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Home My WebLink AboutS-1104 Staff AnalysisOctober 10, 1996 ITEM NO.: E FILE NO.: S-1104 NAME: ROCK RIDGE ROAD SUBDIVISION -- PRELIMINARY PLAT LOCATION: Rock Ridge Road at Highway 10 (immediately south of Lake Maumelle) DEVELOPER• Bob Beason 4125 Studer Road Little Rock, AR 72211 ENGINEER• White-Daters 401 Victory Street Little Rock, AR 72201 AREA: 13.1 ACRES NUMBER OF LOTS: 21 FT. NEW STREET: 750 ZONING: None -outside PROPOSED USES: Single Family Jurisdiction of Zoning PLANNING DISTRICT: 20, Pinnacle CENSUS TRACT: 42.01 VARIANCES REQUESTED: 1) Boundary Street Improvements 2) Double frontage lots BACKGROUND• This is a semi -rural area in the west end of the planning jurisdiction. The area is in the design and development stages of a water improvement district. This district will probably generate a number of plats in the near future as the mains are installed. A. PROPOSAL/REQUEST: To develop a residential plat utilizing the current Rock Ridge Road and building other improvements to less than full urban standards. Septic tanks will be used in as much as there is no sanitary sewer system in the area. No phasing plan was submitted but it is assumed that the plat will be phased to meet market need for the area. B. EXISTING CONDITIONS: The topographic information is incomplete but it appears that the land rises 30± feet from Hwy. 10 to the east property boundary. There are no abrupt changes in grade. This hill mass is generally undisturbed. October 10, 1996 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1104 C. NEIGHBORHOOD COMMENTS: None at this writing. D. ENGINEERING COMMENTS: PUBLIC WORKS COMMENTS: Contact Pulaski County for floodplain information prior to construction. Stormwater detention, ADPC&E permit, USACE permit, grading permit, and a sketch grading and drainage plan shall be approved prior to construction. Since there does not exist a Master Street Plan for this area, recommend deferral or approval based on the assumed standards. Highway 1'0 is a principal arterial and would require 110 feet of right-of-way with added lanes to bring to 30 feet from centerline. Staff can support a 5 foot utility and drainage easement with the existing shown 50 feet of right-of-way due to absence of a MSP. Staff does feel that since Highway 10 in this area is still rural in nature full Master Street Plan widening is not appropriate. However, staff would support a waiver of the full standards (assuming they are adopted prior to approval of this preliminary plat) with the condition that Highway 10 be widened to accommodate left turns into the two streets with appropriate shoulders. These streets are in a curve with speeds in excess of 55 MPH. 1992 traffic count is 5860 ADT similar to current collector volumes. Current pavement is 28 feet in width, collector standard is 36 feet. The cul-de-sacs shall be constructed to residential street standards. The lengths would indicate a need for normal residential street standards, including sidewalks. AHTD permits will be required. Street lights are required for this street and subdivision, coordinate their construction with street construction. E. UTILITY COMMENTS/FIRE DEPARTMENT: Wastewater: Outside service boundary - no comment Water: Execution of water service agreement is required. Water main extension required. Arkla: OK AP&L: No response, this writing Southwestern Bell: OK Fire Department: 50 feet minimum radius on turn- around. 2 October 10, 1996 SUBDIVISION ITEM NO • E (Cont.) FILE NO.: S-1104 County Planning: • Concern expressed about water quality in Maumelle water shed. Septic systems should be closely reviewed by county sanitarian. • Consider width of Rock Ridge if additional lots are added. It is county maintained. • Open ditch section for improvements is OK provided design is approved by county and bonded one year. Planning Division: No comment F. ISSUES/LEGAL/TECHNICAL/DESIGN: Landscape No comment Planning Staff The following are deficiencies in the submittal and plat design. ® No survey stamp included. • Source of dedication or right-of-way easement on current Rock Ridge Road. • Will there be phasing of lots. • Source of title - ownership certificates. • 750 feet unnamed street s Location of water line to service site, will septic tanks work/perk tests. • Boundary data deficient, need angles, bearings etc. • All building lines • Contour information incomplete m Abutting plats and/or owners • Legal description missing • Phasing plan • PAGIS Monument • Engineer certificate blank • Show pavement and right-of-way width on Highway 10. • Bill of Assurance is required. • Street names required, show. • Corner radii at Highway 10 on both streets G. ANALYSIS• This plat is viewed by staff of Planning as well as Public Works to be to far out of conformance to deal with at this 3 October 10, 1996 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1104 meeting. There are a number of areas of requirement that this owner may not be willing to address, such as street improvements. This engineer is placed in a difficult situation by not having done a proper survey, but working from an old survey. Much of that survey information is not shown here. This owner needs to discuss this matter with his engineer, redraft his application and return for the August Planning Commission meeting. H. STAFF RECOMMENDATIONS: Staff recommends that the Planning Commission accept the applicant's request to withdraw the preliminary plat. SUBDIVISION COMMITTEE COMMENT: (JUNE 27, 1996) The applicant was present as was Tim Daters, the engineer for the plat. Both Planning and Public Works Staff outlined what were, staff felt, to many issues to resolve at Subdivision Committee. Mr. Daters offered comments concerning the manner of the filing and what they had hoped to accomplish. A number of questions were raised by Committee members as to why the filing when it was apparently not ready. The owned indicated he was somewhat taken unaware by the staff's requirements and inability to support waivers. After commentary on how to proceed the owner decided he would agree to deferral. The item was forwarded to the full Commission for final disposition. PLANNING COMMISSION ACTION: (JULY 18, 1996) The Staff identified for the Commission this applicant's request for deferral to August 29, 1996 Subdivision Hearing. The request is based upon the Subdivision Committee meeting wherein the engineer and the owner observed more problems and developing issues than they were prepared to deal with. They have requested time to reconsider their application in time for consideration in the next review cycle of the Subdivision Committee. Staff feels comfortable with the deferral. A brief discussion of the matter was followed by a motion to place this item on the Consent Agenda for deferral. A vote on the motion produced 7 ayes, 0 nays, 3 absent and 1 open position. 4 October 10, 1996 SUBDIVISION ITEM NO.: E Cont. FILE NO.: S-1104 SUBDIVISION COMMITTEE COMMENT: (AUGUST 8, 1996) There was no discussion of this item. The engineer submitted a letter requesting a deferral until the next Planning Commission meeting. This item is to be deferred until the October 10, 1996 Planning Commission meeting. PLANNING COMMISSION ACTION: (AUGUST 29, 1996) The Staff relayed the applicant's request for deferral to the Planning Commission meeting on October 10, 1996. This item was included as part of the Consent Agenda for deferral. A motion to approve the Consent Agenda for deferral. The motion passed by a vote of 8 ayes, 0 nays, 2 absent and 1 open position. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 19, 1996) Mr. Tim Daters, project engineer indicated that the applicant wishes to withdraw the preliminary plat application. This item will be withdrawn from the October 10, 1996' Planning Commission agenda. PLANNING COMMISSION ACTION: (OCTOBER 10, 1996) The project engineer requested that the preliminary plat be withdrawn. This item was included as part of the Consent Agenda for projects to be withdrawn. A motion to approve the Consent Agenda for withdrawn items. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 5