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HomeMy WebLinkAboutS-0054-U Staff AnalysisJanuary 4, 1994 ITEM NO.: 3 FILE NO.: S-54-❑ NAME: POINT WEST 5TH. ADDITION PRELIMINARY PLAT AND RE -PLAT OF LOTS 3, 4, & 5 OF POINT WEST 4TH. ADDITION LOCATION: South of Kanis Road and west of Bowman Road in Point West Addition, west of Mesquite Drive and beyond the south end of White Road DEVELOPER: ENGINEER: ERC PROPERTIES MCGETRICK ENGINEERING 815 Fort Street 11225 Huron Lane Barling, AR 72023 Little Rock, AR 72211 452-9950 223-9900 AREA: 10.76 ACRES NUMBER OF LOTS: 39 FT. NEW STREET: 2,100 ZONING: R-2 PROPOSED USES: Single-family Residential PLANNING DISTRICT: 18 CENSUS TRACT: 42.07 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The applicant proposes a preliminary plat in order to develop a 10.76 acre tract which abuts the existing Point West Addition. An additional 39 single-family lots are proposed, with 2,100 feet of new streets. In order to gain access from the existing Point West development, a roadway is proposed to be constructed westward off Mesquite Drive in Point West 4th. Addition. This necessitates re -platting three lots in Point West 4th. to provide the right-of-way for the roadway and the creation of two revised configurations of lots at the intersection of the new roadway and Mesquite Drive. A sidewalk is proposed to be constructed along Teton Drive, but the two other new streets are anticipated to meet the standard as minor residential streets and, consequently, are not proposed to have sidewalks constructed along their rights -of -way. A. PROPOSAL/ -REQUEST: Review by the Planning Commission is requested for the development of Point West 5th. Addition and the re -platting of three lots in Point West 4th. Addition. The applicant proposes the acquisition of a 10.76 acre site to the west of and abutting the Point West 4th. Addition for the development of 39 residential lots along 2,100 feet of new streets. Re -platting three of the lots in Point West 4th. January 4, 1994 ITEM NO.: (Continued) FILE NO.: S-54-U Addition is necessitated in order to provide access from Point West 4th. Addition into the new area. The three lots thus become the right-of-way for Teton Drive and two newly configured corner lots. It is proposed that Teton Drive extend northward to the north boundary of the addition and, as a standard residential street, have a sidewalk constructed along the right-of-way. The two other streets, Calvary Circle and White Road, are anticipated to meet the requirements as minor residential streets and not be required to have sidewalks constructed along their rights -of -way. White Road, however, is proposed to extent to the north-west boundary of the subdivision and meet the existing White Road right-of-way in Simpson Subdivision. No variances are requested. B. EXISTING CONDITIONS: The site is currently undeveloped, overgrown, and heavily wooded. Panther Branch creek borders the site to the south and south-west. Undeveloped land lies to the west. Point West 4th. Addition and Point West 3rd. Addition lie to the east. Simpson Subdivision and undeveloped land lie to the north. The existing zoning of the site is R-2, with R-2 zoning on all land in the area. C. ENGINEERINGLUTILITY COMMENTS: The City Engineering office indicates that the radius on curve #3 must be increased to 150 feet in order to comply with the Master Street Plan standards. The Detention and Excavation ordinances are applicable in this development. PAGIS monuments will be required. Water Works reports that a water main extension will be needed. Wastewater indicates that a sewer main extension, with easements, will be required. Arkansas Louisiana Gas Co. and Southwestern Bell Telephone Co. approved the submittal without comment. The Fire Department approved the submittal without comment. D. I SUESILEGALITECHNICAL/DESIGN: The plat title deals with Point West 5th. Addition only. It also needs to denote that a re -plat of a portion of Point West 4th. Addition is included. The Regulations require that information on the average and minimum lot sizes be furnished. This information has not been included. E January 4, 1994 ITEM NO.: 3 (Continued) FILE NO.: S- 4-U The preliminary plat is to show the names of abutting subdivisions or of property owners. Where abutting property is subdivided, the book and page number or instrument number of the filing of the ownership with the Circuit Clerk is to be included. This information is incomplete. The zoning classification of all abutting property is to be shown. This information is incomplete. Both Teton Drive and White Road are shown to extend to the subdivision boundary. White Road is anticipated to open to the existing White Road in the subdivision to the north and exit to Kanis Road beyond. The possibility or plan for future