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Home My WebLink AboutS-0849-A Staff Analysis"July 13, 1993 ITEM NO. 1 FILE NO.: S--849-A NAME: BELLE POINT - PRELIMINARY PLAT LOCATION: Beyond the west end of Pleasant Heights Drive off Saddle Hill Drive DEVELOPER: ENGINEER: CARRIAGE CREEK IMPROVEMENT WHITE-DATERS & ASSOCIATES, INC. DISTRICT 12 West 2nd c/o Ann Cato Little Rock, AR 72201 10201 W. Markham St. 372-5940 Little Rock, AR 72205 AREA: 38.5 ACRES NUMBER OF LOTS: 40 FT. NEW STREET: 2700 ZONING: R-2 PROPOSED USE: Single-family Residential PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES REQUESTED: A waiver from the requirement to construct sidewalks along Belle Point Drive STATEMENT OF PROPOSAL: In the fall of 1989, the Planning Commission reviewed and a final plat was subsequently approved for Belle Point Subdivision. The version of the final plat which was submitted contained 32 lots and had a private street. In the current submission, the developer proposes to re -plat the subdivision with 40 lots, and to dedicate to the City the street right-of-way and previously constructed street and drainage improvements. The developer does not propose to construct sidewalks along the existing cul-de-sac streets. There are stone fences and a stone and wood gate house, as well as iron gates, which were constructed along the private street at the entrance to the subdivision. The developer proposes to remove these structures which, when the right-of-way is dedicated, would stand on public right-of-way. A. PROPOSAL/REQUEST: Approval of the Planning Commission is requested for a 40 lot re -plat of Belle Pointe Subdivision, with the dedication to the City of the formerly private street, street right-of-way and drainage improvements. Acceptance of the streets and drainage improvements as constructed is requested. Approval by the Board of Directors is requested for the waiver of the requirement of sidewalks along Belle Point Drive. July 13, 1993 SUBDIVISION ITEM_ NO.: 1 (Continued) FILE NO.:-S-849-A B. EXISTING CONDITIONS: There is an approved Final Plat for a 32 lot subdivision which was signed on September 19, 1989. A private street and drainage improvements were constructed prior to that time. The developers engineer asserts that the street was constructed of 6" thick concrete and built to Little Rock standards. No sidewalks were constructed. Stone entrance fences, a stone and wood gate house, and iron gates were constructed at the entrance to the subdivision. Prior to any development having taken place, though, the subdivision was abandoned. The land is overgrown and covered in natural vegetation and trees. The gate house has been vandalized and burned. The subdivision is sited along a ridge overlooking Rock Creek to the South and is zoned 11R-2" Single Family Residential. Beyond the subdivision to the south and west is undeveloped land which is zoned R-2. Pleasant Heights Subdivision is immediately to the east and north, with the zoning being R-2. Pleasant Heights Subdivision is, except for the streets, undeveloped for a number of blocks leading into the Belle Point area. ENGINEERINGIUTILITYCOMMENTS: Engineering notes that the plat, as submitted, is incomplete, with the locations of proposed PAGIS monuments being omitted, the width of the street not being shown, and the Certificate of Surveying Accuracy not being complete. Engineering confirms that the stone fences, gate house, and gates which would encroach onto public right-of-way would have to be removed. It is also noted that sidewalks are required, since the cul-de-sac streets are greater in length than 750 feet. Engineering will require verification that the streets will be accepted for public maintenance and that maintenance of the islands is provided for or are removed. Water Works reports that some additional service lines will be required. Existing private fire hydrants will become public fire hydrants. Wastewater Utility notes that the existing subdivision has a sewer facility previously constructed and accepted by the Utility. The change in lot lay -out, however, will mean that the sewer service lines previously laid will not be able to serve all the new lots, and that it will be the responsibility of the developer or the individual lot owners to pay for the new sewer taps which are made necessary. E July 13, 1993 SUBDIVISION ITEM NO.: 1 (Continued) FILE NO.: 5-849-A Arkansas Power and Light Company notes that additional easements are required. Southwestern Bell Telephone Co., ARKLA, and the Fire Department have approved the submittal without comment. D. ISSUES/LEGAL/TECHNICAL/DESIGN: Acceptance of the street construction by Public Works is required. A provision acceptable with Public Works must be made for the maintenance of the