HomeMy WebLinkAboutS-1794 Staff AnalysisITEM NO.
9
NAME: Wisteria Addition Preliminary Plat
S-1794
LOCATION: located on the West side of David O Dodd Road just South of Koen Lane
Planning Staff Comments:
1. Provide notification of the abutting property owners including the certified abstract list,
notice form with affidavit executed and proof of mailing. The notice must be mailed no
later than May 24, 2017. The Office of Planning and Development must receive the proof
of notice no later than June 2, 2017.
2. The building which is located within the plat area will be removed?
3. Provide the entire plat boundary. The detention and playground are located outside the
plat boundary.
4. The street should be extended to the south, Dodd Drive, to allow Lot 42 to have public
street frontage. The lot lines of Lots 41 and 42 should be extended to the center of the
proposed access easement.
5. The building line on Lot 45 should be increased to 20-feet.
6. Where are the pedestrian trails and paths? The general notes indicate there are paths
and walks included on the plat. Please locate the trails on the plan.
Variance/Waivers: Advanced grading — Building lines
Public Works Conditions:
1. David O Dodd Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45-feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master Street Plan.
Construct one-half street improvement to David O Dodd Road including 5-foot sidewalks
with the planned development. The new back of curb should be located at least 24 feet
from the centerline.
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. Other than residential subdivisions, site
grading and drainage plans must be submitted and approved prior to the start of
construction. Is a variance being requested to advance grade future phases with
construction of Phase 1?
4. Is an alternate pedestrian circulation system being proposed?
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. Stormwater detention ordinance applies to this property. The detention facility shows to
be off the subject property. Maintenance of the detention pond and all private drainage
improvements is the responsibility of the developer and/or property owners association.
Is the proposed detention pond located within the floodway?
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the
Arkansas Department of Environmental Quality prior to the start of construction.
8. Street Improvement plans shall include signage and striping. Public Works must approve
ITEM NO.: 3. S-1794
completed plans prior to construction.
9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for
approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of
occupancy. Contact Greg Simmons, Traffic Engineering at 501.379.1813 or
gsimmonst,littlerock.gov for more information.
10..Provide a letter prepared by a registered engineer certifying the intersection sight distance
at the intersection(s) comply with 2004 AASHTO Green Book standards.
11.All public drainage easements must be unobstructed and access provided to the public
right-of-way by constructed infrastructure and/or documented on the final plat.
12.All public drainage easements must contain drainage infrastructure approved by the City
of Little Rock Public Works Department.
13.100-year overflow swales must be constructed and placed within public drainage
easements.
14. With the limited street improvements proposed and no street improvements proposed in
the near future, the intersection of Wisteria Lane a David O Dodd Road creates unsafe
driving conditions due to the existing 90 degree curve in David O Dodd Road. Vehicular
accidents occur commonly at this location. Vehicles stopping for left turns, increase in
traffic volumes and limited sight distance in the 15 MPH curve will increase the hazard.
Access should be taken from adjacent right-of-way with an emergency access taken to
David O Dodd Road.
15.In accordance with Section 31-176, floodway areas must be shown as floodway
easements or be dedicated to the public. In addition, a 25-foot wide drainage and access
easement is required adjacent to the floodway boundary.
Utilities and Fire Department/County Planning:
Little Rock Wastewater: Sewer main extension required, with easement, if new sewer
service is required for this project. Contact Little Rock Wastewater Utility for additional
information.
Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts
with existing electrical utilities based on the information provided. Power lines exist to the
east along the west side of David O. Dodd Road and to the north along Koen Lane serving
existing customers in the area. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this proposal proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water service
must be met.
2. A water main extension will be needed to provide water service to this property.
ITEM NO.: 3. S-1794
3. Please submit plans for water facilities and/or fire protection system to Central Arkansas
Water for review. Plan revisions may be required after additional review. Contact Central
Arkansas Water regarding procedures for installation of water facilities and/or fire service.
Approval of plans by the Arkansas Department of Health Engineering Division and the
Little Rock Fire Department is required.
4. This development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire protection.
5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas
Water. That work would be done at the expense of the developer.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to
obtain information regarding the required placement of the hydrant(s) and contact Central
Arkansas Water regarding procedures for installation of the hydrant(s).
