HomeMy WebLinkAboutS-0054-X Staff AnalysisS
January 30, 1996
ITEM NO.: 2 FILE NO.: S-54-Q
DAME: POINT WEST 6TH. ADDITION -- PRELIMINARY PLAT
LOCATION: On the south side of Kanis Rd., approximately 0.25
mile west of Point West Dr.
DEVELOPER: ENGINEER:
Pat McGetrick
ERC PROPERTIES MCGETRICK ENGINEERING
815 Fort St. 11225 Huron Ln., Suite 200
Barling, AR 72923 Little Rock, AR 72211
452-9950 223-9900
AREA:
21.62 ACRES
NUMBER OF
LOTS:
69 FT. NEW STREET: 4,150
ZONING:
R-2
PROPOSED
USES:
Single -Family Residential
PLANNING DISTRICT: 18
CENSUS TRACT: 42.07
VARIANCES REQUESTED: Approval of a waiver from the prohibition
of double -frontage lots.
STATEMENT OF PROPOSAL:
Development of 21.62 acres as a 69 lot residential subdivision is
proposed. Development entails construction of 4,150 feet of new
streets, as well as dedication of right-of-way and improvements
along the Kanis Rd. boundary of the tract. Construction of
Gamble Rd. within the subdivision will tie the existing Gamble
Rd. to the south into Kanis Rd., and construction of Westglen Dr.
within the subdivision will tie to the existing termination of
Westglen Dr. in the abutting "West Glen Subdivision" to the east.
The average lot size is proposed to be 7,800 square feet, with
the minimum lot size being 7,000 square feet.
The topography in three areas of the subdivision, each
approximately one-half acre in size, have grades which are at or
exceed 18%, thus making them subject to the "Hillside
Regulations". One of the three areas falls in Tract B, which is
being reserved for future development, and is outside the scope
of the proposed single-family development. The other two areas
are relatively small, with the grades on only one full lot and
portions of nine others being at or exceeding the 18% grade.
January 30, 1996
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: 5-54-❑
One block of lots, Lots 41 through 50, are proposed to have
frontages on both Gamble Rd. on the west and on Misty Glen Dr. on
the east. Because of the Ordinance prohibition on double -
frontage lots, except in specific situations (which are not
applicable in this situation), a waiver of the double -frontage
lot prohibition is requested.
A. PR9PQ5ALIREQOE5T:
Approval by the Planning Commission is requested of a
preliminary plat.
Review by the Planning Commission and a recommendation for
approval to the Board of Directors is requested for approval
of a waiver from the prohibition on double -frontage lots for
Lots 41 through 50.
B. EXISTING CONDITIONS:
The site of the proposed subdivision is undeveloped and
heavily wooded. The topography of the tract ranges in
grades of from 5 to 6% along the east boundary of the tract,
to 14 to 22%, running north and south through the center of
the tract, to 10 to 12% along the west boundary of the
tract.
The existing zoning of the tract is R-2, with R-2 zoning
being the zoning of all lands surrounding the tact, except
for a small 0-1 site at the northeast corner of the tract.
There is an existing non -conforming commercial use at the
southeast corner of Kanis Rd. and the new portion of Gamble
Rd.
C. ENGINEERING/UTILITY COMMENTS:
Public Works staff comments:
Grading permits must be obtained, and erosion control
plans must be provided prior to construction. All
disturbed areas are to be seeded and mulched for
erosion control prior to final platting of the lots.
Stormwater detention analysis is required.
Open ditches are generally not permitted by the
Stormwater Management and Drainage Manual. If ditches
are planned, they must be shown on the preliminary plat
and must be approved by the City Engineer prior to
Planing Commission approval of the plat. (Ref. Sec.
31-89.9 of the Code of Ordinances)
2
January 30, 1996
SUBDIVIgIO
ITEM No. 2 Cont. FILE NO S-54-U
A left turn lane in Kanis Rd. for east and west bound
traffic must be provided. Full one-half street
widening for Kanis Rd. is required upon final platting
of the adjoining lots. The corner radii at Gamble Rd.
and Kanis Rd. must be 31.5 feet.
Sidewalks are required along Kanis Rd., Gamble, Rd.,
Westglen Rd., and the loop streets.
