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HomeMy WebLinkAboutS-1344-A Staff AnalysisSubdivision Committee Comments Item No. 1 January 16, 2003 S-1344-A Montagne Court Revised Preliminary Plat��,� Planning Staff Comments: 1. Provide the Source of Title (Deed record book and page or instrument number) on the preliminary plat. 2. An application should be made to the Board of Adjustment for the requested variances in fencing heights. 3. Provide notification of abutting property owners complete with the certified abstract list, notice form with affidavit executed and proof of mailing. Variance/Waivers- 1. A variance to allow a 50-foot curve radii on the interior streets on the southern two curves. 2. A variance to allow the interior street to be classified as a minor residential street. 3. A variance to allow a reduced front platted building line for Lots 8 — 26 (20-foot). a011'61UTMOM M 1. All comment made on the previous plat apply, unless modified by this filing. 2. As stated in the previous review, interior streets exceed the length permitted by minor residential street standards. In the previous plat, staff supported a waiver of a 24-foot street width in conjunction with rear access design of subdivision but did not support a waiver of sidewalk construction. However, recent comments from the Fire Department indicate that the federal fire code standard is a minimum 26-feet street width. 3. A fifty foot street radius does not meet minimum design standards for a minor residential street. Utilities and Fire Department/County Planning: Wastewater: A sewer main extension will be required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: No comment received. k-� �oLLO") SBC: No comment received. s- b to. D41 Central Arkansas Water: A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. Water main extensions will be required in order to provide service to this property. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Maintain a 20-foot access at Montagne and South Katillus Road. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, January 22, 2003. February 6, 2003 ITEM NO.: 1 FILE NO.: 5-1344-A NAME: Montagne Court Revised Preliminary Plat LOCATION: On the northeast corner of Forest Lane and South Katillus Road DEVELOPER: ENGINEER: Jim Smith White-Daters & Associates 5011 South Katillus Road #24 Rahling Circle Little Rock, AR 72223 Little Rock, AR 72223 AREA: 14.6 acres NUMBER OF LOTS: ` 60 FT. NEW STREET: 2200 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.11 VARIANCESM/AIVERS REQUESTED: 1. A variance to allow a 50-foot curve radii on the interior streets on the southern two curves. 2. A variance to allow the interior street to be classified as a minor residential street. 3. A variance to allow a reduced front platted building line for Lots 18 — 26 (20-foot). RIANCESM/AIVERS PREVIOUSLY APPROVED: 1. A variance to allow double frontage lots for Lots 19 - 36. 2. A variance to allow a 20-foot front platted building line on Lots 1 — 17 and Lots 27 -60. 3. A variance to allow a reduced rear yard platted building line on Lots 1, 38 and 60. 4. A variance to allow a 5-foot side yard setback on all lots. 5. A variance to allow a reduced minimum lot width for Lots 18 - 21 and 24 - 27. 6. A waiver of internal sidewalk requirement. 7. A deferral of Master Street Plan requirements for improvements to South Katillus Road. 8. A deferral of Master Street Plan requirements for Forest Lane. February 6, 2003 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: 5-1344-A 9. A variance to allow a 6-foot brick and wrought iron fence with seven (7) foot brick columns along the west and south property lines and an eight (8) foot wood privacy fence along the north and east property lines. BACKGROUND: At the June 20, 2002 Planning Commission Public Hearing an application was approved for the Montagne Court Preliminary Plat. The applicant proposed the subdivision of this 14.62 acre site into 60 single-family residential lots for the development of garden style homes. The lots were proposed as rear loading with alley access to garages. The average lot size proposed was 60 foot by 120 foot or 7,200 square feet. The applicant proposed the addition of 2,200 linear feet of internal street as a part of the development. The applicant proposed nine waivers and variances from City Ordinances related to the project. The Board of Directors approved these requested variances at their July 17, 2002 Public Hearing (Ordinance No. 18,721). The approval included a variance to allow double frontage lots for Lots 19 — 36. The lots would have access from a new city street, Montagne Court and/or Forest. Lane. The applicant proposed a platted 10-foot no access easement along the rear of the lots or along Forest Lane. The applicant proposed reduced setbacks and platted building lines as a part of the development. The applicant proposed adjacent to the interior street a variance to allow a 20-foot front platted building line on Lots 1 — 17 and 27 - 60. The applicant