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HomeMy WebLinkAboutS-0209 Staff AnalysisNovember 10, 1981 SUBDIVISIONS Item No. 2 NAME: LOCATION: DEVELOPER: Robert L. Dix 1121 Rodney Parham Little Rock, AR 72212 Phone: 225-6724 Robert L. Dix Aldersgate Road, 1/4 Mile South of Kanis rMnTMV A. Samuel L. Davis 5301 W. 8th Little Rock, AR 72204 Phone: 664-0324 AREA: 12.094 Acres + NO. OF LOTS: 22 FT. OF NEW STS.: 1090' ZONING: Outside City (to be annexed) PROPOSED USES: Apartments VARIANCES REQUESTED: 1. Double frontage lots, No. 11, 12, 13, 15, 16 and 17. 2. No sidewalks on Aldersgate Road and interior streets. 3. 25' building line on Aldersgate Road in lieu of 30'. A. EXISTING CONDITIONS This site is located outside of the City on land that is currently wooded and characterized by gentle slopes. The property abuts I-430 on the west and is in a rural like area, mainly consisting of residential uses. Towards the southwestern edge of the plat, there appears to be a potentially landlocked parcel of the land, shown as the Dunlea Estates. Abutting the parcel on the east is Aldersgate Road, which is designated as a collector street by the City's Master Street Plan, but is not currently improved to City standards. The only comment of significance received from the utility companies was from Wasterwater, who commented that: (1) the area must be annexed into the City prior to any sewer connection; (2) the proposed project density of 18.8 units per acre will overload the present sanitary sewer system; so to develop the property, a density of 12 units per acre, an additional interceptor approximately 1700' must be constructed at the owner's expense. November 10, 1981 SUBDIVISIONS Item No. 2.- Continued B. DEVELOPMENT PROPOSAL This is is proposal, submitted by Mr. Robert L. Dix, to develop a parcel of 12.09 acres into 22 lots for multifamily, apartment development. Nine lots are proposed for eight units each, six lots for 10 units, four lots for 12 units, one lot for 14 units and two lots for 16 units, which is a total of 226 units. The average lot size is 18,000 square feet, and the minimum is 140' x 1051. 1090' of new street is proposed. The required parking will be provided for each lot. Sanitary sewer services are available 120' south of the property. The applicant has filed applications for annexation and zoning to "Mf-24." CONFORMANCE TO THE ORDINANCE The proposal includes several variance requests: (1) Double frontage lots on No. 11, 12, 13, 15, 16 and 17 (access will be one-way only) (2) No sidewalks on Aldersgate Road and interior streets. (3) 25' building line on Aldersgate Road in lieu of 30'. C. ENGINEERING CONSIDERATIONS (1) Proposed street improvements to collector standards appear acceptable. Pavement design to be subject to review during actual design. (2) Drainage facilities and easements proposed are not subject to approval with this preliminary plat; they will be reviewed during final design. (3) Lynn Circle's horizontal curve radius does not meet subdivision standards; should be 75' if minor residential street and 150' if a residential street. D. ANALYSIS Staff views this as an appropriate use of the land, especially since the Suburban Development Plan designates this and the surrounding area as for multifamily use ("MF-18" and "MF-24"). However it is felt that the most appropriate zoning for the site November 10, 1981 SUBDIVISIONS Item No. 2 - Continued is that of "MF-18," instead of 'IMF-24," as the applicant is requesting. Staff also feels, as in oth6r proposals of this nature, that annexation is a prerequisite to approval of the plan. As for the variances requested, staff is willing to go along with the setback of 251, instead of the required 30' from streets designated as collectors, and the double frontage lots since access is to be one-way only. In light of the established policy of the Little Rock City Board of Directors, staff cannot commit itself to recommending approval of the request for a waiver of sidewalks on Aldersgate and the interior streets. Overall, the plan is basically in conformance with the Ordinance standards, including the lots abutting I-430, of which most are in excess of the requirement for an added depth of 175'. STAFF RECOMMENDATION Approval, subject to comments by staff, Engineering and the utility companies. SUBDIVISION COMMITTEE ACTION Mr. Robert L. Dix and his engineer, Mr. Sam Davis, were both in attendance. Staff commented that there was an additional requirement of a 40' landscaped area and a 6' fence on the southern boundary of the plat. The applicant stated that he was willing to provide the landscaped area and the fence, build sidewalks and all improvements, plus the amount of interceptor required by the Wastewater Utility, annex the property and comply with Engineering's suggestion concerning the curve radius on Lynn Circle. As for the landlocked parcel, the Committee decided that it could be addressed with the platting of the Aldersgate property to the south. A motion was made to approve the plat and variance as filed, with the exception of the sidewalk waiver. The vote ­2 ayes, 0 nays, 3 absent. PLANNING COMMISSION ACTION The applicant was present. Mr. Sam Davis, engineer for the project, responded to questions from the Commission. A motion in agreement with the Subdivision Committee's recommendation of approval as filed was made and passed by a vote of 9 ayes, 0 noes and 2 absent. November 10, 081 ZONING Item No. 2-A Z-3770 OWNER: Robert L. Dix APPLICANT: Robert L. Dix LOCATION: Aldersgate Road (West Side) at 18th Street REQUEST: Rezone from "AF" Agriculture and Forestry to "MF-24" Multifamily PURPOSE: Multifamily Development SIZE: 12 Acres EXISTING USE: Vacant SURROUNDING LAND [ISE AND ZONING: North - Office and Single Family, Unclassified South - Aldersgate Camp, zoned "R-2" East - Rural Residential, Unclassified West - I-430 PLANNING CONSIDERATIONS: No adverse comments have been received from any reviewing agency. This property is in the process of annexation and being subdivided for small lot multifamily residential development. The proposed structures will range from four to 12 units each. The proposed zoning is compatible with the Suburban Development Plan, which shows the area for multifamily residential use at a density ranging from 18 to 36 units per acre. Staff feels that the lower density is preferable along the interstate highway. STAFF RECOMMENDATION: Staff recommends "MF-18" Multifamily zoning for this property. PLANNING COMMISSION ACTION:: The applicant was present, and there were no objectors. Following a lengthy discussion, the Commission moved to defer consideration of this application to the December 15th meeting. The motion was passed - 9 ayes, 0 noes, 2 absent.