HomeMy WebLinkAboutS-1042-C Staff AnalysisOctober 31, 1995
ITEM NO.: 2 FILE NO.: S-1042-C
DAME: WELLINGTON VILLAGE -- PRELIMINARY PLAT
LOCATION: Approximately 0.2 mile north of Chenal Parkway on
Wellington Village Rd., approximately 0.75 mile west of Loyola Dr.
DEVELOPER:
Ron Tyne
WINROCR DEVELOPMENT CO.
2222 Cottondale Ln.
Little Rock, AR 72202
663-5340
AREA: 40.1 ACRES NUMBER OF LOTS: 4
ZONING: C-1, MF-18, PROPOSED USES:
0-1, 0-2 & R-2
PLANNING DISTRICT: 19
CENSUS TRACT: 42.06
VARIANCES REQURE ED : None
STATEMENT OF PROPQ AL:
ENGINEER:
Don Chambers
THE MEHLBURGER FIRM
P. 0. Box 3837
Little Rock, AR 72203
375-5331
FT. NEW STREET: 2000
Commercial, Multi -Family,
and Single -Family
The applicant proposes a preliminary plat for the subdivision of
a 40.1 acre tract, located at the southern limits of the Villages
of Wellington development and which will be the primary access to
the development. The minor arterial, by which access will be
gained, will enter the development and bisect the property. The
neighborhood commercial "node" will be sited on the tract, and a
rezoning proposal accompanies the preliminary plat proposal
thorough the Planning Commission hearing.
A pre -preliminary plat, presented to the Planning Commission in
October, 1994, routed the minor arterial northward through the
development. The current proposal re -routs the roadway to the
west, around proposed residential "villages". The developer
explains that the originally proposed alignment for the minor
arterial promoted neither safe nor efficient traffic flow;
whereas, the new alignment avoids an existing drainage area,
promoting environmentally sensitive detention storage design, and
fits the terrain better, reducing the need for extensive cuts and
fills. The revised alignment conforms better with the efforts of
the developer to conserve natural resources and to be sensitive
to the environment in the development of the land.
October 31, 1995
SUBDIVISION
ITEM NQ.: 2 (Cont.) FILE NO.: 5-1042-C
The Wellington Village preliminary plat proposes four lots, one
lot for office development, one for neighborhood commercial use,
one for multi -family development, and one for single-family
development. A church site, which abuts the area, is already
being developed, -and is the first phase of Wellington Village.
Wellington Commons Rd., the collector street which abuts the
church site, is under construction. Its extension to and
intersection with Wellington Village Rd. is included within the
boundary of the subject plat. The completion of the construction
of Wellington Commons Rd. from the church site southward to and
construction of the intersection with Wellington Village Rd., as
well as construction of Wellington Village Rd. southward to the
subdivision boundary are scheduled to be completed within the
next eighteen months. Further site development will be
contingent upon market demand for commercial, office, and multi-
family areas.
A. PROPOSAW REQUEST:
Planning Commission review and approval of a preliminary
plat is requested.
B, EXISTING CONDITIONS:
The site is undeveloped. It consists of land that was
formerly used for pasture, as well as wooded areas. The
topography is rolling, rising from a "draw" which lies at
the center of the tract, upwards towards the east and west,
approximately 100 feet in elevation.
The site currently includes C-1, MF-18, 0-1, 0-2, and R-2
zoned land. A re -allotment of the land area of the various
zoning districts, and elimination of the 0-2 area is being
requested as Item No. 28 on the agenda.
C. ENGINEERING/UTILITY COMMENTS:
Public Works comments:
The Preliminary Plat needs to show: front building
setback lines; easements; boundary line distances and
bearings; curve data; location of proposed PAGIS
monuments; etc.
If open ditches for stormwater and drainage purposes
are planned, they must be shown on the Preliminary
Plat, and must be approved by the City Engineer prior
to Planning Commission approval of the preliminary
plat. (Ref. Sec. 31-89.9) Show water courses entering
the tract and their planned exit points.
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October 31, 1995
SUBDIVISION
ITEM NO.: 2 nt. FILE NO.:-1042-C
Additional right-of-way must be dedicated for the
required right turn lane off Wellington Village Rd.
onto Wellington Commons Rd. A right turn lane and
additional right-of-way may be required for the tact to
the west and"south of'the minor arterial roadway.