also requested the corner lots (Lots 1, 38 and 60) be allowed a reduced rear yard setback of 8-feet and reduced side yard setback on all lots of 5-feet. The proposed development did not meet the minimum lot size width for a few of the lots in the development therefore, a variance to allow a reduced minimum lot width for Lots 18— 21 and 24 — 27 was requested. The applicant proposed fencing to surround the development. The proposal included an eight -foot wood fence along the north and east property lines (the rear property lines) and a seven -foot brick column and wrought iron fence adjacent to the west and south property line or the street right-of-way. The ordinance standard for fencing height adjacent to the street is four -feet and six-foot adjacent to the side and rear property line. A variance was approved to allow increased heights of the fencing on all property lines (6-foot brick and wrought iron fence with seven (7) foot columns along the west and south property lines). The applicant also requested a waiver of the internal sidewalk requirement and a deferral of Master Street Plan requirements for improvements to South Katillus Road. 2 February 6, 2003 SUBDIVISION NO.: 1 (Cont. FILE NO.: S-1344-A The applicant proposed to phase the street improvements with the development of the subdivision. The applicant also requested a deferral of Master Street Plan improvements to Forest Lane until Phase IV developed. The applicant is now proposing a variance to allow a 50-foot radii on the interior streets on the southern two curves. The applicant's previous submittal included the 50-foot radii on the drawing but a variance was not requested to allow the reduced radii. The applicant is also requesting a variance to allow the interior street to be classified as a minor residential street (without sidewalks). The applicant is also requesting a variance to allow a reduced front platted building line within the development. The proposal is for lots (Lots 18 — 26) to have the same. -reduced front platted building line as was approved for the remainder of the subdivision. B. EXISTING CONDITIONS: The site contains a single-family residence along with a stable and riding arena (for personal use). The applicant has started with the installation of water and sewer lines on the site working toward final platting. The area to the north contains two converted single-family residences with POD zoning; a beauty shop/tanning salon and an attorney's office. A third structure was recently reviewed and approved by the Planning Commission as a rezoning request to change the site to POD. There is a large tract of undeveloped R-2 zoned property immediately to the east of the site and further east and to the south of the proposed subdivision there are single-family residences, both stick -built and manufactured homes, on large lots. The area to the west contains larger homes on large lots. To the southwest of the site is a newly developing subdivision, Valley Falls Estates. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received The Westchester/Heatherbrae Property Ranch Neighborhood Association along notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: any comments from the neighborhood. Owners Association and the Johnson with the abutting property owners. were 1. All comments made on the previous plat apply, unless modified by this filing. 2. As stated in the previous review, interior streets exceed the length permitted by minor residential street standards. In the previous plat, staff supported a waiver of a 24-foot street width in conjunction with rear access design of subdivision but did not support a waiver of sidewalk construction. However, 3 February 6, 2003 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1344-A recent comments from the Fire Department indicate that the federal fire code standard is a minimum 26-feet street width. 3. A fifty foot street radius does not meet minimum design standards for a minor residential street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: A sewer main extension will be required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. Water main extensions will be required in order to provide service to this property. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 982-2438 for additional details. Fire Department: Place fire hydrants per code. Maintain a 20-foot access at Montagne and South Katillus Road. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received: CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning- Division: No comment. Landscape Issues: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) Mr. Joe White was present representing the applicant. Staff presented an overview of the proposed development indicating the Commission had approved a preliminary plat for the site in June of 2002. Staff stated the applicant was now requesting three additional variances to the preliminary plat. CI February 6, 2003 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1344-A Public Works comments were addressed. Staff stated a 24-foot street would be required per the Master Street Plan. Mr. White stated the street did serve more lots than was typical for a Minor Residential Street but the design and concept was to make the subdivision more attractive by narrowing the streets, accessing the garages from the rear and pulling the homes closer to the street. Mr.'White stated with the placement of two (2) cul-de-sacs he could accomplish the desired effect but the cul-de-sac development would be a hindrance to the Fire Department and Sanitation Department. Staff stated they would review the request prior to the Commission meeting. Staff stated the applicant had requested a fence height variance and would need to file an application with the Board of Adjustment. Mr. White indicated he would do so on the next available filing date. There were no further issues for discussion. The Committee then forwarded the item to the full Commission for final action. K ANALYSIS: The applicant submitted a revised plat to Staff addressing most of the issues raised by Staff at the Subdivision Committee meeting. The applicant has indicated the streets at 24-feet of pavement and no sidewalks. Public Works Staff has reconsidered the need for sidewalks in the development and has determined even though the development is 60 lots, more than the maximum number of lots allowable for this street classification, the development is served by a loop street and the function is similar to a Minor Residential Street. The applicant is also requesting a 50-foot curve radii on the interior street on the southern two (2) curves. Staff supports this request. With the requested radii the effect will act as traffic calming reducing the speeds of motorist. The applicant has also indicated a 20-foot platted building line on Lots 8 — 26. Staff supports this request. The applicant has indicated the request is to allow the development more uniformity and the remainder of the lots were preliminary platted with the 20-foot platted building line. To Staff's knowledge, there are no outstanding issues associated with the proposed preliminary plat. Staff is supportive of the request and the requested waivers and variances. STAFF RECOMMENDATION: Staff recommends approval of the revised preliminary plat subject to compliance with the conditions outlined in paragraphs D, E and F of this report. 5 February 6, 2003 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-1344-A Staff recommends approval of the requested variance to allow a 20-foot platted building line on Lots 18 — 26. Staff recommends approval of the requested variance to .allow a 50-foot curve radii on the southern two (2) curves on Montagne Court. Staff recommends approval of the request to classify Montagne Court as a Minor Residential Street (without sidewalks). C� February 6, 2003 ITFM NO.: 1 NAME: Montagne Court Revised Preliminary Plat FILE NO.: S-1344-A LOCATION: On the northeast corner of Forest Lane and South Katillus Road DEVELOPER: Jim Smith 5011 South Katillus Road Little Rock, AR 72223 AREA: 14.6 acres NUMBER OF LOTS: CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.11 VARIANCESNVAIVERS REQUESTED: FNGINFER- White-Daters & Associates #24 Rahling Circle Little Rock, AR 72223 60 FT. NEW STREET: 2200 1. A variance to allow a 50-foot curve radii on the interior streets on the southern two curves. 2. A variance to allow the interior street to be classified as a minor residential street. 3. A variance to allow a reduced front platted building line for Lots 18 — 26 (20-foot). VARIANCESIVVAIVERS PREVIOUSLY APPROVED: 1. A variance to allow double frontage lots for Lots 19 - 36. 2. A variance to allow a 20-foot front platted building line on Lots 1 — 17 and Lots 27 -60. 3. A variance to allow a reduced rear yard platted building line on Lots 1, 38 and 60. 4. A variance to allow a 5-foot side yard setback on all lots. 5. A variance to allow a reduced minimum lot width for Lots 18 - 21 and 24 - 27. 6. A waiver of internal sidewalk requirement. 7. A deferral of Master Street Plan requirements for improvements to South Katillus Road. 8. A deferral of Master Street Plan requirements for Forest Lane. February 6, 2003 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1344-A 9. A variance to allow a 6-foot brick and wrought iron fence with seven (7) foot brick columns along the west and south property lines and an eight (8) foot wood privacy fence along the north and east property lines. BACKGROUND: At the June 20, 2002 Planning Commission Public Hearing an application was approved for the Montagne Court Preliminary Plat. The applicant proposed the subdivision of this 14.62 acre site into 60 single-family residential lots for the development of garden style homes. The lots were proposed as rear loading with alley access to garages. The average lot size proposed was 60 foot by 120 foot or 7,200 square feet. The applicant proposed the addition of 2,200 linear feet of internal street as a part of the development. The applicant