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HomeMy WebLinkAboutZ-7345-A Staff AnalysisFILE NO.: Z -7345-A NAME: Levi Short -form Revised PD -R LOCATION: On the Southwest corner of Monroe Street and "C" Street DEVELOPER: Lance Levi 320 North Monroe Street Little Rock, AR 72205 ENGINEER: Dee Wilson 2523 North Willow Street North Little Rock, AR 72114 AREA: 0.96 Acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 4 FT. NEW STREET: 0 PD -R and R-3, Single-family District Duplex and Single-family residential Revised PD -R PROPOSED USE: The creation of four single-family lots from three existing lots VARIANCES/WAIVERS REQUESTED: 1. Waiver of street improvements to "C" Street. 2. Waiver of dedication of right-of-way dedication for "C" Street. BACKGROUND: On March 4, 2003, the Board of Directors adopted Ordinance No. 18,834 to allow the conversion of an existing single-family structure into a duplex. Unit 1 was to occupy approximately 1350 square feet and Unit 2 would occupy the remaining 850 square feet. Each unit will have covered parking one of which is an existing two (2) car garage; the second a covered overhang along the eastern side of the structure. FILE NO.: Z-7345-A(Cont. There were no exterior modifications proposed to the structure with the exception of needed maintenance and rehabilitation. The only interior changes were to be the addition of a bathroom in Unit 2 and the addition of a wall to separate the units. A. PROPOSAL/REQUEST: The applicant proposes to revise a previously approved PD -R and the expansion of area to allow three existing platted lots to become four lots. Two of the lots will have access to "C" Street and two of the lots will have access to South Monroe Street. The lots proposed will meet the 5,000 square foot minimum requirement for R-3 zoned property and will meet the fifty foot minimum width requirement and the one hundred foot minimum depth requirement. EXISTING CONDITIONS: There is a single-family structure located on the corner of "C" Street and Monroe Street. Monroe Street is constructed without sidewalks in this area. A second lot of the proposed subdivision contains a structure, which has been converted to a duplex. The driveway for the site is a gravel drive. "C" Street is a very narrow unimproved street (alleyway) with open ditches for drainage. The area appears to be exclusively single-family with the exception of a house with a garage apartment located on the corner of "C" Street and North Jackson Street and the applicant's recently approved duplex. A PRD was approved to the south of the site to allow the development of reduced setback detached single-family homes on eight (8) lots. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The Hillcrest Residents Neighborhood Association along with all owners of property located within 200 feet of the site and all residents who could be identified located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS; 1. The preliminary plat must show a right-of-way width for Monroe of 25' from centerline, one half of a standard 50' residential right-of-way. 2. "C" Street does not appear on Bagley maps as a platted street or right-of-way. The minimum width of right-of-way for a minor residential street is 45, not 15' 2 FILE NO.: Z -7345-A Cont. E F. as shown. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Monroe and "C" Street. 4. Prior to final platting, "C" Street will have to be constructed to Master Street Plan standards for a minor residential street. On Monroe Street, repair, replace or construct any curb, gutter, and sidewalks with the planned development. 5. Storm water detention ordinance applies to this property. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Enter : No comment received. Center -Point Energy: No comment received. SBC: Owner/developer must pay to relocate aerial phone cable or grant easement for cable to remain in the present location. Contact SBC (Charles McDonald) at 373-5112 for additional details. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. ISSUESITECHNICAL/DESIGN: Planning Division: This request is located in the Heights - Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision of an existing Planned Residential Development to divide three lots into four lots. 3 FILE NO.: Z -7345-A Cont. The request does not require a change to the Land Use Plan since this request does not change the density above the maximum density allowed for the Single Family land use category. Cily Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The chapter on Land Use and Zoning lists a goal recommending the enforcement of land use and zoning policies to preserve Hillcrest's unique neighborhood scale. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 14, 2003) The applicant was present representing his request. Staff stated the applicant was proposing to revise a previously approved Planned Development and to expand the area to include two additional lots to the east. Staff stated the applicant's desire was to replat three lots into four lots. Staff stated there were additional items needed on the proposed preliminary plat to include the source of water, source of wastewater disposal and the names of recorded subdivisions abutting the proposed subdivision. Public Works comments were addressed. Staff stated "C" Street did not appear on the Bagley maps. Staff requested a minimum right-of-way dedication of 45 - feet to allow access to the homes. Staff stated currently there was a fifteen foot right-of-way in place which was not adequate to serve the area if additional lots were to develop. Staff also requested a 20 -foot radial dedication at the intersection of Monroe and "C" Street. Staff stated prior to final platting "C" Street would have to be constructed. Mr. Levi stated with a 45 -foot dedication the right-of-way would intrude into the existing homes. Staff stated the existing homes would be required to be shown on the site plan to determine not only the right-of-way issue but also any variances that were being created as a result of the new lot lines. Staff noted comments from SBC and suggested the applicant contact them for additional information. There were no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the August 14, 2003 Subdivision Committee meeting. The applicant has indicated the source of water as Central Arkansas Water and the source of wastewater disposal as the Little Rock Wastewater Utility. The applicant has also included the names of the abutting subdivisions as requested by staff. 