The Traffic Engineer notes that, with super -elevation
of the minor arterial, the Master Street Plan permits
horizontal curvatures of 500 feet minimum radius. The
proposed 650 foot radius is permissible, then, with
super -elevation of the curve.
The Traffic Engineer cautions that, due to the limited
sight distances created by being on the inside of a
super -elevated curve, as well as the topography, the
west leg of the intersection of Wellington Village Rd.
and Wellington Commons Rd. must be relocated away from
the curve.
NPDES and grading permits will be required.
Water Works notes that, in addition to the normal connection
charges, there will be an acreage charge of $300 per acre.
Wastewater notes that a sewer main extension, with easements,
will be required for the un-sewered portion of the site.
Arkansas Power and Light Co. commented that easements will
be required.
Arkansas Louisiana Gas Co. approved the submittal.
Southwestern Bell Telephone Co. approved the submittal.
The Fire Department approved the submittal.
D. ISSUES/LEGAL/TECHNI_C_AL DES:
Sec. 31-87 requires that, in addition to the information
furnished: a) the proposed type of subdivision is to be
indicated; b) the name and address of the owner of record,
giving the source of title, is to be shown; and, c) the
location of the tract by legal description, giving the
acreage to the nearest one -tenth acre, is to be furnished.
Sec. 31-89 requires that: a) the proposed design location
of streets and sidewalks be shown on the plat; b) the
minimum building front yard setback lines be shown on the
lots; c) the names of recorded subdivisions, with plat book
and page number or instrument number, and the names of
owners of all abutting land be shown; d) adjusted bearings
October 31, 1995
SUBDIVISION
ITEM NO.: 2 (Cent-) FILE NO.: 5-1042-C
and distances be shown on all boundary lines, with ties to
all corners of record; e) accurate locations and adequate
physical descriptions of all monuments be shown, indicating
the size and type of material of the monuments; f) the
zoning classifications of abutting areas be shown; g) the
certificate of Prdliminary Surveying Accuracy contain the
certification that the plat has been surveyed and duly filed
for record in the offices of the state surveyor and the
county circuit clerk/recorder within the last 7 years (Sec.
31-91 provides the verbiage for this certification.); and,
h) proposed PAGIS monuments be located.
E. ANALYSIS•
There are a number of deficiencies in the submitted drawings
and information. These are, for the most part, fairly minor
in nature and can be easily remedied. The primary concern
being addressed in the application is the alignment of the
minor arterial, which is different from the alignment
previously proposed and approved. This alignment, if the
curve is constructed in compliance with Traffic Engineering
requirements, is satisfactory. There are, however, some
concerns about the four-way intersection being located in
the curve, and this problem must be addressed with the
Traffic Engineering staff.
F. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat, subject
to remedying the deficiencies noted.
SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995)
Mr. Ron Tyne, the applicant, and Mr. Don Chambers, with The
Mehlburger Firm, were present. Staff reviewed with the Committee
members the scope of the request. Staff and the Committee
reviewed with the applicant and engineer the comments contained
in the discussion outline. The re -alignment of the minor
arterial and its construction were discussed. Mr. Bill Henry,
the Traffic Engineer, explained that the horizontal curve, with
its proposed 650 foot radius, meets design standards, as long as
the roadway is super -elevated. Mr. Chambers confirmed that the
roadway will be super -elevated. Mr. Henry expressed his
objection to the four-way intersection being located in the
curve, and suggested that the entrance to the commercial tract be
relocated further west. There was agreement to meet further with
Traffic Engineering in the resolution of this problem. The
Committee forwarded the item to the full Commission for approval
of the preliminary plat.
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October 31, 1995
SUBDIVISION
ITEM NO.: 2 Cant. FILE NO.:-1042-C
PLANNING COMMISSION _AgTION:
(OCTOBER 31, 1995)
staff reported that all issues had been resolved, and recommended
approval of the preliminary plat, subject to the understanding
that the Traffic Engineer must approve the location of access
points to the C-1 and 0-2 areas. The item was included on the
Consent Agenda for approval, and was approved in the approval of
the Consent Agenda with the vote of 9 ayes, 0 nays, 2 absent, and
0 abstentions.
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