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HomeMy WebLinkAboutS-1326 Staff AnalysisNovember 15, 2001 ITEM NO.: 1 FILE NO.: S-1326 NAME: Mystery Woods Addition - Preliminary Plat LOCATION: North of the intersection of West 57t' Street and Freeland Drive DEVELOPER: Mystery Properties Corp. P.O. Box 56403 Little Rock, AR 72215 AREA: 5.2+ acres ZONING: R-2 McGetrick & McGetrick 319 E. Markham Street Little Rock, AR 72201 NUMBER OF LOTS: 19 FT. NEW STREET: 550 PLANNING DISTRICT: 13 CENSUS TRACT: 20.01 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant proposes to subdivide this undeveloped, 5.2+ acre parcel into 19 single-family residential lots. The lots will be accessed by way of a new 550 foot cul-de-sac. The property is located north of West 57t' Street, near the Freeland Drive intersection. B. EXISTING CONDITIONS: The site is vacant and cleared, with a scattering of trees, and one dense stand in the southeast corner. There is an existing residence on the southwest corner of the site. - The property gently slopes to the north away from West 57t' Street. The property is zoned R-2 Single -Family, as is the property in close proximity to the site. The area around the site is developed as single-family residence. Other uses in the area November 15, 2001 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1326 consist of nonresidential uses along Geyer Springs Road, including a large church facility. West 57th Street is unimproved consisting of a "chip -seal" roadway surface. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational call concerning this application. Property owners abutting the site and the Geyer Springs Neighborhood Association and Wakefield Neighborhood Association were notified of the Public Hearing. 4 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.West 57th Street property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 2. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 3.A grading permit will be required on this development. 4.Stormwater detention ordinance applies to this property. 5.Easements for proposed stormwater detention facilities are required. 6.Analyze downstream stormwater effects of this development on adjacent developments to the south. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Jim Boyd at 376-2903 for details. Entergy: No comment received. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: An acreage charge of $150 per acre applies in addition to normal charges in the area. 2 November 15, 2001 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: 5-1326 Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. County Planning: No comment. CATA: Project site is located near Bus Routes #17 and 17A but has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape Issues: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 25, 2001) Pat McGetrick was present, representing the application. Staff described the proposed plat and noted several items, which needed to be shown on the preliminary plat drawing. Staff questioned if the existing single-family structure would be a part of the plat. Mr. McGetrick stated the structure would be moved out of the area. Public Works issues were briefly discussed with regard to stormwater detention. Bob Turner, Director of Public Works, noted the applicant would need to submit a preliminary storm drainage plan and provide storm drainage analysis to assure protection of the lower subdivisions with regard to run-off. After the discussion, the Committee forwarded the preliminary plat to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat drawing to staff on October 31, 2001. The revised plat addresses the issues as raised by staff and the Subdivision Committee. The applicant submitted a 3 November 15, 2001 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1326 preliminary stormwater drainage analysis to determine the effects of this development on adjacent developments to the south. Staff noted at the Subdivision Committee meeting that the proposed lots conform to all ordinance standards. Therefore, there should be no unresolved issues with this application. Staff feels that the proposed revised preliminary plat will have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. PLANNING COMMISSION ACTION: (NOVEMBER 15, 2001) Staff informed the Commission that the applicant had submitted a letter on November 12, 2001 requesting deferral to the November 29, 2001 public hearing. The applicant failed to notify abutting property owners within the required time. The item was placed on the Consent Agenda and approved for deferral by a vote of 11 ayes, 0 noes and 0 absent. 