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HomeMy WebLinkAboutS-0761 Staff Analysis10 August 12, 1980 SUBDIVISIONS Item No. 6 NAME: - ..- I-r r -nn Bill Miller B is cayne Little Rock, AR Phone: 225-1826 AREA: 9.9 Acres + ZONING: "R-2" -11-12 -7 Marlowe Manor Park South of Marlowe Manor, 1/4 Mile West of Nappa Valley Road ""f,rwToI,,In. Forrest Marlar 5318 JFK Boulevard North Little Rock, AR 72116 Phone: 753-1987 NO. OF LOTS: 30 FT. OF NEW STREET: 1750 PROPOSED USES: Detached Single - Family PLANNING DISTRICT: 25 CENSUS TRACT: 42.03 VARIANCES REQUESTED: (1) Sidewalks (2) Private drive easements along the south line of Lots 21 and 22 to serve adjacent ownerships. ' * August 12, 1980 SUBDIVISIONS J Item No. 6 - Continued MARLOWE MANOR PARK STAFF ANALYSIS A. EXISTING CONDITIONS The site is of varied topography which generally falls to the south and west. There are two drainage ways entering the tract, one at the northeast corner and one immediately east of the northwest corner. These drainage courses merge and exit 200' more or less east of the southwest corner. The tract is heavily wooded as are the properties east, south and west. On the north is Marlowe Manor Subdivision which is nearly built out. The neighborhood except for Marlowe Manor is of estate size lots, five acres or more. To the south is St. Charles Subdivision. All public services are available. No sewage restriction. 4 B. DEVELOPMENT PROPOSAL The owner proposes a single family subdivision with 30 lots on 9.9 acres. The average lot will be 75' x 1201. There is a little more than one -quarter mile of street, all of which will be residential standard. Preliminary access is assumed to be through Marlow Manor since name association would idenitfy with the principal access of Hinson Road. The secondary access by way of Ridge Haven will improve circulation. C. CONFORMANCE TO ORDINANCE STANDARDS The plat as submitted is generally in conformance except for several items such as certification description. Sidewalks are not shown on the plat, as a request for total waiver has been requested. D. STAFF RECOMMENDATION Staff recommends approval of the plat as filed subject to: (1) Completion of plat content requirements. (2) Provisions for continuous 27' pavement. C and G to the east boundary. (3) Provide an easement for dedication on the corner of the adjacent owner's land as right-of-way for Ridge Haven Drive. August 12, 1980 SUBDIVISIONS Item No. 6 - Continued (4) Note easement terms on plat for access across Lot 21 and 22 as to owner served and maintenance provision also included in a bill of assurance. (5) Delete from plat that portion of the easement across Lots 29 and 30. Provide for removal of surface of drive after construction of Adell Drive. ( 6 ) Coordinate tie of Lue Ann Drive to Morrison Court with the engineer of that project to insure continuity of improvements. (7) We believe that sidewalk should be placed on Adell Drive, but not required on Ridgehaven or Lue Ann Drive. SUBDIVISION COMMITTEE RECOMMENDATION: Approval as recommended by staff, except that sidewalks be totally waived and that the engineer provide in the street design proper transition of new pavement on Ridge Haven to existing pavement. PLANNING COMMISSION ACTION: There were several objectors present. Mr. Dick Toll and Mr. Bob Richardson represented the neighborhood along Ridge Haven. A petition of objection was filed for the record stating the objections of the Ridge Haven community. a lengthy discussion was held. The Commission then voted to approve a motion to approve the plat as follows: 1. Eliminate the tie to Ridge Haven. 2. Redesign the street with a cul-de-sac to meet ordinance standards. 3. Waive all sidewalks. 4. Provide access easement along entire south line. The vote - 6 ayes, 0 noes, 4 absent and 1 open position. .! SUBDIVISIONS Item No. 1 NAME: LOCATION: TIFVFT.f1DF.R • Darbe Development Corp. Hinson Road Little Rock, AR Telephone: 221-0937 Ridge Haven Valley West of Ridge Haven Road, North of St. Charles Blvd. Manes, Castin, Massie & McGetrick 2501 North Willow North Little Rock, AR Telephone: 758-1360 AREA: 59 Acres NO. OF LOTS: 120 FT. NEW STREET: 6,700 ZONING: PROPOSED USES: Single Family A. Proposal/Request: To plat 59 acres into 120 lots and 6,700 feet of new street in three phases. B. Existing Conditions: Wooded; elevations from 475 feet to 550 feet, single family area. C. Issue/Discussion/Legal/Technical/Design: (1) Show building line - 25' on residential and 30' on all collectors. (2) If average depths of Lot 115 is more than 210', request waiver and submit justifications. (3) Show sidewalks. (4) Indicate purpose of tracts adjacent to Lot 76. (5) Give notice to abutting tracts in excess of 2.5 acres or greater. SUBDIVISIONS Item No. 1 - Continued (6) Specify ownership and maintenance of parks, open space, reserve tracts and unidentified lots with landscaping. Please assign tract numbers and address in the Bill of Assurance. (7) Haven Glen needs a suffix and Ridge Haven Drive should be changed to Ridge Haven Road, since it is connecting to the existing Ridge Haven Road (see David Hathcock, 371-4808). (8) Show City limits line if it goes through this property. (9) Show Ridge Haven extending to the property line. (10) Give name of current owner of land. (11) Redesign pipe stem around Lots 102 and 103. D. Engineering Comments: (1) Develop Haven Brook and Ridge Haven as collectors (36' - 60' right-of-way). (2) Give name to southernmost cul-de-sac (clear with David Hathcock, 371-4808). E. Staff Recommendation: Approval, subject to addressing the -issues stated. SUBDIVISION COMMITTEE REVIEW: The applicant agreed to revise the plat according to staff's comments. Most of the discussion concerned Ridge Haven Road and potential problems created -by the access of 120 lots through a street that is constructed to 27' and that has no right-of-way dedication. The applicant objected to making it a collector street. Engineering felt that Ridge Haven would act like a collector until collectors to the west were built. Some committee members felt that even temporary use of Ridge Haven as a collector would be disastrous. November 11, 1986 SUBDIVISIONS Item No. 1 - Continued Water - Water main extension on -site fire protection requirement. An acreage charge of $300 per acre applies. Sewer - Sewer main extension required. required around new main. PLANNING COMMISSION ACTION: Additional easement The applicant was present. Dr. Wepfer, an abutting property owner, requested deferral because she felt that inadequate notice was received. Staff and the City Attorney determined that notice had been given according to Ordinance requirements. Approximately 15 persons from the neighborhood were present. Staff recommended approval of the plan, subject to the development of Ridge Haven as a collector street, and the development of four lots only in Phase I, until further access is provided to the west. Mr. Jack Castin represented the Developer. He objected to the construction of Ridge Haven as a collector street. He stated that his client wouldn't prove Ridge Haven Road (off -site) if the City could obtain the right-of-way. He realized that some of the existing property owners along Ridge Haven wanted it improved and some didn't. Dr. Robert Walls expressed some concerns of the residents. They were: (1) the development of Ridge Haven as a collector, due to increased traffic; (2) safety of the intersection with Napa Valley, due to limited view from the north and south by two ridges; (3) development of street would compromise value of existing neighborhood. He also asked that they be given time to seek professional advice about the proposed development. Mr. Dick Toll requested time for the residents to meet with the developers. He requested a 30-day deferral for this purpose. Mr. Gordon Taylor felt that Ridge Haven was not suitable for increased traffic. Mr. Alan Gold explained that his lot was adjacent to the boulevard entrance planned by the Developer; November 11, 1986 SUBDIVISIONS Item No. 1 - Continued and if Ridge Haven was widened it would come very close to his front door due to rock out -cropping. He felt that approval of the plat should be delayed since he was not made aware of the Project in what he considered to be an adequate amount of time. Even though the Applicant was not required to give him legal notice since he was not an abutting property owner, he felt that he would be affected by the widening of Ridge Haven. A motion for a 30-day deferral was made and passed so that staff could research the collector issue, and get input from the City Manager on their position on possible condemnation of right-of-way for improvements. The vote was 7 ayes, 0 noes, 3 absent, and 1 abstention (Jones). 