Fire Department:
1. Maintain Access;
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access
road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road,
the minimum road width shall be 26 feet, exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not
exceed 10 percent in grade except as approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities,
buildings or portions of buildings hereafter constructed shall be accessible to fire
department apparatus by way of an approved fire apparatus access road with an asphalt,
concrete or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
5. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-
end fire apparatus access roads in excess of 150 feet shall be provided with width and
turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire
apparatus access roads.
6. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates.
Gates securing the fire apparatus access roads shall comply with all of the following
criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
ITEM NO.: 3.
S-1794
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall be
approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or when a
key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
7. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the
Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential
developments. Developments of one- or two-family dwellings where the number of
dwelling units exceeds 30 shall be provided with two separate and approved fire
apparatus access roads, and shall meet the requirements of Section D104.3.
1. Exceptions: Where there are more than 30 dwelling units on a single public or private
fire apparatus access road and al dwelling units are equipped throughout with an
approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2
or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be
required.
2. The number of dwelling units on a single fire apparatus access road shall not be
increased unless fire apparatus access roads will connect with future development, as
determined by the fire code official.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water
(Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony
Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of
Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO but it is in our long range
plans. We have no objections to the preliminary plat. We do recommend minimizing dead end
streets which impacts future service especially paratransit, making the federally mandated
service more expensive.
Building Code: No comment.
ITEM NO.: 3.
5-1794
Planning Division: No comment.
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the
additional information as noted above) to staff on Wednesday, May 24, 2017.
June 8, 2017
ITEM NO.: 3
NAME: Wisteria Addition Preliminary Plat
LOCATION
DEVELOPER:
FILE NO.: S-
Located on the West side of David 0 Dodd Road just South of Koen Lane
C & P Properties
c/o White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 18 acres NUMBER OF LOTS: 76
WARD: 7 PLANNING DISTRICT: 12
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: None requested.
FT. NEW STREET: 3330 LF
CENSUS TRACT: 24.05
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The applicant is seeking preliminary plat approval to allow the development of
18-acres with 76 single-family residential lots. The development is proposed in
three (3) phases. The Phase 1 portion of the development includes the
construction of David 0 Dodd Road to a '/2 arterial street standard and the
development of 20-lots. Phase 2 includes the development of 33 lots and a
secondary emergency access only drive connecting to Dodd Drive, a stub street
located to the south of this site in the Woodridge Subdivision. Phase 3 includes
the development of 22 lots. Wisteria Lane and Giselle Drive are proposed as a
residential street within a 50-foot right of way and 27-feet of pavement. Avant
Garden Drive and Diamanitina Way are proposed with a 45-foot right of way and
27-feet of pavement.
June 8, 2017
SUBDIVISION
ITEM NO.: 3 Cont. FILE NO.: S-1794
B. EXISTING CONDITIONS:
The site is located on David O Dodd Road with the western property line abutting
1-430. There is a unimproved street, Koen Lane, located to the north of this site.
South of the site are single-family homes within the Woodridge Subdivision.
Along David O Dodd Road along the northern boundary of this plat are
single-family homes. Further north are homes in the Water's Edge Subdivision.
Adjacent to this site, David O Dodd Road is an unimproved street with open
ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Water's Edge Neighborhood
Association and Southwest Little Rock United for Progress were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. David O Dodd Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45-feet from centerline will be required.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to David O
Dodd Road including 5-foot sidewalks with the planned development. The
new back of curb should be located at least 24 feet from the centerline.
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. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Is a variance
being requested to advance grade future phases with construction of
Phase 1?
4. Is an alternate pedestrian circulation system being proposed?
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. Stormwater detention ordinance applies to this property. The detention
facility shows to be off the subject property. Maintenance of the detention
pond and all private drainage improvements is the responsibility of the
developer and/or property owners association. Is the proposed detention
pond located within the floodway?
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
2
June 8, 2017
SUBDIVISION
ITEM NO.: 3
FILE NO.: S-1794
8. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
9. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed
prior to platting/certificate of occupancy. Contact Greg Simmons,
Traffic Engineering at 501.379.1813 or gsimmonsCEDlittlerock.ggy for
more information.
10. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
11. All public drainage easements must be unobstructed and access provided
to the public right-of-way by constructed infrastructure and/or documented
on the final plat.
