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HomeMy WebLinkAboutS-0211 Staff AnalysisJanuary 12, 1982 SUBDIVISIONS Item No. 5 NAME: Mabelvale Heights II Preliminary LOCATION: East of the Alexander and Sardis Roads Intersection DEVELOPER: ENGINEER! Roger L. Brown Robert J. Richardson Sardis Road 7101 W. 12th Street, Suite 400 Little Rock, AR Little Rock, AR 72204 Phone: 664-0003 AREA: 15.47 Acres NO. OF LOTS: 3 FT. OF NEW ST.: 0 ZONING: "R-2" PROPOSRT) TTSRS Single Family VARIANCES REQUESTED: (1) Waiver of 1/2 street improvements/sidewalk to minor arterial standards. A. EXISTING CONDITIONS The land involved is rolling terrain generally falling west to east and southeast. There is only one abutting street in place- being Alexander Road. The plat is separated from Sardis Road by a single row of lots built up with one family homes. The owner of this property is the owner of Lot 1, the corner lot at Sardis Road and Alexander Road. B. THE DEVELOPMENT PROPOSAL The owner proposes the subdividing of the tract by creating two new lots, Lots 2 and 3, each over an acre in area. The plat proposes no improvement of Alexander Road which abutts this ownership some 1081' along the south side. This road is a Master Street Plan component requiring minor arterial standards of four lanes at 48' in an 80' R/W. The owner does not propose the inclusion of the lot on the corner. However, no objection was offered to its addition. January 12, 1982 SUBDIVISIONS Item No. 5 --Continued C. LEGAL CONSIDERATIONS None. D. CONFORMITY WITH ORDINANCE The plat conforms, except minor detail. E. ENGINEERING CONSIDERATIONS Improvement on street should not be waived. F. STAFF ANALYSIS AND RECOMMENDATION The plat at issue offers by way of its design, large lots, a ready excuse for street improvement waiver. However, in the interest of consistency, we cannot endorse such an action. We are not opposed to the platting arrangement, especially since many large lots exist in this area. The facts are that a large parcel undeveloped exists to the south and many acres of vacant land to the east. This is the key property when determining.the future of this Master Street Plan arterial street. The Staff feels that the proposed platting of the use lots will serve the owner's immediate goals, but the long term development of this area will require improvements on the street. If a precedent such as this commits the Planning Commission to a long term variance for other such owners, then we will be creating another Reservoir Road. The owner has an option available which would allow the land title to be transferred -without a plat and would not involve precendent setting variances of this nature. That option would be the transfer of five acres to each person, thereby allowing the home sites to be constructed out and deferring further platting and roadway commitments to a future date. We recommend denial of the variance, but approval of the plat. SUBDIVISION COMMITTEE RECOMMENDATION: Approval of the plat and variance, except as follows: 1. The engineer is to revise the plat for purposes of including the corner lot at Sardis Road in the preliminary plat. January 12, 1981 SUBDIVISIONS Item No. 5 - Continued 2. The engineer is to work with the City Engineer in determining a minimum surfacing material on Alexander Road in order to provide an acceptable maintenance level. 3. The first final plat is to include only Lots 2 and 3, plus all of the 40' dedication to the corner of Sardis Road. This dedication would include a proper turning radius for the property line onto Sardis Road. 4. The issue of street improvements is to be dealt with at such time as additional platting is desired. The vote: 4 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: Mr. Bob Richardson, Engineer for the project, represented the applicant. There was a brief discussion during which Mr. Richardson was advised to submit a written memorandum outlining terms of agreement reached with Engineering concerning improvements on Alexander Road. A motion was made to approve, subject to the Subdivision Committee's Recommendation and the written agreement. The vote: 10 ayes, 0 noes and 1 absent.