Loading...
HomeMy WebLinkAboutS-1042-A Staff AnalysisNovember 29, 1994 ITEM NO.: 2 FILE ND • S-1042-A NAME: THE VILLAGES OF WELLINGTON, PHASE 3 -- PRELIMINARY PLAT LOCATION: North of and beyond the present end of Loyola 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: 23.8 ACRES NUMBER OF LOTS: 59 FT. NEW STREET: 2,900 ZONING: R-2, MF-6, PROPOSED USES: Single -Family Residential MF-18, & OS PLANNING DISTRICT: 19 LENS S TRACT: 42.06 VARIANCES REOUESTED: Waiver from the prohibition of pipestem lots for Lot 11, Phase 3A. STATEMENT OF PROPOSAL: The applicant proposes a preliminary plat for the subdivision of a 23.8 acre tract, creating 59 single-family residential lots along 2,900 feet of new streets. Sidewalks are proposed to be constructed along both the collector street, Loyola Drive, and the standard residential street, Wetherborne Dr. One lot, Lot 11 in Phase 3A, is proposed to be a pipestem lot. A. PROPOSAL/REQUEST: 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 a waiver from the Subdivision Regulation which prohibits the creation of pipestem lots, and permit one pipestem lot for Lot 11, Phase 3A. B. EXISTING CONDITIONS: The site is undeveloped, and is wooded. The topography rises from an elevation of approximately 550 feet, MSL (Mean Sea Level) along the east boundary of the site, to over 660 feet, MSL along the west boundary of the subdivision. Bounding the tract to the south is a phase of the St. November 29, 1994 SUBDIVISION ITEM NO.: 2 (Continued) FILE NO.: 5-1042-A Charles Subdivision which is currently being developed, and Loyola Dr. extends northward into the proposed subdivision from St. Charles Subdivision. To the north, east, and west are large areas of undeveloped land. The site is currently predominantly zoned R-2; however, there are areas within the boundary which are zoned MF-6, MF-18, and OS. C. ENGINEER_I_NG/UTILITY COMMENTS: 11 Public Works comments that: 1) the grades indicated on certain streets exceed the maximum permitted by Code; 2) a sketch grading and drainage plan, meeting the requirements of Sec. 29-186, is required, and a NPDES permit will be required; 3) sidewalks, per the Master Street Plan, are to be shown on the plat; 4) street plans, stormwater detention, and boundary survey requirements will be required. The Public Works staff objects to the pipestem lot waiver which is requested, but states that if a pipestem waiver is granted, the pipestem should be a minimum width of 30 feet in order to be able to construct a driveway with aprons, and have room for a mailbox within the frontage area of the lot. Water Works comments that water main extensions will be required. An acreage charge of $300 per acre applies in this area, in addition to the normal charges. 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 at the southwest corner of the plat. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. comments that easements will be required at the perimeter of the plat area, as well as at critical lot lines. The Fire Department approved the submittal without comment. D. ISSUES LEGATE TECHNICAL DESIGN: Section 31-232(g) states that pipestem lots shall be prohibited in residential subdivisions. One lot, Lot 11 of Phase 3A, is proposed to be a pipestem lot; therefore, a waiver of this prohibition will be required. 2 November 29, 1994 SUBDIVISION ITEM NO.: 2(Continued) FILE NO.: S-1042-A The developer proposes to extend Loyola Dr. as a collector street, and proposes to construct the required sidewalk along one side of the street. The developer proposes construct Wetherborne Dr. as a standard residential street to the north boundary of the subdivision, to provide access to the undeveloped tract beyond. These provisions are in conformance with the City Engineer's requirements. E. ANALYSIS• The proposed •subdivision meets all requirements of the Subdivision Regulations, except for the waiver being requested to permit one pipestem lot. The applicant has, in response to the Public Works comment regarding the pipestem lot, made the width of the pipestem 30 feet to address the Public Works concern. Only minor technical deficiencies remain to be addressed. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, and the Planning staff recommends approval of the pipestem lot waiver. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 10, 1994) Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. Mr. White reviewed the comments contained in the discussion outline. The Public Works staff addressed the concern of the width of pipestems, saying that when pipestems are 20 feet in width, there is insufficient room within the frontage of the pipestem lot for a 10 foot driveway with 5 foot approach aprons on each side and a mailbox space. This is especially true when, on a cul-de-sac or curved street, the lot line extensions converge in the right-of-way, and the lot frontage is reduced significantly at the curb line. The Public Works staff cited recurring problems with these types of situations, and indicated that, on straight sections of streets, the minimum width of a pipestem be 30 feet. Mr. White indicated that the 30 foot minimum width could be accommodated in the proposed plat, and that he could appreciate the Public Works concern. There was also a discussion about whether Wetherborne Dr. should be constructed to collector standards, or should be terminated in a cul-de-sac. Mr. White indicated that the developable area to the north was limited, and that Wetherborne Dr. would serve only a limited number of home sites from that area; that Wetherborne Dr. needed to extend to the subdivision boundary, however, to provide access to this land. With this 3 November 29, 1994 SUBDIVISION ITEM NO.: 2 (Continued) _ FILE NO.: S-1042-A discussion, and with Mr. White's assurance that deficiencies would be remedied, the Committee forwarded the plat to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (NOVEMBER 29, 1994) Staff reported that the applicant has revised the plat to provide for a 30 foot minimum width pipestem for Lot 11, Phase 3A, and, consequently, that all issues are resolved, except for the basic issue of whether the single pipestem lot should be permitted. The Planning staff recommends approval of the requested pipestem lot waiver for this single lot in this phase. The item, approval of the preliminary plat and a recommendation of approval of the pipestem waiver, was included on the Consent Agenda for approval, and was approved with the vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions. 4 1. Meeting Date: December 20, 1994 2. Case No.: S-1042-A 3. Request: For THE VILLAGES OF WELLINGTON, PHASE 3, approval of a WAIVER of the prohibition on pipestem lots. 4. Location: North and west of the present end of Loyola Dr. 5. Owner LApplicant: Winrock Development Co. 6. Existing Status: Undeveloped; zoned R-2, MF-6, MF-18, & OS 7. Proposed Use: Single -Family Residential 8. Planning Staff Recommendation: Approval 9. Planning Commission Recommendation: Approval 10. Conditions or Issues Remaining to be Resolved: None 11. Right -of -Way Issues: None 12. Recommendation Forwarded With: A vote of 10 ayes, no nays, 1 absent, and 0 abstentions 13. Obiectors: None 14. Neighborhood Contact Person/Others: Ann Borg, St. Charles Neighborhood Association 15. Neighborhood Plan: Chenal (19) FILE NO.: S-1042-A NAME: THE VILLAGES OF WELLINGTON, PHASE 3 -- PRELIMINARY PLAT LOCATION: North of and beyond the present end of Loyola Dr. DEVELOPER: WINROCK DEVELOPMENT COMPANY P. O. Box 8080 Little Rock, AR 72203 663-5340 ENGINEER: WHITE-DATERS & ASSOCIATES, INC. 401 S. Victory St. Little Rock, AR 72201 374-1666 AREA: 23.8 ACRES NUMBER OF LOTS: 59 FT. NEW STREET: 2,900 ZONING: R-2, MF-6, PROPOSED USES: Single -Family Residential MF-18, & OS PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES REQUESTED: Waiver from the prohibition of pipestem lots for Lot 11, Phase 3A. STATEMENT OF PROPOSAL: The applicant proposes a preliminary plat for the subdivision of a 23.8 acre tract, creating 59 single-family residential lots along 2,900 feet of new streets. Sidewalks are proposed to be constructed along both the collector street, Loyola Drive, and the standard residential street, Wetherborne Dr., One lot, Lot it in Phase 3A, is proposed to be a pipestem lot. A. PROPOSAL/REQUEST: 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 a waiver from the Subdivision Regulation which prohibits the creation of pipestem lots, and permit one pipestem lot for Lot 11, Phase 3A. B. EXISTING CONDITIONS: The site is undeveloped, and is wooded. The topography rises from an elevation of approximately 550 feet, MSL (Mean Sea Level) along the east boundary of the site, to over 660 feet, MSL along the west boundary of the subdivision. Bounding the tract to the south is a phase of the St. FILE NO.: S-1042-A Continued) C. M Charles Subdivision which is currently being developed, and Loyola Dr. extends northward into the proposed subdivision from St. Charles Subdivision. To the north, east, and west are large areas of undeveloped land. The site is currently predominantly zoned R-2; however, there are areas within the boundary which are zoned MF-6, MF-18, and OS. ENGINEERINGIUTILITY