Loading...
HomeMy WebLinkAboutS-0987 Staff AnalysisAugust 24, 1993 ITEM NO.: 3 FILE NO.: S-987 NAME: DAVID WILiCERSON SUBDIVISION -- PRELIMINARY PLAT LOCATION: West of Arch Street Pike at the north-east corner of West Pratt Road and Wilkerson Road DEVELOPER: DAVID WILKERSON 3300 West Pratt Road Little Rock, AR 72206 888-4863 AREA: 2.3328 ACRES ENGINEER: BEN RETTLER, JR. 6133 Dena Drive Little Rock, AR 72206 888-3960 NUMBER OF LOTS: 6 FT. NEW STREET: 0 ZONING: None PROPOSED USES: Single Family Residential PLANNING DISTRICT: 28 CENSUS TRACT: 40.03 VARIANCES REQUESTED: Waiver from the Subdivision Ordinance requirement which would require making improvements to West Pratt and Wilkerson Roads to include improvements to the roadway, construction of curb and gutter, and construction of sidewalks OTATEME_NT OF PRQPOSAL: The applicant proposes a preliminary plat for the subdivision of a 2.33 acre site into 5 single-family lots. The property is outside the Little Rock city limits, but execution of a "pre - annexation" agreement is anticipated. It is proposed that the lots would be served by Little Rock Water Utilities, but that private individual sewage disposal would be required. The applicant proposes to make no off -site improvements to the two fronting streets, Wilkerson Road and West Pratt Road, nor to construct sidewalks. A waiver of these requirements is requested. A. PROPOSAL/REQUEST: Review and approval by the Planning Commission is requested for a preliminary plat for the David Wilkerson Subdivision. The developer proposes to subdivide a portion of the larger tract which he owns and establish a 2.33 acre, 5-lot subdivision. Although outside the city limits, the execution of a "pre -annexation agreement" is proposed. Because the value of the proposed homes to be constructed cannot support the cost of off -site improvements, the August 24, 1993 SUBDIVISION TTEM NQt: 3 (Con Gin14ed) FILE developer relates, street improvements and sidewalks along Wilkerson Road and West Pratt Road cannot be afforded; therefore, a waiver for these improvements is requested from the Board of Directors. B. EXISTING CONDITIONS: The site is outside the Little Rock city limits and is in a rural setting, with rural residential properties surrounding this property. Trees and grass make the site look like a pasture. Both West Pratt Road and Wilkerson Road are paved, open -ditch rural streets. Wilkerson Road dead -ends approximately 800 feet to the north of the property. West Pratt Road ends at the Wilkerson Road intersection. C. ENQINBERINQZVTILITY COMMENTS: Engineering reports that an additional 5 foot right-of-way dedication is required along the West Pratt Road frontage. Engineering indicates that Master Street Plan improvements along both West Pratt Road and Wilkerson Road are applicable, including constructing one-half of a collector street, with a sidewalk, along West Pratt Road and a standard residential street on Wilkerson Road. PAGIS monuments will be required. The Detention and Excavation Ordinances are applicable. Water Works reports that a pre -annexation agreement must be executed and approval by the City will be required in order to obtain water service. An acreage charge of $100.00 per acre is applicable. Wastewater indicates that the proposed subdivision is outside their service boundary. Individual sewage disposal will be required. Pulaski County reports that both West Pratt Road and Wilkerson Road were accepted by the County and are recognized as having 50 foot rights -of -way. Southwestern Bell Telephone Co. approved the submittal without comment. D. ISSUES ILEGALITECHNTCALIDESIGN: Provision for the required right-of-way width must be made and dedicated to the public (not to the City). The plat must show the required streets and sidewalks, properly identified. The right-of-way at the West Pratt Road and Wilkerson Road intersection needs to provide for the radius requirement. 2 August 24, 1993 SUBDIVISION ITEM (Continued) FILE NQ,j S-987 The plat must show all street building lines, in this case, along the West Pratt Road frontage. The Certificate of Surveying Accuracy needs to be amended to contain the information required by the Subdivision Ordinance and be executed. The location of proposed PAGIS monuments is to be shown. The proposed subdivision is, evidently, part of a larger tract owned by the developer. The breaking out from this larger tract of the property for the 5-lot subdivision is, in itself, a "subdivision", and the larger tract from which the lots are derived needs to be included in the preliminary plat for the subdivision. E. ANALYSIS: The preliminary plat as submitted is severely deficient, most notable since the plat apparently needs to include the entire tract from which the proposed 5-lot subdivision is derived. The Master Street Plan designates West Pratt Road as a collector street and is proposed to continue west and curve south to tie into Atwood Road. Dedication of the needed right-of-way is important. Engineering indicates that construction of one-half of the street improvements on both West Pratt Road and Wilkerson Road is recommended. F. STAFF RECQMMENDATIQNS: Staff recommends deferral of this item until the developer - has amended the proposal to include the entire tract and until amended and complete drawings have been submitted. 