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HomeMy WebLinkAboutS-0667 Staff AnalysisMarch 13, 1990 SUBDIVISION ITEM NO.: 1 FILE NO.: S-667 NAME: Stonehedge Subdivision LOCATION: Southwest corner of West 36th and West Streets DEVELOPER: ENGINEER: Linkous Company, Inc. Patrick McGetrick 10801 Executive Centre Dr. 11225 Huron Drive Suite 508 Suite 200 Little Rock, AR 72211 Little Rock, AR 72211 224-1234 223-9900 AREA: 12.2 acres NUMBER OF LOTS: 65 FT. NEW STREET: 2200 ZONING: "R-2" PROPOSED USES: Residential "R-3" PLANNING DISTRICT: Rock Creek Valley (17) CENSUS TRACT: 42.07 VARIANCES REQUESTED: 1. Sidewalk on West Street. 2. Minor residential street standards. A. PROPOSAL/_REQUEST: This developer proposes the first two phases, some 12 acres of a larger land holding, for single family development. The preliminary plat at issue lies immediately west of West Road and south of West 36th Street. B. EXISTING CONDITIONS: This tract of land is in an undisturbed state with mature timber. The roads lying east and north along the boundary line are constructed to County standards. 1 March 13, 1990 SUBDIVISION Item No. 1 (Continued) _..__.. C. ENGINEERING COMMENTS: Rename "West Road" to Romine Road. Classify Romine as a collector, connecting to Col. Glenn Road on the south. Master Street Plan minor arterial improvements will be required on the West 36th Street frontage. Lots fronting on Romine Road should utilize joint driveways where feasible. Sidewalks will be required on all streets, particularly due to the proximity to Romine School. The Stormwater Detention and Excavation Ordinances apply. D. ISSUES(LEGAL.ITECHNICAL/DESIGN: There are several issues of concern relative to the establishment of this neighborhood, the first being sidewalks. The developer proposes no sidewalks in this neighborhood. The staff firmly believes that sidewalks are an integral part of a residential neighborhood and should be included where required by ordinance. The staff would like to point out that we are viewing the future phase as a tentative layout only and endorsing no design criteria. The last legal item is that the Engineering department has requested a change of the street name. The developer will be obligated to notify current residents of "West Road" about this name change. There are also a number of plat elements missing on this preliminary plat. These include the source of title and book and page on the ownership certificate. E. ANALYSIS: The staff review of this preliminary plat indicates few design issues. The several points made in Items C and D above are the primary concerns of Planning and Engineering staff. The sidewalk system in close proximity to Romine School is an important element in development of this residential neighborhood. Staff feels strongly committed to recommending the denial of sidewalk waivers where their installation is required by ordinance. One point which the developer has raised 2 March 13, 1990 SUBDIVISION Item No. 1_ (Continued).. in the cover letter on this submittal states that this subdivision is being designed as an affordable housing addition. In an attempt to keep the cost of the housing as low as possible, the developer is asking for sidewalk waiver and interior street construction to minor residential street standards. F. STAFF RECOMMENDATION: Staff recommends approval of the preliminary.plat subject to the resolution of the several items pointed out by Engineering and Planning staffs. SUBDIVISION COMMITTEE COMMENT: (March 1, 1990) Mr. Pat McGetrick was present representing the application. Mr. McGetrick described the preliminary plat and various elements of the proposal. He indicated that this project has been designed as affordable housing and, to keep the cost down, the developer is asking for a sidewalk waiver. He indicated that Staff recommendation presented no serious problem. However, he questioned the additional five foot right-of-way for West Street. In a brief discussion with staff, it was pointed out that the Master Street Plan calls for West Street as a collector with 60 feet of right-of-way and future connection with Colonel Glenn Road. The discussion then moved to the requirements for improvements along West 36th Street. Jerry Gardner of the Public Works department indicated that West 36th is classified as a minor arterial and will be four lane in the future. The right-of-way has been dedicated and will fulfill the Master Street Plan requirements. The only remaining items for discussion were the joint driveways. Mr. McGetrick indicated that the lots will be sold to individual builders so it will be difficult to build joint driveways. There being no further discussion, the matter was forwarded to the full Commission for resolution. 3 March 13, 1990 SUBDIVISION PLANNING COMMISSION ACTION: (March 13, 1990) There were several people in attendance seeking more information. The application was represented by Mr. Pat McGetrick. The Planning staff presented a recommendation of approval with West and Stonehedge Streets being minor residential. Jim Lawson of the Planning staff expanded on the recommendation by adding comments concerning the minor residential status of the streets. He stated that he had met with Mr. McGetrick, the engineer, just before the Planning Commission meeting. Mr. McGetrick had indicated they would like the Planning Commission to consider allowing them to build a 24 foot street and sidewalks as a trade-off for a 27 foot standard residential street. He further pointed out that the Engineering staff does not have any problems with streets being 24 feet wide. Jerry Gardner of the Engineering Department assured the Commission that he does not have objections for short streets being 24 feet wide and that the right-of-way can be reduced to 45 feet. A brief discussion then followed concerning the 24 foot wide street and sidewalks requirements. The Chair then asked for persons in the audience to speak about this proposal. Mr. Sandy Becker, representing the neighborhood directly west of this project, stated that his concern is to keep this neighborhood as single family. Jim Lawson stated that this property has also been placed on the next rezoning agenda as an 11R-3" request. He explained that the difference between 11R-2" and 11R-3" is only a matter of lot width - 60 feet for 11R-2" or 50 feet for 11R-311. Commissioner Oleson requested for future consideration that rezoning and preliminary plat approvals be scheduled on the same Planning Commission meeting. Mr. Doyle Hunt and Mr. Emmitt Head stated that most of their questions had been answered during the Commissioner's discussion and, at this point, they did not have any problems with the development. 4 March 13, 1990 SUBDIVISION Item No. 1 Continued A lengthy discussion of the proposal then followed with comments from Jerry Gardner and several of the Commissioners. The result of this discussion was a determination by the Commission that one of the streets on the future phase will be built to collector standards. A member of the Commission then called the question. A motion was made to approve the proposal as recommended by staff. The vote was then presented: 9 ayes, 1 nay (Brad Walker), 1 abstention (Kathleen Oleson) and 0 absent. *.: H 5