4 November 29, 2001 ITEM NO.: D FILE NO.: S-1326 NAME: Mystery Woods Addition - Preliminary Plat LOCATION: North of the intersection of West 57th Street and Freeland Drive Mystery Properties Corp P.O. Box 56403 Little Rock, AR 72215 AREA: 5.2+ acres ZONING: R-2 L+7.Tl­TTTWVD . McGetrick & McGetrick 319 E. Markham Street Little Rock, AR 72201 NUMBER OF LOTS: 19 PLANNING DISTRICT: 13 CENSUS TRACT: 20.01 FT. NEW STREET: 550 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant proposes to subdivide this undeveloped, 5.2+ acre parcel into 19 single-family residential lots. The lots will be accessed by way of a new 550 foot cul-de-sac. The property is located north of West 57t` Street, near the Freeland Drive intersection. B. EXISTING CONDITIONS: The site is vacant and cleared, with a scattering of trees, and one dense stand in the southeast corner. There is an existing residence on the southwest corner of the site. The property gently slopes to the north away from West 57t' Street. The property is zoned R-2 Single -Family, as is the property in close proximity to the site. The area around the site is developed as single-family residence. Other uses in the area November 29, 2001 ITEM NO.: D (Cont.) FILE NO.: 5-1326 consist of nonresidential uses along Geyer Springs Road, including a large church facility. West 57' Street is unimproved consisting of a "chip -seal" roadway surface. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational call concerning this application. Property owners abutting the site and the Geyer Springs Neighborhood Association and Wakefield Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West 57t' Street property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 2. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 3. A grading permit will be required on this development. 4. Stormwater detention ordinance applies to this property. 5.Easements for proposed stormwater detention facilities are required. 6. Analyze downstream stormwater effects of this development on adjacent developments to the south. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Jim Boyd at 376-2903 for details. Enter: No comment received. ARKTA: No comment received. Southwestern Bell: Approved as submitted. Water: An acreage charge of $150 per acre applies in addition to normal charges in the area. 2 November 29, 2001 ITEM NO.: D (Cont.) FILE NO.: 5-1326 Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. County Planning: No comment. CATA: Project site is located near Bus Routes #17 and 17A but has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape Issues: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 25, 2001) Pat McGetrick was present, representing the application. Staff described the proposed plat and noted several items, which needed to be shown on the preliminary plat drawing. Staff questioned if the existing single-family structure would be a part of the plat. Mr. McGetrick stated the structure would be moved out of the area. Public Works issues were briefly discussed with regard to stormwater detention. Bob Turner, Director of Public Works, noted the applicant would need to submit a preliminary storm drainage plan and provide storm drainage analysis to assure protection of the lower subdivisions with regard to run-off. After the discussion, the Committee forwarded the preliminary plat to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat drawing to staff on October 31, 2001. The revised plat addresses the issues as raised by staff and the Subdivision Committee. The applicant submitted a 3 November 29, 2001 ITEM NO.: D (Cont.) FILE NO.: S-1326 preliminary stormwater drainage analysis to determine the effects of this development on adjacent developments to the south. Staff noted at the Subdivision Committee meeting that the proposed lots conform to all ordinance standards. Therefore, there should be no unresolved issues with this application. Staff feels that the proposed revised preliminary plat will have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. PLANNING COMMISSION ACTION: (NOVEMBER 15, 2001) Staff informed the Commission that the applicant had submitted a letter on November 12, 2001 requesting deferral to the November 29, 2001 public hearing. The applicant failed to notify abutting property owners within the required time. The item was placed on the Consent Agenda and approved for deferral by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (NOVEMBER 29, 2001) Mr. Pat McGetrick, of McGetrick and McGetrick Engineers was present representing the applicant. There were two citizens with concerns present. Staff presented the proposed preliminary plat and recommended approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. 4 November 29, 2001 ITEM NO.: D (Cont.) FILE NO.: S-1326 Mr. Pat McGetrick stated he was the project engineer. He stated the application as proposed met all the minimum requirements of the subdivision ordinance. He also stated he and the applicant had met with the neighborhood association in the area and would work to meet their concerns, which had been outlined. One concern, stated Mr. McGetrick, was drainage. He stated this would be addressed as required by the stormwater detention ordinance. The second concern, the alignment of Freeland Drive and the entrance to the proposed subdivision, stated Mr. McGetrick, would be worked out with Public Works. He stated moving the entrance to the proposed subdivision would required -an adjustment to a few of the lots to make the alignment. Ms. Betty Snyder spoke to the Commission with concerns. She stated her home was directly across the street from the proposed subdivision. She stated the Geyer Springs Neighborhood Association was not opposed to a new housing development. The number of new homes was a concern but once the neighborhood was told the subdivision met the requirements of the ordinance this was no longer an issue stated Ms. Snyder. She stated the access was also a