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HomeMy WebLinkAboutZ-7774 Staff AnalysisJanuary 20, 2005 ITEM NO.: 24 FILE NO.: Z NAME: Beck's Replat of Lot 49 Scenic Heights Addition Short -form PD -R LOCATION: Located at 29 Scenic Point DEVELOPER: Barry Beck 29 Scenic Point Place Little Rock, AR 72207 ENGINEER: Blaylock Threet Engineers, Inc. 1501 Market Street Little Rock, AR 72211 AREA: 0.719 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: PD -R PROPOSED USE: Lot Split Single-family Residential VARIAN C ESMAIVE RS REQUESTED: Plat Variance — A variance to allow a reduced lot width for proposed Lot 49BR (20 -feet). A. PROPOSAUREQUEST: The applicant is requesting a lot split for proposed Lot 49 of the Scenic Heights Addition. There is an existing single-family home located on this existing lot and the applicant has indicated the proposed lot split will allow the development of a single-family home on the new lot. The proposed site plan indicates Lot 49AR will contain 19,534 square feet and proposed Lot 49BR will contain 10,920 square feet. The applicant has indicated a lot width of approximately 64.34 -feet for proposed Lot 49AR and 20 feet for proposed Lot 49BR. The applicant has indicated a 20 -foot front building line for Lot 49AR and has indicated a maximum buildable area for proposed Lot 49BR. January 20, 2005 SUBDIVISION ITEM NO.: 24 Cont. FILE NO.: Z-7774 The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property. B. EXISTING CONDITIONS: The site contains an existing single-family home with a circular driveway. The topography of the lot is such that adjacent to the street, the lots are relatively flat dropping dramatically to the rear. Scenic Point Place is a cul-de-sac street with homes facing the cul-de-sac. Below the homes is Scenic Boulevard also with homes backing up to the homes on Scenic Point Place. The area is predominately single-family with homes located on large lots and areas of open space held in tracts. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from the area residents, two of which stated opposition. All property owners located within 200 -feet of the site, all residents located within 300 -feet of the site who could be identified, along with the Heights Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. A Sketch Grading and Drainage Plan will be required Per Section 29-186 (e). At a minimum, show existing and proposed final contours, wall locations and heights, and finished floor elevation. 3. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available on the site. Easement dedication required with replat. No construction within five feet of existing sewer main. Contact Little Rock Wastewater Utility for details. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. 2 January 20, 2005 SUBDIVISION ITEM NO.: 24 (Cont. FILE NO.: Z - Central Arkansas Water: Central Arkansas Water guidelines call for 20 -foot minimum frontage on a water main in order to provide water service. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAUDESIGN: 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 PD -R for lot split. The request does not require a change to the Land Use Plan. Master Street Plan: Street Plan. The adjacent properties improvements. Scenic Point Street is shown as local streets on the Master primary function of a Local Street is to provide access to The street may require dedication of right-of-way and street Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Heights Neighborhood Action Plan. The Housing Goal does not specifically address the indicated application of a lot split to allow the addition of a single-family home to the area. The Housing Goal more specifically addresses accessory dwellings, limiting the amount of parking and limiting the number of occupants in, size of, and scale of accessory dwellings. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (December 29, 2004) The applicant was not present. Staff stated they had met with the applicant prior to the Committee meeting due to a scheduling conflict and the upcoming holiday. Staff presented an overview of the proposed request to the Commissioners present stating the applicant had indicated the issues raised would be addressed and resubmitted to staff on or before December 29, 2004. Staff noted they had addressed the comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. 3 January 20, 2005 SUBDIVISION ITEM NO.: 24 (Cont. FILE NO.: Z - There was no further discussion of the item. 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 prior to and at the December 29, 2004, Subdivision Committee meeting. The applicant has indicated the maximum buildable area for proposed Lot 49BR and has indicated a minimum lot width of 20 -feet as requested by Central Arkansas Water. The applicant has indicated the storm water flow through the site. The applicant has indicated storm water flows through the site along the western perimeter of the site. The applicant has indicated the lot areas of 10,820 square feet for the proposed new lot and 19,534 square feet for the proposed lot containing the existing residence. The applicant has indicated a 20 -foot building line adjacent to the existing cul-de-sac for the existing lot and the proposed new lot. The applicant has also indicated the maximum buildable area for the proposed new lot indicating an eight -foot setback from the side and rear yard property