HomeMy WebLinkAboutS-0130 Staff AnalysisJanuary 29, 1980
SUBDIVISIONS
Item No. 10
NAP. -IF: St. Johns Wood Subdivision
LOCATION: Southeast Corner of North Taylor
at South Grandview
DEVELOPER: ENGINEER:
Norman Holcomb Sam Davis
#40 Kingsbridge Way 5301 West 8th Street
Little Rock, AR 72212 Little Rock, AR 72204
Phone: 664-0324
AREA:
4.09 .Acres
NO. OF LOTS: 11 FT. OF
NEW STREET: 0
ZONING:
"R-2"
PROPOSED USES:
Single Family
PLANNING DISTRICT: 23
CENSUS TRACT: 16
VARIANCES REQUESTED:
40 1. No curb and gutter on North Taylor Street.
2. 20' building line, Lot #1.
3. Hillside regulations on Lots 8, 9, 10, 11 (lot area).
4. Sidewalks.
5. Private street.
6. Exclusion of balance of St. John property.
January 29, 1980
Item No. 10 - Continued
A. Existing Conditions
The site slopes steeply down to the southeast away from
Taylor Street and Grandview at grades mostly of
35% to 50% and is heavily wooded. The south and east
boundary lies at the bottom of the slope in a creek
which separates this property from the balance of St.
Johns Seminary. The creel-, drains about 73 acres
surrounding the site. The site is heavily wooded.
Taylor Street adjacent has a 21' pavement, with no
curbs or underground drainage. South Grandview is
25' wide, with curbs on the north side only.
All utilities are available at the site. However,
Lots 8 through 11 will have to reach the sanitary sewer
by means of individual pumps.
All other public facilities and services are available.
B. Development Proposal
Common drive easements are proposed to be field located
"° to preserve as many trees as possible. The creek
channel will be left in its present state.
Lots which front on Taylor and Grandview are proposed
to be served by circular common driveways to minimize
access problems caused by steep slopes from the
street.
A 24' private road is proposed as access to the
interior of the parcel along the edge of the most
precipitous part of the slope. It has a grade of
16%.
Variances have been requested for sidewalks, curb and
gutters on Taylor Street. The west 350' of property
lies in Park Site 10-NF of the Plaster Parks Plan.
C. Analysis
An overriding concern in the development of this site,
is the severity of the topography, which places the
lots as shown in conflict with the Hillside
Regulations. The slopes of magnitude shown would
require two acre lots on such a small parcel it might
be more reasonable to consider a P.U.D. approach with
t,�
46 January_ 29, 1980
Item No. 10 - Continued
townhouses of cluster_ style units concentrated above
the elevation of the sewer main. Such a zoning process
might be difficult considering the surrounding
neighborhood. Other possibilities would involve
realignment of the private drive to remove it from the
edge of the steeper slopes.
D. Staff Recommendation
The staff recommends that the Commission defer action
to provide time for submittal and consideration of
alternative designs which might alleviate the most
severe topographical problems addressed above. Also,
Board action will be required to waive park site
acquisition rights.
Subdivision Committee Recommendation
(Note: Members present were Don Hamilton, Willard Johnson
and Byron Morse.)
The Subdivision Committee recommends approval subject to:
1. No curb and gutter on North Taylor (to be required on
South Grandview).
` 2. Approve front building lines as shown.
3. Variance to reduce size requirements of Hillside
Regulations.
4. No sidewalks required.
5. Private drive approved at 24' width with curb and
gutter to City standard.
6. Exclusion of the balance of St. Johns property.
7. Board of Directors action to waive acquisition of
Park Site 10-NF.
8. Clearly note on the plat/bill of assurance that
individual pumps are required for sanitary sewer
service to Dots 8, 9, 10 and 11 (Don Hamilton
abstained).
Planning Commission Action:
The owner, his engineer, and his attorney were present and
expressed their concurrence with the Subdivision Committee
recommendation. The Commission voted 7 ayes to 1 no and 1
''qV abstention (Don Hamilton) to grant preliminary approval as
recommended by the Subdivision Committee.