HomeMy WebLinkAboutS-0007 Staff AnalysisSUBDIVISIONS 1-31-78
Item No. 3 - File #5-2450
Name: Brownwood Manor Subdivision
Location: East side of Barrow Road, south
end of Michael Drive.
Developer Engineer
Forrest C. Marlar
5318 J.F.K. Boulevard
N.L.R., Ark. 72216
753-1987
Area: 10 A. No. of Lots: 34 Ft. New St.: 1320
Zoning: "A" One Fam. Prop. Uses: One Family residences
Plannin District: Barrow Road
Census Tract: 24.01
Variances Requested:
1. To permit cul-de-sac length in excess of 900 feet.
2. No improvements to be required on Barrow Road.
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Item No. 3 -- Cont' d
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A. EXISTING CONDITION
1. Physical Site Characteristics
The site slopes 10 to 20 percent to the south with a
watercourse across the southwest corner and along the
southern boundary. It is wooded and generally similar
to the surrounding area.
2. Existing Public Facilities and Services
Brownwood Terrace Addition has been developed to the
north and has provided street access on Michael Drive.
Barrow Road adjacent on the west has not yet been
improved to current City standard. All public
utilities and services are immediately available.
There is no existing or proposed park area in the
vicinity.
B. DEVELOPMENT PROPOSAL
1. Site Preparation
In addition to normal street clearing and grading,
Michael Drive must be reconstructed for several feet
north of the site to provide an acceptable vertical
alignment.
2. Project Characteristics
Lots will be typically 70 feet wide by 120 to 160 feet
deep for detached residences. Those lots on Barrow
Road will have double frontage, but no vehicular
access across the rear of the lots.
Michael Drive is not proposed to extend through to
the south, due to fractional ownerships in that
area. Instead it is turned west and terminated in a
cul-de-sac about 1200 feet long.
3. Provision for Public Facilities
Michael Drive will be extended at full current
standards. The profile shows a 25 mile per hour
design speed vertical curve, which will be
subject to approval by the Engineering Division.
Drainage easements and facilities will be
provided as approved by the Engineering Division.
The one watercourse could -be left in its natural
state with an adequate easement.
Item No. 3 - Cont'd
4. Legal Considerations
Access to Barrow Road can be prohibited by restriction
on the plat and in the Bill of Assurance.
A total of 40 feet of right-of-way rather than 30
should be dedicated by this plat for Barrow Road.
In March the Commission will consider a policy of
accepting payments to a special fund rather than
actual construction of arterial streets within or
abutting a subdivision. This policy could apply
to Barrow Road at this point.
A previous plat has dedicated half -street rights -of -
way adjacent to this property on the east. They are
unimproved and may be abandoned upon development of
that property.
C . ANALYSIS
Considering the limitations of ownership lines, this layout
is a logical extension of existing development. The
cul-de-sac is preferable to an intersection on Barrow Road,
and it provides better orientation for the residences
adjacent.
The extension of single family development along Barrow
will help encourage more intense uses to concentrate their
major intersections where they are more appropriate.
D. STAFF RECOMMENDATION
The staff recommends approval subject to:
1. Approved cul-de-sac lengths in excess of
900 feet.
2. Defer decision on Barrow Road improvements to
the March Planning Commission meeting.
3 Prohibit vehicular access to Barrow Road.
4. Dedicate a total of 40 feet half right-of-way
to Barrow Road.
E. SUBDIVISION COMMITTEE RECOMMENDATION
The Subdivision Committee recommends approval as
recommended by the staff, with the developers to contribute
a sum of money (to be determined by the Commission) towards
the construction of Barrow Road adjacent.
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Item No. 3 - Cont'd
PLANNING COMMISSION ACTION
The owner and engineer were present. They stated their
willingness to contribute one third of the estimated cost of the
Barrow Road Improvements adjacent, excluding one major drainage
structure. Total cost of these improvements was given as
approximately $10,000.
Following some discussion during which the City's Engineering
Division recommended 100 percent participation, there were two
motions which failed on the first vote, with James Adams
abstaining. One was for 33 1/3 percent participation, and the
other for 50 percent.
Upon further discussion, the first motion for approval as
recommended by the Subdivision Committee, with the owner to
contribute 33 1/3 percent of Barrow Road Improvements cost,
carried by a vote of 7 ayes, 3 noes.