12. All public drainage easements must contain drainage infrastructure
approved by the City of Little Rock Public Works Department.
13. 100-year overflow swales must be constructed and placed within public
drainage easements.
14. With the limited street improvements proposed and no street improvements
proposed in the near future, the intersection of Wisteria Lane at David 0
Dodd Road creates unsafe driving conditions due to the existing 90 degree
curve in David 0 Dodd Road. Vehicular accidents occur commonly at this
location. Vehicles stopping for left turns, increase in traffic volumes and
limited sight distance in the 15 MPH curve will increase the hazard. Access
should be taken from adjacent right-of-way with an emergency access taken
to David 0 Dodd Road.
15. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25-foot
wide drainage and access easement is required adjacent to the floodway
boundary.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer main extension required, with easement, if new
sewer service is required for this project. Contact Little Rock Wastewater Utility
for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities based on the information provided.
Power lines exist to the east along the west side of David 0. Dodd Road and to
the north along Koen Lane serving existing customers in the area. Contact
3
June 8, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1794
Entergy in advance to discuss electrical service requirements, or adjustments to
existing facilities (if any) as this proposal proceeds.
Centerpoint Enemy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
Fire Department:
1. Maintain Access:
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
C!
June 8, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1794
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading- Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
6. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is
installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with U L 325.
G
June 8, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1794
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
7. One- or Two -Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet
the requirements of Section D104.3.
1. Exceptions: Where there are more than 30 dwelling units on a single
public or private fire apparatus access road and al dwelling units are
equipped throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas
Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO but it is in our
long range plans. We have no objections to the preliminary plat. We do
recommend minimizing dead end streets which impacts future service especially
paratransit, making the federally mandated service more expensive.
F. ISSUESITECHN ICALIDESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
0
June 8, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1794
G. SUBDIVISION COMMITTEE COMMENT: (May 17, 2017)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the development stating there were
additional items necessary to complete the review process. Staff stated the
building lines for Lots 41 and 42 should be extended to provide the streets with
public street frontage. Staff stated the building line for Lot 45 should be
increased to 20-feet. Staff questioned the location for the pedestrian trails and
paths.
Public Works comments were addressed. Staff stated with the site development
street improvements to David 0 Dodd Road were required. Staff requested the
applicant provide a sketch grading and drainage plan. Staff stated stormwater
detention ordinance would apply to the development of the property. Staff
questioned if a variance from the Land Alteration Ordinance to allow grading of
the lots with the streets was being requested. Mr. White stated the request did
include a variance to allow grading of the lots with the installation of the basic
infrastructure. Staff stated their primary concern was with the sight distance for
the proposed street and David 0 Dodd Road. Staff stated they would work with
the applicant to resolve their concerns and report to the full Commission their
recommendation.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS.
The applicant submitted a revised cover letter and preliminary plat to staff
addressing most of the technical issues associated with the request. The
applicant has provided the location of the proposed pedestrian paths. The
revised preliminary plat also indicated the placement of building lines as
requested by staff.
The request is for preliminary plat approval to allow the development of
18-acres with 76 single-family residential lots. The development is proposed in
three (3) phases. The Phase 1 portion of the development includes the
construction of David 0 Dodd Road to a '/2 arterial street standard and the
development of 20-lots. Phase 2 includes the development of 33 lots and a
secondary emergency access only drive connecting to Dodd Drive, a stub street
located to the south of this site in the Woodridge Subdivision. Phase 3 includes
the development of 22 lots. The plat includes the development of 3100 linear
feet of new public streets. The plat indicates Wisteria Lane and Giselle Drive
7
June 8, 2017
SUBDIVISION
ITEM NC.: 3 (Cont) FILE NO.: S-1794
residential street within a 50-foot right of way and 27-feet of pavement. Avant
Garden Drive and Diamanitina Way are indicated with a 45-foot right of way and
27-feet of pavement. A sidewalk is indicated entering the subdivision on Wisteria
Lane terminating at the intersection of Giselle Drive.