3QBDIVI_aIQN COMMITTEE COMMENT: (AUGUST 5, 1993) A representative of the developer was present. Staff presented the item and outlined the concerns indicated in the discussion outline. The applicant's representative indicated that, indeed, the developer owns additional land from which this proposed development is derived. After a brief discussion, the Committee deferred the item to the Commission for review. PLANNING COMMISSION ACTION: (AUGUST 24, 1993) This item was included in the Consent Agenda for approval of the Preliminary Plat. Staff reported that all required exhibits have been submitted and the required modifications have been 3 August 24, 1993 SUDDIVU10H ITEM NO, ; 3 (Continued) FILE NO.: S-987 accomplished. Staff further reported that the approval of the Preliminary Plat would have to be contingent on the Board of Directors approving waivers for street and sidewalk improvements on Wilkerson Lane and West Pratt Road. Commissioners indicated that the a vote to approve the Preliminary Plat should not be considered a recommendation to the Board of Directors for the approval of the waivers. The item was then approved with the vote to approve the Consent Agenda with the vote of 11 ayes and no nays. 4 FILE -907 NAME: DAVID WILKERSON SUBDIVISION -- PRELIMINARY PLAT LOCATION: West of Arch Street Pike at the north-east corner of West Pratt Road and Wilkerson Road DEVELDPER: ENGINEER: : DAVID WILKERSON BEN RETTLER, JR. 3300 West Pratt Road 6133 Dena Drive Little Rock, AR 72206 Little Rock, AR 72206 888-4863 888-3960 AREA: 2.3328 ACRES NUMBER OF LOTS: 6 FT. NEW STREET: 0 ZONING: None PROPOSED USES: Single Family Residential PLANNING DISTRICT: 28 CENSUS TRACT: 40.03 V_ARIANGES REO ESTEi7: Waiver from the Subdivision Ordinance requirement which would require making improvements to West Pratt and Wilkerson Roads to include improvements to the roadway, construction of curb and gutter, and construction of sidewalks STATEMENT OF PRQPQ__SAL: The applicant proposes a a 2.33 acre site into 5 outside the Little Rock annexation" agreement is lots would be served by private individual sewa applicant proposes to fronting streets, Wilke construct sidewalks. A requested. A. PR P AL RE E T• preliminary plat for the subdivision of single-family lots. The property is city limits, but execution of a "pre - anticipated. It is proposed that the Little Rock Water Utilities, but that ge disposal would be required. The make no off -site improvements to the two rson Road and West Pratt Road, nor to waiver of these requirements is Review and approval by the Planning Commission is requested for a preliminary plat for the David Wilkerson Subdivision. The developer proposes to subdivide a portion of the larger tract which he owns and establish a 2.33 acre, 5-lot subdivision. Although outside the city limits, the execution of a "pre -annexation agreement" is proposed. Because the value of the proposed homes to be constructed cannot support the cost of off -site improvements, the developer relates, street improvements and sidewalks along FILE NO.; S-987 (Continued) B. C. Q Wilkerson Road and West Pratt Road cannot be afforded; therefore, a waiver for these improvements is requested from the Board of Directors. EXISTING CONDITIONS: The site is outside the Little Rock city limits and is in a rural setting, with rural residential properties surrounding this property. Trees and grass make the site look like a pasture. Both West Pratt Road and Wilkerson Road are paved, open -ditch rural streets. Wilkerson Road dead -ends approximately 800 feet to the north of the property. West Pratt Road ends at the Wilkerson Road intersection. ENGINEERING/UTILITY COMMENTS: Engineering reports that an additional 5 foot right-of-way dedication is required along the West Pratt Road frontage. Engineering indicates that Master Street Plan improvements along both West Pratt Road and Wilkerson Road are applicable, including constructing one-half of a collector street, with a sidewalk, along West Pratt Road and a standard residential street on Wilkerson Road. PAGIS monuments will be required. The Detention and Excavation Ordinances are applicable. Water Works reports that a pre -annexation agreement must be executed and approval by the City will be required in order to obtain water service. An acreage charge of $100.00 per acre is applicable. Wastewater indicates that the proposed subdivision is outside their service boundary. Individual sewage disposal will be required. Pulaski County reports that both West Pratt Road and Wilkerson Road were accepted by the County and are recognized as having 50 foot rights -of -way. Southwestern Bell Telephone Co. approved the submittal without comment. ISSOES/LEGAL/TECHN1QALZDESIGN: Provision for the required right-of-way width must be made and dedicated to the public (not to the City). The plat must show the required streets and sidewalks, properly identified. The right-of-way at the West Pratt Road and Wilkerson Road intersection needs to provide for the radius requirement. The plat must show all street building lines, in this case, along the West Pratt Road frontage. The Certificate of Surveying Accuracy needs to be amended to contain the 2 FILE N 6-987 (Continued) information required by the Subdivision ordinance and be executed. The location of proposed PAGIS monuments is to be shown. The proposed subdivision is, evidently, part of a larger tract owned by the developer. The breaking out from this larger tract of the property for the 5-lot subdivision is, in itself, a "subdivision", and the larger tract from which the lots are derived needs to be included in the preliminary plat for the subdivision. E. ANALYSIS• The preliminary plat as submitted is severely deficient, most notable since the plat apparently needs to include the entire tract from which the proposed 5-lot subdivision is derived. The Master Street Plan designates West Pratt Road as a collector street and is proposed to continue west and curve south to tie into Atwood Road. Dedication of the needed right-of-way is important. Engineering indicates that construction of one-half of the street improvements on both West Pratt Road and Wilkerson Road is recommended. F. STAFF REgOMMENDATI r : Staff recommends deferral of this item until the developer has amended the proposal to include the entire tract and until amended and complete drawings have been submitted. allBDIVISIONCOMMITTEE COMMENT: (AUGUST 5, 1993) A representative of the developer was present. Staff presented the item and outlined the concerns indicated in the discussion outline. The applicant's representative indicated that, indeed, the developer owns additional land from which this proposed development is derived. After a brief discussion, the Committee deferred the item to the Commission for review. PLANNING COMMISSION ACTIQ : (AUGUST 24, 1993) This item was included in the Consent Agenda for approval of the Preliminary Plat. Staff reported that all required exhibits have been submitted and the required modifications have been accomplished. Staff further reported that the approval of the Preliminary Plat would have to be contingent on the Board of Directors approving waivers for street and sidewalk improvements on Wilkerson Lane and West Pratt Road. Commissioners indicated that the a vote to approve the Preliminary Plat should not be 3 FTL - 7 n i considered a recommendation to the Board of Directors for the approval of the waivers. The item was then approved with the vote to approve the Consent Agenda with the vote of it ayes and no nays. 4 1. meeting Date: September 21, 1993 2. Case No.: B-987 3. Request: In association with Planning Commission approval of the preliminary plat for the DAVID WILKERSON SUBDIVISION, a waiver is requested from the requirement to: a) construct one-half of West Pratt Road and Wilkerson Drive, and b) construct sidewalks on West Pratt Road and Wilkerson Drive. 4. Location: At the north-east corner of West Pratt Road and Wilkerson Drive. 5. owner/Applicant: David Wilkerson 6. Existing status: The property is outside the city limits and is currently undeveloped. West Pratt Road and Wilkerson Drive are the two boundary streets; there are no new streets which are associated with the subdivision. West Pratt Road is a paved County road and dead -ends immediately to the west of Wilkerson Drive; however, according to the Master Street Plan, West Pratt Road is proposed to eventually curve south and tie into Atwood Road. Wilkerson Drive is a "chip -seal" paved County road and dead -ends approximately 800 feet north of the West Pratt Road intersection. There are no plans for this residential street to be extended. The developer proposes the development of 5 homesites along Wilkerson Drive, and requests waivers to allow the existing open -ditch County roads to serve the development without having to re- build and improve them or having to construct a sidewalk along the two street frontages. 7. Proposed Use: Single-family Residential S. Staff Recommendation: Denial of the West Pratt Road waivers and approval of the Wilkerson Drive waivers. 9. Planning Commission Recommendation: Denial of all waivers. 10. Conditions or Issues Remaining to be Resolved: None except the right-of-way issue noted below. 11. Right -of -Way Issues: Dedication of additional right-of- way on West Pratt Road to provide right-of-way for a future collector street, as shown on the approved preliminary plat. 12. Recommendation Forwarded With: A vote of 11 ayes, 0 nays, 0 absent, and 0 abstentions 13. gb'ectors: None 14. Neighborhood Plan: Arch Street - South (28)