4 FILE NO.: Z-7345-A(Cont.)_ The applicant is proposing the subdivision of three existing single-family lots into four single-family lots. The area is zoned R-3 which would typically require a minimum lot size of 50 by 100 foot lots and 5,000 square feet. The minimum lot size is 5,900 square feet and the average lot size is 10,440 square feet. The proposal is more than adequate to meet the minimum requirement for lot sizes. Currently there is a single-family home located on the corner of North Monroe Street and "C" Street (proposed Lot 1-R) and a duplex located on proposed Lot 4. The applicant has indicated he will develop Lots 2-R and 3 with single- family homes in the future. The applicant has indicated the structures on the proposed site plan as requested by staff. The existing structures sit approximately 10 -feet from the property line adjacent to "C" Street. "C" Street is a narrow road with a 15 -foot right-of-way in place. This appears to have been dedicated with the Reutlinger Addition to the north and no right-of-way was dedicated with the Howard Adams Subdivision. Staff is not comfortable allowing additional development on this tract. There are currently several homes located adjacent to "C" Street which take access from the roadway. This street was platted in this manner many years ago and has served the area in its current state. Typically the fire department requires drive lanes to be a minimum of eighteen to twenty feet in width. Although the street is existing and is functioning to serve the area staff does not feel we should allow any further subdivision of land increasing the non -conformity in the area. Typically in the past the City has required dedication with the subdivision of land to meet the current Master Street Plan requirement. "C" Street would require a dedication of 50 -feet of right-of-way or an additional 35 -feet. As stated, the applicant's home along with an adjoining duplex owned by the applicant sit within 10 -feet of the property line, thus not allowing for the dedication of any additional right-of-way. In addition, the cutting of these lots into smaller lots only reduces the buildable area of Lot 2R which is encumbered by a large drainage easement. Staff feels the additional footage being shaved from the rear of the lot should remain in Lot 2R to allow for additional buildable area. Staff does not feel the request to revise the PD -R to allow the creation of a four lot plat is a beneficial option for the city. STAFF RECOMMENDATION: Staff recommends denial of the request. 5 FILE NO.: Z -7345-A Cont. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2003) Mr. Lance Levi was present representing the request. There was one objector present. Staff presented the item with a recommendation of denial. Staff stated "C" Street only had an exiting right-of-way of 15 -feet and they did not feel approving the request and allowing additional construction of "C" Street was desirable. Staff noted the Fire Department typically required a 20 -foot drive and a 26 -foot right-of-way on all development. Staff stated the applicant was requesting a waiver of right-of-way dedication to Monroe and "C" Streets. Ms. Donna Eubanks addressed the Commission in opposition of the proposed request. She stated her home was located at 304 North Monroe Street; adjacent to Lot 2R. Ms. Eubanks stated the duplex previously approved on "C" Street was proposed with four parking spaces. She stated it was her understanding this would be the number of automobiles on the site. She stated this had not been the case. Ms. Eubanks stated there were trailers parking on the site along with a large number of automobiles. Ms. Eubanks stated there was also a concern with the drainage easement located on Lot 2R. She stated if depth was taken from this lot to create proposed Lot 3 this would severely limit the buildability of the lot. Ms. Ruth Bell addressed the Commission in opposition of the proposed request. She stated the access to the site was the primary concern. She stated with a 15 -foot right- of-way in place the addition of a lot and increasing the traffic on this substandard street and the approval of the request to waive the right-of-way dedication was not a good idea. Mr. Lance Levi spoke on behalf of his request. He stated the staff write-up indicated typically and not hard set rules for the street widths and the right-of-way dedication. He stated the previous approval did not require right-of-way dedication and stated the addition of one house should not impact the area. He stated the drainage was not an issue. He stated there was drainage through Lot 2R and along the property lines of Lots 1 R, 2R and Lot 3. Commissioner Floyd questioned the applicant as to the size home that could be constructed on Lot 2R. Mr. Levi stated a 1200 to 1500 square foot home could be constructed on the lot with little effort. There was a general discussion concerning the proposed development and the existing right-of-way. A motion was made to approve the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. The motion failed by a vote of 0 ayes, 8 noes and 3 absent. D development. 5. Storm water detention ordinance applies to this property. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: SBC: Owner/developer must pay to relocate aerial phone cable or grant easement for cable to remain in the present location. Contact SBC (Charles McDonald) at 373-5112 for additional details. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the Heights - Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision of an existing Planned Residential Development to divide three lots into four lots. The request does not require a change to the Land Use Plan since this request does not change the density above the maximum density allowed for the Single Family land use category. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The chapter on Land Use and Zoning lists a goal recommending the enforcement of land use and zoning policies to preserve Hillcrest's unique neighborhood scale. Landscape: No comment. Revised plat/plan-. Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, August 20, 2003. September 4, 2003 ITEM NO.: 6 NAME: Levi Short -form Revised PD -R FILE NO.: Z -7345-A LOCATION: On the Southwest corner of Monroe Street and "C' Street DEVELOPER: Lance Levi 320 North Monroe Street Little Rock, AR 72205 ENGINEER: Dee Wilson 2523 North Willow Street North Little Rock, AR 72114 AREA: 0.96 Acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 CURRENT ZONING: PD -R and R-3, Single-family District ALLOWED USES: Duplex and Single-family residential PROPOSED ZONING: Revised PD -R PROPOSED USE: The creation of four single-family lots from three existing lots VARIANCESIWAIVERS REQUESTED: 1. Waiver of street improvements to"C'Street. 2. Waiver of dedication of right-of-way dedication for"C'Street. BACKGROUND: On March 4, 2003, the Board of Directors adopted Ordinance No. 18,834 to allow the conversion of an existing single-family structure into a duplex. Unit 1 was to occupy approximately 1350 square feet and Unit 2 would occupy the remaining 850 square feet. Each unit will have covered parking one of which is an existing two (2) car garage; the second a covered overhang along the eastern side of the structure. September 4, 2003 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -7345-A There were no exterior modifications proposed to the structure with the exception of needed maintenance and rehabilitation. The only interior changes were to be the addition of a bathroom in Unit 2 and the addition of a wall to separate the units. A. PROPOSAVREQUEST: The applicant proposes to revise a previously approved PD -R and the expansion of area to allow three existing platted lots to become four lots. Two of the lots will have access to "C' Street and two of the lots will have access to South Monroe Street. The lots proposed will meet the 5,000 square foot minimum requirement for R-3 zoned property and will meet the fifty foot minimum width requirement and the one hundred foot minimum depth requirement. B. EXISTING CONDITIONS: There is a single-family structure located on the corner of "C' Street and Monroe Street. Monroe Street is constructed without sidewalks in this area. A second lot of the proposed subdivision contains a structure, which has been converted to a duplex. The driveway for the site is a gravel drive. "C' Street is a very narrow unimproved street (alleyway) with open ditches for drainage. The area appears to be exclusively single-family with the exception of a house with a garage apartment located on the corner of "C' Street and North Jackson Street and the applicants recently approved duplex. A PRD was approved to the south of the site to allow the development of reduced setback detached single-family homes on eight (8) lots. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The Hillcrest Residents Neighborhood Association along with all owners of property located within 200 feet of the site and all residents who could be identified located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: The preliminary plat must show a right-of-way width for Monroe of 25' from centerline, one half of a standard 50' residential right-of-way. 2 September 4, 2003 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z -7345-A 2. "C' Street does not appear on Bagley maps as a platted street or right-of-way. The minimum width of right-of-way for a minor residential street is 45, not 15' as shown. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Monroe and "C' Street. 4. Prior to final platting, "C' Street will have to be constructed to Master Street Plan standards for a minor residential street. On Monroe Street, repair, replace or construct any curb, gutter, and sidewalks with the planned development. 5. Storm water detention ordinance applies to this property. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: Owner/developer must pay to relocate aerial phone cable or grant easement for cable to remain in the present location. Contact SBC (Charles McDonald) at 373-5112 for additional details. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUESITECHNICAUDESIGN: Planning Division: This request is located in the Heights - Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision of an existing Planned Residential Development to divide three lots into four lots. K, September 4, 2003 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z -7345-A The request does not require a change to the Land Use Plan since this request does not change the density above the maximum density allowed for the Single Family land use category. City Recognized Neighborhood. Action Plan: The applicants property lies in the area covered by the Hillcrest Neighborhood Action Plan. The chapter on Land Use and Zoning lists a goal recommending the enforcement of land use and zoning policies to preserve Hillcrests unique neighborhood scale. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 14, 2003) The applicant was present representing his request. Staff stated the applicant was proposing to revise a previously approved. Planned Development and to expand the area to include two additional lots to the east. Staff stated the applicants desire was to replat three lots into four lots. Staff stated there were additional items needed on the proposed preliminary plat to include the source of water, source of wastewater disposal and the names of recorded subdivisions abutting the proposed subdivision. Public Works comments were addressed. Staff stated "C' Street did not appear on the Bagley maps. Staff requested a minimum right-of-way dedication of 45 - feet to allow access to the homes. Staff stated currently there was a fifteen foot right-of-way in place which was not adequate to serve the area if additional lots were to develop. Staff also requested a 20 -foot