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HomeMy WebLinkAboutS-1398 Staff AnalysisSubdivision Committee Comments August 14, 2003 ITEM NO.: 14 NAME: Culzean Estates Preliminary Plat LOCATION: north side of David O Dodd, east of 1-430 Planning Staff Comments FILE NO.: S-1398 1. Provide notification of abutting property owners complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the name/address and source of title of the landowner. 3. Verify the square footage of Lots 55, 56, 62, 114, and 124. 4. Lots 71, 72 and 111 will require a variance to allow an increased depth to with ratio. 5. Indicate the buildable area of Lots 1, 52, 55, 56, 62, 63, 81, 82, 86, 87, 88, 95, 96, 97, 114 and 124. 6. Lot 119 does not appear to meet the minimum lot width at the building line. Variance/Waivers: 1. None requested. Public Works: 1. The minimum curve radius on Culzean View should be 150 foot. 2. The subdivision entrance on David O'Dodd should be redesigned to provide a straight, north south, alignment with the existing traffic lanes. 3. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. Assuming Mystery Lake is to provide detention, the outlet works for the pond must be designed to meet storm water detention ordinance requirements. An emergency spillway must also be provided that will safely pass the 100-year storm without damage to down stream property. 5. Easements are required for all storm water drainage areas. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of water main connection(s) will apply to this project in addition to normal charges. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contac the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. Planninq Division- No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, August 20, 2003. FILE NO.: S- NAME: Culzean Estates Preliminary Plat LOCATION: On the north side of David O Dodd, east of 1-430 DEVELOPER: Mystery Properties 16401 Chenal Valley Drive Little Rock, AR 72223 ENGINEER: McGetrick & McGetrick 319 President Clinton Avenue Little Rock, AR 72201 AREA: 51.31 acres RRENT ZONING: PLANNING DISTRICT CENSUS TRACT: 24.05 NUMBER OF LOTS: 165 R-2, Single-family 12 — 65th Street West VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 5800 LF 1. A variance to allow an increased depth to width ratio for Lots 3-6, 46, 47, 59, 85, 86, 123, and 163 — 165. 2. A variance from the minimum lot depth requirement for Lots 21, 55-57, 62 and 93. 3. A variance from the minimum lot depth for Lots 55-57 and Lot 62. 4. A variance from the lot area requirement for Lot 21, and Lots 38-39. 5. A variance for the minimum lot width requirement for Lots 29 and 44. FILE NO.: 5-1398 (Cont.) 6. A variance to allow double frontage lots for Lots 142 — 149. 7. A variance to allow a 25-foot platted building line adjacent to David O Dodd Road, a minor arterial. A. PROPOSAL: The applicant proposes to subdivide this 51.31 acre site into 165 single-family lots. The lots will average sixty-five by one hundred twenty feet or 7800 square feet in area. The proposed subdivision will be developed in two phases with sixty lots in Phase I and 64 lots in Phase II. The applicant is proposing the placement of 5800 linear feet of new public street to serve the proposed subdivision. The proposed development will require variances from the Subdivision Ordinance to allow subdivision to develop in the manner proposed. The request will require the following variances: 1. A variance for the lot depth to width ratio requirement for Lots 17, 33, 59, 72 and 119. 2. A variance for the minimum lot depth requirement for Lots 61, 62 and 114. 3. A variance for the minimum lot area require for Lot 114. 4. A variance for the minimum lot width requirement for Lots 59, 73, 96 and 117. The applicant is also proposing the placement of a common recreational facility within the development. The lake area along with two tot lots and a neighborhood center are proposed as a Conditional Use Permit and is a separate item on this agenda (File No. Z-7473 Item No. 15). B. EXISTING CONDITIONS: The site is a vacant tree covered site with a large lake located near the southern boundary of the property. The applicant has indicated the existing lake will be utilized in the proposed development as a recreational area and for detention. There is a single-family subdivision located to the south of the site with new homes being constructed on Sandy Lane. There are also single-family homes located on David O Dodd Road south of the site. The area to the north of the site is vacant tree covered as is the area to the east of the site. The area to the west of the site if also vacant and tree covered with interstate 1-430 located near the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200-feet of the proposed site along with the John Barrow Neighborhood Association were notified of the Public Hearing. 2 FILE NO_:_ S-1398 (Cont.) D. ENGINEERING COMMENTS: Public Works: 1. The minimum curve radius on Culzean View should be 150 foot 2. The subdivision entrance on David O'Dodd should be redesigned to provide a straight, north south, alignment with the existing traffic lanes. 3. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. Assuming Mystery Lake is to provide detention, the outlet works for the pond must be designed to meet storm water detention ordinance requirements. An emergency spillway must also be provided that will safely pass the 100-year storm without damage to down stream property. 5. Easements are required for all storm water drainage areas. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: No comment received SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of water main connection(s) will apply to this project in addition to normal charges. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 3 FILE NO.: 5-1398 (Cont.) F G. Fire Department: Place fire hydrants per code Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. ISSUES/TECHN ICAUDESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: Contac the Little Rock Fire (August 14, 2003) Mr. Pat McGetrick was present representing the request. Staff noted the request was a preliminary plat to subdivide 40 acres into 124 single-family lots and an area set aside as a private recreational facility. Staff stated the applicant has also filed an application for a conditional use permit to allow the private recreational facility. Staff stated there were some concerns with buildability of a few of the lots proposed. Staff stated the lots should be reviewed and if variances were required on building setbacks the applicant should request these variances. Staff also stated Lots 71, 72 and 111 would require a variance for the Lot Depth to Width Ratio requirement. Public Works comments were addressed. Staff stated Culzean View did not meet the minimum curve radius of the Master Street Plan. Staff stated the minimum radius should be 150-foot. Staff also stated a grading permit would be required prior to start of construction. Staff questioned if Mystery Lake would be used to provide detention. Staff stated if this were the case, a emergency spillway must be provided that would safely pass the 100-year storm without damage to downstream property. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact them individually to obtain additional information. The applicant was instructed to provide the requested additional information to staff no later than Wednesday August 20, 2003. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. 4 FILE NO.: S-1398 (Cont.) H. ANALYSIS: The applicant submitted a revised plan to staff addressing issues raised at the August 14, 2003 Subdivision Committee meeting. The applicant has indicated the minimum radius of Culzean View to be 150-feet as required by staff. The applicant has also requested several variances from the Subdivision Ordinance to allow the subdivision to develop in the manner proposed. . The applicant has requested a variance for the lot depth to width ratio requirement for Lots 17, 33, 59, 72 and 119. The ordinance requires no lot be more than three times the depth of the width. The lots proposed do not meet this minimum requirement, therefore require a variance. Staff is supportive of the requested variance. The applicant has also requested a variance for the minimum lot depth requirement for Lots 61, 62 and 114, a variance for the minimum lot area requirement for Lot 114 and a variance for the minimum lot width requirement for Lots 59, 73, 96 and 117. The ordinance requires lots have a minimum lot depth of 100-feet, a minimum lot area of 7,000 square feet and a minimum lot width of 60-feet. The proposed lots do not meet these minimum requirements. Staff is supportive of the requested variances and feel if the lots are developed as proposed the development should have minimal to no adverse impact on the area. The applicant has indicated a "Y" intersection with David O Dodd Road. Staff is not supportive of this intersection configuration. Staff feels with the "Y" intersection this will cause traffic conflicts and is not a good design for traffic circulation and access management. There are areas on the proposed preliminary plat which are unclear. The applicant should clearly define the sidewalk location between lots 72 and 73 and adjust the lot line accordingly. The applicant should also include the walkway around the lake in Tract A and not on the backs of Lots 51, 52 53 and 69. Staff also questions the buildability of Lots 82, 102 and 114. Staff requests the applicant furnish a building footprint for each of these lots clearly defining the setbacks on each of the lots. To staff's knowledge there are no other outstanding issues associated with the proposed request. Staff feels the proposed addition should have minimal to no adverse impact on the surrounding area. STAFF RECOMMENDATION: • Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the following variances from the Subdivision Ordinance for Culzean Estates Preliminary Plat: 5 FILE NO.: S-1398 1. A variance for the lot depth to width ratio requirement for Lots 17, 33, 59, 72 and 119. 2. A variance for the minimum lot depth requirement for Lots 61, 62 and 114. 3. A variance for the minimum lot area require for Lot 114. 4. A variance for the minimum lot width requirement for Lots 59, 73, 96 and 117. ■ Staff recommends the applicant furnish the buildable area for Lots 82, 102 and 114. ■ Staff recommends the applicant redesign the entrance from David O Dodd to not intersect with a "Y" intersection. ■ The walkway around the lake is to be included in Tract A and not on any of the proposed lots. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2003) Mr. Pat McGetrick was present representing the request. There were no objectors present. Staff stated the applicant had requested additional time to work with Public Works with regard to the "Y" intersection at David O Dodd. Staff stated they were supportive of the request however, the request would take a waiver by the Commission of the By -Laws since the request was not made as required by the Commission's By -Laws. A motion was made to waive the By -Laws with regard to the time frame for the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was made to defer the request to the September 18, 2003 Public Hearing. There was no further discussion of the item. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2003) Mr. Pat McGetrick was present representing the request. There were objectors present. Staff stated they were requesting the item be deferred to resolve some issues related to the "Y" intersection at David O Dodd. A motion was made to defer the request to the October 16, 2003 Public Hearing. There was no further discussion of the item. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. FILE NO.: S-1398 (Cont.) LANNING COMMISSION ACTION- (OCTOBER 16, 2003) Mr. Pat McGetrick was present representing the request. There were two registered objectors present. Staff stated there were still issues related to right-of-way and recommended the item be deferred to the December 4, 2003 Public Hearing. There was no further discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a revised preliminary plat to staff addressing the access issue. The applicant has redesigned the site to include an additional 11.31 acres (a total of 51+ acres) and 42 lots (a total of 165 lots). The proposed plat indicates access from David O' Dodd Road to the south of the previously proposed area. The new street Culzean View will have lots fronting onto the street with a few of the proposed lots requiring waivers and variances. Staff has revised the previously requested variances based on the proposed lot number. The applicant is requesting a variance to allow an increased depth to width ratio for Lots 3 - 6, 46, 47, 59, 85, 86, 123, and 163 - 165. Section 31-232 (b) of the City of Little Rock Code of Ordinances requires no residential lot to be more than three times as deep as if is wide, except lots approved under paragraph (g) or lots abutting a freeway, expressway or railroad line. The applicant is requesting these lots be allowed to develop at a rate more than three times the allowed. staff is supportive of this request. The majority of the proposed lots are corner lots which should have minimal to no impact on the adjoining properties. The applicant is also requesting a variance from the minimum lot depth requirement for Lots 21, 55 — 57, 62 and 93. The ordinance requires every R-2, zoned lot to have a minimum lot depth of 100-feet. The proposed lots do not meet this minimum requirement. Staff is supportive of the requested minimum lot depth for Lots 55 — 57 and Lot 62. Staff does not feel the proposed reduced lot depth will have a negative impact on adjoining properties. The applicant is requesting a variance from the lot area requirement for Lot 21, and Lots 38 — 39. The Subdivision Ordinance requires all R-2 zoned lots to be a minimum of 7,000 square feet. These proposed lots are less than the minimum allowed. Staff recommends approval of the requested variance to allow a reduced minimum lot area. The applicant is requesting a variance for the minimum lot width requirement for Lots 29 and 44. The ordinance requires all lot widths to be a minimum of 60-feet. The proposed lots are less than allowed under the ordinance. Staff feels if these lots are developed with widths less than the minimum required there should be minimal impact on the adjoining properties. 7 FILE NO.: S-1398 (Cont. The proposed preliminary plat also includes the development of double frontage lots for Lots 142 — 149. The proposed lots will have a 10-foot restrictive access easement along the rear of these lots allowing the lots to be front loaded only. Staff is supportive of the requested variance to allow double frontage lots for the specified lots. Staff feels with the restrictive access easement there will be little to no impact on the adjoining properties. The proposed preliminary plat indicates a 25-foot platted building line adjacent to David O' Dodd Road. The typical minimum required building line adjacent to a minor arterial is 35-feet. To allow the reduced platted building line will also require a variance. The applicant is requesting a variance to allow a reduced corner lot width for several of the corner lots. Lots 38, 39, 87, 88, 93 and 94 are proposed as less than the required 75-feet minimum width. Staff recommends the applicant reduce the number of lots adjacent to these corner lots to allow for additional buildable area as well as to allow for the required lot width of a corner lot of 75-feet. The applicant has indicated the development will be constructed in two phases. The applicant is proposing 100 lots to be constructed in the first phase and 65 lots in the second phase. The first phase will take traffic from David O' Dodd into the subdivision not accessing the existing subdivision located to the east. The second phase will connect the existing subdivision to the proposed Culzean Estates. Staff is supportive of the proposed phasing plan. Staff recommends approval of the requested preliminary plat. The proposed development is at a density of 3.23 units per acre within the allowed density of single- family development. Staff does not feel the requested variances will affect the overall area and should have minimal to no impact on adjoining properties. Staff recommends approval of the requested preliminary plat subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the following variances from the Subdivision Ordinance.