HomeMy WebLinkAboutS-0508-C Staff AnalysisJuly 30, 1991
ITEM NO.: 1 FILE NO.: S-508-A
NAME: South Bend Acres - Replat of Blocks 46 and 47
Original Town of Alexander
LOCATION: NW Corner of Alexander Road in Little Rock and Walnut
Street in Alexander
DEVELOPER•
SINGLETREE CORPORATION
P. O. Box 24652
Little Rock, AR 72221
221-3177
ENGINEER•
WHITE-DATERS AND ASSOCIATES
401 Victory
Little Rock, AR 72201
374-1666
AREA: 2.2347 Ac. NUMBER OF LOTS: 7 FT. NEW STREET: 0
ZONING: C-3 - Part in Little Rock PROPOSED USES: Single Family
PLANNING DISTRICT: 16
CENSUS TRACT: 41.04
VARIANCES REQUESTED:
1.) Waiver of all street improvements for Alexander Road.
2.) Waiver of sidewalks
A. PROPOSAL/REQUEST:
The proposal consists of seven single family lots replatted
out of larger tracts of land. The replat, at issue, lies
partly in Pulaski County and partly in Alexander.
B. EXISTING CONDITIONS:
This tract of land is generally in an undisturbed state with
large mature timber. The minor arterial lying along the
south boundary is a two lane road. The street lying
immediately on the west, being Walnut Street, is a two lane
residential street.
C. ENGINEERING COMMENTS:
Show a right-of-way dedication from the centerline on
Alexander Road. Alexander Road is a minor arterial, 90 feet
right-of-way and 60 feet of curb and gutter and pavement.
Sidewalks are required. Excavation and detention ordinances
apply.
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July 30, 1991
SUBDIVISION
ITEM NO.: 1 Continued FILE NO.: S-508-A
D. ISSUESLLEGAL1 TECHNICALIDESIGN:
There are several issues of concern relative to the
establishment of this single family neighborhood, the first
being sidewalks. The developers asked for the waiver of
sidewalks. The staff firmly believes that sidewalks are an
integral part of any residential neighborhood, and should be
included where required by Ordinance.
The part of the tract lying in Little Rock is zoned C-3.
Rezoning for "R-2" would be necessary to allow single
family.
The remaining legal issue deals with the closed streets and
alleys on the plat. The evidence of abandonment of those
should be indicated on the plat.
E. ANALYSIS•
The staff review of this replat indicates a few issues for
discussion. The points made in item D above are the ptimary
concerns of the Planning and Engineering Departments.
Staff feels strongly committed to recommending the denial of
sidewalk waivers and their installation where required by
Ordinance. As for the street improvement's waiver, staff
also feels committed to recommend denial of the waiver and
recommends construction of half of the full standards for
minor arterial.
Our last point of concern is that the property is zoned C-3
and will be required to be rezoned. The applicant should
contact Tony Bozynski, Zoning Administrator, to submit
required paperwork for rezoning. This must be accomplished
prior to final platting of lots.
F. STAFF RECOMMENDATIONS:
Staff recommends approval of the replat subject to
resolution of the items pointed out in our analysis.
SUBDIVISION COMMITTEE COMMENTS: (JULY 18, 1991)
Mr. White was present and represented this application. He
described the replat and various elements of the proposal. He
indicated that the type of development with houses in a $45,000
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July 30, 1991
SUBDIVISION
ITEM NO.: 1 Continued FILE NO.: 5-508-A
range could not support street improvements. He stated that he
would advise his client to adopt a different design, in order to
avoid street improvements.
A general discussion followed involving several committee
members, staff and the applicant to discuss the different
options. Mr. White agreed to meet with the owner before the
Planning Commission meeting to discuss the staff's position and
the problems involved in the proposal.
PLANNING COMMISSION ACTION:
(JULY 30, 1991)
There were no objectors present. Staff recommended approval of
the replat with a recommendation of denial for street
improvements and sidewalk waivers.
The Chairman asked Mr. White to present his case. Mr. White
offered an overview of the project and the revision that had
been accomplished since the Subdivision Committee meeting. He
described in detail the changes that had been accomplished since
that time - moving the access for the lots to the residential
street and platting a 10 foot wide no vehicular access easement
along Alexander Road. He also indicated that $40 to $50 thousand
dollar houses could not justify the construction of half of the
minor arterial improvements.
Commissioner Walker praised Mr. White for his efforts in
developing low priced houses and he supported the waiver request.
Commissioner Oleson asked if the right-of-way would be dedicated.
The applicant stated that the right-of-way dedication presented
no problems. Then Commissioner Oleson asked Mr. Jerry Gardner,
Public Works Department, for reasons not to waive the street
improvements. Mr. Gardner stated that there is no justification
to grant the waivers, and improvements are required by the
ordinance.
After a brief discussion of some of the issues outlined above, a
motion was made to approve the replat with a recommendation of
waiver approval and conditional upon the applicant rezoning the
C-3, part of the plat, to R-2. The motion passed by a vote of
6 ayes, 1 nay and 4 absent.
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