COMMENTS: Public Works comments that: 1)-the grades indicated on certain streets exceed the maximum permitted by Code; 2) a sketch grading and drainage plan, meeting the requirements of Sec. 29-186, is required, and a NPDES permit will be required; 3) sidewalks, per the Master Street Plan, are to be shown on the plat; 4) street plans, stormwater detention, and boundary survey requirements will be required. The Public Works staff objects to the pipestem lot waiver which is requested, but states that if a pipestem waiver is granted, the pipestem should be a minimum width of 30 feet in order to be able to construct a driveway with aprons, and have room for a mailbox within the frontage area of the lot. Water Works comments that water main extensions will be required. An acreage charge of $300 per acre applies in this area, in addition to the normal charges. 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 at the southwest corner of the plat. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Hell Telephone Co. comments that easements will be required at the perimeter of the plat area, as well as at critical lot lines. The Fire Department approved the submittal without comment. ISSUES/LEGALZTECHNICAL/DESIGN: Section 31-232(g) states that pipestem lots shall be prohibited in residential subdivisions. One lot, Lot 11 of Phase 3A, is proposed to be a pipestem lot; therefore, a waiver of this prohibition will be required. The developer proposes to extend Loyola Dr. as a collector street, and proposes to construct the required sidewalk 2 FILE NO.: S-1042-A (Continued) along one side of the street. The developer proposes construct Wetherborne Dr. as a standard residential street to the north boundary of the subdivision, to provide access to the undeveloped tract beyond. These provisions are in conformance with the City Engineer's requirements. E. ANALYSIS• The proposed subdivision meets all requirements of the Subdivision Regulations, except for the waiver being requested to permit one pipestem lot. The applicant has, in response to the Public Works comment regarding the pipestem lot, made the width of the pipestem 30 feet to address the Public Works concern. Only minor technical deficiencies remain to be.addressed. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, and the Planning staff recommends approval of the pipestem lot waiver. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 10, 1994) Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, -was present. Mr. White reviewed the comments contained in the discussion outline. The Public Works staff addressed the concern of the width of pipestems, saying that when pipd'stems are 20 feet in width, there is insufficient room within the -frontage of the pipestem lot for a 10 foot driveway with 5 foot approach aprons on each side and a mailbox space. This is especially true when, on a cul-de-sac or curved street, the lot line extensions converge in the right-of-way, and the'lot frontage is reduced significantly at the curb line. The Public Works staff cited recurring problems with these types of situations, and indicated that, on straight sections of streets, the minimum width of'a pipestem be 30 feet. Mr. White indicated that the 30 foot minimum width could be accommodated in the proposed plat, and that he could appreciate the Public Works concern. There was also a discussion about whether Wetherborne Dr. should be constructed to collector standards, or should be terminated in a cul-de-sac. Mr. White indicated that the developable area to the north was limited, and that Wetherborne Dr. would serve only a limited number of home sites from that area; that Wetherborne Dr. needed to extend to the subdivision boundary, however, to provide access to this land. With this discussion, and with Mr. White's assurance that deficiencies would be remedied, the Committee forwarded the plat to the full Commission for the public hearing. 3 FILE NO.: S-1042-A (Continued) PLANNING COMMISSION ACTION: (NOVEMBER 29, 1994) Staff reported that the applicant has revised the plat to provide for a 30 foot minimum width pipestem for Lot 11, Phase 3A, and, consequently, that all issues are resolved, except for the basic issue of whether the single pipestem lot should be permitted. The Planning staff recommends approval of the requested pipestem lot waiver for this single lot in this phase. The item, approval of the preliminary plat and a recommendation of approval of the pipestem waiver, was included on the Consent Agenda for approval, and was approved with the vote of;10 ayes, 0 nays, 1 absent, and 0 abstentions. 4