lines. The applicant has indicated on the existing lot a zero side yard setback adjacent to the proposed new lot. There is an existing deck and steps leading to a basement area, which is not located at grade along the proposed property line. Staff is not supportive of the proposed request. Staff has concerns with the proposed building of the new lot and feels the new development will be out of character with the existing homes. Staff feels the use is appropriate for the site, single-family, but staff does not feel the new home will be in keeping with the area. The existing homes in the area maintain the block face of the street. The new home will have a significant elevation change from the existing residences in the area. The new home is proposed to be below street level with the roofline being the visual aspect from the roadway. The lot appears to have a sixty-eight percent slope, which is approximately a one to one slope. The lower end of the proposed new lot will have a two to one slope. The development of the new lot will require the movement of a large amount of dirt and fill material, which leads staff to question the buildablity of the proposed lot. The indicated parking pad will be eighteen to twenty-four feet above the grade of the lot, which will also appear out of character with the existing homes in the neighborhood. The proposed lot has minimal setbacks proposed which staff feels is also out of character with the existing development pattern in the area. Although, the indicated lot sizes are more than adequate to meet the minimum requirements of the Subdivision Ordinance, staff questions if the indicated lot is buildable. Staff feels if the site were buildable the lot would have previously been designated as a building lot. The indicated lot width does not meet the minimum 4 January 20, 2005 SUBDIVISION ITEM NO.: 24 (Cont. FILE NO.: Z-7774 requirement to allow the sixty -foot minimum lot width requirement per the Subdivision Ordinance. The lot widths are indicated as sixty-four feet and twenty -feet. The addition of the second lot "crowds" the existing driveway and staff feels this also is out of character with the existing block face. The homes in the area have a circular drive or double car drive with lawn area on at least one side of the driveway. The proposal may include the placement of a single car drive extending into the site and flaring after the drive enters the lot. This would allow for green space on the side of the proposed driveway but the lawn area would not be in keeping with the other homes in the area since the area would be relatively small. Staff does not feel the request is appropriate as proposed. Staff feels the creation of an additional lot on the site will detract from the existing homes in the area and not be in keeping the existing character of the neighborhood. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) The applicant was not present. There were no registered objectors present. Staff stated the applicant had requested the item be withdrawn from consideration without prejudice. Staff stated they were supportive of the request. There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for withdrawal. The motion carried by a vote of 10 ayes, 0 no and 1 absent. ITEM NO.: 24. FILE NO.: Z-7774 NAME: Beck's Replat of Lot 49 Scenic Heights Addition Short -form PD -R LOCATION: located at 29 Scenic Point Planning Staff Comments_ 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide details of the indicated 10' to PL located on the proposed site plan. 3. Dimension all setbacks for all proposed structures from the proposed property lines. 4. Provide contours at 5 -foot intervals. Variance/Waivers: Plat Variance — A variance to allow a reduced lot width for proposed Lot 49BR. Pi ihlir VVnrkc- 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. A Sketch Grading and Drainage Plan will be required Per Section 29-186 (e). At a minimum, show existing and proposed final contours, wall locations and heights, and finished floor elevation. 3. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. Utilities and Fire Department/County Planning: Wastewater: Sewer available on the site. Easement dedication required with replat. No construction within five feet of existing sewer main. Contact Little Rock Wastewater Utility for details. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Central Arkansas Water guidelines call for 20 -foot minimum frontage on a water main in order to provide water service. Fire Department: County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. 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 PD -R for lot split. The request does not require a change to the Land Use Plan. Master Street Plan: Scenic Point Street is shown as local streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. The street may require dedication of right-of-way and street improvements. Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Heights Neighborhood Action Plan. The Housing Goal does not specifically address the indicated application of a lot split to allow the addition of a single-family home to the area. The Housing Goal more specifically addresses accessory dwellings, limiting the amount of parking and limiting the number of occupants in, size of, and scale of accessory dwellings. 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, December 29, 2004.