extension of Teton Drive is not dealt with, but needs to be. An overall plan for Point West, both existing and proposed is needed. Staff needs to review the addition's overall street layout, the relationship of the internal street system with external streets, and the proposed access points from the addition to the external street system. White Road is shown extending outside the boundary of the plat to the west to align with the existing White Road right-of-way in Simpson Subdivision. Provision needs to be made for the proposed activity and construction outside the boundary of the subdivision. The application indicates that White Road will meet minor residential street standards, and, consequently, will not be required to have a sidewalk constructed along its right-of- way. Since White Road is extended to the subdivision boundary and is anticipated to tie onto the existing improved White Road, it will, presumably, not qualify as a minor residential street. A sidewalk will be required. The location of the floodway and floodplain must be indicated on the plat. If structures are to be built on lots which lie in the floodplain, the minimum floor elevations for these structures must be shown. Any proposed phasing of development must be noted. E. ANALYSIS: The deficiencies and comments noted are, for the most part, relatively minor and the project engineer can, presumably, provide the information required or make the changes needed in a timely manner. There are two situations which have not been dealt with and this needs to be done prior to the Commission's approval of the plat. Access northward from the boundary of the subdivision is anticipated; however, there is no indication that the land north of Teton Drive is under the control of the applicant or that access northward 3 January 4, 1994 ITEM NO.: 3 (Conti FILE N 5-54-U from Teton Drive will be possible. The existing White Road in Simpson Subdivision is substandard and cannot accommodate increased traffic from Point West. It can be anticipated that a great deal of traffic from not only Point West 5th., but Point West 4th. and 3rd. will utilize the more direct access from Point West to Kanis Road by way of White Road, rather than the cumbersome path eastward to Point West Drive and onto Kanis Road. This access question needs to be dealt with and resolved prior to -approval of the preliminary plat. F. STAFF RECOMMENDATI NS: Staff recommends deferral of the approval of the preliminary plat until an overall plan of the entire Point West subdivision is submitted, provisions for alternate access to the subdivision are indicated, and staff and the applicant's engineer have had an opportunity to study this situation. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 1993) Mr. Pat McGetrick, the project engineer, was present. Staff presented the proposal. Mr. McGetrick responded to the items contained in the discussion outline. He indicated that he would provide the requested information and make the needed changes. The Committee discussed with Mr. McGetrick the: situation of the two streets extending to the subdivision boundary with either an inadequate roadway beyond on White Road or no available right-of-way beyond Teton Drive. There was no resolution of the questions raised. The Committee forwarded the item to the Commission for resolution of the remaining questions. PLANNING COMMISSION ACTION: (JANUARY 4, 1994) The applicant's representation. Mr. Pat McGetrick, was present. A number of persons representing the existingneighborhood along White Road were present. Staff presented the request and Mr. McGetrick addressed the Commission concerning the deficiencies noted at the Subdivision Committee meeting. He indicated that the requested overall scheme of Point West had been provided and that the collector roads indicated, once extended beyond the subdivision, would add the needed additional access to the property. He added that Winrock is extending Gamble Road to the south to Bowman in their recently approved plat. Mr. Paul Glasscock, representing White Road residents, responded that the existing White Road could not handle the additional traffic to be directed onto it by tying the new section into the existing road. After a lengthy discussion involving planning 4 January 4, 1994 ITEM NO.: 3 Continued FILE NO.: a-59-U commission members, staff and various other White Road residents, the Commission directed Mr. McGetrick to redesign the north-west corner of the proposed subdivision to eliminate the White Road tie-in. There was a stipulation added that staff should submit the revised plat to the Fire Department for review, and if approved, the elimination of the tie-in would be required. A motion to that effect was made and seconded, and passed with the vote of 9 ayes, no nays, 2 absent, and no abstentions. 5