Loading...
HomeMy WebLinkAboutS-0105 Staff AnalysisJune 26, 1979 SUBDIVISIONS Item No. 13 ' NAME: LOCATION: DEVELOPER: Kanis Hills Subdivision South side of Leander East and West Sides of Calden � aS� John D. Toney Brooks and Curry P.O. 897 North Little Rock, AR 72115 Phone: 758-3001 AREA_:_ 20.5 Acres NO. OF LOTS: 45 FT. OF NEW STREET: 2,200 ZONING: "E" Apartment and "MF-24" PROPOSED USES: Duplexes 4 Plexes PLANNING DISTRICT: 21 CENSUS TRACT: 24.01 VARIANCE REQUESTED: 1. Sight distance on Calden Road (an existing street) to allow a 20 mile per hour design. 2. Double fronting lots. No paving or improvements on Leander east from Calden. June 26, 1979 Item No. 13 - Continued A. Existing Conditions Slopes vary from gentle (5% or so) to steep (upward of 40%). A ridge traverses the site from west to east. The entire site is heavily wooded. Leander Street along the north and east boundaries and Calden Drive through the center of the property both are in place at less than current standards of paving and grade. Utilities are available in the vicinity, but off -site extensions of several hundred feet will be necessary for water and sanitary sewer service. B. Development Proposal The plat indicates the usual clearing and grading of streets and building sites. Existing vertical curves on Calden will require further excavation and approval of the variance request for site distance and design speed. All drainage originates on the property and would require little in facilities. The lots are proposed to be used for a mixture of duplexes and apartments of up to eight (8) units. Duplexes will be concentrated mostly east of Calden Drive. .All lots on Leander and some on Calden have double frontage with access to be from the interior streets. Some lots have 15' building lines. Lot sizes vary from IwI 8,800 to about 20,000 square feet. The street layout is a conventional loop and cul-de-sac configuration which is largely dictated by the existing streets and topography. Existing zoning is mostly "MF-24" and "E" Apartment with a strip of "A" along the east side of Calden to about a lot's depth. C. Analysis Areas adjacent to Leander have slopes over 18% which come under the hillside regulations section of the new Ordinance. This would require minimum lot sizes of from 10,000 square feet to 40,000 square feet where the average slope is 40% or more. .4 r June 26, 1979 Item No. 13 Continued A variance request for boundary street improvements on Leander east of Calden is based upon double frontage lots which will not take access to Leander. Most double frontage lots (which also require a variance) could be eliminated by a revision to the street layout. This would change the inward orientation proposed by this plan to one with lots facing outward and, of course, taking access from the boundary streets. The zoning as applied seems to anticipate a traditional large tract multiple -building development and possibily a high-rise apartment. Neither the "MF-24" nor the "E" districts are suitable to the lot by lot development style. A variety of requirements of the new Subdivision Ordinance and the Zoning Ordinance are unaccounted for on the plat such as 40' buffers and 6' screen fences where apartment subdivisions abut single family property, sidewalks on both sides of all streets, hillside regulations, and the side setbacks required in • the "MF" Zoning District. D. Staff Recommendation The staff recommends deferral as necessary to address the above issues. Subdivision Committee Recommendation: The developer and his engineer were present. They requested an opportunity to meet with the staff prior to the �, Commission meeting in an effort to resolve the issues rather than have a 30 day deferral. The Committee voted to forward the application without recommendation until after the staff and the developer hold their discussion. Planning Commission Action: The engineer, Allan Curry, was present. The staff explained, that following the Subdivision Committee meeting, an agreement had been reached with the developer on the recommended terms of approval. By a vote of 9 ayes and 2 noes, the Commission approved the plat in keeping with the agreed upon terms which are as follows: RIA June 26, 1979 Item No. 13 - Continued 1. Sight distance and design speed on Calden Drive approved subject to technical requirements of the Engineering Division. 2. Layout and double frontage lots approved subject to restrictions of access across rear lot lines. 3. Lots 1, 9, 10 and 19 through 26 to be developed for apartments with 15 foot side yard setback to be platted sidewalks on Artis Cove adjacent and with appropriate rezoning to an "MF" classification to be initiated by the staff. 4. The balance of lots to be developed for duplexes also with appropriate rezoning initiated by the staff. 5. Leander Street to be improved to full 27' width between Kanis and Calden, and no improvements east of Calden. 6. Calden Drive to be built to standard 27' width with sidewalk on one side. 7. Building lines approved as shown. 8. All lots to take access from Calden Circle or Artis Cove - Circle only.