HomeMy WebLinkAboutS-1329-A Staff AnalysisItem No. 2. Covenant Cove — Pre
Planning Staff Comments:
Plat (S-1329-A)
1. Add the linear feet of internal street to general notes.
2. Add the average size of lots/ and the minimal lot size to the general notes.
3. Add the number of lots to the general notes.
4. Show vicinity map to scale.
5. Provide locations and physical descriptions of all monuments including size, material and type
construction.
6. Label internal sidewalks.
7. Include future street improvements to Romine Road and Lehigh Drive.
8. Provide a "turn -around" for Lot 1.
9. More clearly label access and utility easements.
10. Provide a no access easement abutting all streets within and adjacent to the plat.
11. Show all lot dimensions for Lots 18, 19, 20, 28, 29 and 30.
12. Show the location and physical descriptions of all PAGIS monuments, existing and proposed, including
size and type materials.
13. Provide a certified list of abutting property owners along with notice form with affidavit executed and
proof of mailing.
Variance/Waivers: None requested.
Public Works:
1. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street
improvement to these streets including 5-foot sidewalks with planned development. (Romine Road and
Lehigh Drive)
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. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to Traffic Engineering.
7. Contact the ADPC&E for approval prior to start of work.
8. Street name needs to be approved by David Hathcock. Call 371-4808 for more information.
9. This development involves issues related to street lighting. The property owner may be responsible for
installation of new street lights or modification (if required) of existing street lights. Property owner
must contact Traffic Engineering (Steve Philpott @ 340-4880) to verify street lighting requirements for
this project.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main easement 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.
.r- .. L
Page 2
Covenant Cove —Preliminary Plat (S-1329-A)
Southwestern Bell: Approved as submitted.
Water: An acreage charge of $150 per acre applies in addition to normal charges in this area.
Fire Department: Place fire hydrants per code. Contact Dennis Free at 918-3752 for details.
County Planning: No comment received.
CATA: Project site is located near Bus Route #14 but has no effect on bus radius, turnout and route.
Planning Division: No comment.
Landscape: No comment.
Submit 4 copies of the revised preliminary plat (to include the additional information as noted above) to staff no
later than Wednesday, December 12, 2001.
January 3, 2002
ITEM NO.: 8
FILE NO.: Z-7113
NAME: Covenant Cove Long -Form PD-R
LOCATION: Southwest Corner of Rutgers Drive and Lehigh Drive
nt TTVT.f1VT.'T?
Pam Brown -Courtney
& Associates
P.O. Box 55145
Little Rock, AR 72215
F.NrTNF.F.R
McGetrick & McGetrick Engineers
319 East Markham Street
Little Rock, AR 72201
AREA: 10.330 acres NUMBER OF LOTS:
CURRENT ZONING: R-2
PROPOSED ZONING: PD-R
52 FT. NEW STREET: 0
CURRENT ALLOWED USES: Single-family residential
PROPOSED USE: Single-family residential
VARIANCES/WAIVERS REQUE;1.TED: None requested.
1-_ _
A. PROPOSAL/REQUEST:
The applicant proposes to subdivide this 10.33-acre site
into 52 single-family residential lots a part of a
preliminary plat, a separate item on this agenda (Covenant
Cove Preliminary Plat Item No. 2 File No. S-1329-A). The
preliminary plat does not meet the minimum requirements for
a R-2, single-family subdivision. As a part of the PD-R
the variances are being resolved.
The average lot size will be 5,200 square feet. The
subdivision will have a single access point from Romine
Road. The interior street will be a 50-foot private access
and utility easement. The lots will have rear access with
a 35-foot access and utility easement. There will be a 10-
1
January 3, 2002
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7113
foot no access easement provided adjacent to the interior
roadway and to Romine Road and Leigh Drive.
The applicant proposes this development through a Planned
Development -Residential. The homes will range in square
footage from 1510 to 2065. The applicant proposes three
and four bedroom homes all of which will be single story.
The typical house plans shown indicate one of the structure
has an appendage which extends into the proposed setback.
The applicant proposes a "Brodie Creek look" with the homes
pulled closer to the street, front porches and rear loading
lots for the development.