radial dedication at the intersection of Monroe and `iC' Street. Staff stated prior to final platting "C' Street would have to be constructed. Mr. Levi stated with a 45 -foot dedication the right-of-way would intrude into the existing homes. Staff stated the existing homes would be required to be shown on the site plan to determine not only the right-of-way issue but also any variances that were being created as a result of the new lot lines. Staff noted comments from SBC and suggested the applicant contact them for additional information. There were no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the August 14, 2003 Subdivision Committee meeting. The applicant 4 September 4, 2003 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z -7345-A has indicated the source of water as Central Arkansas Water and the source of wastewater disposal as the Little Rock Wastewater Utility. The applicant has also included the names of the abutting subdivisions as requested by staff. The applicant is proposing the subdivision of three existing single-family lots into four single-family lots. The area is zoned R-3 which would typically require a minimum lot size of 50 by 100 foot lots and 5,000 square feet. The minimum lot size is 5,900 square feet and the average lot size is 10,440 square feet. The proposal is more than adequate to meet the minimum requirement for lot sizes. Currently there is a single-family home located on the corner of North Monroe Street and "C' Street (proposed Lot 1-R) and a duplex located on proposed Lot 4. The applicant has indicated he will develop Lots 2-R and 3 with single-family homes in the future. The applicant has indicated the structures on the proposed site plan as requested by staff. The existing structures sit approximately 10 -feet from the property line adjacent to "C' Street. "C' Street is a narrow road with a 15 -foot right- of-way in place. This appears to have been dedicated with the Reutlinger Addition to the north and no right-of-way was dedicated with the Howard Adams Subdivision. Staff is not comfortable allowing additional development on this tract. There are currently several homes located adjacent to'C' Street which take access from the roadway. This street was platted in this manner many years ago and has served the area in its current state. Typically the fire department requires drive lanes to be a minimum of eighteen to twenty feet in width. Although the street is existing and is functioning to serve the area staff does not feel we should allow any further subdivision of land increasing the non -conformity in the area. Typically in the past the City has required dedication with the subdivision of land to meet the current Master Street Plan requirement. "C' Street would require a dedication of 50 -feet of right-of-way or an additional 35 -feet. As stated, the applicanfs home along with an adjoining duplex owned by the applicant sit within 10 -feet of the property line, thus not allowing for the dedication of any additional right-of-way. In addition, the cutting of these lots into smaller lots only reduces the buildable area of Lot 2R which is encumbered by a large drainage easement. Staff feels the additional footage being shaved from the rear of the lot should remain in Lot 2R to allow for additional buildable area. Staff does not feel the request to revise the PD -R to allow the creation of a four lot plat is a beneficial option for the city. I. STAFF RECOMMENDATION: Staff recommends denial of the request. 5 September 4, 2003 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -7345-A PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2003) Mr. Lance Levi was present representing the request. There was one objector present. Staff presented the item with a recommendation of denial. Staff stated "C' Street only had an exiting right-of-way of 15 -feet and they did not feel approving the request and allowing additional construction of "C' Street was desirable. Staff noted the Fire Department typically required a 20 -foot drive and a 26 -foot right-of-way on all development. Staff stated the applicant was requesting a waiver of right-of-way dedication to Monroe and "C' Streets. Ms. Donna Eubanks addressed the Commission in opposition of the proposed request. She stated her home was located at 304 North Monroe Street; adjacent to Lot 2R. Ms. Eubanks stated the duplex previously approved on "C' Street was proposed with four parking spaces. She stated it was her understanding this would be the number of automobiles on the site. She stated this had not been the case. Ms. Eubanks stated there were trailers parking on the site along with a large number of automobiles. Ms. Eubanks stated there was also a concern with the drainage easement located on Lot 2R. She stated if depth was taken from this lot to create proposed Lot 3 this would severely limit the buildability of the lot. Ms. Ruth Bell addressed the Commission in opposition of the proposed request. She stated the access to the site was the primary concern. She stated with a 15 -foot right- of-way in place the addition of a lot and increasing the traffic on this substandard street and the approval of the request to waive the right-of-way dedication was not a good idea. Mr. Lance Levi spoke on behalf of his request. He stated the staff write-up indicated typically and not hard set rules for the street widths and the right-of-way dedication. He stated the previous approval did not require right-of-way dedication and stated the addition of one house should not impact the area. He stated the drainage was not an issue. He stated there was drainage through Lot 2R and along the property lines of Lots 1 R, 2R and Lot 3. Commissioner Floyd questioned the applicant as to the size home that could be constructed on Lot 2R. Mr. Levi stated a 1200 to 1500 square foot home could be constructed on the lot with little effort. There was a general discussion concerning the proposed development and the existing right-of-way. A motion was made to approve the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. The motion failed by a vote of 0 ayes, 8 noes and 3 absent. R