2-22-77 Item No. 11 - SUBDIVISIONS S-2394 Name: Applicant: Location: Number of Lots: Ft. of New Street: Acres: Waivers Requested: St. Charles Subdivision E. G. Smith & Associates for Bailey Corp. Runs 1k miles west from Napa Valley Rd., along the south side of Ridge Haven 487 32,100 272.5 1. For street grades as shown 2. 15 ft. setbacks as shown 3. Pipe -stem and double frontage lots 4. Boundary street improvements on Ridge Haven 5. Waiver of sidewalks on internal streets 6. Cul-de-sac length 7. Street improvements in islands of adverse ownership PLANNING COMMISSION ACTION: THE PLANNING COMMISSION VOTED ON A MOTION TO APPROVE IN LINE WITH THE SUBDIVISION COMMITTEE RECOMMENDATION. THE MOTION WAS APPROVED BY VOTE OF (9 ayes - 0 noes - 2 absent). Staff Report and Recommendation: This property being 272 acres _+ lies generally north and west of the Napa Valley - Mara Lynn Rd. inter- section. The plat is approximately 1k miles long east to west and comprizes most of the remaining sewerable land north of W. Markham St. The plat introduces several street location issues due to the length of the ownership. There is a need for 2 collector facilities through this development, one east -west, the other north -south through the western one-half. The terrain of this site is limited as to access points and is almost completely closed on the north boundary by a long ridge line of severe grade. The staff feels it can recommend the approval of the plat but that several items need further review. Co - 13 - (Continued) 2-22-77 Item No. 11 - S-2394 - (Continued) 1. The street grades do not appear out of line with those previously allowed on other developments. However, we have not received a response from Community:Services, Engineering Div., at this writing and we would defer to them sight distance consideration. 2. The 1$ ft. building lines shown appear appropriate due to grade on street as'well as the lots. 3. The pipe -stem lots present no problem and there are only 3 build- ing sites of this type design. 4. The requested waiver of street improvements on Ridge Haven we feel should be denied as this street has the potential for extension westward and many vacant acres abutting. We do not feel it will always remain a country lane serving large lots. 5. Although it is noted on the plat, we feel that the record approval should specify Napa Valley as a residential collector with 60 ft. right- of-way and 36 ft. pavement, one-half to be provided from this development. The 2 collectors previously mentioned running through the development should also be identified in this fashion. 6. The only major change staff would recommend in the plat design is: (a) Move the east -west collector from,its present deadend location to intersect the street in front of Lot 369-370. Then extend that street to Forest: Hills Dr. as a collector _(b) Make 4-way intersection at Lots 429- 430/363-388 and extend collector south along west boundary of plat to intersect Pride Valley Rd. (c) The cul-de-sac at Lots 350 could then be shortened to serve that area. 7. Some of the cul-de-sac lengths which need waivers could be resolved by #6. 8. Recommend sidewalks be required on one side of interior collector streets. 9. Include small tracts adjacent to adverse ownerships in adjoining lots. Subdivision Committee Recommendation: The Committee recommends approval of the plat and waivers requested except for the following modifications: 1. Exact street grades to be left to Community Services Dept. to review and approve. Profiles and such data as needed to be provided to Community Services Dept. 2. Boundary street improvements on Ridge Haven to be in the form of concrete retainers 12"xl2" in place of curb and gutter and the additional pavement needed to provide a 24 ft. driving surface.The concrete retainer may be deleted or modified at the point of the rock outcropping. 3. Sidewalks to be waived on the interior of the development except adjacent to the non-residential tracts at the east end of the development on St. Charles Blvd. They would be required along Napa Valley Rd. 4. Street improvements be waived on islands of adverse ownerships. 5. Small tracts identified adjacent to adverse ownerships be included in adjoining lots. - 14 - (Continued) 2-22-77 Item No. 11 . S-2394 - (continued) 6. Waiver of cul-de-sac length included in approval. 7. The 2 internal collector streets should be noted as 60 ft. right-of-way with 36 ft. pavement. There were no objectors present. The applicant was present. - 15 -