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HomeMy WebLinkAboutS-0539 Staff AnalysisMarch 13, 1984 SUBDIVISIONS Item No. 1 NAME: LOCATION: DEVELOPER: McHowe Company 1015 Louisiana P.O. Box 1539 Little Rock, AR 72203 Phone: 376-6838 AREA: 20.46 acres ZONING: "PRD" The Ridge Subdivision On Cantrell, North of Jackson Reservoir ENGINEER: Delbert Van Landingham 1015 Louisiana P.O. Box 1539 Little Rock, AR 72203 Phone: 376-6838 NO. OF LOTS: 24 FT. OF NEW ST.: 2,000 PROPOSED USES: Single Family VARIANCES REQUESTED: 1. Street grade on Ridgeview Court. 2. Cul-de-sac waiver on Ridgeview Court. A. Site History During the mid to latter part of 1983, the Commission approved a PUD proposal on this site for condominium' use. There was significant neighborhood involvement. B. Existing Conditions The land involved consists of rugged topography with lot slopes ranging from 8 percent to 39 percent. The property is tree -covered with a single family house being the sole existing structure. Areas zoned for or developed as single family abut the site. C. Development Proposal This is the proposal to develop 20.46 acres into 24 lots of single family use with access to be provided by a private street system of approximately 2,0001. The average size of lots is 30,450 square feet with the minimum size to be 23,000 square feet. Waivers are requested for cul-de-sac length and street grade. Ridgeview Court exceeds Ordinance requirements by 150' and a 17 percent grade is requested for a short section of this street if needed. The applicant does not feel March 13, 1984 SUBDIVISIONS Item No. 1 - Continued that depth to width variances are needed since average widths may be used in cul-de-sacs. D. Engineering Considerations 1. Access on to Cantrell Road to be discussed with City Engineers. 2. Drainage review will be made with street plans. E. Analysis Staff feels that this land is severe enough to warrant a detailed hillside analysis. A private street system is permissible, provided the plan stays within the dictates of the Ordinance. This type of access is desired in hillside areas, but the applicant should meet the specified physical improvements. He has requested waivers related to street grade and cul-de-sac length. Variances for pavement width and lot to depth ratios are needed. If approved, the previous PUD zoning must be rescinded back to "R-2." Due to previous neighborhood participation, staff advises notification of the property owners. F. Staff Recommendation Approval, subject to comments made. SUBDIVISION COMMITTEE REVIEW: The applicant clarified the issues, stating that adequate pavement width was proposed. He agreed to notify all property owners within 2001. Engineering reported that the waiver for street grade was alright since the Ordinance allows a 2 percent leeway. Staff reported that it would check the plat according to the hillside's requirements. Water Works require easements and Engineering asked for improvements. Other issues involved a request for cul-de-sac and lot depth waivers. March 13, 1984 SUBDIVISIONS Item No. 1 - Continued PLANNING COMMISSION ACTION: The applicant was present. Staff reported that they were not in objection to the use of the property as single family, but suggested that the applicant adhere to ordinance requirements versus requesting waivers for cul-de-sac lengths and lot to depth ratios and privacy streets. Staff pointed out that it was not opposed to a private street system, but would like for it to be constructed according tc public street standards. The project engineer reported that the cul-de-sac waiver was requested so that they could get the maximum use of the land, and that the private street system was due to plan for a guardhouse at the entry. An abutting neighbor, Mr. H.G. Colburn, made objections to - the placement of the drive 15' from his bedroom. Another property owner expressed concerns of the placement of sewer lines might immensely effect the existing foliage. Finally, a motion for approval of the plat and waivers, subject to the provision of a screening device on the eastern boundary along the entrance was made and passed by a vote of: 10 ayes, 0 noes and 1 absent.