- 1 . A variance to allow an increased depth to width ratio for Lots 3 - 6, 46, 47, 59, 85, 86, 123, and 163 - 165. 2. A variance from the minimum lot depth requirement for Lots 21, 55 — 57, 62 and 93. 3. A variance from the minimum lot depth for Lots 55 — 57 and Lot 62. 4. A variance from the lot area requirement for Lot 21, and Lots 38 — 39. 5. A variance for the minimum lot width requirement for Lots 29 and 44. 6. A variance to allow double frontage lots for Lots 142 —149. 7. A variance to allow a 25-foot platted building line adjacent to David O' Dodd Road, a minor arterial. 0 FILE NO.: S-1398 (Cont. Staff recommends the applicant reduce the number of lots adjacent to corner Lots 38, 39, 87, 88, 93 and 94 to allow for additional buildable area as well as to allow for the required lot width of a corner lot of 75-feet. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Pat McGetrick was present representing the request. There were several objectors present. Staff presented the item along with the requested Conditional Use Permit (Item #E) both with a recommendation of approval. Staff noted there were several requested variances related to the proposed preliminary plat. Staff indicated support for many and opposition of a few. Mr. Archie Biggs addressed the Commission in opposition of the proposed request. He stated the proposed lots were to small and should be increased to meet the minimum requirements of the Subdivision Ordinance. He also stated there were concerns with the detention facilities for the newly added eleven acres. Mr. Biggs stated the forty acre site would utilize the existing pond for detention but there would also be a large amount of water leaving the eleven acre site that would also require detention. Mr. Biggs also stated traffic in the area was a concern. He stated an extra lane would be required to allow residents to turn -into the subdivision. Ms. Elizabeth Pheifer addressed the Commission on behalf of the Shady Brook Subdivision. She stated her concern was the recreational facility. She stated her desire was to allow the residents of Shady Brook the ability to utilize the recreational facility at a lesser charge. She stated the residents also would request a seat on the Board of the Property Owners Association to ensure equal treatment. She stated there had been verbal agreements but there were no official written commitments. Mr. Biggs addressed the Commission again stating he was also concerned with the recreational facility. He stated the neighborhood was concerned with the facility becoming a commercial facility. Staff stated the facility was to be used by residents of the new subdivision and the Shady Brook Subdivision and not as a commercial facility. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated her concern was that nineteen percent of the proposed lots were substandard. She stated one out of five of the proposed lots did not meet ordinance requirements. Ms. Bell also stated she had concerns with not requiring landscaping along two sides of the facility. Ms. Bell stated residents should be protected from the future activities at the facility. Mr. McGetrick stated a revision to the plat to ensure lot widths and lot areas was a possibility. He stated he was officially requesting a revision to the preliminary plat removing the variances for reduced lot widths, reduced lot area and the reduced platted building line along David O Dodd. He stated he was still requesting the variance to allow double frontage lots and the lot depth to width ratio. E FILE NO.: S-1398 (Cont. Mr. McGetrick stated the landscaping was not necessary. He stated the facility would abut an eight acre lake with a miniature golf course. He stated the lake would be surrounded with a walking trail and sidewalks. Mr. McGetrick stated detention for the eleven acres would be placed on a tract adjacent to David O Dodd Road. He stated the development would also increase the road width adjacent to the development to Master Street Plan standards. Mr. McGetrick stated a taper would be added to allow for traffic flow. There was a general discussion concerning the recreational facility and the potential users of the recreational facility. It was determined the residents of the Shady Brook Subdivision, the residents and owners of land in the Culzean Estates Subdivision and their guest. A question was asked if the lake would allow swimming. Mr. McGetrick stated the lake would be posted for no swimming. Mr. McGetrick also stated the recreational facility would be constructed in the second phase but the lake and walking trails would be constructed in the first phase. A question was raised to the current traffic volume of David O Dodd Road. Staff stated currently David O Dodd was handling six hundred cars per day. There was a general discussion concerning the lake and the required area for detention. Mr. McGetrick stated the lake did handle a larger detention basin but there was sufficient area for the subdivision's detention as well as adjoining properties. He stated the lake would be cleared of silt which would allow for the fluctuation levels. A motion was made to approve the proposed preliminary plat as amended. The motion carried by a vote of 9 ayes, 1 noe, 0 absent and 1 recuse (Commissioner Fred Allen). 