HomeMy WebLinkAboutS-1042 Staff AnalysisNovember 29, 1994
ITEM NO.: 1 FILE NO_: S-1042
NAME: THE VILLAGES OF WELLINGTON, PHASE 2 -- PRELIMINARY PLAT
LOCATION: Beyond the west end of Adour Dr.
DEVELOPER•
ENGINEER:
WINROCK DEVELOPMENT COMPANY WHITE-DATERS & ASSOCIATES, INC.
P. O. Box 8080 401 S. Victory St.
Little Rock, AR 72203 Little Rock, AR 72201
663-5340 374-1666
AREA: 16.6 ACRES NUMBER OF LOTS: 45 FT. NEW STREET: 1,680
ZONING: R-2 PROPOSED USES: Single -Family Residential
(There is an alternate
plan showing a church
site which may occupy a
portion of the tract.)
PLANNING DISTRICT: 19
CENSUS TRACT: 42.06
VARIANCES REQUESTED:
1) Variance of the allowable length of a cul-de-sac street for
Regiment Ct.
2) Waiver of the sidewalk requirement for Regiment Court.
STATEMENT OF PROPOSAL:
The applicant proposes a preliminary plat for the subdivision of
a 16.6 acre tract, creating 45 single-family residential lots
along 1680 feet of new streets. As an alternate scheme, the
applicant proposes to shorten Regiment Court, and to create a
"Tract A" for a church site at the southwest corner of the plat.
If the church site is not implemented, and Regiment Court extends
to the south boundary of the plat, then Regiment Court is 1,035
feet in length, and thus exceeds the maximum allowable length for
a cul-de-sac street; consequently, a 35 foot variance of the
1,000 foot maximum length of a cul-de-sac street standard is
requested. The applicant proposes a pedestrian system involving
the construction of pathways and trails as an alternative to
sidewalks on residential streets within the subdivision, and, a
waiver of the requirement to construct sidewalks on standard
residential streets (involving only Regiment Court in this plat)
November 29, 1994
SUBDIVISION
ITEM NO.: 1 Continued FILE NO.: S-10 2
is requested. Construction of a sidewalk along the right-of-way
of the future minor arterial roadway is proposed.
A. PROPD AL RE UEST:
Approval by the Planning Commission of a preliminary plat is
requested. Review by the Planning Commission and approval
by the Board of Directors is sought for two proposals which
are not in conformance with the Subdivision Regulations: 1)
a variance of the regulation which sets the maximum length
of a cul-de-sac street at 1000 feet, and permit Regiment
Court to be 1035± in length; and 2) a waiver of the
regulation which requires sidewalks on all standard
residential streets (involving only Regiment Court within
the Phase 2 development), with the implementation of a
pedestrian pathway and trail system within the development.
B. EXISTING CONDITIONS:
The site is undeveloped, with scattered trees and low
vegetation. The topography is rolling, dropping towards the
southwest from a high point along the northeast boundary of
the site. The difference in topography is approximately 75
feet. Bounding the site on the north is an area in which
streets are currently being constructed, and for which a
preliminary plat was previously approved as a phase of the
St. Charles subdivision. This area is being developed as
the Phase I development of The Villages of Wellington area.
The existing zoning of the tract, and of the areas to the
east, north, and northwest, is R-2. At the southwest corner
of the tract, across the future minor arterial roadway, is
an MF-18 tract. To the south is MF-18 and an 0-3 zoned
land. At the southeast corner of the platted area is the
Parkway Village PRD site.
C. ENGINEERING UTILITY COMMENTS:
Public Works notes that: 1) the grades indicated on certain
streets within the subdivision exceed the maximum permitted
by Code; 2) the streets shown as Regiment Court, Salem
Circle, and Dovecote Drive are all one continuous street,
and need to have one name; 3) construction of one-half of
the designated arterial street will be required to Master
Street Plan requirements; 4) a sketch grading and drainage
plan, meeting the requirements of Sec. 29-186, is required
and a NPDES permit will be required; 5) sidewalks, per the
Master Street Plan, are to be shown on the plat; 6) if the
area at the south end of Regiment Court is to be developed
as a church site, then Regiment Court must terminate in a
cul-de-sac a minimum of 50, from the property line, and
November 29, .1994
SUBDIVISION
ITEM NO.: 1 Continued FILE N S-1042
access to the church site cannot be taken from Regiment
Court; and, 7) street plans, stormwater detention, and
boundary survey requirements will be required.
Water Works comments that water main extensions will be
required. An acreage charge of $300 per acre applies, in
addition to the normal charges in this area.
Wastewater comments that sewer main extensions, with
easements, will be required.
