The URL can be used to link to this page

Home My WebLink AboutS-0995 Staff AnalysisEnvironmental Scientists Incorporated October 11, 1993 200 Casey Drive Maumelle, AR 72113 Tel: (501) 851-8806 Tel: (501) 851-3366 Fax: (501) 851-3368 HAND -DELIVERED Little Rock Planning Commission 723 West Markham Street Little Rock, AR 72201 RE: Preliminary Plat, Hobbs Addition NE Quarter, SW Quarter, SE Quarter, Section 13, Township 2N, Range 14W ROBERT D. HOLLOWAY PRESIDENT PROF. ENGINEER REGISTRATION ARKANSAS MISSISSIPPI LOUISIANA ALABAMA PROF. LAND SURVEYOR REGISTRATION ARKANSAS Please find enclosed 17 copies of the preliminary plat for the above referenced project, along with the subdivision application. The fees will be paid by the owner and the Bill of Assurance will be forwarded by the owner's attorney. Storm drainage analysis will be forwarded to the Public Works with street plans. RDH/co Enc. Respectfull st, Robert D. Hollc Consulting Engi ENGINEERING 0 DESIGN 0 SURVEY/MAPPING SUBDIVISION DATE ITEM NO. FILE NO. NAME: LOCATION: SE 1/4, SEC. 13, TZN, R14W (HWY 10) NAME: MONTY AND PATTY HOBBS STREET ADDRESS: P.O. BOX 13011 CITY/STATE/ZIP: MAUMELLE, AR 72113 TELEPHONE: 851-4100 AREA: 10 ACRES NO. OF LOTS: 5 ROBERT D. HOLLOWAY 200 CASEY DRIVE MAUMELLE, AR 72118 FT. NEW STREET: PRIVATE ZONING: PROPOSED USE: RESIDENTIAL PLANNING DISTRICT: �3 J CENSUS TRACT: diz-w J y VARIANCES REQUESTED: 1.) Length of cul-de sac 2.) 3.) 4.) November 16, 1993 ITEM NO.: 4 FILE NO.:_5-995 NAME: HOBBS ADDITION -- PRELIMINARY PLAT LOCATION: Approximately 0.2 miles north of Highway 10 and approximately 0.2 miles west of Rummell Road DEVELOPER: ENGINEER• MONTY AND PATTY HOBBS Robert D. Holloway P. O. Box 13011 ENVIRONMENTAL SCIENTISTS INC. Maumelle, AR 72113 200 Casey Drive 851-4100 Maumelle, AR 72113 851-8806 AREA: 10.0 ACRES NUMBER OF LOTS: 5 FT. NEW STREET: 1,200 ZONING: R-2 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05 VARIANCES REOUESTED: STATEMENT OF PROPOSAL: PROPOSED USES: Single-family Residential None The applicant proposes the development of a 10-acre tract to consist of 5 residential lots fronting on a cul-de-sac. The street system within the subdivision is proposed to be a private street. Access to the subdivision is proposed to be by way of a private street extending from Highway 10 to the subdivision boundary. A portion of the access from Highway 10 is proposed to be within an access easement. A. PROPOSAL(REOUEST: The applicant requests approval by the Planning Commission of a subdivision consisting of 5 lots fronting on a cul-de- sac on a 10-acre tract. Access to the subdivision is proposed to be gained by a "pipe -stem" extending to Highway 10. A portion of the access is proposed to be in an access easement. The entire street system is proposed to be a private street. B. EXISTING CONDITIONS: The site is undeveloped and is not accessible. It is bounded on the north by Taylor Loop Creek; on the east, by Thomas Park Addition; and on the south and west by heavily November 16, 1993 ITEM NO.: 4 (Continued) FILE NO.: 5-995 wooded area. There is an existing low-water crossing which is not currently usable which is proposed to be improved and made usable for access to the proposed subdivision. C. ENGINEERING/UTILITY COMMENTS: Engineering indicates that the access from public right-of- way to the proposed subdivision is inadequate. The required minimum width of property for access to the subdivision is 50 feet. The 25 foot easement along a portion of the access is inadequate. Engineering asks that the subdivision standards be adhered to in the cul-de-sac design. Water Works reports that a water main extension will be required. Wastewater reports that a sewer main extension, with easements, will be required. Arkansas Power and Light reports that additional easements are required. ARKLA Gas approved the submittal without comment. Southwestern Bell approved the submittal without comment. The Fire Department approved the submittal without comment. D. ISSUES/LEGAL/TECHNICAL/DESIGN: The application is to indicate the source of title for the proposed development. The application is to provide information on the average lot size and the minimum lot size. The application is to provide information on the source of water supply and the means of wastewater disposal. The plat is to show the proposed design, 'including streets and sidewalks, easements, etc. A storm drainage analysis is required for watercourses