The letter requesting street lights must be submitted.
Little Rock Municipal Water Works commented that a water
main extension will be required.
Little Rock Wastewater Utility comments that a sewer main
extension, with easements, will be required.
Arkansas Louisiana Gas co. approved the plat.
Southwestern Bell Telephone Co. noted that 5 foot easements
on each side of common, back-to-back, lots, and platted area
perimeter lot lines will be required.
The Fire Department approved the submittal.
D. ISSUES/LEGAL/TECHNICAL/DESIGN:
The submitted information did not include, as required by
Sec. 31-87 of the Code of ordinances: 1) the designation
of the type of subdivision; 2) the name and address of the
owner of record and the source of title; and, 3) any
existing and the proposed covenants and restrictions.
The following information, required by Sec. 31-89, has not
been furnished: 1) the proposed street and sidewalk
improvements for the boundary street; 2) the location of
sidewalks within the subdivision; 3) the storm drainage
plan and analysis; 4) the plat book and page number or
instrument number of all recorded subdivisions abutting the
proposed subdivision; 4) the names of all owners of platted
tracts in excess of 2 1/2 acres; 5) the physical
description of monuments; and, 6) a phasing plan.
Sec. 31-91 requires the Certificate of Preliminary Surveying
Accuracy be provided. This certificate has not been
completed.
Sec. 31-93 requires a preliminary Bill of Assurance be
supplied. This has not been furnished.
Tracts A and B are shown, but there is no information
furnished on their proposed use. The areas are zoned R-2,
3
January 30, 1996
SUBDIVISION
ITEM 2 n FILE NO.: -54-
but it is not anticipated, due to the subdivision layout,
that they will be developed for single-family use.
Sec. 31-367 through 31-376 is the section known as the
"Hillside Regulations". This division "is designed to
ensure proper integration of physical improvements in rugged
topographical areas...." It applies "to those portions of a
subdivision plat that have an average slope of 18% or
greater. Such areas of steep slope are recognized as
requiring special... development standards...." The division
continues, "No lot within any hillside area ... shall be less
than 10,000 square feet in area." Lots with an average
slope of 18% are to meet this minimum size.
Sec. 31-232.d states that: "Double frontage lots are
prohibited. However, where a subdivision abuts or contains
an existing or proposed arterial street, freeway,
expressway, or railroad..., reverse frontage lots are
permitted. Double frontage lots may also be used to
facilitate residential development in hillside areas, as
defined in (the Hillside Regulations)." Sec. 31-257 states
that: "Along arterial streets ... a restricted access
easement of at least 10 feet, across which there shall be no
right -of -vehicle access permitted, shall be provided."
E. ANALYSIS•
The deficiencies in the submitted application and plat
pertaining to Sections 31-87, 31-89, 31-91, and 31-93 are
generally either minor in nature and easily remedied, or are
routinely supplied after Planning Commission approval of the
Preliminary Plat, but prior to submission of final plats. A
phasing plan, and a delineation of the proposed use(s) for
Tracts A and B, are needed.
The average grade, east to west, across Lot 50 is 18%,
making it subject to the Hillside Regulations. The minimum
lot size for lots with slopes of 18% is 10,000 square feet;
Lot 50 is 11,000 square feet. It complies, then, with the
Hillside Regulations.
Portions of Lots 3 and 4, and portions of Lots 22, 23, 24,
25, 36, 37, and 38 have grades at or greater than 18%.
However, in each case, the average slope across the entire
lot is less than 18%. On these lots, then, grading can be
used to re -contour the lots to lessen the severity of the
grades and exempt them from the Hillside Regulations.
Because of the Master Street Plan and existing alignment of
Gamble Rd., both north of Kanis Rd. and in the Point West
subdivisions to the south, the alignment of Gamble Rd. in
the subject phase of the Point West development is set. The
4
January 30, 1996
F : 1 ii����Li 0 1
ITEM NO • 2 .(Cont.) FILE NO.: 5--54-D
space between the existing west boundary of West Glen to the
east and the Gamble Rd. alignment is too great for a single
row of lots, but is not wide enough for three. This creates
a row of lots with frontage on both Gamble Rd. and on Misty
Glen Dr., and such double frontage lots are prohibited,
except in specific situations (where lots back up to
arterial streets, freeways, expressways, or railroads, or
where double -frontage lots are necessary due to design
restrictions imposed by hillside situations). These
specific situations are not applicable in the subject
subdivision design, but the alignment of Gamble Rd. is a
valid reason for needing and being granted a waiver from the
prohibition on double -frontage lots. The developer,
however, needs to decide which street the houses are to
front, and a "no vehicle" access easement needs to be
platted across the "rear" street frontage.