Arkansas Power and Light Co. comments that a 20 foot
easement will be required along the north -south boundary
line at the southeast corner of the plat.
Arkansas Louisiana Gas Co. approved the submittal without
comment.
Southwestern Bell Telephone Co. comments that easements will
be required. A 5 foot easement is to be provided around the
south, east, and north property lines, and a 10 foot
easement is to be provided at the north -south property line
lying between the two cul-de-sacs.
The Fire Department approved the submittal without comment.
D. ISSUES LEGAL TECHNICAL DESIGN:
Section 31-201(h) states that "new boundary streets shall be
avoided, except where a requirement of the Master Street
Plan provides a defined alignment. In that event, the plat
shall provide one-half of the Master Street Plan's specified
improvements and right-of-way." A designated route of a
minor arterial roadway lies along the west boundary of the
plat; therefore, the developer will be required to provide
one-half of the Master Street Plan required right-of-way and
improvements.
Section 31-202 states that "culs-de-sac streets shall have a
maximum length of one thousand (1,000) feet." If the church
site is not developed, and Regiment Court extends to the
south as shown, the length of the cul-de-sac street will be
1,035 feet; thus, a variance of the standard will be
required.
Section 31-209 requires sidewalks to be constructed on both
sides of minor arterial roadways and on one side of standard
residential streets. On minor residential streets (culs-de-
sac streets of less than 750 feet in length, or loop streets
of less than 1,500 feet), sidewalks may be omitted.
Regiment Court, if it extends to the south as shown, will
K,
November 29, 1994
SUEDIVISIO
ITEM NO.. 1 Continued FILE NO.: S-1042
require a sidewalk along one side of the street. The future
minor arterial will require construction of a sidewalk along
the plat's boundary.
Section 31-232(d) states: "Double frontage lots are
prohibited. However, where a subdivision abuts ... (a)
proposed arterial street..., reverse frontage lots are
permitted." Lots along Regiment Court are double frontage
lots, but since they back up to a future arterial street,
they are not in conflict with the regulations.
E. ANALYSIS:
As far as the preliminary plat standards are concerned,
there are only minor issues to be resolved. The issue of
the variance from the 1,000 foot cul-de-sac standard is
minor, since the affected street will require only a 35 foot
variance. The issue of the waiver of the sidewalk standard
for residential streets will require some consideration;
however, the issue may be moot if the alternate plan for
providing a church site is implemented. (The only street
which would require a sidewalk would be shortened, and would
meet the standard for a minor residential street, requiring
no sidewalk.)
F. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat, and
approval of the variance for the maximum length of the cul-
de-sac street, in order for Regiment Court to exceed the
1,000 foot maximum allowable length by 35± feet. The Public
Works staff recommends denial of the waiver of the sidewalk
requirements for standard residential streets.
SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 10, 1994)
Mr. Joe White, with White-Daters & Associates, Inc., the project
engineer, was present. Staff presented the discussion outline,
and Mr. White responded to the various comments. There was
specific discussion regarding the possibility of a church
occupying a portion of the site, with the conclusion that if this
occurs, the street, shown as Regiment Court, needs to terminate
in a cul-de-sac, and not extend to the church boundary. It was
suggested that the alternate plan showing the church site, be
shown on the plat as an alternate layout. The Committee members
discussed the suggestion that the streets shown as Dovecote Dr.,
Salem Circle, and Regiment Court be renamed as one continuous
street. There was discussion about the plan to seek a waiver of
sidewalk requirements, and, instead, to substitute a plan of
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November 29, 1994
SUBDIVISION
ITEM NO.: 1 Continued FILE NO.: 5-1042
pathways and trails within the subdivision. Mr. White indicated
that the deficiencies noted in the discussion outline would be
remedied, then the Committee forwarded the item to the full
Commission for the public hearing.
PLANNING COMMISSION ACTION: (NOVEMBER 29, 1994)
Staff reported that the applicant has indicated that the tract
designated as a possible church site will, almost certainly, be
developed as a single large site, in lieu of being developed as
residential lots, and that such a development will make the
requested variance for the allowable length of a cul-de-sac and the
waiver of the sidewalk requirement for Regiment Ct. moot. Staff
related, however, that the applicant has stated that, in the event
the development does not proceed, the requested wavier of the
sidewalk along Regiment Ct. has been withdrawn. The only remaining
issue, in case the church is not developed, is the cul-de-sac
length variance for Regiment Ct. Staff recommended approval of
this minimal variance. The item, approval of the preliminary plat
and a recommendation of approval of the cul-de-sac length variance,
was included on the Consent Agenda for approval, and was approved
with the vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions.
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