entering or leaving the site. A preliminary storm drainage plan with typical ditch sections is required. The names of abutting recorded subdivisions or of property owners is required to be shown on the plat. The location and physical description of monuments is to be provided. The zoning classification of abutting properties and of the site are to be shown. A phasing plan, if phasing of the development is proposed, is to be shown. The location of proposed PAGIS monuments is to be shown. A Bill of Assurance needs to be submitted. The Subdivision Regulations require a 50 foot access to the site. The 25 foot access easement with the "dog -leg" offset is not satisfactory access. OA November 16, 1993 ITEM NO.: 4 (Continued) FILE NO.: S-995 Provide for maintenance of the "common property" at the cul-de-sac. E. ANALYSIS: There are serious concerns regarding, primarily, access to the proposed subdivision. The developer does not have ownership rights to a great deal of the access and is relying on access easements. The width of the access easement is inadequate. There is no provision for providing a new all-weather bridge over Taylor Loop Creek for access off Highway 10. F. STAFF RECOMMENDATIONS: Staff recommends denial of the application as presented. If proper access and a new bridge can be provided, then the project can be recommended for approval. SUBDIVISION COMMITTEE COMMENT: (October 28, 1993) Mr. Monty Hobbs, the developer, and Mr. Robert Holloway, the design engineer were present. Mr. Hobbs and Mr. Holloway reviewed the staff comments in the discussion outline. Staff presented the item and the comments. Mr. Hobbs indicated that a property owners association was anticipated to be formed to address the need for maintenance of the common areas and the private street. Mr. Holloway indicated that concerns regarding access and the bridge would be considered further by the developer. The remaining concerns, he indicated, would be remedied. The Committee referred the item to the Commission for review. PLANNING COMMISSION ACTION: (November 16, 1993) Staff presented the item, indicated that a revised preliminary plat addressing all concerns discussed at the Subdivision Committee meeting had been submitted, and that there were no outstanding concerns. Mr. Robert Holloway, the engineer on the project, represented the applicant. He reported that he and the City Engineering office had reached an agreement on the design of the bridge which is to cross Taylor Loop Creek and the design of the street. Mrs. Evelyn Thomas, owner of adjacent property, expressed concerns about the design of the bridge and access to the proposed subdivision. Mr. Holloway responded that the proposed bridge had been designed so that it would not raise the level of the floodway of the creek. He indicated that, with a 100-year 3 November 16, 1993 ITEM NO.: 4 (Continued) FILE NO.: 5-995 flood, the bridge would be, in effect, a "low water" bridge, but that with such a rainfall event, even Highway 10 would be under water. Mrs. Thomas expressed a desire for conditions being placed on the developer regarding fencing and buffers along the boundary of the subdivision. Mr. Holloway responded that the bridge will have white picket guard railing in keeping with the fence along the Thomas Park subdivision property line, and will have wheel rails for the safety of persons using the bridge. Commissioner VonTungeln received confirmation from Deputy City Attorney Steve Giles that the City cannot impose conditions on a developer beyond the requirements established by the Subdivision Regulations. Some of the items regarding fencing and buffers being requested by Mrs. Thomas are beyond the scope of the Commission's authority to impose. Mr. Holloway and Mrs. Thomas indicated that a private agreement concerning these items had been reached. Mr. Jerry Gardner with the City Engineering office indicated that the applicant would have to receive Board of Adjustments approval for construction of the bridge in the floodway. He confirmed that an agreement in principle had been reached with the developer on the design of the street and bridge. He noted that the street and bridge would be private improvements and would not be maintained by the City. With the discussion concluded, the motion was to approve the preliminary plat. The motion of 9 ayes, no nays, 1 absent, no abstentions, position. made and seconded carried with a vote and 1 open 4