proposed nine waivers and variances from City Ordinances related to the project. The Board of Directors approved these requested variances at their July 17, 2002 Public Hearing (Ordinance No. 18,721). The approval included a variance to allow double frontage lots for Lots 19 — 36. The lots would have access from a new city street, Montagne Court and/or Forest Lane. The applicant proposed a platted 10-foot no access easement along the rear of the lots or along Forest Lane. The applicant proposed reduced setbacks and platted building lines as a part of the development. The applicant proposed adjacent to the interior street a variance to allow a 20-foot front platted building line on Lots 1 — 17 and 27 - 60. The applicant also requested the corner lots (Lots 1, 38 and 60) be allowed a reduced rear yard setback of 8-feet and reduced side yard setback on all lots of 5-feet. The proposed development did not meet the minimum lot size width for a few of the lots in the development therefore, a variance to allow a reduced minimum lot width for Lots 18— 21 and 24 — 27 was requested. The applicant proposed fencing to surround the development. The proposal included an eight -foot wood fence along the north and east property lines (the rear property lines) and a seven -foot brick column and wrought iron fence adjacent to the west and south property line or the street right-of-way. The ordinance standard for fencing height adjacent to the street is four -feet and six-foot adjacent to the side and rear property line. A variance was approved to allow increased heights of the fencing on all property lines (6-foot brick and wrought iron fence with seven (7) foot columns along the west and south property lines). The applicant also requested a waiver of the internal sidewalk requirement and a deferral of Master Street Plan requirements for improvements to South Katillus Road. 04 February 6, 2003 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1344-A The applicant proposed to phase the street improvements with the development of the subdivision. The applicant also requested a deferral of Master Street Plan improvements to Forest Lane until Phase IV developed. A. PROPOSAL: The applicant is now proposing a variance to allow a 50-foot radii on the interior streets on the southern two curves. The applicant's previous submittal included the 50-foot radii on the drawing but a variance was not requested to allow the reduced radii. The applicant is also requesting a variance to allow the interior street to be classified as a minor residential street (without sidewalks). The applicant is also requesting a variance to allow a reduced front platted building line within the development. The proposal is for lots (Lots 18 — 26) to have the same reduced front platted building line as was approved for the remainder of the subdivision. B. EXISTING CONDITIONS: The site contains a single-family residence along with a stable and riding arena (for personal use). The applicant has started with the installation of water and sewer lines on the site working toward final platting. The area to the north contains two converted single-family residences with POD zoning; a beauty shop/tanning salon and an attorney's office. A third structure was recently reviewed and approved by the Planning Commission as a rezoning request to change the site to POD. There is a large tract of undeveloped R-2 zoned property immediately to the east of the site and further east and to the south of the proposed subdivision there are single-family residences, both stick -built and manufactured homes, on large lots. The area to the west contains larger homes on large lots. To the southwest of the site is a newly developing subdivision, Valley Falls Estates. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received The Westchester/Heatherbrae Property Ranch Neighborhood Association along notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: any comments from the neighborhood. Owners Association and the Johnson with the abutting property owners were 1. All comments made on the previous plat apply, unless modified by this filing. 2. As stated in the previous review, interior streets exceed the length permitted by minor residential street standards. In the previous plat, staff supported a waiver of a 24-foot street width in conjunction with rear access design of subdivision but did not support a waiver of sidewalk construction. However, 3 February 6, 2003 SUBDIVISION TEM NO.: 1 (Cont. ILE NO.: S-1344-A recent comments from the Fire Department indicate that the federal fire code standard is a minimum 26-feet street width. 3. A fifty foot street radius does not meet minimum design standards for a minor residential street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING; Wastewater: A sewer main extension will be required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. Water main extensions will be required in order to provide service to this property. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 982-2438 for additional details. Fire Department: Place fire hydrants per code. Maintain a 20-foot access at Montagne and South Katillus Road. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape Issues: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) Mr. Joe White was present representing the applicant. Staff presented an overview of the proposed development indicating the Commission had approved a preliminary plat for the site in June of 2002. Staff stated the applicant was now requesting three additional variances to the preliminary plat. 4 February 6, 2003 SUBDIVISION ITEM NO.: 1 (Co FILE NO.: S-1 Public Works comments were addressed. Staff stated a 24-foot street would be required per the Master Street Plan. Mr. White stated the street did serve more lots than was typical for a Minor Residential Street but the design and concept was to make the subdivision more attractive by narrowing the streets, accessing the garages from the rear and pulling the homes closer to the street. Mr. White stated with the placement of two (2) cul-de-sacs he could accomplish the desired effect but the cul-de-sac development would be a hindrance to the Fire Department and Sanitation Department. Staff stated they would review the request prior to the Commission meeting. Staff stated the applicant had requested a fence height variance and would need to file an application with the Board of Adjustment. Mr. White indicated he would do so on the next available filing date. There were no further issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to Staff addressing most of the issues raised by Staff at the Subdivision Committee meeting. The applicant has indicated the streets at 24-feet of pavement and no sidewalks. Public Works Staff has reconsidered the need for sidewalks in the development and has determined even though the development is 60 lots, more than the maximum number of lots allowable for this street classification, the development is served by a loop street and the function is similar to a Minor Residential Street. The applicant is also requesting a 50-foot curve radii on the interior street on the southern two (2) curves. Staff supports this request. With the requested radii the effect will act as traffic calming reducing the speeds of motorist. The applicant has also indicated a 20-foot platted building line on Lots 8 — 26. Staff supports this request. The applicant has indicated the request is to allow the development more uniformity and the remainder of the lots were preliminary platted with the 20-foot platted building line. To Staffs knowledge, there are no outstanding issues associated with the proposed preliminary plat. Staff is supportive of the request and the requested waivers and variances. STAFF RECOMMENDATION: Staff recommends approval of the revised preliminary plat subject to compliance with the conditions outlined in paragraphs D, E and F of this report. 67 February 6, 2003 SUBDIVISIO .: 1 (Cont. FILE NO.: S-1344-A Staff recommends approval of the requested variance to allow a 20-foot platted building line on Lots 18 — 26. Staff recommends approval of the requested variance to allow a 50-foot curve radii on the southern two (2) curves on Montagne Court. Staff recommends approval of the request to classify Montagne Court as a Minor Residential Street (without sidewalks). PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) Mr. Joe White was present representing the application. There were no objectors present. Staff presented the item with a recommendation of approval subject to compliance outlined in paragraphs D, E and F of the above report. Staff recommended approval of the requested variance to allow a 20-foot platted building line on Lots 18 — 26, the requested variance to allow a 50-foot curve radii on the southern two (2) curves on Montagne Court and the request to classify Montagne Court as a Minor Residential Street (without sidewalks). There was no further discussion of the item. The item was placed on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. C.1 FILE NO.: S-1344-A NAME: Montagne Court Revised Preliminary Plat LOCATION: On the northeast corner of Forest Lane and South Katillus Road DEVELOPER: Jim Smith 5011 South Katillus Road Little Rock, AR 72223 AREA: 14.6 acres NUMBER OF LOTS CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.11 at VARIANCESM/AIVERS REQUESTED: FNrINFFR- White-Daters & Associates #24 Rahling Circle Little Rock, AR 72223 60 FT. NEW STREET: 2200 1. A variance to allow a 50-foot curve radii on the interior streets on the southern two curves. 2. A variance to allow the interior street to be classified as a minor residential street. 3. A variance to allow a reduced front platted building line for Lots 18 — 26 (20-foot). VARIANCESAIVAIVERS PREVIOUSLY APPROVED: 1. A variance to allow double frontage lots for Lots 19 - 36. 2. A variance to allow a 20-foot front platted building line on Lots 1 — 17 and Lots 27 -60. 3. A variance to allow a reduced rear yard platted building line on Lots 1, 38 and 60. 