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HomeMy WebLinkAboutS-0191 Staff Analysis_? tt /9/ o January 13, 1981 SUBDIVISIONS Item No. 1 NAME: Secluded Hills Estate, Section "C" LOCATION: Three blocks east of Shepherd Drive, off Taylor Loop Road DEVELOPER: ENGINEER: Secluded Hills Joint Hodges, Vines, Fox & Associates Venture P.O. Box 7416 P.O. Box 7300 Little Rock, AR 72217 Little Rock, AR 72217 Phone: 664-5000 Phone: 664-7807 AREA: 58.9251 Acres NO. OF LOTS: 176 FT. OF NEW STREET: 8,500 ZONING: PROPOSED USES: Residential CENSUS TRACT: PLANNING DISTRICT: VARIANCES REQUESTED: 1. All streets being 27' back-to-back curb and gutter in 50' right-of-way. 2. No sidewalks. 0 40 January 13, 1981 Item No. 1 - Continued Staff Report A. Existing Conditions. The land involved is located in a generally wooded and rural type setting, whose main accentuation is that of gently rolling hills. The area is single family residential with Taylor Loop Road bordering it on the west. The matters of concern include the observance of the poor condition of the existing streets within the abutting subdivision, which will connect to those proposed, and the absence of curbs and gutters. B. Development Proposal. The applicant is requesting that this area of 58.9 acres be platted into a residential subdivision of 173 lots for single family use. Variances include a request for no sidewalks on collector streets with 25' of pavement and 50' right-of-way instead of the 60' right-of-way and 36' pavement as required by ordinance. 1. Conformance to Ordinance. The request does not comply with- the present Subdivision Ordinance because of the above stated variances. 2. Legal Considerations None evident at this writing. C. Engineering Considerations Collector streets should be provided for the Master Street Plan to tie with Longlea Manor and eventually connect to Cantrell Road. The state the of Taylor Loop Road should be made apparent improvements and drainage. D. Analysis. Staff has problems with the proposal as presented. First of all, the applicant has failed to complete his application in the proper form. The language in the ordinance clearly states that variances requested must be accompanied by statements of justification. No such basis for these requests has been submitted. Furthermore, staff finds the request to be unreasonable. The conditions of the existing streets January 13, 1981 Item No. 1 - Continued and the welfare of future residents in this and the abutting subdivisions makes it virtually impossible for staff to support a waiver of sidewalks and collector standards. We find no fault with the plat construction or content. E. Staff Recommendation. Denial of plat as filed on grounds stated above. Subdivision Committee Recommendation A lengthy discussion of this plat and the accompanying waiver requests resulted in mixed feelings on the part of the Committee as to resolution of Master Street Plan issues. Specifically, the requirement of an east/west collector street as a 60' right-of-way with 36' of pavement. This is the dimension as identified by ordinance. There was no question as to the extension of the collector street north and south running out of Lonqlea Manor. The Committee voted: 4 ayes, 0 nays, 1 abstention (Bill Hastings) to forward the plat to the full Commission without a recommendation except that the Committee recommends a waiver of all sidewalks within the plat. (Editor's Note: A revised plat was offered at the meeting which resolved access questions to the south of the plat where several potential landlocked properties lay.) Planninq Commission Action The applicant was present. There were no objectors. After a brief discussion, Commissioner Wright moved to table this matter for one month in order that staff would be afforded adequate time to consider the Master Street Plan as it pertains to this case. The feasibility of gaining title to multiple owned land for collector streets running through the Pankey area and other related matters. The motion was passed with a vote of 9 ayes, 0 noes, 1 abstention (Bill Hastings), 1 absent. Due to conflicting opinions concerning the appropriateness of some requirements, a motion to hold a public hearing at the next meeting was made and passed on the following two items: 40 January 13, 1981 Ale Item 1 - Continued (1) Modification of the Master Street Plan. (2) Consideration of sidewalks. The vote was unanimous: 10 ayes, 0 noes, 1 absent. ,& t'. March 10, 1981 r SUBDIVISIONS Item No. 1-C 44 '?t�- /?/ NAME: Secluded Hills Estate, Section "C" LOCATION: Three blocks east of Shepherd �- Drive, off Taylor Loop Road DEVELOPER: ENGINEER: Secluded Hills Joint Hodges, Vines, Fox & Associates Venture P.O. Box 7416 P.O. Box 7300 Little Rock, AR 72217 Little Rock, AR 72217 Phone: 664-5000 Phone: 664-7807 AREA: 58.9251 Acres NO. OF LOTS: 176 FT. OF NEW STREET: 8,500 ZONING: PROPOSED USES: Residential CENSUS TRACT: PLANNING DISTRICT: VARIANCES REQUESTED: 1. All streets being 27' back-to-back curb and qutter in 50' right-of-way. 2. No sidewalks. Ir r +V ,of March 10, 1981 Item No. 1-C - Continued STAFF REPORT A. EXISTING CONDITIONS The land involved is located in a generally wooded and rural type setting, whose main accentuation is that of gently rolling hills. The area is single family residential with Taylor Loop Road bordering it on the west. The matters of concern include the observance of the poor condition of the existing streets within the abutting subdivision, which will connect to those proposed, and the absence of curbs and gutters. B. DEVELOPMENT PROPOSAL The applicant is requesting that this area of 58.9 acres be platted into a residential subdivision of 173 lots for single family use. Variances include a request for no sidewalks on collector streets with 25' of pavement and 50' right-of-way instead of the 60' right-of-way and 36' pavement as required by ordinance. 1. Conformance to Ordinance The request does not comply with the present Subdivision Ordinance because of the above stated variances. 2. Legal Considerations None evident at this writing. C. ENGINEERING CONSIDERATIONS Collector streets should be provided for the Master Street Plan to tie with Longlea Manor and eventually connect to Cantrell Road. The state of Taylor Loop Road should be made apparent - the right-of-way improvements and drainage. D. ANALYSIS Staff has problems with the proposal as presented. First of all, the applicant has failed to complete his application in the proper form. The language in the ordinance clearly states that variances requested must be accompanied by statements of justification. No such basis for these requests has been submitted. Furthermore, staff finds the request to be unreasonable. The conditions of the existing streets March 10, 1981 Item No. 1-C - Continued PLANNING COMMISSION ACTION (2-10-81) This matter was deferred by a motion to the February 24 (Zoning) Planning Commission Meeting. The vote was: 10 ayes, 0 noes, 1 abstention (Commissioner Hastings chose to abstain). PLANNING COMMISSION ACTION (2-24-81) As a result of the decision of the Master Street Plan and sidewalk issues, the Commission voted to defer this plat to the March 10 agenda (unanimous vote 10-0-1). PLANNING COMMISSION ACTION (3-10-81) After a brief discussion with the applicant, the Commission voted to approve the plat as filed with the following modifications: (1) That the East/West collector street required by the Master Street Plan be eliminated in favor of a new collector street running North/South between Black Street in Pankey Addition and Hinson Road. 11W ( 2 ) That the developer be allowed to build sidewalks at back of the curb. The vote: 8 ayes, 0 noes, 3 absent. A second motion was made and passed to recommend to the Board that the Master Street Plan be amended to conform to the above action. The vote: 8 ayes, 0 noes, 3 absent.