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Home My WebLink AboutS-1313-T Staff AnalysisITEM NO_: 2 NAME: Woodlands Edge Phase 9 Revised Preliminary Plat LOCATION: located on Foxfield Lane Plannina Staff Comments: S-1313-T Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than January 30, 2008. The Office of Planning and Development must receive the proof of notice no later than February 8, 2008. Neighborhood Associations Notified — Woodlands Edge Community Association VarianceA/Vaivers: A variance from Section 31-203 and the Master Street Plan to allow an increased street grade for Foxfield Lane. Public Works Conditions: 1. Curve at Station 2+10.00 provides 137 feet of Stopping Sight Distance which is less than the minimum required Stopping Sight Distance of 200 feet as required by ordinance. Contact Nat Banihatti, Traffic Engineering, for additional assistance at 379-1818. 2. Curve at Station 9+10.00 provides 148 feet of Stopping Sight Distance which is less than the minimum required Stopping Sight Distance of 200 feet as required by ordinance. Contact Nat Banihatti, Traffic Engineering, for additional assistance at 379-1818. 3. Redesign the curves to provide the minimum required Stopping Sight Distance of 200 feet or obtain variance from Planning Commission by incorporating traffic calming devices into the roadway to ensure slow speeds. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 5. No vehicle parking will be allowed in the cul-de-sac of Foxfield Lane due to pavement width. 6. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Steve Philpott) for more information. Item # 2. Additional Comment — The Planning Commission and Board of Directors will no longer allow presentation boards to present materials. You must have all presentation material in a size that can be projected on the screen — a maximum size of 11 x 17 but preferably the material should be no larger than 8'/7 by 14. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, January 30, 2008. Item # 2. February 14, 2008 ITEM NO.: 2 NAME: Woodlands Edge Phase 9 Revised Preliminary Plat LOCATION: Located on Foxfield Lane DEVELOPER: Rocket Properties, Inc. 2024 Arkansas Valley Drive Little Rock, AR 72212 ENGINEER: White Daters and Associates 24 Rahling Road Little Rock, AR 72223 AREA: 10.0+ acres CURRENT ZONING: PLANNING DISTRICT NUMBER OF LOTS: 28 R-2, Single-family 18 — Ellis Mountain CENSUS TRACT: 42.07 VARIANCESM/AIVERS REQUESTED: FILE NO.: S-1313-T FT. NEW STREET: 300+ LF 1. A variance from Section 31-203 and the Master Street Plan to allow an increased street grade for Foxfield Lane. A. PROPOSAUREQUEST: A preliminary plat to develop 87.7 acres with 153 lots in four phases was approved by the Planning Commission on April 12, 2007. The approval allowed a number of variances related to lot development standards and street design standards. The developers have begun construction of the subdivision and have determined variances from the Master Street Plan are required to construct Foxfield Lane. The first is a variance to allow for the design of a 20 MPH sight distance on Foxfield Lane near Station 9+00. The reasoning for the request is an existing 24-inch water main is located in this area which when the water main was installed, the appropriate cover was not placed over the pipe. Central February 14, 2008 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: 5-1313-T Arkansas Water has indicated the water main is a "Distribution Pipe" and cannot be taken out of service to allow for lowering of the pipe. The second variance request is related to the cul-de-sac crest located near Station 2+00. According to the applicant it is doubtful a vehicle will be driving 30 MPH in this area and the developers would like the flexibility to design the street to fit the natural terrain better than a 30 MPH design standard allows. B. EXISTING CONDITIONS: The site is tree covered as is the property to the west. Preliminary work has begun on the street with the extension of Woodlands Trail to the north ending in a barricade just south of this property. Foxfield Lane to the east has been completed, final platted and new homes are being constructed. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area resident. The Woodlands Edge Community Association and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Curve at Station 2+10.00 provides 137 feet of Stopping Sight Distance which is less than the minimum required Stopping Sight Distance of 200 feet as required by ordinance. Contact Nat Banihatti, Traffic Engineering, for additional assistance at 379-1818. 2. Curve at Station 9+10.00 provides 148 feet of Stopping Sight Distance which is less than the minimum required Stopping Sight Distance of 200 feet as required by ordinance. Contact Nat Banihatti, Traffic Engineering, for additional assistance at 379-1818. 3. Redesign the curves to provide the minimum required Stopping Sight Distance of 200 feet or obtain variance from Planning Commission by incorporating traffic calming devices into the roadway to ensure slow speeds. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 5. No vehicle parking will be allowed in the cul-de-sac of Foxfield Lane due to pavement width. 6.. Streetlights are required by Section 31-403 of the Little Rock code. Provide E February 14, 2008 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1313-T plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Steve Philpott) for more information. E. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008) Mr. Joe White was present representing the request. Staff stated a revision to a previously approved preliminary plat was being requested to allow variances from the Master Street Plan related to the street design and construction. Public Works noted streetlights would be required at the time of final platting of the subdivision. Staff also stated the curve at Station 2+10.00 and Station 9+10.00 did not allow proper Stopping Sight Distance and should be redesign to allow for the minimum required Stopping Sight Distance. Staff noted the Commission could approve a variance request to allow the distance to be less than the 200-feet as required by the ordinance. Mr. White stated the street was a minor residential street and he did not feel there would be a great deal of traffic on the street. He stated he felt there were traffic calming devices which could be installed to slow speeds. Staff stated the cul-de-sac as indicated would not allow parking due the current design with the landscape island. Mr. White stated he would meet with staff to discuss options for the street design and development standards. Staff noted there were no other outstanding technical issues associated with the request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: The applicant is seeking a variance from the Master Street Plan to allow the design of the street to allow a variance from the Master Street Plan for two locations on Foxfield Lane. The Master Street Plan and the latest edition of AASHTO do not agree on the minimum distances for the required stopping sight distance for a residential street. There is currently a review of the Master Street Plan taking place and this item will be recommended for change to comply with the current AASHTO standard. The applicant has met with Public Works staff and has modified the proposed street grades to obtain an adequate sight distance in compliance with the latest edition of the AASHTO standards. Staff is supportive of the variance request. G. STAFF RECOMMENDATION: Staff recommends approval of the variance request as currently proposed by the applicant. 3 February 14, 2008 SUBDIVISION ITEM NO.: 2 (Cont. PLANNING COMMISSION ACTION: FILE NO.: S-1313-T (FEBRUARY 14, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the variance request as currently proposed by the applicant. There was no further discussion of the item. presented by staff on the consent agenda 0 noes and 3 absent. A motion was made to approve the item as The motion carried by a vote of 8 ayes, M