10 December 4, 2003 ITEM NO.: D NAME: Culzean Estates Preliminary Plat LOCATION: On the north side of David O Dodd, east of 1-430 DEVELOPER: Mystery Properties 16401 Chenal Valley Drive Little Rock, AR 72223 ENGINEER: McGetrick & McGetrick 319 President Clinton Avenue Little Rock, AR 72201 AREA: 51.31 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: 24.05 NUMBER OF LOTS: 165 R-2, Single-family 12 — 65t" Street West VARIANCESMAIVERS REQUESTED: FILE NO.: S-1 FT. NEW STREET: 5800 LF 1. A variance to allow an increased depth to width ratio for Lots 3-6, 46, 47, 59, 85, 86, 123, and 163 — 165. 2. A variance from the minimum lot depth requirement for Lots 21, 55-57, 62 and 93. 3. A variance from the minimum lot depth for Lots 55-57 and Lot 62. 4. A variance from the lot area requirement for Lot 21, and Lots 38-39. December 4, 2003 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1398 5. A variance for the minimum lot width requirement for Lots 29 and 44. 6. A variance to allow double frontage lots for Lots 142 — 149. 7. A variance to allow a 25-foot platted building line adjacent to David O Dodd Road, a minor arterial. A. PROPOSAL: The applicant proposes to subdivide this 51.31 acre site into 165 single-family lots. The lots will average sixty-five by one hundred twenty feet or 7800 square feet in area. The proposed subdivision will be developed in two phases with sixty lots in Phase I and 64 lots in Phase II. The applicant is proposing the placement of 5800 linear feet of new public street to serve the proposed subdivision. The proposed development will require variances from the Subdivision Ordinance to allow subdivision to develop in the manner proposed. The request will require the following variances: 1. A variance for the lot depth to width ratio requirement for Lots 17, 33, 59, 72 and 119. 2. A variance for the minimum lot depth requirement for Lots 61, 62 and 114. 3. A variance for the minimum lot area require for Lot 114. 4. A variance for the minimum lot width requirement for Lots 59, 73, 96 and 117. The applicant is also proposing the placement of a common recreational facility within the development. The lake area along with two tot lots and a neighborhood center are proposed as a Conditional Use Permit and is a separate item on this agenda (File No. Z-7473 Item No. 15). B. EXISTING CONDITIONS: The site is a vacant tree covered site with a large lake located near the southern boundary of the property. The applicant has indicated the existing lake will be utilized in the proposed development as a recreational area and for detention. There is a single-family subdivision located to the south of the site with new homes being constructed on Sandy Lane. There are also single-family homes located on David O Dodd Road south of the site. The area to the north of the site is vacant tree covered as is the area to the east of the site. The area to the west of the site if also vacant and tree covered with interstate 1-430 located near the site. r. December 4, 2003 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1398 C. NEIGHBORHOOD COMMENTS; As of this writing, staff has not received any comment from area residents. All owners of property located within 200-feet of the proposed site along with the John Barrow Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. The minimum curve radius on Culzean View should be 150 foot. 2. The subdivision entrance on David O'Dodd should be redesigned to provide a straight, north south, alignment with the existing traffic lanes. 3. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. Assuming Mystery Lake is to provide detention, the outlet works for the pond must be designed to meet storm water detention ordinance requirements. An emergency spillway must also be provided that will safely pass the 100-year storm without damage to down stream property. 5. Easements are required for all storm water drainage areas. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: No comment received. E<3 December 4, 2003 SUBDIVISION ITEM NO.: D (Cont. SBC: Approved as submitted. FILE NO.: S-13 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of water main connection(s) will apply to this project in addition to normal charges. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contac 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: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 14, 2003) Mr. Pat McGetrick was present representing the request. Staff noted the request was a preliminary plat to subdivide 40 acres into 124 single-family lots and an area set aside as a private recreational facility. Staff stated the applicant has also filed an application for a conditional use permit to allow the private recreational facility. Staff stated there were some concerns with buildability of a few of the lots proposed. Staff stated the lots should be reviewed and if variances were required on building setbacks the applicant should request these variances. Staff also stated Lots 71, 72 and 111 would require a variance for the Lot Depth to Width Ratio requirement. Public Works comments were addressed. Staff stated Culzean View did not - meet the minimum curve radius of the Master Street Plan. Staff stated the minimum radius should be 150-foot. Staff also stated a grading permit would be required prior to start of construction. Staff questioned if Mystery Lake would be 4 December 4, 2003 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: 5-1398 used to provide detention. Staff stated if this were the case, a emergency spillway must be provided that would safely pass the 100-year storm without damage to downstream property. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact them individually to obtain additional information. The applicant was instructed to provide the requested additional information to staff no later than Wednesday August 20, 2003. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing issues raised at the August 14, 2003 Subdivision Committee meeting. The applicant has indicated the minimum radius of Culzean View to be 150-feet as required by staff. The applicant has also requested several variances from the Subdivision Ordinance to allow the subdivision to develop in the manner proposed. The applicant has requested a variance for the lot depth to width ratio requirement for Lots 17, 33, 59, 72 and 119. The ordinance requires no lot be more than three times the depth of the width. The lots proposed do not meet this minimum requirement, therefore require a variance. Staff is supportive of the requested variance. The applicant has also requested a variance for the minimum lot depth requirement for Lots 61, 62 and 114, a variance for the minimum lot area requirement for Lot 114 and a variance for the minimum lot width requirement for Lots 59, 73, 96 and 117. The ordinance requires lots have a minimum lot depth of 100-feet, a minimum lot area of 7,000 square feet and a minimum lot width of 60-feet. The proposed lots do not meet these minimum requirements. Staff is supportive of the requested variances and feel if the lots are developed as proposed the development should have minimal to no adverse impact on the area. The applicant has indicated a "Y" intersection with David O Dodd Road. Staff is not supportive of this intersection configuration. Staff feels with the "Y" intersection this will cause traffic conflicts and is not a good design for traffic circulation and access management. There are areas on the proposed preliminary plat which are unclear. The applicant should clearly define the sidewalk location between lots 72 and 73 and adjust the lot line accordingly. The applicant should also include the walkway around the lake in Tract A and not on the backs of Lots 51, 52 53 and 69. 4-1 December 4, 2003 SUBDIVISION ITEM NO.: D Cont. FILE NO.: 5-1398 Staff also questions the buildability of Lots 82, 102 and 114. Staff requests the applicant furnish a building footprint for each of these lots clearly defining the setbacks on each of the lots. To staffs knowledge there are no other outstanding issues associated with the proposed request. Staff feels the proposed addition should have minimal to no adverse impact on the surrounding area. STAFF RECOMMENDATION: ■ Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. • Staff recommends approval of the following variances from the Subdivision Ordinance for Culzean Estates Preliminary Plat: 1. A variance for the lot depth to width ratio requirement for Lots 17, 33, 59, 72 and 119. 2. A variance for the minimum lot depth requirement for Lots 61, 62 and 114. 3. A variance for the minimum lot area require for Lot 114. 4. A variance for the minimum lot width requirement for Lots 59, 73, 96 and 117. ■ Staff recommends the applicant furnish the buildable area for Lots 82, 102 and 114. • Staff recommends the applicant redesign the entrance from David O Dodd to not intersect with a "Y" intersection. ■ The walkway around the lake is to be included in Tract A and not on any of the proposed lots. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2003) Mr. Pat McGetrick was present representing the request. There were no objectors present. Staff stated the applicant had requested additional time to work with Public Works with regard to the "Y" intersection at David O Dodd. Staff stated they were supportive of the request however, the request would take a waiver by the Commission of the By -Laws since the request was not made as required by the Commission's By -Laws. A motion was made to waive the By -Laws with regard to the time frame for the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. C- December 4, 2003 SUBDIVISION ITEM NO.: D (Cont.) _ FILE NO.: 5-1398 A motion was made to defer the request to the September 18, 2003 Public Hearing. There was no further discussion of the item. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2003) Mr. Pat McGetrick was present representing the request. There were objectors present. Staff stated they were requesting the item be deferred to resolve some issues related to the "Y" intersection at David O Dodd. A motion was made to defer the request to the October 16, 2003 Public Hearing. There was no further discussion of the item. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (OCTOBER 16, 2003) Mr. Pat McGetrick was present representing the request. There were two registered objectors present. Staff stated there were still issues related to right-of-way and recommended the item be deferred to the December 4, 2003 Public Hearing. There was no further discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a revised preliminary plat to staff addressing the access issue. The applicant has redesigned the site to include an additional 11.31 acres (a total of 51+ acres) and 42 lots (a total of 165 lots). The proposed plat indicates access from David O' Dodd Road to the south of the previously proposed area. The new street Culzean View will have lots fronting onto the street with a few of the proposed lots requiring waivers and variances. Staff has revised the previously requested variances based on the proposed lot number. The applicant is requesting a variance to allow an increased depth to width ratio for Lots 3 - 6, 46, 47, 59, 85, 86, 123, and 163 - 165. Section 31-232 (b) of the City of Little Rock Code of Ordinances requires no residential lot to be more than three times as deep as if is wide, except lots approved under paragraph (g) or lots abutting a freeway, expressway or railroad line. The applicant is requesting these lots be allowed to develop at a rate more than three times the allowed. staff is supportive of this request. 7 December 4, 2003 SUBDIVISION ITEM NO.: D Cont. FILE NO.: S-1398 The majority of the proposed lots are corner lots which should have minimal to no impact on the adjoining properties. The applicant is also requesting a variance from the minimum lot depth requirement for Lots 21, 55 — 57, 62 and 93. The ordinance requires every R-2, zoned lot to have a minimum lot depth of 100-feet. The proposed lots do not meet this minimum requirement. Staff is supportive of the requested minimum lot depth for Lots 55 — 57 and Lot 62. Staff does not feel the proposed reduced lot depth will have a negative impact on adjoining properties. The applicant is requesting a variance from the lot area requirement for Lot 21, and Lots 38 — 39. The Subdivision Ordinance requires all R-2 zoned lots to be a minimum of 7,000 square feet. These proposed lots are less than the minimum allowed. Staff recommends approval of the requested variance to allow a reduced minimum lot area. The applicant is requesting a variance for the minimum lot width requirement for Lots 29 and 44. The ordinance requires all lot widths to be a minimum of 60-feet. The proposed lots are less than allowed under the ordinance. Staff feels if these lots are developed with widths less than the minimum required there should be minimal impact on the adjoining properties. The proposed preliminary plat also includes the development of double frontage lots for Lots 142 — 149. The proposed lots will have a 10-foot restrictive access easement along the rear of these lots allowing the lots to be front loaded only. Staff is supportive of the requested variance to allow double frontage lots for the specified lots. Staff feels with the restrictive access easement there will be little to no impact on the adjoining properties. The proposed preliminary plat indicates a 25-foot platted building line adjacent to David O' Dodd Road. The typical minimum required building line adjacent to a minor arterial is 35-feet. To allow the reduced platted building line will also require a variance. The applicant is requesting a variance to allow a reduced corner lot width for several of the corner lots. Lots 38, 39, 87, 88, 93 and 94 are proposed as less than the required 75-feet minimum width. Staff recommends the applicant reduce the number of lots adjacent to these corner lots to allow for additional buildable area as well as to allow for the required lot width of a corner lot of 75-feet. The applicant has indicated the development will be constructed in two phases. The applicant is proposing 100 lots to be constructed in the first phase and 65 lots in the second phase. The first phase will take traffic from David O' Dodd into the subdivision not accessing the existing subdivision located to the east. The second phase will connect the existing subdivision to the proposed Culzean Estates. Staff is supportive of the proposed phasing plan. 0 December 4, 2003 SUBDIVISION TEM NO.: D (Cont. FILE NO.: S-1398 Staff recommends approval of the requested preliminary plat. The proposed development is at a density of 3.23 units per acre within the allowed density of single- family development. Staff does not feel the requested variances will affect the overall area and should have minimal to no impact on adjoining properties. Staff recommends approval of the requested preliminary plat subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the following variances from the Subdivision Ordinance: 1. A variance to allow an increased depth to width ratio for Lots 3 - 6, 46, 47, 59, 85, 86, 123, and 163 - 165. 