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HomeMy WebLinkAboutS-0055 Staff Analysis-"Ptfs� SUBDIVISIONS Item No: 5 Name: Ridgewood Addition 12-27-77 File No.: 5-2308-A Location: West of Sandpiper Subdivision, East side of Bowman Road. Developer: Winrock Homes Incorporated P.O. Box 249 N.L.R., Ark. 72115 758-2445 Area: 79.7 A No. of Lots: 200 Engineer: Edward G. Smith and Associates 401 Victory Street L.R., Ark. 72201 374-1666 Ft. New St.: 8000 plus or minus Zo_nin�: Out of City Prop. Uses: Single Family Residences Variances Requested: 1. To permit street grades of 15 percent on minor streets 10 percent on a collector street. 2. Sidewalk on one side of a collector street 3. 24 foot pavement widths on four cul-de-sacs 4. 15 foot building lines 5. Boundary street improvements on Bowman Road *ANALYSIS A. Existing Conditions l: Physical Site Characteristics The site i5 rolling to steep, with two main water courses roughly parallel bisecting it from northwest to southeast. There is an intervening parallel ridge line through the center of the property with the ground again rising to the northeast and south- west. Most of the site is wooded except for the central portion which remains clear near the old homesite and outbuildings. The surrounding topography is similar. y Item No. 5 2. (Continued) Existing Public Facilities and Services 12-27-77 Sandpiper Subdivision adjacent on the east has extended three streets, two of which are collectors, to the plat boundary. The west boundary abuts Bowman Road for almost one half a mile. It is a standard county road cross section and has a bridge where it crosses Panther Branch, one of the two major water courses. All utilities, including Sanitary Sewer, are available from the east and south. There are no existing public park or recreational facilities in the area. B. Development Proposal 1. Site Preparation Water courses are not proposed to be channelized, but will be cleared of underbrush and left in their natural state in broad drainage utility and open space easements. 10 Some lots which back up to the creek may require fill. Minimum floor elevations will be established and shown on the plat as necessary. 2. Project Characteristics Some of the proposed lots are to be developed in a cluster style using twenty foot private drives in the stem shaped portion. All lots along Bowman Road will be double fronted or will be corner lots. Streets are laid out in a typical pattern of loops and cul-de-sacs. The drainage and open space easements which are 200 to 300 feet wide provide ample amounts of open area. 3. Provision for Public Facilities and Services. All of the cul-de-sacs are shown at a 24 foot pavement width and one is proposed to terminate in a hammerhead cul-de-sac. Item No. 5 4. (Continued) 12/27/77 Both collector streets will be extended from Sandpiper Addition at their existing standard, with sidewalks on one side. Bowman Road is not proposed to be improved beyond the entrance drives for reasons of expense, inadequate vertical alignment and the existence of a two-lane bridge. As stated above, the major water courses (wet weather creeks) will be unimproved except for brush removal. Water and sewer lines will be extended at capacities adequate to serve areas further west and north. Legal Considerations The policy of the Waste Water Utility would not require annexation as condition of service, but a commitment to annex could be required in the Bill of Assurance as condition of plat approval. The Master Street Plan indicates Bowman Road as an arterial street with an eighty foot right-of-way .46 and forty-eight foot pavement. It also shows a straight alignment rather than the curve of the existing road. Topography (30 percent slope) would prevent a straight alignment. To grant a waiver of improvements on Bowman Road would compromise the City's only present means of getting them adjacent to all such developments. However, major arterial'streets warrant some public participation in construction. C. Analysis This layout is appropriate for the location and topography. Double front lots are preferable along Bowman Road. On the interior the stem shaped lots serve a good purpose also. Building setbacks should remain at twenty-five feet except where justified by the topography, in no case less than fifteen feet. Lots which abut a creek will specify an elevation greater than the flood plain. There are possible intersection site distance problems at Hickory Hill Court and at Shady Creek Drive and Bowman Road. Also, Hickory Hill Court should have a full turn -around facility which could be provided about 100 feet to the north. .�P 1 item No. 5 (Continued) 12/27/77 D. STAFF RECOMMENDATION The staff recommends deferral as necessary to determine a method and time for construction of Bowman Road, and following that, approval subject to: 1. Bowman Road improvements to be accounted for as may be determined following the necessary deferrals. 2. Commit to annex upon becoming contiguous by means of provision in the bill of assurance. 3. Minimum drainage easement sizes, flood elevations and building site elevations to be as approved by the Engineering Division and to be shown on the plat. 4. Require 25 foot building lines except where grades would permit 15 feet. Fifteen foot building lines approved as shown. 5. Intersection sight distance to be maintained at Hickory Hill Court and Shady Creek Drive. 6. Provide a round cul-de-sac on Hickory Hill Court. 7. Maintain a thirty mile per hour design speed as approved by the Engineering Division. 8. Approve street grade variances as requested. 9. Approve sidewalk on one side of collector streets. 10. Approve 24 foot pavement width on cul-de-sacs. E. SUBDIVISION COMMITTEE RECOMMENDATION Approval as recommended by the staff with No. 1 to be decided -by the full Planning Commission. PLANNING COMMISSION ACTION The engineer and developer were present. They expressed general agreement with the staff recommendation, but with a preference for 15 foot building lines as shown on the plat. The Commission approved the plat as recommended by the Subdivision Committee with the following modifications: 1) The question of Bowman Road improvements to be deferred for 90 days (March 28, 1978). 2) Approved 15 foot building lines as shown on the plat.