The Point West Subdivision has grown from its initial phase
along Point West Dr., to include five previous phases (and
even a separate subdivision) which all take access by way of
Point West Dr. There are blocks and blocks of streets
extending south and west from Point West Dr. which have no
direct access to an arterial street, and a whole
neighborhood which has just one way in and out, and that way
is nothing more than a standard residential street. The
neighborhood gaining access to Kanis Rd. with the tie-in by
way of Gamble Rd. is critically important, not only from the
aspect of convenience, but also from the safety aspect.
F. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat, subject
to: 1) the applicant completing the submission requirements
and correcting the deficiencies noted; and, 2) a phasing
plan being submitted and the phasing plan indicating that
the Gamble Rd. tie-in to Kanis Rd. will be included in the
first phase of development.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 4, 1996)
Mr. Pat McGetrick, the project engineer, was present. The
Planning staff reviewed the nature of the proposal and presented
the discussion outline. The Public Works staff reviewed the City
Engineer's concerns. David Scherer, with the Public Works staff,
reported that improvements to Kanis Rd. at the Gamble Rd.
intersection and the providing of a left turn lane in Kanis Rd.
would be required with the initial development. He explained
that the Public Works staff would not support the development of
additional lots if they were going to have to take their access
off the existing street system and Gamble Rd. was not going to be
constructed with the initial phase of development. It was noted
5
January 30, 1996
SUBDIVISION
ITEM NO.: 2 (Cant.) _ FILE NO.: S-54-Q
that, if it were acquired, there would be enough land to the west
for development of another block of lots, and that in naming of
the streets this future possibility needs to be kept in mind;
that the street numbers do not need to double back on themselves.
Mr. McGetrick responded that the street names would be changed to
keep this from happening. He also reported that Gamble Rd. would
be included in the first phase of development, and that it would
be extended to Kanis Rd. Following the discussion, the Committee
forwarded the item to the full Commission for the public hearing.
PLANNING COMMISSION ACTION: (JANUARY 30, 1996)
Staff reported that there were no issues to be resolved, and
recommended approval of the preliminary plat. Staff recommended
approval of the variance to permit double -frontage for lots 41
thru 50, with the condition that the "front" of the lots be the
side facing Misty Glenn Dr. and with a "no vehicle access
easement" be platted along the Gamble Rd. frontage of the lots.
The preliminary plat and the recommendation for approval of the
variance were included on the Consent Agenda for Approval, and
the preliminary plat and the recommendation for approval were
approved with the vote on 9 ayes, 0 nays, 2 absent, and
0 abstentions.
6
FILE O. - 4-
NAME: POINT WEST 6TH. ADDITION -- PRELIMINARY PLAT
LOCATION: On the south side of Kanis Rd., approximately 0.25
mile west of Point West Dr.
DEVELOPER: ENGINEER:
Pat McGetrick
ERC PROPERTIES MCGETRICK ENGINEERING
815 Fort St. 11225 Huron Ln., Suite 200
Barling, AR 72923 Little -Rock, AR 72211
452-9950 223-9900
AREA:
21.62 ACRES
NUMBER OF LOTS:
69 FT. NEW STREET: 4,150
ZONING:
R-2
PROPOSED
USES:
Single -Family Residential
PLANNING DISTRICT: 18
CENSUS TRACT: 42.07
VARIANCES REQUESTED: Approval of a waiver from the prohibition
of double -frontage lots.
STATEMENT OF PROPOSAL:
Development of 21.62 acres as a 69 lot residential subdivision is
proposed. Development entails construction of 4,150 feet of new
streets, as well as dedication of right-of-way and improvements
along the Kanis Rd. boundary of the tract. Construction of
Gamble Rd. within the subdivision will tie the existing Gamble
Rd. to the south into Kanis Rd., and construction of Westglen Dr.
within the subdivision will tie to the existing termination of
Westglen Dr. in the abutting "West Glen Subdivision" to the east.