B. EXISTING CONDITIONS:
The site is undeveloped and tree covered. The area to the
north, south, east and west is developed with si,pgle-family
residences and only a scattering of vacant lotsl The site
slopes upward from Lehigh Drive to Romine Road. The site
is adjacent to Romine Road and Leigh Drive both of which
are developed to Master Street Plan standards with the
exception of sidewalks. The sidewalks have been
constructed on Romine Road with the exception of the
frontage adjacent to this site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several
informational phone calls from the neighborhood concerning
the proposed rezoning. All property owners within 200 feet
of the site, all residents within 300 feet who could be
identified, and the Twin Lakes "A", Cypress Place,
Kensington Place, John Barrow and the Twin Lakes "B"
Neighborhood Associations as well as the Twin Lakes
Property Owners Association were notified of the Public
Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Lehigh Drive and Romine are classified on the Master
Street Plan as collector streets. Dedicate right-of-way
to 30 feet from centerline.
2. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5-foot sidewalks with the
planned development.
3. Plans of all work in right-of-way shall be submitted for
2
January 3, 2002
SUBDIVISION
ITEM NO.: 8 (Cont.
FILE NO.: Z-7113
approval prior to start of work.
4. Stormwater detention ordinance applies to this property.
5. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way .from Traffic
Engineering prior to construction in right-of-way.
6. A Sketch Grading and Drainage Plan is required prior to
Subdivision Committee meeting, or no later than 5 days
before Planning Commission hearing.
7. Contact the ADPC&E for approval prior to start of work.
8. Grading permit will be required on this development.
9. This development involves issues related to street
lighting. The property owner may be responsible for
-installation of new -streetlights or modipication (if
required) of existing streetlights. Property owner must
contact Traffic Engineering (Steve Philpott @ 340-4880)
to verify street lighting requirements for this project.
10. Relocate alley between Lots 7 and 8 to Lot 4 to provide
turn -around capability for Lot 1. Paved alley standard
is 18-foot width.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension
service is required for project.
2903 for details.
Enter No comment received.
ARKLA: No comment received.
required with easements if
Contact Jim Boyd at 376-
Southwestern Bell: Approved as submitted.
Water: An acreage charge of $150 per acre applies in
addition to normal charges in this area.
Fire Department: Approved as submitted.
Count Plannin : No comment received.
CATA: Project site is located near Bus Route #14 but has
no effect on bus radius, turnout and route.
3
January 3, 2002
SUBDIVISION
ITEM NO.: 8 (Cont.)
F. ISSUES/TECHNICAL/DESIGN:
Plannin Division:
FILE NO.: Z-7113
This request is located in the I-430 Planning District.
The Land Use Plan shows Single Family for this property.
The applicant has applied for a Planned Development -
Residential for 52 dwelling units on 10.33 acres in a neo-
traditional setting. The property is currently zoned R-2
Single -Family. A land use plan amendment is not required.
City Recoernized Neighborhood Action Plan:
The applicant's property lies in the area covOred by the
John Barrow Neighborhood Area Plan. The Neighborhood
Revitalization Goal lists an objective of enhancing the
climate for home ownership and attracting new residents to
the area. An action statement recommending the development
of affordable housing through new development and new
subdivision development supports the Home Ownership
Objective.
Landsca a Issues: No comment.
Buildin Codes: No comment received.
G. SUBDIVISION COMMITTEE COMMENT:
(December 6, 2001)
Mr. Pat McGetrick was present, representing the
application. The proposed preliminary plat and PD-R were
discussed simultaneously. Staff briefly noted some
additional project information needed on the site plan
(signage, building setbacks, perimeter treatment). Staff
also noted if the structures were to have any appendages
these would need to be shown on the typical. Staff noted
the typical shown would not "'work" for a few of the lots.
Staff listed these lots for Mr. McGetrick and requested a
layout be shown for each of these lots. Staff also noted
the additions to the preliminary plat. Staff noted a
"turn -around" for Lot 1 should be shown. Staff also
requested the applicant label the internal sidewalks.
Tad Borkowski, Public Works Staff, indicated street
improvements would be required. He also stated the
n
January 3, 2002
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7113
Stormwater Detention Ordinance would apply to the project.