4. A variance to allow a 5-foot side yard setback on all lots. 5. A variance to allow a reduced minimum lot width for Lots 18 - 21 and 24 - 27. 6. A waiver of internal sidewalk requirement. 7. A deferral of Master Street Plan requirements for improvements to South Katillus Road. 8. A deferral of Master Street Plan requirements for Forest Lane. FILE NO.: S-1344-A Cont. 9. A variance to allow a 6-foot brick and wrought iron fence with seven (7) foot brick columns along the west and south property lines and an eight (8) foot wood privacy fence along the north and east property lines. BACKGROUND: At the June 20, 2002 Planning Commission Public Hearing an application was approved for the Montagne Court Preliminary Plat. The applicant proposed the subdivision of this 14.62 acre site into 60 single-family residential lots for the development of garden style homes. The lots were proposed as rear loading with alley access to garages. The average lot size proposed was 60 foot by 120 foot or 7,200 square feet. The applicant proposed the addition of 2,200 linear feet of internal street as a part of the development. The applicant proposed nine waivers and variances from City Ordinances related to the project. The Board of Directors approved these requested variances at their July 17, 2002 Public Hearing (Ordinance No. 18,721). The approval included a variance to allow double frontage lots for Lots 19 — 36. The lots would have access from a new city street, Montagne Court and/or Forest Lane. The applicant proposed a platted 10-foot no access easement along the rear of the lots or along Forest Lane. The applicant proposed reduced setbacks and platted building lines as a part of the development. The applicant proposed adjacent to the interior street a variance to allow a 20-foot front platted building line on Lots 1 — 17 and 27 - 60. The applicant also requested the corner lots (Lots 1, 38 and 60) be allowed a reduced rear yard setback of 8-feet and reduced side yard setback on all lots of 5-feet. The proposed development did not meet the minimum lot size width for a few of the lots in the development therefore, a variance to allow a reduced minimum lot width for Lots 18— 21 and 24 — 27 was requested. The applicant proposed fencing to surround the development. The proposal included an eight -foot wood fence along the north and east property lines (the rear property lines) and a seven -foot brick column and wrought iron fence adjacent to the west and south property line or the street right-of-way. The ordinance standard for fencing height adjacent to the street is four -feet and six-foot adjacent to the side and rear property line. A variance was approved to allow increased heights of the fencing on all property lines (6-foot brick and wrought iron fence with seven (7) foot columns along the west and south property lines). The applicant also requested a waiver of the internal sidewalk requirement and a deferral of Master Street Plan requirements for improvements to South Katillus Road. The applicant proposed to phase the street improvements with the development of the subdivision. The applicant also requested a deferral of Master Street Plan improvements to Forest Lane until Phase IV developed. 2 FILE NO.: S-1344-A(Cont.) A. PROPOSAL: The applicant is now proposing a variance to allow a 50-foot radii on the interior streets on the southern two curves. The applicant's previous submittal included the 50-foot radii on the drawing but a variance was not requested to allow the reduced radii. The applicant is also requesting a variance to allow the interior street to be classified as a minor residential street (without sidewalks). The. applicant is also requesting a variance to allow a reduced front platted building line within the development. The proposal is for lots (Lots 18 — 26) to have the same reduced front platted building line as was approved for the remainder of the subdivision. B. EXISTING CONDITIONS: The site contains a single-family residence along with a stable and riding arena (for personal use). The applicant has started with the installation of water and sewer lines on the site working toward final platting. The area to the north contains two converted single-family residences with POD zoning; a beauty shop/tanning salon and an attorney's office. A third structure was recently reviewed and approved by the Planning Commission as a rezoning request to change the site to POD. There is a large tract of undeveloped R-2 zoned property immediately to the east of the site and further east and to the south of the- proposed subdivision there are single-family residences, both stick -built and manufactured homes, on large lots. The area to the west contains larger homes on large lots. To the southwest of the site is a newly developing subdivision, Valley Falls Estates. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comments from the neighborhood. The Westchester/Heatherbrae Property Owners Association and the Johnson Ranch Neighborhood Association along with the abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. All comments made on the previous plat apply, unless modified by this filing. 2. As stated in the previous review, interior streets exceed the length permitted by minor residential street standards. In the previous plat, staff supported a waiver of a 24-foot street width in conjunction with rear access design of subdivision but did not support a waiver of sidewalk construction. However, recent comments from the Fire Department indicate that the federal fire code standard is a minimum 26-feet street width. 3. A fifty foot street radius does not meet minimum design standards for a minor residential street. 3 FILE NO.: 5-1344-A Cont. E. F G UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: A sewer main extension will be required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Enter : No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. Water main extensions will be required in order to provide service to this property. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 982-2438 for additional details. Fire Department: Place fire hydrants per code. Maintain a 20-foot access at Montagne and South Katillus Road. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape Issues: No comment. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) Mr. Joe White was present representing the applicant. Staff presented an overview of the proposed development indicating the Commission had approved a preliminary plat for the site in June of 2002. Staff stated the applicant was now requesting three additional variances to the preliminary plat. Public Works comments were addressed. Staff stated a 24-foot street would be required per the Master Street Plan. Mr. White stated the street did serve more lots than was typical for a Minor Residential Street but the design and concept was to make the subdivision more attractive by narrowing the streets, accessing the garages from the rear and pulling the homes closer to the street. Mr. White stated with the placement of two (2) cul-de-sacs he could accomplish the desired C! FILE NO.: S-1344-A (Cont. effect but the cul-de-sac development would be a hindrance to the Fire Department and Sanitation Department. Staff stated they would review the request prior to the Commission meeting. Staff stated the applicant had requested a fence height variance and would need to file an application with the Board of Adjustment. Mr. White indicated he would do so on the next available filing date. There were no further issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to Staff addressing most of the issues raised by Staff at the Subdivision Committee meeting. The applicant has indicated the streets at 24-feet of pavement and no sidewalks. Public Works Staff has reconsidered the need for sidewalks in the development and has determined even though the development is 60 lots, more than the maximum number of lots allowable for this street classification, the development is served by a loop street and the function is similar to a Minor Residential Street. The applicant is also requesting a 50-foot curve radii on the interior street on the southern two (2) curves. Staff supports this request. With the requested radii the effect will act as traffic calming reducing the speeds of motorist. The applicant has also indicated a 20-foot platted building line on Lots 8 — 26. Staff supports this request. The applicant has indicated the request is to allow the development more uniformity and the remainder of the lots were preliminary platted with the 20-foot platted building line. To Staff's knowledge, there are no outstanding issues associated with the proposed preliminary plat. Staff is supportive of the request and the requested waivers and variances. I. STAFF RECOMMENDATION: Staff recommends approval of the revised preliminary plat subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested variance to allow a 20-foot platted building line on Lots 18 — 26. Staff recommends approval of the requested variance to allow a 50-foot curve radii on the southern two (2) curves on Montagne Court. Staff recommends approval of the request to classify Montagne Court as a Minor Residential Street (without sidewalks). 5 FILE NO.: S-1344-A (Cont. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) Mr. Joe White was present representing the application. There were no objectors present. Staff presented the item with a recommendation of approval subject to compliance outlined in paragraphs D, E and F of the above report. Staff recommended approval of the requested variance to allow a 20-foot platted building line on Lots 18 — 26, the requested variance to allow a 50-foot curve radii on the southern two (2) curves on Montagne Court and the request to classify Montagne Court as a Minor Residential Street (without sidewalks). There was no further discussion of the item. The item was placed on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 9