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HomeMy WebLinkAboutS-0046-X Staff AnalysisOctober 31, 2002 ITEM NO.: E FILE NO.: S-46-X NAME: Overlook Park Revised Preliminary Plat LOCATION: Vantage Point Drive DEVELOPER: Pfeifer Development Company P.O. Box 99 N. Little Rock, AR 72115 AREA: 2.3 acres NUMBER OF LOTS: 3 CURRENT ZONING: R-2, Single-family ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 PLANNING DISTRICT: 3 —West Little Rock CENSUS TRACT: 22.01 FT. NEW STREET: 0 VARIANCESMAIVERS REQUESTED: 15-foot platted front building line. Lot depth to width ratio for Lots 116A and 117. A. PROPOSAL: The area was preliminary platted in the mid-1960's with the majority of the lots having been developed with the exception of a few dozen lots on the southern portion of the plat. A revision to the preliminary plat was submitted in 1987, which increased the number of lots by two in this area. The applicant now proposes to replat two (2) previously approved lots into three (3) single family lots. The applicant is requesting a variance to allow a 15-foot platted building line on all three (3) lots and a variance from the lot depth to width ratio for Lots 116A and 117. B. EXISTING CONDITIONS: The lots are extremely steep falling from the road with topography ranging in elevation from 475-feet to 525-feet. Single-family homes have developed in the area in similar conditions. The site is wooded with a ravine running along the October 31, 2002 SUBDIVISION ITEM NO.: E FILE NO.: S-46-X south and west. Foxcroft has developed to the south of the site across the ravine. Single-family homes are located north of the site abutting the river. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from area residents. All property owners abutting the site along with the Robinwood and Overlook Property Owners Associations were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located on site. Show existing easement with new lot configuration to assure service can be provided to all three new lots. Contact Little Rock Wastewater Utility for additional details at 376-2903. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: No objection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has no effect on the bus radius, turnout and route. F. I SSU ES/TEC H N I CAL/D ES I G N: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. Staff introduced the item noting additions needed on the proposed plat. Staff stated there was one if not two variances from the Subdivision 2 October 31, 2002 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-46-X Ordinance. Staff stated two of the three lots would require a depth to width ratio variance (Lots 116 and 117). Staff stated if the lots would have a 15-foot front platted building line this would also require a variance. Wastewater and the Fire Department comments were also noted. There being no further issues to discuss the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff including the additional information requested by staff and the Subdivision Committee. The applicant has requested the appropriate variances from the Subdivision Ordinance to allow the plat to develop in the manner desired. The applicant has indicated a 15-foot front platted building line and a variance for the depth to width ratio for Lots 116A and 117. The applicant has indicated the three (3) lots will be accessed by individual driveways extending from Vantage Point Drive. Staff is not supportive of the requested replat. The site is extremely steep sloping downward into a ravine. The homes in this area have developed in similar situations but are located on larger lots and the terrain does not appear to be as steep. The average size of the existing lots ranges from 34,000 square feet to 45,000 square feet. The proposed lots will range from approximately 21,240 square feet to 43,700 square feet. The proposed lot size is slightly smaller than other lots in this general area. Staff is not supportive of the requested variance to allow the 15-foot front platted building line. The previously approved plat for the area was final platted with a 25-foot front building line and for the most part lots in the general area have developed with a 25-foot building line. Staff is not supportive of the requested variance for the Lot Depth to Width Ratio Variance request for Lots 116A and 117. The remainder of the Subdivision has developed without this variance. These lots were previously preliminary platted without requesting any variances and these lots should develop a previously proposed. STAFF RECOMMENDATION: Staff recommends denial of the proposed replat of Lots 116 and 117 into three single-family residential lots and the requested variances associated with the proposed replat. 3 October 31, 2002 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-46-X PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2002) Mr. Joe White was present representing the application. There was one objector present. Mr. White stated the objector had questions concerning the Bill of Assurance and requested the item be deferred to the October 3, 2002 Public Hearing. Staff stated the deferral would require a waiver of the By -Laws. A motion was made to waiver the By -Laws. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. There was no further discussion. The item was placed on the Consent Agenda for Deferral to the October 3, 2002 Public Hearing. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (OCTOBER 3, 2002) Mr. Joe White was present representing the application. There were objectors present. Staff stated the applicant had submitted a request to defer the item to the October 31, 2002 Public Hearing. Staff stated the request would take a waiver of the By -Laws. A motion was made to waiver the By -Laws with regard to the request for a deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. A motion was made to place the item on the Consent Agenda for deferral to the October 31, 2002 Public Hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (OCTOBER 31, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. There were no objectors present. Staff stated the applicant had requested the item be withdrawn from consideration without prejudice. Staff stated they were in support of the request. There was no further discussion. The item was placed on the consent agenda for withdrawal and approved by a vote of 9 ayes, 0 noes and 2 absent. 