Mr. Borkowski stated the alley between Lots 7 and 8 should
be moved to allow "turn -around" capability for Lot 1.
Staff questioned if the subdivision would have a,_ gate. Mr.
McGetrick stated the intent was not to install a gate but
with the fencing design to have the appearance of a gated
community. Staff noted the comment from the Fire
Department and suggested Mr. McGetrick contact the Fire
Marshall for additional information.
After the discussion, the Committee forwarded the proposed
preliminary plat and the proposed PD-R to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff noting
most of the concerns raised by staff and the Subdivision
Committee. This PD-R is part of a preliminary plat File
No. S-1329-A Item No. 2 on this agenda. The plat does not
meet the minimum requirements for a R-2 single-family
subdivision. As a part of the PD-R the variances are being
resolved. The applicant proposes a "Brodie Creek look"
with the homes pulled closer to the street, front porches
and rear loading lots.
The applicant proposes the placement of a brick ground -
mounted wall sign at the entrance to the subdivision. The
perimeter of the subdivision will be fenced with a six-foot
iron fence. The applicant does not propose the subdivision
to be gated but, with the fencing, to have the appearance
of a gated community.
The applicant has provided six typical layouts for the
subdivision. These typical structures range from 1510
square feet to 2065 square feet. All are one-story
structures with at least three bedrooms. The average lot
size is .12 acres with the minimum lot size being .09
acres. One of proposed typical structures has an appendage
extending beyond the structure. The applicant has stated
each of the lots will maintain a 3.5-foot side yard
setback. The applicant has also indicated chimneys and
5
January 3, 2002
SUBDIVISION
ITEM NO.: 8 (Cont.
FILE NO.: Z-7113
porches will extend into the setbacks. Minimum building
code requires a side yard setback of over 3-feet but the
chimney can encroach into the setback 2-feet.
The applicant indicated the common areas are to be
landscaped and to be maintained by the property owners
association. The applicant has relocated the alleyway to
provide turn -around capability for Lot 1.
The property must be rezoned to PD-R, Covenant Cove Long -
Form PD-R File No. Z-7113 for the plat, Covenant Cove
Preliminary Plat File No. S-1329-A to be valid.
Otherwise, to staff's knowledge, there are no outstanding
issues associated with this PD-R. The proposed PD-R zoning
request for Covenant Cove Long -Form PD-R should have no
adverse impact on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the PD-R subject to the
following conditions:
1.Compliance with the requirements as noted in paragraphs D
and E of this report.
11
January 17, 2002
ITEM NO.: A
FILE NO.: 5-1329-A
NAME: Covenant Cove - Preliminary Plat
LOCATION: Southwest Corner of Rutgers Drive and Lehigh Drive
DEVELOPER:
Pam Brown -Courtney & Associates
P.O. Box 55145
Little Rock, AR 72215
ENGINEER:
McGetrick & McGetrick Engineers
319 East Markham Street
Little Rock, AR 72201
AREA: 10.330 acres NUMBER OF LOTS: 52 FT. NEW STREET: 0
CURRENT ZONING: R-2
PROPOSED REZONING
Z-7113 Item #8)
PD-R (Covenant Cove Long -Form PD-R
PLANNING DISTRICT: 11
CENSUS TRACT: 24.04
VARIANCES/WAIVERS REQUESTED:
1. A variance to allow a reduced front building line.
2. A variance to allow a private internal street.
A. PROPOSAL:
The applicant proposes to subdivide this 10.33-acre site
into 52 single-family residential lots. The average lot
size will be 5,200 square feet. The subdivision will have a
single access point from Romine Road. The interior street
will be a 50-foot private access and utility easement. Lots
1 - 38 will be adjacent to the perimeter of the property and
Lots 39 - 52 will be interior lots. The lots will have rear
access with a 35-foot access and utility easement. There
January 17, 2002
ITEM NO.: A (Cont.)
FILE NO.: S-1329-A
will be a 10-foot no access easement provided adjacent to
Romine Road and Leigh Drive. The applicant is proposing a
15-foot front building set back on all the lots. The side
yard set back is proposed at 3.5-feet.