The average lot size is proposed to be 7,800 square feet, with
the minimum lot size being 7,000 square feet.
The topography in three areas of the subdivision, each
approximately one-half acre in size, have grades which are at or
exceed 18%, thus making them subject to the "Hillside
Regulations". One of the three areas falls in Tract B, which is
being reserved for future development, and is outside the scope
of the proposed single-family development. The other two areas
are relatively small, with the grades on only one full lot and
portions of nine others being at or exceeding the 18% grade.
One block of lots, Lots 41 through 50, are proposed to have
frontages on both Gamble Rd. on the west and on Misty Glen Dr. on
the east. Because of the Ordinance prohibition on double -
frontage lots, except in specific situations (which are not
FILE NO.'. - 4- (Cont.)
applicable in this situation), a waiver of the double -frontage
lot prohibition is requested.
A. PROPOSALIREOUE5T:
Approval by the Planning Commission is requested of a
preliminary plat.
Review by the Planning Commission and a recommendation for
approval to the Board of Directors is requested for approval
of a waiver from the prohibition on double -frontage lots for
Lots 41 through 50.
B. EXISTING CONDITIONS:
The site of the proposed subdivision is undeveloped and
heavily wooded. The topography of the tract ranges in
grades of from 5 to 6% along the east boundary of the tract,
to 14 to 22%, running north and south through the center of
the tract, to 10 to 12% along the west boundary of the
tract.
The existing zoning of the tract is R-2, with R-2 zoning
being the zoning of all lands surrounding the tact, except
for a small 0-1 site at the northeast corner of the tract.
There is an existing non -conforming commercial use at the
southeast corner of Kanis Rd. and the new portion of Gamble
Rd.
C. ENGINEERINGIDTILITY COMMENTS:
Public Works staff comments:
Grading permits must be obtained, and erosion control
plans must be provided prior to construction. All
disturbed areas are to be seeded and mulched for
erosion control prior to final platting of the lots.
Stormwater detention analysis is required.
Open ditches are generally not permitted by the
Stormwater Management and Drainage Manual. If ditches
are planned, they must be shown on the preliminary plat
and must be approved by the City Engineer prior to
Planing Commission approval of the plat. (Ref. Sec.
31-89.9 of the Code of Ordinances)
A left turn lane in Kanis Rd. for east and west bound
traffic must be provided. Full one-half street
widening for Kanis Rd. is required upon final platting
of the adjoining lots. The corner radii at Gamble Rd.
and Kanis Rd. must be 31.5 feet.
K
FILE NO.: S-54-D (Cont.)
Sidewalks are required along Ranis Rd., Gamble, Rd.,
Westglen Rd., and the loop streets.
The letter requesting street lights must be submitted.
Little Rock Municipal Water Works commented that a water
main extension will be required.
Little Rock Wastewater utility comments that a sewer main
extension, with easements, will be required.
Arkansas Louisiana Gas co. approved the plat.
Southwestern Bell Telephone Co. noted that 5 foot easements
on each side of common, back-to-back, lots, and platted area
perimeter lot lines will be required.
The Fire Department approved the submittal.
D. ISSUES/LEGAL/TECHNICAL/DESIGN:
The submitted information did not include, as required by
Sec. 31-87 of the Code of Ordinances: 1) the designation
of the type of subdivision; 2) the name and address of the
owner of record and the source of title; and, 3) any
existing and the proposed covenants and restrictions.
The following information, required by Sec. 31-89, has not
been furnished: 1) the proposed street and sidewalk
improvements for the boundary street; 2) the location of
sidewalks within the subdivision; 3) the storm drainage
plan and analysis; 4) the plat book and page number or
instrument number of all recorded subdivisions abutting the
proposed subdivision; 4) the names of all owners of platted
tracts in excess of 2 1/2 acres; 5) the physical
description of monuments; and, 6) a phasing plan.
Sec. 31-91 requires the Certificate of Preliminary Surveying
Accuracy be provided. This certificate has not been
completed.
Sec. 31-93 requires a preliminary Bill of Assurance be
supplied. This has not been furnished.
