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HomeMy WebLinkAboutS-0717-C Staff AnalysisApril 20, 1993 ITEM NO.: 3 FILE NO.: S-717-C NAME: Heatherbrae Subdivision, Phase II, Lots 1-38 -- Preliminary Plat and Re -plat of Lot 7 and Tract "A" LOCATION: Northwest off Heatherbrae Circle, approximately 1,000 feet north of Taylor Loop Road DEVELOPER: JODI WILSON WOODHAVEN DEVELOPMENT CO. 8721 Warden Rd. Sherwood, AR 72116 835-6258 AREA: 13.01 AC. NUMBER OF LOTS: 38 ENGINEER: WILLIAM DEAN CIVIL DESIGN, INC. 1001 Fair Park Blvd. Little Rock, AR 72204 7666-4418 FT. NEW STREET: 2,000 Ft. ZONING: R-2 PROPOSED USES: Single-family residential PLANNING DISTRICT: 1 CENSUS TRACT: 42.06 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The applicant proposes a preliminary plat for the development of a 13.01 acre tract as a Phase II development north and west of the existing Heatherbrae Subdivision. Also proposed is the replatting of two parcels in the original Heatherbrae Subdivision to provide an access point to the Phase II development and the construction of the street into the area from the existing subdivision. Phase II is proposed to have 38 lots and 2,000 feet of new street construction. It is proposed that one street traverse the length of the property with four "courts" off this street. Replatting of the two tracts in the existing subdivision is necessitated by the need to construct the new street through the existing Tract "A". The new Tracts "A-1" and "A-211 are proposed to be left undeveloped and designated as "Open Space". A. PROPOSAL/REQUEST: Approval of the preliminary plat by the Planning Commission is requested for the development of a subdivision to contain 38 lots along 2,000 feet of new streets and the re -platting of two tracts in the existing Heatherbrae Subdivision to allow access to the new Phase II subdivision. A sidewalk is April 20, 1993 . : 9 9 - I ITEM NO.: 3 (Continued) FILE NO.: 5-717-C proposed to be constructed along the one street which is to run the length of the development; no sidewalks are proposed for the four "courts"/cul-de-sac streets. B. EXISTING CONDITIONS: The site is currently undeveloped pasture land and wooded acreage and is zoned R-2. The existing Heatherbrae Subdivision is at the south-east corner of the proposed Phase II development. To the east is property owned by the City of Little Rock and is intended as a future City park. To the south and west is rural residential land zoned R-2. To the north is the Good Earth Center in a "AF" (Agriculture and Farming) zone and undeveloped "R-2" land. C. ENGINEERING/UTILITY COMMENTS: Public Works Engineering comments that sidewalks are required along one side of Glen Valley Dr., the street which is to traverse the length of the subdivision; that the width of the right-of-way and streets is required to be shown on the plat; that the locations of PAGIS monuments are to be shown; and that the Storm Water Detention and the Excavation Ordinances are applicable to this development. Engineering's review indicates that the reverse curves and the 90 degree turn in the street at the access from Heatherbrae Circle are unacceptable and that re -design of this portion of the street is required. It was noted that the property to the east of the Phase II development, and north of the existing Heatherbrae Subdivision, is City -owned property which is designated as a future park site. Access to this future park should be provided. Little Rock Water Works relates that a water main extension is required. Also, Water Works comments that there is an existing 8" main crossing the south-east corner of the property which needs to be either abandoned or incorporated into the water system of the project; that if it is incorporated into the system, an easement is required. Little Rock Wastewater Utility comments that sewer extensions with easements are required. Further, they comment, that Wastewater Utility needs to be contacted for allowable connection points and for main sizing. The Little Rock Fire Department approved the plat as submitted. Arkansas Power and Light Co. and Southwestern Bell Telephone Co. each commented that additional easements would be required as shown on the returned drawings. 2 April 20, 1993 SUBDIVISION ITEM Continued FILE O.: -717- D. ISSUES/LEGAL/TECHNICAL/DESIGN: Pursuant to the Engineering comments, redesign of the street to eliminate the reverse curves and the 90 degree turn are required at the entrance to the addition. The drawings are to be revised to show the width of the right-of-way and the width of the proposed streets. The sidewalk is to be shown along East Glen Dr. Provide access to the future park. Since "Tract A-1" is almost totally encumbered by an ARKLA Gas utility easement, and the tract is indicated by the developer as "open space", providing an access easement to the park property at this tract should seem appropriate. Revise the plat to show the easements required by the private utilities and by Little Rock Water Works. E. ANALYSIS• There are no unusual circumstances or problems associated with this development. It is not anticipated that the requirements by Engineering will involve insurmountable problems. F. STAFF RECOMMENDATIONS: The staff recommends approval of the preliminary plat, subject to meeting the requirements cited. SUBDIVISION COMMITTEE COMMENTS: APRIL 1, 1993) Neither the developer nor the project engineer were present at the Subdivision Committee meeting. Mr. Pat McGetrick, who was present on other matters, indicated that he would deliver any comments of the committee to the project engineer. The planning staff presented the item, and the Engineering Staff discussed the engineering observations and requirements. It was observed that Tract "A-111, since it is made unusable by the ARKLA easement, would make an ideal location for an access easement to the park land to the north. The Committee recommended that this tract be set aside for this purpose. After this discussion, the Committee recommended that the item be forwarded to the Commission for final disposition, subject to the requirements noted. PLANNING COMMISSION ACTION: (APRIL 20, 1993) This item was presented by staff as included on the Consent Agenda, and as such was approved in the unanimous eleven -member approval of the Consent Agenda. 3