B. EXISTING CONDITIONS:
The site is undeveloped and tree covered. The area to the
north, south, east and west is developed with single-family
residences and only a scattering of vacant lots. The site
slopes upward from Lehigh Drive to Romine Road. The site is
adjacent to Romine Road and Leigh Drive both of which are
developed to Master Street Plan standards with the exception
of sidewalks. The sidewalks have been constructed on Romine
Road with the exception of the frontage adjacent to 'this
site.
C. NEIGHBORHOOD COMMENTS:
All property owners abutting the site and the Twin Lakes
"A", Cypress Place, Kensington Place, John Barrow and the
Twin Lakes "B" Neighborhood Associations as well as the Twin
Lakes Property Owners Association were notified of the
Public Hearing. As of this writing staff has received
several informational calls from the neighborhood.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5-foot sidewalks with the
planned development. (Romine and Leigh)
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. Prepare a letter of pending development addressing
streetlights as required by Section 31-403 of the Little
Rock Code. All requests should be forwarded to Traffic
Engineering.
7. Contact the ADPC&E for approval prior to start of work.
8. Street name needs to be approved by David Hathcock. Call
371-4808 for more information.
2
January 17, 2002
ITEM NO.: A (Cont.)
FILE NO.: 5-1329-A
9. This development involves issues related to street
lighting. The property owner may be responsible for
installation of new streetlights or modification (if
required) of existing streetlights. Property owner must
contact Traffic Engineering (Steve Philpott @ 340-4880)
to verify street lighting requirements for this project.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if
service is required for project. Contact Jim Boyd at
376-2903 for details.
Entergy: No comment received.
ARKLA: No comment received.
Southwestern Bell: No comment received.
Water: An acreage charge of $150 per acre applies in
addition to normal charges in this area. Contact Marie
Dugan at 992-2438 for details.
Fire Department: Place fire hydrants per code. Contact
Dennis Free at 918-3752 for details.
County Planning: No comment received.
CATA: Project site is located near Bus Route #14 but has
no effect on bus radius, turnout and route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landsca a Issues: No comment.
G. SUBDIVISION COMMITTEE COMMENT:
(December 6, 2001)
Mr. Pat McGetrick was present, representing the application.
The proposed preliminary plat and PD-R were discussed
simultaneously. Staff briefly noted some additional project
information needed on the site plan (signage, building
setbacks, perimeter treatment). Staff also noted if the
structures were to have any appendages these would need to
be shown on the typical. Staff noted the typical shown
would not "work" for a few of the lots. Staff listed these
3
January 17, 2002
ITEM NO.: A (Cont.) FILE NO.: S-1329-A
lots for Mr. McGetrick and requested a layout be shown for
each of these lots. Staff also noted the additions to the
preliminary plat. Staff noted a "turn -around" for Lot 1
should be shown. Staff also requested the applicant label
the internal sidewalks.
Tad Borkowski, Public Works Staff, indicated street
improvements would be required. He also stated the
Stormwater Detention Ordinance would apply to the project.
Mr. Borkowski stated the alley between Lots 7 and 8 should
be moved to allow "turn -around" capability for Lot 1.
Staff questioned if the subdivision would have a gated. Mr.
McGetrick stated the intent was not to install a gate but
with the fencing design to have the appearance of a gated
community. Staff noted the comment from the Fire Department
and suggested Mr. McGetrick contact Dennis Free for
additional information.
After the discussion, the Committee forwarded the proposed
preliminary plat and the proposed PD-R to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff
on December 12, 2001. The revised plat addresses the issues
raised by staff and the Subdivision Committee. The internal
sidewalks have been labeled at 5-feet. The alley has been
moved to the west between Lots 3 and 4 to provide a
turnaround for Lot 1. The applicant has provided a 10-foot
no access easement adjacent to Lehigh Drive and Romine Road
but has not indicated a 10-foot no access easement adjacent
to the interior street.
The applicant is proposing a 15-foot front platted building
line. The Subdivision Ordinance requires a 25-foot platted
front building line. A separate ordinance will be forward
to the Board of Directors for review and approval of this
request. The applicant is proposing the side yard setback
to be a minimum 3.5-feet on all lots. Minimum side yard
setbacks for detached single-family according to building
code is over 3-feet. The 3.5-foot would meet the minimum
requirement. The ordinance requires a 30-foot platted
building line adjacent to collector streets (Romine Road)
4
January 17, 2002
ITEM NO.: A (Cont.)