Tracts A and B are shown, but there is no information
furnished on their proposed use. The areas are zoned R-2,
but it is not anticipated, due to the subdivision layout,
that they will be developed for single-family use.
Sec. 31-367 through 31-376 is the section known as the
"Hillside Regulations". This division "is designed to
ensure proper integration of physical improvements in rugged
topographical areas...." It applies "to those portions of a
subdivision plat that have an average slope of 18% or
3
FILE - 4- n
greater. Such areas of steep slope are recognized as
requiring special... development standards.... , The division
continues, "No lot within any hillside area... shall be less
than 10,000 square feet in area." Lots with an average
slope of 18% are to meet this minimum size.
Sec. 31-232.d states that: "Double frontage lots are
prohibited. However, where a subdivision abuts or contains
an existing or proposed arterial street, freeway,
expressway, or railroad..., reverse frontage lots are
permitted. Double frontage lots may also be used to
facilitate residential development in hillside areas, as
defined in (the Hillside Regulations)." Sec. 31-257 states
that: "Along arterial streets ... a restricted access
easement of at least 10 feet, across which there shall be no
right -of -vehicle access permitted, shall be provided."
E. ANALYSIS:
The deficiencies in the submitted application and plat
pertaining to Sections 31-87, 31-89, 31-91, and 31-93 are
generally either minor in nature and easily remedied, or are
routinely supplied after Planning Commission approval of the
Preliminary Plat, but prior to submission of final plats. A
phasing plan, and a delineation of the proposed use(s) for
Tracts A and B, are needed.
The average grade, east to west, across Lot 50 is 18%,
making it subject to the Hillside Regulations. The minimum
lot size for lots with slopes of 18% is 10,000 square feet;
Lot 50 is 11,000 square feet. It complies, then, with the
Hillside Regulations.
Portions of Lots 3 and 4, and portions of Lots 22, 23, 24,
25, 36, 37, and 38 have grades at or greater than 18%.
However, in each case, the average slope across the entire
lot is less than 18%. on these lots, then, grading can be
used to re -contour the lots to lessen the severity of the
grades and exempt them from the Hillside Regulations.
Because of the Master Street Plan and existing alignment of
Gamble Rd., both north of Kanis Rd. and in the Point West
subdivisions to the south, the alignment of Gamble Rd. in
the subject phase of the Point West development is set. The
space between the existing west boundary of West Glen to the
east and the Gamble Rd. alignment is too great for a single
row of lots, but is not wide enough for three. This creates
a row of lots with frontage on both Gamble Rd. and on Misty
Glen Dr., and such double frontage lots are prohibited,
except in specific situations (where lots back up to
arterial streets, freeways, expressways, or railroads, or
where double -frontage lots are necessary due to design
restrictions imposed by hillside situations). These
specific situations are not applicable in the subject
4
FILE NO_! S-54-Q (gont.)_
subdivision design, but the alignment of Gamble Rd. is a
valid reason for needing and being granted a waiver from the
prohibition on double -frontage lots. The developer,
however, needs to decide which street the houses are to
front, and a "no vehicle" access easement needs to be
platted across the "rear" street frontage.
The Point West Subdivision has grown from its initial phase
along Point West Dr., to include five previous phases (and
even a separate subdivision) which all take access by way of
Point West Dr. There are blocks and blocks of streets
extending south and west from Point West Dr. which have no
direct access to an arterial street, and a whole
neighborhood which has just one way in and out, and that way
is nothing more than a standard residential street. The
neighborhood gaining access to Kanis Rd. with the tie-in by
way of Gamble Rd. is critically important, not only from the
aspect of convenience, but also from the safety aspect.
F. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat, subject
to: 1) the applicant completing the submission requirements
and correcting the deficiencies noted; and, 2) a phasing
plan being submitted and the phasing plan indicating that
the Gamble Rd. tie-in to Kanis Rd. will be included in the
first phase of development.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 4, 1996)
Mr. Pat McGetrick, the project engineer, was present. The
Planning staff reviewed the nature of the proposal and presented
the discussion outline. The Public Works staff reviewed the City
Engineer's concerns. David Scherer, with the Public Works staff,
reported that improvements to Kanis Rd. at the Gamble Rd.
intersection and the providing of a left turn lane in Kanis Rd.
would be required with the initial development. He explained
that the Public Works staff would not support the development of
additional lots if they were going to have to take their access
off the existing street system and Gamble Rd. was not going to be
constructed with the initial phase of development. It was noted
that, if it were acquired, there would be enough land to the west
for development of another block of lots, and that in naming of
the streets this future possibility needs to be kept in mind;
that the street numbers do not need to double back on themselves.