4 October 31, 2002 ITEM NO.: E NAME: Overlook Park Revised Preliminary Plat LOCATION: Vantage Point Drive DEVELOPER: Pfeifer Development Company P.O. Box 99 N. Little Rock, AR 72115 AREA: 2.3 acres NUMBER OF LOTS: 3 CURRENT ZONING: R-2, Single-family ENGINEER: FILE NO.: S-46-X White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 PLANNING DISTRICT: 3 —West Little Rock ENSUS TRACT: 22.01 FT. NEW STREET: 0 VARIANCESMAIVERS REQUESTED: 15-foot platted front building line. Lot depth to width ratio for Lots 116A and 117. A. PROPOSAL: The area was preliminary platted in the mid-1960's with the majority of the lots having been developed with the exception of a few dozen lots on the southern portion of the plat. A revision to the preliminary plat was submitted in 1987, which increased the number of lots by two in this area. The applicant now proposes to replat two (2) previously approved lots into three (3) single family lots. The applicant is requesting a variance to allow a 15-foot platted building line on all three (3) lots and a variance from the lot depth to width ratio for Lots 116A and 117. B. EXISTING CONDITIONS: The lots are extremely steep falling from the road with topography ranging in elevation from 475-feet to 525-feet. Single-family homes have developed in the area in similar conditions. The site is wooded with a ravine running along the October 31, 2002 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-46-X south and west. Foxcroft has developed to the south of the site across the ravine. Single-family homes are located north of the site abutting the river. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from area residents. All property owners abutting the site along with the Robinwood and Overlook Property Owners Associations were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located on site. Show existing easement with new lot configuration to assure service can be provided to all three new lots. Contact Little Rock Wastewater Utility for additional details at 376-2903. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: No objection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has no effect on the bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. Staff introduced the item noting additions needed on the proposed plat. Staff stated there was one if not two variances from the Subdivision 2 October 31, 2002 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-46-X Ordinance. Staff stated two of the three lots would require a depth to width ratio variance (Lots 116 and 117). Staff stated if the lots would have a 15-foot front platted building line this would also require a variance. Wastewater and the Fire Department comments were also noted. There being no further issues to discuss the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff including the additional information requested by staff and the Subdivision Committee. The applicant has requested the appropriate variances from the Subdivision Ordinance to allow the plat to develop in the manner desired. The applicant has indicated a 15-foot front platted building line and a variance for the depth to width ratio for Lots 116A and 117. The applicant has indicated the three (3) lots will be accessed by individual driveways extending from Vantage Point Drive. Staff is not supportive of the requested replat. The site is extremely steep sloping downward into a ravine. The homes in this area have developed in similar situations but are located on larger lots and the terrain does not appear to be as steep. The average size of the existing lots ranges from 34,000 square feet to 45,000 square feet. The proposed lots will range from approximately 21,240 square feet to 43,700 square feet. The proposed lot size is slightly smaller than other lots in this general area. Staff is not supportive of the requested variance to allow the 15-foot front platted building line. The previously approved plat for the area was final platted with a 25-foot front building line and for the most part lots in the general area have developed with a 25-foot building line. Staff is not supportive of the requested variance for the Lot Depth to Width Ratio Variance request for Lots 116A and 117. The remainder of the Subdivision has developed without this variance. These lots were previously preliminary platted without requesting any variances and these lots should develop a previously proposed. STAFF RECOMMENDATION: Staff recommends denial of the proposed replat of Lots 116 and 117 into three single-family residential lots and the requested variances associated with the proposed replat. K October 31, 2002 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-46-X PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2002) Mr. Joe White was present representing the application. There was one objector present. Mr. White stated the objector had questions concerning the Bill of Assurance and requested the item be deferred to the October 3, 2002 Public Hearing. Staff stated the deferral would require a waiver of the By -Laws. A motion was made to waiver the By -Laws. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. There was no further discussion. The item was placed on the Consent Agenda for Deferral to the October 3, 2002 Public Hearing. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (OCTOBER 3, 2002) Mr. Joe White was present representing the application. There were objectors present. Staff stated the applicant had submitted a request to defer the item to the October 31, 2002 Public Hearing. Staff stated the request would take a waiver of the By -Laws. A motion was made to waiver the By -Laws with regard to the request for a deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. A motion was made to place the item on the Consent Agenda for deferral to the October 31, 2002 Public Hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 4