FILE NO.: S-1329-A
and 25-foot building line adjacent to residential streets
(Lehigh Drive). The applicant needs to show these external
building lines on the plat.
The applicant is also requesting a variance to allow a
private internal street. Private streets are allowable, if
approved by the Planning Commission, in the form of a cul-
de-sac and short loop street when determined the street can
adequately serve the development.
This plat is part of a PD-R; Covenant Cove Long -Form PD-R,
File No. Z-7113 Item No. 8 on this agenda. The plat
requires variances from the Subdivision Ordinance for an R-2
zoned, single-family subdivision which will be reviewed by
the Board of Directors in a separate ordinance. The
applicant proposes a "Brodie Creek look" with the homes
pulled closer to the street, front porches and rear loading
lots. The property must be rezoned to PD-R, Covenant Cove
Long -Form PD-R file #Z-7113 for this plat to be valid.
Otherwise, to staff's knowledge there are no outstanding
issues associated with the preliminary plat. The proposed
preliminary plat conforms to the Subdivision Ordinance and
should 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.
2. Provide a 10-foot no access easement adjacent to the
internal street.
3. Provide a 30-foot platted building line adjacent to
Romine Road and a minimum 25-foot platted building line
adjacent to Lehigh Drive.
4.The property must be rezoned to PD-R Covenant Cove Long -
Form PD-R File #Z-7113 or this plat is invalid.
PLANNING COMMISSION ACTION:
(JANUARY 3, 2002)
Ms. Pam Brown -Courtney, the developer, and Mr. Pat McGetrick of
McGetrick and McGetrick Engineers were present representing the
5
January 17, 2002
ITEM NO.: A (Cont.)
FILE NO.: 5-1329-A
application. There were numerous objectors present. Staff
presented the application in conjunction with the Planned
Residential Development Item #8 Covenant Cove Long -Form PRD, File
No. Z-7113. Staff recommended approval of the preliminary plat
subject to approval of the PRD since the two were so directly
tied together. After a brief discussion the Commission voted to
defer the item for two weeks to the January 17, 2002 Public
Hearing. (See Item No. 8 for a more detailed minute record of
this item.)
PLANNING COMMISSION ACTION:
(JANUARY 17, 2002)
Ms. Pam Brown -Courtney, the developer, and Mr. Pat McGetrick of
McGetrick and McGetrick Engineers were present representing the
application. There were numerous objectors present.
Staff presented the item in conjunction with the Planned
Development File No. Z-7113. Staff stated the item was deferred
from the January 3, 2002 Public Hearing. Staff indicated due to
the large number of persons in opposition of the application at
the January 3, 2002 meeting the Commission had suggested the
applicant meet with the neighborhood to resolve some of the
issues. Staff stated the meeting was held on January 10, 2002
and was well attended. Staff indicated there was still
opposition from the neighborhood and the applicant was not
willing to change the application or site plan.
Staff stated since the last meeting there had been one additional
letter of support received. Staff stated their recommendation
was approval subject to the conditions previously noted. See
Item No. B File No. Z-7113 for a more detailed record of the
Planning Commission activity.
A motion was made to approve the preliminary plat as filed to
include staff recommendations and comments. The motion carried
6 ayes, 4 noes and 1 absent.
6
FILE NO.: S-1329-A
NAME: Covenant Cove - Preliminary Plat
LOCATION: Southwest Corner of Rutgers Drive and Lehigh Drive
DEVELOPER: ENGINEER:
Pam Brown -Courtney & Associates McGetrick & McGetrick Engineers
P.O. Box 55145 319 East Markham Street
Little Rock, AR 72215 Little Rock, AR 72201
AREA: 10.330 acres NUMBER OF LOTS: 52 FT. NEW STREET: 0
CURRENT ZONING: R-2
PROPOSED REZONING: PD-R (Covenant Cove Long -Form PD-R
Z-7113 Item #8)
PLANNING DISTRICT: 11
CENSUS TRACT: 24.04
VARIANCES/WAIVERS REQUESTED:
1. A variance to allow a reduced front building line.
2.A variance to allow a private internal street.