Mr. McGetrick responded that the street names would be changed to
keep this from happening. He also reported that Gamble Rd. would
be included in the first phase of development, and that it would
be extended to Kanis Rd. Following the discussion, the Committee
forwarded the item to the full Commission for the public hearing.
5
FILE - 4- 'n
PLANNING COMMISSION ACTION: (JANUARY 30, 1996)
Staff reported that there were no issues to be resolved, and
recommended approval of the preliminary plat. Staff recommended
approval of the variance to permit double -frontage for lots 41
thru 50, with the condition that the "front" of the lots be the
side facing Misty Glenn Dr. and with a "no vehicle access
easement" be platted along the Gamble Rd. frontage of the lots.
The preliminary plat and the recommendation for approval of the
variance were included on the Consent Agenda for Approval, and
the preliminary plat and the recommendation for approval were
approved with the vote on 9 ayes, 0 nays, 2 absent, and
0 abstentions.
6
January 30, 1996
ITEM O.: 2 FILE NO.: S-54-Q
NAME: POINT WEST 6TH. ADDITION -- PRELIMINARY PLAT
LOCATION: On the south side of Kanis Rd., approximately 0.25
mile west of Point West Dr.
DEVELOPER: ENGINEER:
Pat McGetrick
ERC PROPERTIES MCGETRICK ENGINEERING
815 Fort St. 11225 Huron Ln., Suite 200
Barling, AR 72923 Little Rock, AR 72211
452-9950 223-9900
AREA: 21.62 ACRES NUMBER OF LOTS: 69 FT. NEW STREET: 4,150
ZONING: R-2 PROPOSED USES: Single -Family Residential
PLANNING DISTRICT: 18
CENSUS TRACT: 42.07
VARIANCES REQUESTED: Approval of a waiver from the prohibition
of double -frontage lots.
STATEMENT OF PROPOSAL:
Development of 21.62 acres as a 69 lot residential subdivision is
proposed. Development entails construction of 4,150 feet of new
streets, as well as dedication of right-of-way and improvements
along the Kanis Rd. boundary of the tract. Construction of
Gamble Rd. within the subdivision will tie the existing Gamble
Rd. to the south into Kanis Rd., and construction of Westglen Dr.
within the subdivision will tie to the existing termination of
Westglen Dr. in the abutting "West Glen Subdivision" to the east.
The average lot size is proposed to be 7,800 square feet, with
the minimum lot size being 7,000 square feet.
The topography in three areas of the subdivision, each
approximately one-half acre in size, have grades which are at or
exceed 18%, thus making them subject to the "Hillside
Regulations". One of the three areas falls in Tract B, which is
being reserved for future development, and'is outside the scope
of the proposed single-family development. The other two areas
are relatively small, with the grades on only one full lot and
portions of nine others being at or exceeding the 18% grade.
January 30, 1996
ITEM NO.; 2(Cont.)FILE NO.: -54-
One block of lots, Lots 41 through 50, are proposed to have
frontages on both Gamble Rd. on the west and on Misty Glen Dr. on
the east. Because of the Ordinance prohibition on double -
frontage lots, except in specific situations (which are not
applicable in this situation), a waiver of the double -frontage
lot prohibition is requested.
A. PROPOSALIREWE$T:
Approval by the Planning Commission is requested of a
preliminary plat.
Review by the Planning Commission and a recommendation for
approval to the Board of Directors is requested for approval
of a waiver from the prohibition on double -frontage lots for
Lots 41 through 50.
B. EXISTING CONDITION :
The site of the proposed subdivision is undeveloped and
heavily wooded. The topography of the tract ranges in
grades of from 5 to 6% along the east boundary of the tract,
to 14 to 22%, running north and south through the center of
the tract, to 10 to 12% along the west boundary of the
tract.
