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HomeMy WebLinkAboutS-0337-B Staff Analysis.b April 18, 1989 SUBDIVISION ITEM NO. F (Continued} SUBDIVISION COMMITTEE COMMENT: (March 23, 1989) Mr. Bob Richardson, the owner and engineer on this project, was present and offered comments on the Staff analysis. He indicated that he would be willing to work with the Public Works Department toward developing several possible schemes to address their concerns as to the transition of the Foxcroft Road right-of-way into the private drive. Planning Staff offered its comment concerning the title on the plat for discussion. Mr. Richardson decided, after a brief discussion, that he would simply re -title the plats so that they would not be identified by phase numbers but that all of the development would be called Foxboro Subdivison by lot numbers. There were no other issues for discussion attendant to this preliminary plat. PLANNING COMMISSION ACTION: (April 4, 1989) The Planning Staff reported to the Commission that Mr. Bob Richardson, the applicant, had failed to mail the notices to the adjacent owners as required by the Bylaws within the scheduled time. Mr. Richardson, by letter, has requested that this item be rescheduled for April 18, 1989 in order to permit the appropriate notice to be delivered. The Staff recommended that this action be taken. The Commission determined that this matter should be placed on the Consent Agenda for deferral. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays, 2 absent. PLANNING STAFF COMMENT AND UPDATE: The Planning Staff and City Engineer's office have reviewed a revised preliminary plat for the four lots in question. The engineer, Mr. Richardson, has submitted the revised plan including Lots 16, 17 and 18, and deleting the northernmost Lot 19. Mr. Richardson's proposal is viewed by the Public Works Department as retaining a problem with respect to redesign of the intersection of the two streets and provision for access to the area to the north. The Staff recommendation on this matter would be that the Planning Commission accept a two -lot preliminary plat including Lots 16 and 17 at this time, and defer both Lots 18 and 19 until the Planning Commission meeting on May 16, 1989. The deferral would permit sufficient time for the applicant to resolve the design of the intersection or street turning movement with the City Engineer's office. April 18, 1989 SUBDIVISION ITEM NO. F (Continued Mr. Richardson, the engineer on the project as well as the developer, offered concerns about the Staff recommendation. He stated that it was his intent to gain approval of at least three lots that he might pursue for development purposes at this time. He identified the plat which will be discussed by the Commission on May 16 as one which will deal with several issues. These issues he feels may complicate the situation to the extent that he might withdraw it entirely. He pressed for Commission consideration of the three lot approval. The Planning Commission discussed the matter briefly. It was determined that the three -lot format would be accepted and that it was appropriate for this item to be placed upon the consent agenda for approval. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays, 2 absent. May 16, 1989 SUBDIVISION ITEM NO.: 1 FILE NO.: S-337-C NAME: Foxboro Preliminary Revised, Lots 16 through 19 LOCATION: North end of Foxcroft Road DEVELOPER: ENGINEER: Robert J. Richardson Robert J. Richardson 1717 Rebsamen Park Road 1717 Rebsamen Park Road Little Rock, AR 72202 Little Rock, AR 72202 664-0003 664-0003 AREA: 2.7 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 ZONING: "R-2" PROPOSED USES: Single family residential PLANNING DISTRICT: 3 CENSUS TRACT: 22.01 VARIANCES REQUESTED: 1. Pipe -stem lot. 2. A 75 foot horizontal center line radius on the street. PLAT NOTATIONS OR ADDITIONAL REQUIREMENTS: 1. Provide assurance through contact with the Little Rock Fire Department and Little Rock Water Works that the 25 foot private roadway easement will adequately serve the several large lots to the northwest. 2. Provide for the inclusion of the 25 foot tract of land within this plat inasmuch as it is a revised preliminary of the first phase of Foxboro development. The parcel should be identified with a tract number and provision made within the Bill of Assurance for its future use. May 16, 1989 SUBDIVISION Item No. 1 (Continued) A. PROPOSAL/REQUEST: The applicant proposes to reconstruct the north end of the preliminary plat for Phase I development of Foxboro Addition plus the inclusion of four lots lying on the east side of Foxcroft Road. This new design will provide for a continuous center line alignment for Foxcroft Road and, at the same time, will provide for adequate extension of an access easement to serve the several large lots lying to the north of this development area. There are two waiver requests attached to this proposal, one being the horizontal center line radius for Foxcroft Road at 75 feet. The second variance is the pipe -stem lot lying along side the 25 foot access easement. B. EXISTING CONDITIONS: The properties lying along and near Foxcroft Road in this area involve steep terrain (up to 40 percent grades), large drainageways and utility easements. The area is generally covered with natural mature timber. C. 