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HomeMy WebLinkAboutS-0070 Staff AnalysisOber 24, 1978 DIVISIONS m No. 10 Turtle Creek Northeast of Napa Valley Road ENGINEER Edward G. Smith & Assoc. 401 Victory St. Little Rock, AR 72201 AREA: 121 acres NO. OF LOTS 280 FT. OF ST. 14,850 ZONING: "A" and outside City PROPOSED USES: "A" Office and Apts. PLANNING DISTRICT: CENSUS TRACT: VARIANCES REQUESTED: 1. 15' building setback lines as shown on the plat. ` 2. 16 percent grade on short loop street as shown on the plat. 3. 15 percent grades generally where needed on cul-de-sac streets. 4. 14 percent grades where needed on residential streets. 5. 12 percent grades where needed on collector streets. 6. Sidewalk on one side of collector streets. 7. Pavement width as shown on the plat to 221. 01 tober 24, 1978 BDIVISIONS em No. 10 - Continued .�a. ALY S I S A. EXISTING CONDITIONS Terrain is hilly, sloping generally from 10% to 30% and heavily wooded. Drainage problems are minimal, since most or all originate on the site. Mara Lynn Road and Napa Valley Road are constructed to county standards on the south and west sides of the property, but full improvements have been required of current developments adjacent and across the street. Point West Drive is stubbed out from the east as a residential collector. All utilities are available. All city services will be available upon annexation of the 40 acre portion which remains outside. B. DEVELOPMENT PROPOSAL Site preparation will involve the usual grading and clearing of streets and building sites. In addition to single family use, Tracts "A" through "D" along Mara Lynn are proposed to be used for offices and apartments. Double frontage lots are proposed along Napa Valley and Tracts "B" and "C" front both Mara Lynn and adjacent interior street. Street configuration characterized by a series of cul-de-sacs and loop streets with one residential collector which connects through to surrounding development. Tract "E", which contains several acres of the steepest topography (30% or so) is reserved for common open space. The western end levels out enough to provide space for recreational facilities if desired. Some interior streets are proposed to be built to reduce widths of 24', and in one case 221. f October 24, 1978 SUBDIVISIONS Item No. 10 - Continued The developers are initiating an annexation petition for the north 40 acres . The extension of Point West Drive will align with St. Charles Drive, thereby producing a conflict which needs to be resolved by renaming all to St. Charles. Those tracts now being considered for rezoning will be subject to further Commission review in the form of development plans which specify building site points of access, circulation, etc. The Master Street Plan designates the Napa Valley Road/Bowman connection as an arterial street, the alignment of which will be coordinated with that to the south. Mara Lynn is a residential collector. Improvements to both streets will match those required adjacent. C. ENGINEERING CONSIDERATIONS The Engineering Division recommends that boundary streets be constructed upon final plat approval rather than secured by a cash contribution since adjacent improvements are now being built. A tentative alignment for the Bowman Road connection has been set by Mehlburger Engineers, and they should be consulted for verification. Mara Lynn should meet Napa Valley in a designed intersection at 90°. D. ANALYSIS Overall, the design is desirable and forms a logical extension of existing development. Possible concerns are as follows: 1. An interior street which could be used by through traffic to avoid the Napa Valley/Mara Lynn intersection. It could be terminated by cul-de-sacs. 2. Consider providing 30' building setback lines along the residential collector street as will be recommended in the new ordinance. 3. Restrictions should be placed on vehicular access to Napa Valley and Mara Lynn. IQi tober 24, 1978 1BDIVISIONS :em No. 10 - Continued E. STAFF RECOMMENDATION The staff recommends approval subject to the following items: 1. Approve waivers for building lines to 151, street grades to 16 percent as shown on the plat and sidewalks on one side of Point West Drive. 2. Replace proposed 22' pavement with a 24' width. 3. Annex the north 40 acres. 4. Prohibit vehicular access across lot lines on Napa Valley Road, access to Tracts "A" through "D" to be reviewed upon submittal of development plans. 5. Name the collector street St. Charles. 6. Construct boundary street improvements on Mara Lynn and Napa Valley to match those required adjacent. 7. Verify the alignment of Napa Valley south to Bowman Road. 8. The Napa Valley/Mara Lynn intersection to be at a right angle and subject to detailed approval by Engineering. 9. Consider terminating the street in the southwest corner. 10. Also consider providing 30' building lines along St. Charles Drive. 11. Sidewalk on one side of St. Charles. 12. Following construction of the Bowman Road connection, the right angle bend at Napa Valley and Mara Lynn should be abandoned. SUBDIVISION COMMITTEE RECOMMENDATION 46/ The Subdivision Committee recommends approval as recommended by the staff except for Item 9 above, thereby leaving this street as proposed to go through. October 24, 1978 SUBDIVISIONS Item No. 10_- Continued PLANNING COMMISSION ACTION The Commission voted to approve this matter as recommended by the Subdivision Committee. The vote was 6 ayes - 0 noes - 1 abstention (Don Hamilton). r s a October 24, 1978 r SUBDIVISIONS Item No. 10 NAME: LOCATION: Turtle Creek Northeast of Napa Valley Road MW Edward G. Smith & Assoc. 