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HomeMy WebLinkAboutS-0446 Staff AnalysisSeptember 13, 1983 SUBDIVISIONS Item No. 4 - File No. 446 NAME: LOCATION: DEVELOPER: Ridge maven Estates Preliminary 1/2 Mile West of Napa Valley North side of Ridge Haven ENGINEER: Williams and Jones Edward G. Smith and Associates 401 Victory 401 Victory Little Rock, AR Little Rock, AR Phone: 374-1666 AREA: 9.77 acres NO. OF LOTS: 12 FT. OF NEW ST.: 3901 ZONING: "R-21' PROPOSED USES: Single Family VARIANCES REQUESTED: 1. Waiver curb and gutter on Ridge Haven. 2. No extension of Adell Drive. A. Site History Staff's position on previous requests for the nonextension of Adell Drive has been negative. B. Existing Conditions The land involved is currently wooded, with elevation ranges from 490' to 530'. it is totally surrounded by single family zoning. The existing homes on Ridge Haven are located on acreage -type lots. Adell Drive, a stubbed out street currently serving the Marlowe Manor Subdivision, abuts on the north. Ridge Haven Road is in need of street improvements. C. Development Proposal The applicant is requested to plat 9.77 acres into 12 lots for single family type development. Access will be provided by a cul-de-sac of 3901, except for Lots 4-7 which will be served by Morrison Court, a cul-de-sac in an abutting subdivision, that has recently received preliminary approval as Phase IV of Marlowe Manor. Two of the lots will have pipe -stem extensions from the cul-de-sac. The application September 13, 1983 SUBDIVISIONS Item No. 4 - Continued includes a request for two variances. They involve a waiver of curb/gutter on Ridge Haven Road and the nonextension of Adell Drive. 20' of road dedication is proposed on Ridge Haven. D. Engineering Comments 1. Dedicate right-of-way for Ridge Haven residential street. 2. Improve Ridge Haven Road to residential street standards. E. Staff Analysis Staff concerns relative to this item revolve around the variances that have been requested. The applicant has not submitted justification that would support a waiver of street improvements to Ridge Haven Road. The street leads to a large tract of undeveloped property that will most likely be developed in the future. This street would then be insufficient for the traffic that will be generated. Staff is not willing to support the applicant's request for the nonextension of Adell Drive, due to the fact that Ridge Haven is the sole means of access serving the existing and future developments. Technically, the lots need additional dimensions, and the plat does not have a scale indicated. The applicant should explain the design of Lot 7, which is located in both this subdivision and ' Marlowe Manor. What is the relationship between the two? Do they have the same owner? Notification is required for owners of unplatted tracts and all platted tracts in excess of 2.5 acres. F. Staff Recommendation Approval of the plat only and denial of the variance requested. SUBDIVISION COMMITTEE REVIEW: The Committee passed this to the Commission subject to: (1) The use of concrete headers along Ridge Haven in lieu of improvements. (2) Resolution of the Adell Street extension issue. September 13, 1983 SUBDIVISIONS Item No. 4 - Continued (3) Resolution of status of Lot 7 between Rector Phillips Morse and the developer. VT.AMMTMr- rr)MMTRCT(lAT ArrPTf1A7. The plat was represented by Mr. Joe White of Edward G. Smith and Associates. There were objectors present. Mr. Allen Gold representing the Ridge Haven owners addressed the issue offering history of the site and neighborhood participation. He offered a petition with 19 signatures representing 100 percent of the Ridge Haven owners. Mr. Dick Toll, a resident of this street, offered his objection. The Planning Commission then voted to approve the plat as filed with the variances requested. The vote - 9 ayes, 0 noes, 2 abstentions (David ,Tones and Bill Rector).