islands, or these must be removed. The stone fences, gate house, and gates on public right-of-way must be removed. The application is incomplete: no preliminary Bill of Assurance has been submitted. The plat, as submitted, is incomplete in that contours are not shown, with the source of those contours; the required names of adjoining property owners, or the names and filing information of adjacent subdivisions is omitted; lot line dimensions and bearings are not shown; and, the zoning classification within the platted area is not shown. E. ANALYSIS• There are no major deficiencies or problems with this application. The application and drawings can easily be amended and completed to conform to the requirements of the Subdivision Ordinance. From the developer's engineer's assurances, it is not anticipated that there will be a problem with the street being accepted by Public works. The developer anticipated from the outset to remove the stone fences, gate house, and gates from the right-of-way. Although the cul-de-sac streets are greater in length than 750 feet, the streets serve only eighteen and twenty-two lots, so approval of the variance request is reasonable. The developer is aware of the resulting mis-alignment of sewer service lines when the lot configuration is changed. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, contingent upon the application and plat deficiencies being corrected, and upon the requirements by Public Works being satisfied for verification of acceptance of the street construction and for maintenance of or removal of the islands. Staff recommends approval of the waiver of the requirement to construct sidewalks on the subdivision street. 3 July 13, 1993 SUBDIVISION ITEM 1 (Continued) FTLE NO.: S-$49-A SUBDIVISION COMMITTEE CDMMENT: (JUNE 24, 1993) Mr, Joe White, the developers engineer, was present to meet with the Committee. Mr. White presented the proposal; staff indicated the concerns outlined in the discussion outline. The Committee reviewed the discussion outline items with Mr. White. Mr. White indicated that he would make the modifications noted and would meet with Public Works to make arrangements for verification that the streets will be accepted for public maintenance. The Committee then forwarded the item to the Commission for final resolution. PLANNING COMMISSION ACTION: (JULY 13, 1993) The item was presented to the Commission as an item included on the Consent Agenda for approval. Commissioner Oleson asked for clarification of one of the points of discussion at the Subdivision Committee meeting: whether there was agreement by the developer to erect a sign on Tract "A" at the west end of the cul-de-sac street to indicate that there was a possibility of an extension to the street into adjoining unplatted land. Mr. Joe White, representing the developer, responded that there is, indeed, the possibility of developing the tract to the west, beyond the existing limits of Belle Point, and gaining access to that tract by way of an extension of Belle Point Drive across Tract "A". Mr. White reported that a sign would be erected to notify potential buyers of adjoining lots to Tract "A" of a potential street extension. The preliminary plat was subsequently approved by the Commission in the vote to approve the Consent Agenda with 10 ayes and no nays. 4 1. Meeting Date: August 3, 1993 2. Case No.: S-849-A 3. Request: Waiver from the requirement to construct a sidewalk along Belle Point drive 4. Location: In Belle Point Subdivision, beyond the west end of Pleasant Heights Drive off Saddle Hill Drive 5. Owner/Applicant: Carriage Creek Improvement District 6. Existing Status: The Subdivision Plat was approved in 1989-90 with a private street, no sidewalk, and with 32 lots; however, development ceased prior to any homes being constructed. A revised Preliminary Plat was approved by the Planning Commission on July 13, 1993 with dedication of the right-of-way and a request for acceptance of the existing street and drainage improvements. The street, Belle Point Drive, is accessed at the center point, and is a cul-de-sac at each end. To qualify as a minor residential street, not requiring construction of a sidewalk along its right-of-way, a cul-de-sac street must be less than 750 feet in length. Belle Point Drive is greater than 750 feet in both directions, being 1050 feet long to the east and 1350 feet to the west. 7. Proposed Use: Single-family Residential 8. Staff Recommendation: Approval 9. Planning Commission Recommendation: Approval 10. Conditions or issues Remaining to be Resolved: None 11. Right -of -Way Issues: Right-of-way is being dedicated. 12. Recommendation Forwarded with: The vote of 10 ayes, no nays, and 1 absent 13. Oblectors: None 14. Neighborhood Plan: Chenal (19)