401 Victory St. Little Rock, AR 72201 AREA: 121 acres NO. OF LOTS 280 FT. OF ST. 14,850 ZONING: "A" and outside City PROPOSED USES: "A" Office and PLANNING DISTRICT: Apts. CENSUS TRACT: VARIANCES REQUESTED: 1. 15' building setback lines as shown on the plat. 2. 16 percent grade on short loop street as shown on the plat. 3. 15 percent grades generally where needed on cul-de-sac streets. 4. 14 percent grades where needed on residential streets. 5. 12 percent grades where needed on collector streets. 6. Sidewalk on one side of collector streets. 7. Pavement width as shown on the plat to 221. October 24, 1978 SUBDIVISIONS Item No. 10 -- Continued ANALYSIS: A. EXISTING CONDITIONS Terrain is hilly, sloping generally from l00 to 30o and heavily wooded. Drainage problems are minimal, since most or all originate on the site. Mara Lynn Road and Napa Valley Road are constructed to county Standards on the south and west sides Of the property, but full improvements have been required of current developments adjacent and across the street. Point West Drive is stubbed out from the east as a residential collector. All utilities are available. All city services will be available upon annexation of the 40 acre portion which remains outside. d! B. DEVELOPMENT PROPOSAL Site preparation will involve the usual grading and clearing of streets and building sites. In addition to single family use, Tracts "A" through "D" along Mara Lynn are proposed to be used for offices and apartments. Double frontage lots are proposed along Napa Valley and Tracts "B" and "C" front both Mara Lynn and adjacent interior street. Street configuration characterized by a series of cul-de-sacs and loop streets with one residential collector which connects through to surrounding development. Tract "E", which contains several acres of the steepest topography (30% or so) is reserved for common open space. The western end levels out enough to provide space for recreational facilities if desired. Some interior streets are proposed to be built to reduce widths of 24', and in one case 221. W ow s October 24, 1978 SUBDIVISIONS Item No. 10 - Continued The developers are initiating an annexation petition for the north 40 acres . The extension of Point West Drive will align with St. Charles Drive, thereby producing a conflict which needs to be resolved by renaming all to St. Charles. Those tracts now being considered for rezoning will be subject'to further Commission review in the form of development plans which specify building site points of access, circulation, etc. The Master Street Plan designates the Napa Valley Road/Bowman connection as an arterial street, the alignment of which will be coordinated with that to the south. Mara Lynn is a residential collector. Improvements to both streets will match those required adjacent. C. ENGINEERING CONSIDERATIONS The Engineering Division recommends that boundary streets be constructed upon final plat approval rather than secured v/ by a cash contribution since adjacent improvements are now being built. A tentative alignment for the Bowman Road connection has been set by Mehlburger Engineers, and they should be consulted for verification. Mara Lynn should meet Napa Valley in a designed intersection at 90°. mf D. ANALYSIS Overall, the design is desirable and forms a logical extension of existing development. Possible concerns are as follows: 1. An interior street which could be used by through traffic to avoid the Napa Valley/Mara Lynn intersection. It could be terminated by cul-de-sacs. 2. Consider providing 30' building setback lines along the residential collector street as will be recommended in the new ordinance. 3. Restrictions should be placed on vehicular a access to Napa Valley and Mara Lynn. VW October 24, 1978 SUBDIVISIONS Item No. 10 - Continued E. STAFF RECOMMENDATION The staff recommends approval subject to the following items: 1. Approve waivers for building lines to 15', street grades to 16 percent as shown on the plat and sidewalks on one side of Point West Drive. 2. Replace proposed 22' pavement with a 24' width. 3. Annex the north 40 acres. 4. Prohibit vehicular access across lot lines on Napa Valley Road, access to Tracts "A" through "D" to be reviewed upon submittal of development plans. 5. Name the collector street St. Charles. 460 6. Construct boundary street improvements on Mara Lynn and Napa Valley to match those required adjacent. 7. Verify the alignment of Napa Valley south to Bowman Road. 8. The Napa Valley/Mara Lynn intersection to be at a right angle and subject to detailed approval by Engineering. 9. Consider terminating the street in the southwest corner. 10. Also consider providing 30' building lines along St. Charles Drive. 11. Sidewalk on one side of St. Charles. 12. Following construction of the Bowman Road connection, the right angle bend at Napa Valley and Mara Lynn should be abandoned. SUBDIVISION COMMITTEE RECOMMENDATION ow The Subdivision Committee recommends approval as recommended by the staff except for Item 9 above, thereby leaving this street as proposed to go through. October 24, 1978 SUBDIVISIONS Item No. 10 - Continued PLANNING COMMISSION ACTION The Commission voted to approve this matter as recommended by the Subdivision Committee. The vote was 6 ayes - 0 noes - 1 abstention (Don Hamilton). rl�A' x*