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HomeMy WebLinkAboutS-0046 Staff Analysisrvr. t SUBDIVI LIONS Item No. 4 - F 0 Name: Overlook Park Lots 121 - 136 Location: South side of Overlook Drive, west from the CRI&P Railway 1-31-78 Developer Engineer Eugene M. Pfeifer III Edward G. Smith & Associates 401 Victory Street Little Rock., Arkansas 72201 374-1666 Area: 26.8 A. No. of Lots: 16 Ft. New Et.: 0 Zoning: "A" One Fam. Prop. Uses: One Family residences planninv ❑istrict: West Little Rock Census Tract: 22.01 Variances Requested: 1. To permit stem shaped lots. 2. Twenty -foot private drive as principal access. 3. Depth to width ratio in excess of 3.5 to 1. 4. Seventeen percent grade on the private drive. 4 - Cont'd EXISTING CONDITIONS 1. Physical Site Characteristics The site is on the hillside below existing development overlooking Murray Lock and Dam. There is no significant concentrated drainage. Slopes are from 30 to 40 percent. North across Overlook Drive the slope continues to the railroad and Rebsamen Park Road. 2. Existing Public Facilities Overlook Drive is adjacent on the north, but does not provide vehicular access to the lots. All public utilities are available and will be extended. B. DEVELOPMENT PROPOSAL 1. Site Preparation Clearing and grading will tae placeis along AV the street right-of-way, which on a side hill slope. 2. Project Characteristics All lots are proposed to take access from the proposed 20 foot private drive, which parallels Overlook Drive, making most of the lots in effect double frontage lots. This is because steep lots are more easily entered from the uphill side. 3. Provision for Public Facilities and Services The private drive as currently proposed, would be 20 feet of paved width, with one-way traffic. Water lines may be placed on the downhill sides of the lots rather than in the drive, but will as usual be reviewed by the Fire Department for hydrant location, etc. U1 Item No. _4 _ Cont'd 4. Legal Considerations Since these are mostly double frontage lots, access to Overlook Drive should be restricted on the plat and in the Bill of Assurance. Overlook Drive is a designated collector street which is in place to current standards. C. ANALYSIS Double frontage lots are appropriate to the terrain. The private drive could be developed to a higher standard and conform to grade requirements as now being Proposed in the new Subdivision Ordinance. Intersections on ❑verlook Drive should be approved in detail by the Engineering Division, with realignment as necessary to accomplish the above. Stein shaped portions of lots which do not serve as access should be eliminated. D. STAFF RECOMMENDATIONS The staff recommends approval subject to: 1. Restrict access to Overlook Drive. 2. Provide a 24 foot pavement with curbs and gutters. The downhill curb could be flat, subject to Engineering approval. 3. Maintain a maximum grade of 15 percent as proposed in the new ordinance. 4. Intersections to be approved in detail by the Engineering Division with realignments as necessary. 5. Eliminate stem shaped portions of lots. 6. Waive depth to width ratio. SUBDIVISION COMMITTEE RECOMMENDATION Approval as recommended by the staff. Item No. 4 - Cont'd PLANNING COMMISSION ACTION The owner and engineer were present and in agreement with the Subdivision Committee recommendation. They stated a preference for a public street rather than a private street. The Commission unanimously approved the plat as recommended by the Subdivision Committee. f Ll i ME SUBDIVISIONS 1-31-78 Item No. 4 - Name: Overlook Park Lots 121 - 136 Location: South side of Overlook Drive, west from the CRI&P Railway Developer Engineer Eugene M. Pfeifer III Edward G. Smith & Associates 401 Victory Street Little Rock, Arkansas 72201 374-1666 Area: 26.8 A. No. of Lots: 16 Ft. New St. 0 Zoning: "A" One Fam. Prop. Uses: One Family residences Planning District: West Little Rock Census Tract: 22.01 Variances Requested: 1. To permit stem shaped lots. 2. Twenty -foot private drive as principal access. 3. Depth to width ratio in excess of 3.5 to 1. 4. Seventeen percent grade on the private drive. r'f J 10 r -Y Item No. 4 -- Cont'd A. EXITING CONDITIONS 1. Physical Site Characteristics The site is on the hillside below existing development overlooking Murray Lock and Dam. There is no significant concentrated drainage. Slopes are from 30 to 40 percent. North across Overlook Drive the slope continues to the railroad and 'Rebsamen Park Road. 2. Existing Public Facilities Overlook Drive is adjacent on the north, but does not provide vehicular access to the lots. All public utilities are available and will be extended. B. DEVELOPMENT PROPOSAL 1. Site Preparation Clearing and grading will take place along the street right-of-way, which is mostly on a side hill slope. 2. Project Characteristics All lots are proposed to take access from the proposed 20 foot private drive, which parallels Overlook Drive, making most of the lots in effect double frontage lots. This is because steep lots are more easily entered from the uphill side. 3. Provision for Public Facilities and Services The private drive as currently proposed, would be 20 feet of paved width, with one-way traffic. water lines may be placed on the downhill sides of the lots rather than in the drive, but will as usual be reviewed by the Fire Department for hydrant location, etc. Item No. 4 - Cont'd 4. Legal Considerations Since these are mostly double frontage lots, access to Overlook Drive should be restricted on the plat and in the Bill of Assurance. Overlook Drive is a designated collector street which is in place to current standards. C. ANALYSIS • Double frontage lots are appropriate to the terrain. The private drive could be developed to a higher standard and conform to grade -requirements as now being proposed in the new Subdivision Ordinance. Intersections on Overlook Drive should be approved in detail by the Engineering Division, with realignment as necessary to accomplish the above. Stein shaped portions of lots which do not serve ti as access should be eliminated. D. STAFF RECOMMENDATIONS The staff recommends approval subject to: 1. Restrict access to Overlook Drive. 2. Provide a 24 foot pavement with curbs and gutters. The downhill curb could be flat, subject to Engineering approval. 3. Maintain a maximum grade of 15 percent as proposed in the new ordinance. 4. Intersections to be approved in detail by the Engineering Division with realignments as necessary. 5. Eliminate stem shaped portions of lots. 6. Waive depth to width ratio. SUBDIVISION COMMITTEE RECOMMENDATION Approval as recommended by the staff. 40 0 I N r.] E. Item No. 4 - Cont'd PLANNING COMMISSION ACTION The owner and engineer were present and in agreement with the Subdivision Committee recommendation. They stated a preference for a public street rather than a private street. The Commission unanimously approved the plat as recommended by the Subdivision Committee.