The existing zoning of the tract is R-2, with R-2 zoning
being the zoning of all lands surrounding the tact, except
for a small 0-1 site at the northeast corner of the tract.
There is an existing non -conforming commercial use at the
southeast corner of Kanis Rd. and the new portion of Gamble
Rd.
C. ENGINEERINGIUTI_LITY COMMENTS:
Public Works staff comments:
Grading permits must be obtained, and erosion control
plans must be provided prior to construction. All
disturbed areas are to be seeded and mulched for
erosion control prior to final platting of the lots.
Stormwater detention analysis is required.
Open ditches are generally not permitted by the
Stormwater Management and Drainage Manual. If ditches
are planned, they must be shown on the preliminary plat
and must be approved by the City Engineer prior to
Planing Commission approval of the plat. (Ref. Sec.
31-89.9 of the Code of Ordinances)
January 30, 1996
HDIVI I
ITEM a.: 2 n FILE Na.: -54-
A left turn lane in Kanis Rd. for east and west bound
traffic must be provided. Full one-half street
widening for Kanis Rd. is required upon final platting
of the adjoining lots. The corner radii at Gamble Rd.
and Kanis Rd. must be 31.5 feet.
Sidewalks are required along Kanis Rd., Gamble, Rd.,
Westglen Rd., and the loop streets.
The letter requesting street lights must be submitted.
Little Rock Municipal Water Works commented that a water
main extension will be required.
Little Rock Wastewater Utility comments that a sewer main
extension, with easements, will be required.
Arkansas Louisiana Gas co. approved the plat.
Southwestern Bell Telephone Co. noted that 5 foot easements
on each side of common, back-to-back, lots, and platted area
perimeter lot lines will be required.
The Fire Department approved the submittal.
D. ISSUES LEGAL/TECHNICAL DESIGN:
The submitted information did not include, as required by
Sec. 31-87 of the Code of ordinances: 1) the designation
of the type of subdivision; 2) the name and address of the
owner of record and the source of title; and, 3) any
existing and the proposed covenants and restrictions.
The following information, required by Sec. 31-89, has not
been furnished: 1) the proposed street and sidewalk
improvements for the boundary street; 2) the location of
sidewalks within the subdivision; 3) the storm drainage
plan and analysis; 4) the plat book and page number or
instrument number of all recorded subdivisions abutting the
proposed subdivision; 4) the names of all owners of platted
tracts in excess of 2 1/2 acres; 5) the physical
description of monuments; and, 6) a phasing plan.
Sec. 31-91 requires the Certificate of Preliminary Surveying
Accuracy be provided. This certificate has not been
completed.
Sec. 31-93 requires a preliminary Bill of Assurance be
supplied. This has not been furnished.
Tracts A and B are shown, but there is no information
furnished on their proposed use. The areas are zoned R-2,
3
January 30, 1996
ITEM NO.: 2 (Cont .) FILE NO.: 5-54-U
but it is not anticipated, due to the subdivision layout,
that they will be developed for single-family use.
Sec. 31-367 through 31-376 is the section known as the
"Hillside Regulations". This division "is designed to
ensure proper -integration of physical, improvements in rugged
topographical areas...." It applies "to those portions of a
subdivision plat that have an average slope of 18% or
greater. Such areas of steep slope are recognized as
requiring special... development standards...." The division
continues, "No lot within any hillside area ... shall be less
than 10,000 square feet in area." Lots with an average
slope of 18% are to meet this minimum size.
Sec. 31-232.d states that: "Double frontage lots are
prohibited. However, where a subdivision abuts or contains
an existing or proposed arterial street, freeway,
expressway, or railroad..., reverse frontage lots are
permitted. Double frontage lots may also be used to
facilitate residential development in hillside areas, as
defined in (the Hillside Regulations)." Sec. 31-257 states
that: "Along arterial streets ... a restricted access
easement of at least 10 feet, across which there shall be no
right -of -vehicle access permitted, shall be provided."
E. ANALYSIS:
The deficiencies in the submitted application and plat
pertaining to Sections 31-87, 31-89, 31-91, and 31-93 are
generally either minor in nature and easily remedied, or are
routinely supplied after Planning Commission approval of the
Preliminary Plat, but prior to submission of final plats. A
phasing plan, and a delineation of the proposed use(s) for
Tracts A and B, are needed.