A. PROPOSAL:
The applicant proposes to subdivide this 10.33-acre site
into 52 single-family residential lots. The average lot
size will be 5,200 square feet. The subdivision will have
a single access point from Romine Road. The interior
street will be a 50-foot private access and utility
easement. Lots 1 - 38 will be adjacent to the perimeter of
the property and Lots 39 - 52 will be interior lots. The
lots will have rear access with a 35-foot access and
FILE NO.: S-1329-A (Cont.)
utility easement. There' will be a 10-foot no access
easement provided adjacent to Romine Road and Leigh Drive.
The applicant is proposing a 15-foot front building set
back on all the lots. The side yard set back is proposed
at 3.5-feet.
B. EXISTING CONDITIONS:
The site is undeveloped and tree covered. The area to the
north, south, east and west is developed with single-family
residences and only a scattering of vacant lots. The site
slopes upward from Lehigh Drive to Romine Road. The site
is adjacent to Romine Road and Leigh Drive both of which
are developed to Master Street Plan standards with the
exception of sidewalks. The sidewalks have been
constructed on Romine Road with the exception of .,the
frontage adjacent to this site.
C. NEIGHBORHOOD COMMENTS:
All property owners abutting the site and the Twin Lakes
"A", Cypress Place, Kensington Place, John Barrow and the
Twin Lakes "B" Neighborhood Associations as well as the
Twin Lakes Property Owners Association were notified of the
Public Hearing. As of this writing staff has received
several informational calls from the neighborhood.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5-foot sidewalks with the planned
development. (Romine and Leigh)
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. Prepare a letter of pending development addressing
streetlights as required by Section 31-403 of the Little
Rock Code. All requests should be forwarded to Traffic
Engineering.
7.Contact the ADPC&E for approval prior to start of work.
8.Street name needs to be approved by David Hathcock. Call
371-4808 for more information.
2
FILE NO.: S-1329-A (Cont.)
E.
F
G
9. This development involves issues related to street
lighting. The property owner may be responsible for
installation of new streetlights or modification (if
required) of existing streetlights. Property owner must
contact Traffic Engineering (Steve Philpott @ 340-4880)
to verify street lighting requirements for this project.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
if service is required for project. Contact Jim Boyd at
376-2903 for details.
Enter : No comment received.
ARKLA: No comment received.
Southwestern Bell: No comment received.
Water: An acreage charge of $150 per acre applies in
addition to normal charges in this area. Contact Marie
Dugan at 992-2438 for details.
Fire Department: Place fire hydrants per code. Contact
Dennis Free at 918-3752 for details.
County Planning: No comment received.
CATA: Project site is located near Bus Route #14 but has
no effect on bus radius, turnout and route.
ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape Issues: No comment.
SUBDIVISION COMMITTEE COMMENT:
(December 6, 2001)
Mr. Pat McGetrick was present, representing the
application. The proposed preliminary plat and PD-R were
discussed simultaneously. Staff briefly noted some
additional project information needed on the site plan
(signage, building setbacks, perimeter treatment). Staff
also noted if the structures were to have any appendages
these would need to be shown on the typical. Staff noted
the typical shown would not "work" for a few of the lots.
Staff listed these lots for Mr. McGetrick and requested a
3
FILE NO.: S-1329-A (Cont.
layout be shown for each of these lots. Staff also noted
the additions to the preliminary plat. Staff noted a
"turn -around" for Lot 1 should be shown. Staff also
requested the applicant label the internal sidewalks.
Tad Borkowski, Public Works Staff, indicated street
improvements would be required. He also stated the
Stormwater Detention Ordinance would apply to the project.
Mr. Borkowski stated the alley between Lots 7 and 8 should
be moved to allow "turn -around" capability for Lot 1.
Staff questioned if the subdivision would have a gated.
Mr. McGetrick stated the intent was not to install a gate
but with the fencing design to have the appearance of a
gated community. Staff noted the comment from the -Fire
Department and suggested Mr. McGetrick contact Dennis Free
for additional information.
