Loading...
HomeMy WebLinkAboutS-0018 Staff AnalysisAt 6 __L _ it 24, 1979 SUBDIVISIONS Item No. 12 NAME: Glenn Johnson Ranch North Subdivision LOCATION: North side Highway 10 for about 1 mile west from Katillus Road DEVELOPER: ENGINEER: Glenn Johnson Route 5, Box 471 Little Rock, AR 72212 Ph. - Office 868-5063 Sam Davis 5301 W. 8th Street Little Rock, AR 72204 Ph. 664-0324 AREA: 366 Acres NO. OF LOTS: 73 FT. OF NEW STREET: 15,600 ZONING: Out of City PROPOSED USES: One Family Residence and Commercial PLANNING DISTRICT: 25 CENSUS TRACT: 42.03 VARIANCE REQUESTED: 1. To eliminate requirement of curbs and gutters. A. Existing Conditions There are three (3) distinct types of topography on the property. First, are steep, heavily wooded hills on the east and west sides. Next, is a gently, rolling area between the hills and to the south along Highway 10 which has been cleared for pasture. Third, is the Little Maumelle River bottom which is flat and being used for row crops on the north adjacent to the river, all within the 100 year floodplain. Three (3) major watercourses traverse the property from the south and may involve additional floodplain area. Highway 10 north of Katillus and Patrick Roads exist adjacent to less current City standards. The C.R.I. and P.R.R. and a parallel 100' power line easement traverse the site next to the river bottom. April 24, 1979 SUBDIVISIONS Item No. 12 - Continued B. Development Proposal Lots will be in the three to five acre range served by curbless streets with roadside ditches. Those fronting Highway 10 will take access from interior streets. Most of the interior streets will be long cul-de-sacs. All flood areas will be reserved as agriculture land and open space. City water is available and will be extended. Sanitary sewers are not available. Streets are proposed to be built to County standard specifications of surface and cross sections. The City limits are adjacent. Present policy would require annexation of this property. The tract indicated for commercial use would have to be rezoned at that time. A proposed "sanitary sewage treatment plant" shown next to the Little Maumelle River should not be considered part of this approval. C. Analysis The proposed layout is satisfactory with the large lots relieving the effects of the long cul-de-sacs. This extension to the City limits will place them over three (3) miles from the nearest fire station which is beyond the preferred two (2) miles service radius or commercial development. D. Staff Recommendation The staff recommends approval subject to the following: 1. Permit variance to eliminate curbs and gutters but require Engineering Division of grade, cross section and surface to City standards. 2. Building lines to be 25' along interior streets, 40' on residential lots along Highway 10 and 45' for the commercial tract. 3. Provide right-angle intersection at Highway 10, and realign to avoid conflict with the drainage. 4. Boundary street improvements on all boundary streets except Highway 10. 4W f April 24, 1979 SUBDIVISIONS Item No. 12 - Continued 5. Indicate access prohibition along Highway 10. 6. Percolation test results will be approved by the Health Department. 7. Annex all property south of the railroad. 8. Indicate 100 year floodplain elevation from latest Corps information. 9. Indicate proposed ditch cross sections and easement sizes for off -site drainage subject to approval by the Engineering Division. 10. Provide a dedicated turnaround short of the railroad, and terminate the public street short of the tracks. 11. Commercial tract development subject to rezoning and Commission review of development plan. 12. Approve block and cul-de-sac lengths in view of lot sizes. Subdivision Committee Recommendation: The Subdivision Committee recommends approval as recommended by the staff except for Item No. 4 which they forwarded to the whole Commission with a recommendation that (a) Highway 10 improvements not be required and that additional dedication be provided for half a 100 foot right-of-way and (b) additional information be provided the Commission regarding improvements to Katillus and Patrick Roads adjacent. Note: Patrick Road, a boundary street, was dedicated entirely off of the adjacent property, while the Katillus right-of-way came half from each side. The staff advises that half street improvements be required in both cases to the same standards approved for interior streets. r r April 24, 1979 SUBDIVISIONS Item No. 12 - Continued Planning Commission Action: The developer and engineer were present. A long discussion followed regarding Board policy, the Highway 10 Corridor and the 1990 Plan. The first motion for 30 days or until the Board offered a deferral, explicit instructions giving the Commission authority to act on a plat in this area which indicates other than single family use. The motion failed - 3 ayes (Mathews, Massie and Wright) to 4 noes. After further discussions during which the staff amended its recommendation to eliminate approval of any nonresidential tract, it became clear that a vote on the application would fail. The above motion for deferral was restated and passed - 6 ayes, 1 no. L� M