2. A variance from the minimum lot depth requirement for Lots 21, 55 — 57, 62 and 93. 3. A variance from the minimum lot depth for Lots 55 — 57 and Lot 62. 4. A variance from the lot area requirement for Lot 21, and Lots 38 — 39. 5. A variance for the minimum lot width requirement for Lots 29 and 44. 6. A variance to allow double frontage lots for Lots 142 — 149. 7. A variance to allow a 25-foot platted building line adjacent to David O' Dodd Road, a minor arterial. Staff recommends the applicant reduce the number of lots adjacent to corner Lots 38, 39, 87, 88, 93 and 94 to allow for additional buildable area as well as to allow for the required lot width of a corner lot of 75-feet. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Pat McGetrick was present representing the request. There were several objectors present. Staff presented the item along with the requested Conditional Use Permit (Item #E) both with a recommendation of approval. Staff noted there were several requested variances related to the proposed preliminary plat. Staff indicated support for many and opposition of a few. Mr. Archie Biggs addressed the Commission in opposition of the proposed request. He stated the proposed lots were to small and should be increased to meet the minimum requirements of the Subdivision Ordinance. He also stated there were concerns with the detention facilities for the newly added eleven acres. Mr. Biggs stated the forty acre site would utilize the existing pond for detention but there would also be a large amount of water leaving the eleven acre site that would also require detention. Mr. Biggs also stated traffic in the area was a concern. He stated an extra lane would be required to allow residents to turn -into the subdivision. 9 December 4, 2003 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1398 Ms. Elizabeth Pheifer addressed the Commission on behalf of the Shady Brook Subdivision. She stated her concern was the recreational facility. She stated her desire was to allow the residents of Shady Brook the ability to utilize the recreational facility at a lesser charge. She stated the residents also would request a seat on the Board of the Property Owners Association to ensure equal treatment. She stated there had been verbal agreements but there were no official written commitments. Mr. Biggs addressed the Commission again stating he was also concerned with the recreational facility. He stated the neighborhood was concerned with the facility becoming a commercial facility. Staff stated the facility was to be used by residents of the new subdivision and the Shady Brook Subdivision and not as a commercial facility. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated her concern was that nineteen percent of the proposed lots were substandard. She stated one out of five of the proposed lots did not meet ordinance requirements. Ms. Bell also stated she had concerns with not requiring landscaping along two sides of the facility. Ms. Bell stated residents should be protected from the future activities at the facility. Mr. McGetrick stated a revision to the plat to ensure lot widths and lot areas was a possibility. He stated he was officially requesting a revision to the preliminary plat removing the variances for reduced lot widths, reduced lot area and the reduced platted building line along David O Dodd. He stated he was still requesting the variance to allow double frontage lots and the lot depth to width ratio. Mr. McGetrick stated the landscaping was not necessary. He stated the facility would abut an eight acre lake with a miniature golf course. He stated the lake would be surrounded with a walking trail and sidewalks. Mr. McGetrick stated detention for the eleven acres would be placed on a tract adjacent to David O Dodd Road. He stated the development would also increase the road width adjacent to the development to Master Street Plan standards. Mr. McGetrick stated a taper would be added to allow for traffic flow. There was a general discussion concerning the recreational facility and the potential users of the recreational facility. It was determined the residents of the Shady Brook Subdivision, the residents and owners of land in the Culzean Estates Subdivision and their guest. A question was asked if the lake would allow swimming. Mr. McGetrick stated the lake would be posted for no swimming. Mr. McGetrick also stated the recreational facility would be constructed in the second phase but the lake and walking trails would be constructed in the first phase. A question was raised to the current traffic volume of David O Dodd Road. Staff stated currently David O Dodd was handling six hundred cars per day. 10 December 4, 2003 SUBDIVISION ITEM NO.: D FILE NO.: S-1398 There was a general discussion concerning the lake and the required area for detention. Mr. McGetrick stated the lake did handle a larger detention basin but there was sufficient area for the subdivision's detention as well as adjoining properties. He stated the lake would be cleared of silt which would allow for the fluctuation levels. A motion was made to approve the proposed preliminary plat as amended. The motion carried by a vote of 9 ayes, 1 noe, 0 absent and 1 recuse (Commissioner Fred Allen). 11