After the discussion, the Committee forwarded the proposed
preliminary plat and the proposed PD-R to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff
on December 12, 2001. The revised plat addresses the
issues raised by staff and the Subdivision Committee. The
internal sidewalks have been labeled at 5-feet. The alley
has been moved to the west between Lots 3 and 4 to provide
a turnaround for Lot 1. The applicant has provided a 10-
foot no access easement adjacent to Lehigh Drive and Romine
Road but has not indicated a 10-foot no access easement
adjacent to the interior street.
The applicant is proposing a 15-foot front platted building
line. The Subdivision Ordinance requires a 25-foot platted
front building line. A separate ordinance will be forward
to the Board of Directors for review and approval of this
request. The applicant is proposing the side yard setback
to be a minimum 3.5-feet on all lots. Minimum side yard
setbacks for detached single-family according to building
code is over 3-feet. The 3.5-foot would meet the minimum
requirement. The ordinance requires a 30-foot platted
building line adjacent to collector streets (Romine Road)
and 25-foot building line adjacent to residential streets
(Lehigh Drive). The applicant needs to show these external
building lines on the plat.
4
FILE NO.: 5-1329-A (Cont.)
The applicant is also, requesting a variance to allow a
private internal street. Private streets are allowable, if
approved by the Planning Commission, in the form of a cul-
de-sac and short loop street when determined the street can
adequately serve the development.
This plat is part of a PD-R; Covenant Cove Long -Form PD-R,
File No. Z-7113 Item No. 8 on this agenda. The plat
requires variances from the Subdivision Ordinance for an R-
2 zoned, single-family subdivision which will be reviewed
by the Board of Directors in a separate ordinance. The
applicant proposes a "Brodie Creek look" with the homes
pulled closer to the street, front porches and rear loading
lots. The property must be rezoned to PD-R, Covenant Cove
Long -Form PD-R file #Z-7113 for this plat to be valid.
Otherwise, to staff's knowledge there are no outstanding
issues associated with the preliminary plat. The proposed
preliminary plat conforms to the Subdivision Ordinance and
should 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.
2. Provide a 10-foot no access easement adjacent to the
internal street.
3. Provide a 30-foot platted building line adjacent to
Romine Road and a minimum 25-foot platted building line
adjacent to Lehigh Drive.
4. The property must be rezoned to PD-R Covenant Cove Long -
Form PD-R File #Z-7113 or this plat is invalid.
PLANNING COMMISSION ACTION:
(JANUARY 3, 2002)
Ms. Pam Brown -Courtney, the developer, and Mr. Pat McGetrick of
McGetrick and McGetrick Engineers were present representing the
application. There were numerous objectors present. Staff
presented the application in conjunction with the Planned
Residential Development Item #8 Covenant Cove Long -Form PRD,
File No. Z-7113. Staff recommended approval of the preliminary
plat subject to approval of the PRD since the two were so
directly tied together. After a brief discussion the Commission
voted to defer the item for two weeks to the January 17, 2002
5
FILE NO.: S-1329-A (Cont.
Public Hearing. (See Iterh No., 8 for a more detailed minute
record of this item.)
PLANNING COMMISSION ACTION: (JANUARY 17, 2002)
Ms. Pam Brown -Courtney, the developer, and Mr. Pat McGetrick of
McGetrick and McGetrick Engineers were present representing the
application. There were numerous objectors present. Staff
presented the item in conjunction with the Planned Development
File No. Z-7113. Staff stated the item was deferred from the
January 3, 2002 Public Hearing. Staff indicated due to the
large number of persons in opposition of the application at the
January 3, 2002 meeting the Commission had suggested the
applicant meet with the neighborhood to resolve some of -the
issues. Staff stated the meeting was held on January 10, 2002
and was well attended. Staff indicated there was still
opposition from the neighborhood and the applicant was not
willing to change the application or site plan.
Staff stated since the last meeting there had been one
additional letter of support received. Staff stated their
recommendation was approval subject to the conditions previously
noted. See Item No. B File No. Z-7113 for a more detailed
record of the Planning Commission activity.
A motion was made to approve the preliminary plat as filed to
include staff recommendations and comments. The motion carried
6 ayes, 4 noes and 1 absent.
C