'ENGINEERING COMMENTS: The street geometry is superior to the'preliminary plat provided by the Planning Commission at its April 18th Planning Commission meeting. Engineering supports the requested variance for a 75 foot radius curve. This development must conform to Detention and Excavation Ordinances. D. ISSUES/LEGAL/TECHNICAL/DESIGN: The only issue of concern to Staff on this plat is assurance by the City Attorney that replatting the corner lot in the first phase of Foxboro will not cause conflict with the decision handed down by the Court in the recent litigation. E. ANALYSIS: The Planning Staff review of this proposal indicates that the best possible circumstances have been gained through this design to deal with the termination of an arterial street, building on difficult terrain and joining several plats in a single design. However, there are several items attached to the private street May 16, 1989 SUBDIVISION Item No. 1 (Continued) extension. First, there is a need to provide for a means of turn around at the end of the private street. Second, the fire and sanitation vehicles should be permitted ease of access to the private street and large lots. Third, the private street should assure two lane traffic access. Fourth, the owner should provide some assurance that the Water Works can and will extend a main along the private street and accept a maintenance contract for lines and hydrants. F. STAFF RECOMMENDATION: The Staff recommends approval of the preliminary plat and the two variances as requested, subject to comments above. SUBDIVISION COMMITTEE COMMENT: (May 4, 1989) The applicant and owner was present, Mr. Robert J. Richardson. The Planning Staff presented its comments and expanded on the several points made by Public Works Department in their review. Mr. Richardson responded to the design issues. The points of concern that he indicated were the possibility of increasing the width of the access easement to properties lying on the north and the effect of reducing the width of the pipe -stem on Lot 19. He indicated that most of the items in the Staff write-up are acceptable, that there would be little or no problem in conforming. Mr. Richardson then indicated to the Chairman through a graphic illustration the lands lying to the north and their relationships to this property. He indicated the alignment of the several creeks, and the provision of access for the Water Works to provide a looping system for the pressure in this area of the City. He indicated there were probably not more than two good buildable sites on the total acreage remaining north of this plat. A general conversation then followed during which Mr. Jerry Gardner of the Public Works Department indicated the variance on Foxcroft Road for a radius was not a problem. In fact, he pointed out that this design is superior to the "T" intersection previously approved at this location. The discussion then moved to the width proposed for the access easement to the north. It was pointed out by Staff that, if at all possible, this should be a two-lane access. Mr. Richardson indicated that he would attempt to keep it as May 16, 1989 SUBDIVISION Item No. 1 (Continued) narrow as possible due to the small number of lots to be served and possibly only one owner. A comment was m-ade by Staff to the effect that Lot 1 of the current Foxboro plat will require modification from the previous preliminary in order to accommodate the new 25 foot access easement. This was viewed as an allowable modification presenting no problems. The Water Works representative at the meeting indicated that the plat should reflect a 15 foot water line easement along the extension of Foxcroft Road and the easement running to the northwest. The Planning Staff then pointed out that Mr. Richardson would need to work with the Little Rock Water Works toward establishing a contract for maintenance for any private fire hydrants to be located off Foxcroft Road within the large lot development. The discussion ended with Mr. Richardson agreeing to a previous comment whereby he would increase the width of the easement to 30 feet total and would delete five feet from the pipe -stem on Lot 19 in order to accomplish that. Further, he agreed to a suggestion of Staff that the private access easement exit Foxcroft Road with a driveway apron as opposed to a street intersection. He indicated that he would build the curb through this area at this time and at such time as the future owner develops, the curb would be reconstructed in a proper apron for access. PLANNING COMMISSION ACTION: (May 16, 1989) The applicant was present. There were no objectors and the item was placed on the consent agenda. A motion was made to approve the subdivision and recommend approval of the two variances. The motion was seconded and passed by a vote of 9 ayes, 0 nays, and 2 absent.