The average grade, east to west, across Lot 50 is 18%,
making it subject to the Hillside Regulations. The minimum
lot size for lots with slopes of 18% is 10,000 square feet;
Lot 50 is 11,000 square feet. It complies, then, with the
Hillside Regulations.
Portions of Lots 3 and 4, and portions of Lots 22, 23, 24,
25, 36, 37, and 38 have grades at or greater than 18%.
However, in each case, the average slope across the entire
lot is less than 18%. On these lots, then, grading can be
used to re -contour the lots to lessen the severity of the
grades and exempt them from the Hillside Regulations.
Because of the Master Street Plan and existing alignment of
Gamble Rd., both north of Kanis Rd. and in the Point West
subdivisions to the south, the alignment of Gamble Rd. in
the subject phase of the Point West development is set. The
4
January 30, 1996
HDIVI I
ITEM o.: 2(Cont.)FILE O.: - 4-
space between the existing west boundary of West Glen to the
east and the Gamble Rd. alignment is too great for a single
row of lots, but is not wide enough for three. This creates
a row of lots with frontage on both Gamble Rd. and on Misty
Glen Dr., and such double frontage lots are prohibited,
except in specific situations (where lots back up to
arterial streets, freeways, expressways, or railroads, or
where double -frontage lots are necessary due to design
restrictions imposed by hillside situations). These
specific situations are not applicable in the subject
subdivision design, but the alignment of Gamble Rd. is a
valid reason for needing and being granted a waiver from the
prohibition on double -frontage lots. The developer,
however, needs to decide which street the houses are to
front, and a "no vehicle" access easement needs to be
platted across the "rear" street frontage.
The Point West Subdivision has grown from its initial phase
along Point West Dr., to include five previous phases (and
even a separate subdivision) which all take access by way of
Point West Dr. There are blocks and blocks of streets
extending south and west from Point West Dr. which have no
direct access to an arterial street, and a whole
neighborhood which has just one way in and out, and that way
is nothing more than a standard residential street. The
neighborhood gaining access to Kanis Rd. with the tie-in by
way of Gamble Rd. is critically important, not only from the
aspect of convenience, but also from the safety aspect.
F. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat, subject
to: 1) the applicant completing the submission requirements
and correcting the deficiencies noted; and, 2) a phasing
plan being submitted and the phasing plan indicating that
the Gamble Rd. tie-in to Kanis Rd. will be included in the
first phase of development.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 4, 1996)
Mr. Pat McGetrick, the project engineer, was present. The
Planning staff reviewed the nature of the proposal and presented
the discussion outline. The Public Works staff reviewed the City
Engineer's concerns. David Scherer, with the Public Works staff,
reported that improvements to Kanis Rd. at the Gamble Rd.
intersection and the providing of a left turn lane in Kanis Rd.
would be required with the initial development. He explained
that the Public Works staff would not support the development of
additional lots if they were going to have to take their access
off the existing street system and Gamble Rd. was not going to be
constructed with the initial phase of development. It was noted
5
January 30, 1996
SUBDIVISION
ITEM NO.: 2 (ront.) FILE NO.: 5-54-€]
that, if it were acquired, there would be enough land to the west
for development of another block of lots, and that in naming of
the streets this future possibility needs to be kept in mind;
that the street numbers do not need to double back on themselves.
Mr. McGetrick responded that the street names would be changed to
keep this from happening. He also reported that Gamble Rd. would
be included in the first phase of development, and that it would
be extended to Kanis Rd. Following the discussion, the Committee
forwarded the item to the full Commission for the public hearing.
PLANNING COMMISSION ACTION: (JANUARY 30, 1996)
Staff reported that there were no issues to be resolved, and
recommended approval of the preliminary plat. Staff recommended
approval of the variance to permit double -frontage for lots 41
thru 50, with the condition that the "front" of the lots be the
side facing Misty Glenn Dr. and with a "no vehicle access
easement" be platted along the Gamble Rd. frontage of the lots.
The preliminary plat and the recommendation for approval of the
variance were included on the Consent Agenda for Approval, and
the preliminary plat and the recommendation for approval were
approved with the vote on 9 ayes, 0 nays, 2 absent, and
0 abstentions.
6