 and 2 have now been combined into one lot to compensate for the additional right-of-way for the cul-de-sac. Lot lines have been moved slightly to eliminate a need for a lot width -to -depth ratio variance. The applicant determined what was lot 9 was unbuildable and that area is now shown as Tract A/Open Space. All lots will be final platted at one time. A drainage easement through that tract will be dedicated to the City. Ownership and maintenance of this tract must be clearly outlined in the Bill of Assurance. To staff's knowledge, there are no outstanding issues. The proposed preliminary plat conforms to Subdivision Ordinance Standards. Development of this site as a small, single- family residential subdivision is compatible with development in the area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to compliance with the following conditions: 1. Compliance with the requirements outlined in paragraphs D and E of this report. 2. Ownership and maintenance of Tract A must be clearly outlined in the Bill of Assurance. 3. Corrected plat drawing must be submitted to staff with properly placed PAGIS Monuments shown and the drainage easement indicated in Tract A. STAFF NOTE: The applicant submitted a letter to staff on August 6, 2001 requesting that this item be deferred to the October 4, 2001 agenda. The applicant informed the Subdivision Committee on August 2, 2001 that substantial changes were going to be made to the proposed plat. The Committee suggested that the application be deferred. Staff supports the deferral as requested. 4 October 4, 2001 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: 5-1318 PLANNING COMMISSION ACTION: (AUGUST 23, 2001) Staff informed the Commission that the applicant submitted a letter on August 6, 2001 requesting that this item be deferred to the October 4, 2001 agenda. Staff supported the deferral as requested. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the October 4, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. PLANNING COMMISSION ACTION: (OCTOBER 4, 2001) Pat McGetrick was present representing the application. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no additional discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 9 ayes, 0 noes and 2 absent. 5