concern. Freeland Drive has a wide entryway stated Ms. Snyder. She stated West 57t' Street did not have curb and gutter and she commented on the narrowness of the roadway. She stated it was difficult to turn from Freeland Drive onto West 57t' Street because of the narrow roadway. She stated the applicant had indicated they would build nine homes to start and then see how those sold. If the homes did not sell, the applicant had indicated she would convert to Section 8 Housing. Ms. Snyder stated the Association had given the applicant a list of agencies to contact to obtain a listing of qualified buyers. Ms. Snyder also stated the applicant had indicated the desire was to make the homes comparable to some of the homes in the area. Ms Snyder stated, in her opinion, this would be a positive thing for the neighborhood. Ms. Snyder reiterated her concerns of traffic on West 57t' Street, flooding on the north end of the proposed development, concern of the entryway alignment and the possibility of an entire Section 8 Housing development. Ms. Snyder stated the neighborhood was not against 5 November 29, 2001 ITEM NO.: D (Cont.) FILE NO.: S-1326 affordable housing. A mixture of Section 8 Housing and conventional financed homes would be acceptable. Ms. Janet Berry, President of the Southwest Little Rock United for Progress, spoke in support of the Geyer Springs Neighborhood Association's concerns. She stated Mr. McGetrick had offered several possible solutions for a majority of the neighborhood concerns and these solutions should be incorporated into the record if all parties agreed to these solutions. Commissioner Rector asked Mr. McGetrick if he understood what he was committing to. Mr. McGetrick stated the commitment was to line-up Freeland Drive and access to the subdivision. He stated he would align the intersections as close as possible. He stated the applicant would widen West 57t' Street as a part of the development as required by city ordinance. Mr. McGetrick also stated the project would not make the drainage worse in the area. He stated the project would have on -site detention or, in working with Public Works, the applicant would improve downstream drainage in lieu of detention on the site. Commissioner Rector stated by law, the project could not exacerbate the drainage problem in the area. Mr. McGetrick stated his desire was to make the drainage better and the project would not make the drainage problem any worse in the area. Commissioner Rector stated the Section 8 Housing was not a land use issue and could not be addressed as a part of the subdivision requirements. Mr. Jim Lawson, Director of Planning and Development, requested the Commission allow Mr. Bob Turner, Director of Public Works, to address the street alignment issue. Mr. Lawson stated Mr. McGetrick had indicated he would try to line-up Freeland Drive and the entrance to the proposed subdivision but "try" was not something 'staff could work with. 2 November 29, 2001 ITEM NO.: D (Cont.) FILE NO.: S-1326 Mr. Bob Turner, Director of Public Works, stated the streets were off -set approximately 75 feet and he did not feel the streets could line-up without the loss of three lots. He indicated the street could be relocated approximately 45 to 50 feet without eliminating any lots. Mr. Turner stated to move the street any further would result in the loss of three lots and he was not sure the applicant would be agreeable to losing those lots. With the movement of the street 45 to 50 feet there would still be buildable lots and the streets would be close to lined up, within 10 to 15 feet. Commissioner Rector asked if there were traffic counts for West 57t' Street. Mr. Turner stated he was unaware of any traffic counts for West 57t' Street. Commissioner Floyd asked Mr. McGetrick how the street realignment would not result in the loss of lots. Mr. McGetrick stated if the proposed street was within 15 to 20 feet of the intersection of Freeland Drive and West 57t' Street and with the current angle of the intersection of Freeland Drive, the streets would appear to be aligned. Commissioner Floyd the asked about the drainage issue. Mr. McGetrick stated as a part of the development the applicant would be required, by city ordinance, to examine possible drainage solutions. One solution, stated Mr. McGetrick, would be to place detention on the site. He stated another solution would be to look at downstream pipe sizes. In doing so an exchange of increasing pipe sizes downstream could help to relieve drainage and be a better solution than on site detention. He stated there were several ways to work out the drainage issues and he would work with the city and with the neighborhood for the best solution to improve the drainage on the site. He stated he did not know what the best solution would be without further study. 7 November 29, 2001 ITEM NO.: D (Cont.) FILE NO.: 5-1326 Commissioner Lowery asked Mr. McGetrick if the movement of the street 45 to 50 feet was an amendment to his application. Mr. McGetrick stated the movement of the street was in fact an amendment to his application. Commissioner Lowery made the motion to approve the preliminary plat as filed including all staff recommendations and comments and the amendment by the applicant. The vote passed 10 ayes, 0 noes and 1 absent. 8