The plat indicates the lots with a minimum width of 60-feet and an average depth
of 120-feet. The lots are indicated with 25-foot front and rear yard setbacks. The
side yard setbacks will comply with setback as allowed per the R-2, Single-family
Zoning District or a minimum of ten (10) percent of the lot width. There are two
(2) lots indicated with variances. Lot 41 is indicated with a 10-foot setback
adjacent to Dodd Drive. The ordinance would typically require the placement of
a 25-foot setback adjacent to a street. Lot 45 is indicated with a 20-foot front
setback adjacent to the hammerhead terminus of Diamanitina Way. The
ordinance would also typically require a 25-foot setback on this lot.
The plat indicates the placement of a subdivision identification sign along
David O Dodd Road. The sign is proposed with a maximum height of six (6) feet
and a maximum sign area of 100 square feet.
The pedestrian paths are indicated through the Tracts connecting the subdivision
to a proposed playground and neighborhood park. Within the park area the
stormwater detention is also indicated.
The request includes a variance from the City's Land Alteration Ordinance to
allow grading of future phases with the development of the first phase. The
applicant has indicated the lots will be graded with the installation of the streets
and basic infrastructure.
Staff is somewhat supportive of the applicant's requested preliminary plat. The
applicant is seeking preliminary plat approval to allow the development of
18-acres with 76-residentoal lots resulting in a density of 4.22 units per acre.
Staff has concerns however with the entrance to the proposed subdivision. The
entrance is proposed within a curve which has limited sight distance. Vehicles
stopping for left turns, increase in traffic volumes and limited sight distance in the
15 mile per hour curve could increase traffic the hazards. Staff is continuing to
work with the applicant to determine if adequate sight distance can be secured to
allow the access as proposed.
STAFF RECOMMENDATION:
Staff recommendation forthcoming.
A
June 8, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1794
PLANNING COMMISSION ACTION: (JUNE 8, 2017)
The applicant was present. There was one (1) registered objector present. Staff
presented the item stating they had originally had concerns with the entrance to the
proposed subdivision. Staff stated the entrance was proposed within a curve which had
limited sight distance. Staff stated they and the developer had worked to determine the
best location for the entrance street to the subdivision and allow adequate sight
distance to be secured. Staff stated the applicant had relocated the entrance street to
align with the former gravel farm road entrance to the property. Staff stated by
improving both sides of David 0 Dodd near the entrance, the development can create
four (4) lanes of traffic with a designated left and right turning lane into the project. Staff
stated they felt this will create a safe traffic movement allowing adequate sight distance
into the project. Staff presented a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request to allow the reduced front and side setbacks for Lots 41 and 45. Staff
presented a recommendation of approval of the variance request from the City's Land
Alteration Ordinance to allow grading of both phases with the development of the first
phase.
Mr. Joe White was present representing the request. He stated he would yield his time
to the opposition.
Mr. Daudiur Johnson addressed the Commission in opposition of the request. He
stated his questions were would the new subdivision be a part of the Woodbridge
Subdivision and participate in property owner dues, would there be a buffer between the
existing homes and the new homes, was there adequate space for parking on the
individual lots, what was the value of the homes, and would there be recreational
opportunities for the youth within the subdivision. He stated currently the street was a
dead end street and there were occasionally issues with people parking at the end of
the street and hanging out. He stated there was not much notice provided to the
property owner. He stated he was the only owner notified of the current Property
Owners Association Board.
Mr. White stated the new homes would not be a part of the existing subdivision's
property owners association. He stated they would have their own POA and would
assess dues to maintain the tracts and detention pond for the development. He stated
within the development walking trails and a playground/park area was being proposed.
He stated Dodd Drive would not be extended to connect the two (2) subdivision. He
stated Dodd Drive was proposed as emergency access only. He stated the street
would be gated to eliminate the potential for cut -through traffic. He stated the homes
would be 1600 to 1800 square feet. He stated they would be a comparable price to the
Woodbridge homes. He stated the setbacks were 25-feet on the front and rear. He
stated drainage would be accomplished through detention ponds and swales. He
01]
June 8, 2017
SUBDIVISION
ITEM NO.: 3 fCont.] FILE NO.: 5-1794
stated the drainage would be redirected to the west to the detention pond located
adjacent to the freeway.
Staff noted the notification required by the Commission's By-laws with regard to
preliminary platting requests was to abutting property owners only.
There was no further discussion. The chair entertained a motion for approval of the item
as recommended by staff. The motion carried by a vote of 11 ayes, 0 noes and
0 absent.
10