HomeMy WebLinkAboutS-0046-BB Staff AnalysisJune 22, 2006
ITEM NO.: 2
NAME: Overlook Revised Preliminary Plat
FILE NO__ S-46-RR
LOCATION: Located north of Overlook Drive, near Overlook Circle
DEVELOPER:
Eugene Pfeifer, III
c/o White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
FN(-,INFFR-
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA. 3.86 acres
CURRENT ZONING
LANNING DISTRICT
CENSUS TRACT:
NUMBER OF LOTS 2
R-2, Single-family
3 — West Little Rock
22.01
FT. NEW STREET: 0 LF
VARIANCESMlAIVERS REQUESTED- None requested.
/:11
PROPOSAL:
The applicant is requesting the subdivision of this existing 3.86 acre parcel into
two single-family residential lots. A 30 percent slope and several easements are
contained on the tract. The request includes the placement of a 15-foot building
line, consistent with Hillside Development standards, along Overlook Drive.
B. EXISTING CONDITIONS:
The site is extremely steep, sloping downward to the north. Adjacent to the
northern property line is a railroad spur serving the Riverdale area and
downtown. Rebsamen Park is located north of the railroad spur. To the south of
the site are single-family homes located on large lots; many developed on lots
with a similar grade to the lots being proposed.
June 22, 2006
SUBDIVISION
ITEM NO.: 2 Cont.
C. NEIGHBORHOOD COMMENTS:
FILE NO.: 5-46-BB
As of this writing, Staff has received several informational phone calls from area
residents. The Overlook Property Owners Association and all abutting property
owners were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Currently, city streets drain across the subject property outside of an
easement. After development drainage must be maintained.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center -Point Energ : No comment received.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Additional fire hydrant(s) will
be required. Contact the Little Rock Fire Department to obtain information
regarding the required placement of the hydrant(s) and contact Central Arkansas
Water regarding procedures for installation of the hydrant(s). There is a private
water line that parallels the west property line of Lot 200 and serves Murray Lock
& Dam. Exact location is unknown.
Fire Department: Install fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
Coup Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route-
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
6
June 22, 2006
SUBDIVISION
2 (Cont.
FILE NO.: S-46-BB
G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006)
Mr. Joe White of White-Daters was present representing the request. Staff
presented an overview of the proposed development indicating there were
additional items necessary to complete the review process. Staff requested the
applicant provide the source of title of the landowner, the zoning classification
within the plat boundary and of abutting properties.
Public Works comments were addressed. Staff stated the City street currently
drained across the property and the drainage must be maintained.
Staff noted the comment from Central Arkansas Water concerning an existing
water line serving the Murray Lock and Dam. Staff stated the exact location was
not known and requested the developer provide the location of the waterline.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
A revised preliminary plat was submitted to staff on June 7, 2006, indicating the
modifications requested by staff at the June 1, 2006, Subdivision Committee
meeting. The applicant has indicated the source of title of the landowner, the
zoning classification within the plat boundary and of abutting properties. The
revised plat also indicates the drainage across the property will be maintained.
The proposal is to allow the subdivision of a 3.86 acre parcel into two single-
family residential lots. A 30 percent slope and several easements are contained
on the tract. The request includes the placement of a 15-foot building line,
consistent with Hillside Development standards, along Overlook Drive. The
ordinance allows hillside development standards to be utilized when the average
slope exceeds eighteen (18) percent or greater. Such areas of steep slope are
recognized as requiring special subdivision development standards for vehicular
access easements, lot dimensions, front and side yard setbacks, and cuts and
fills. The minimum front yard setback may be reduced to fifteen (15) feet. The
minimum lot area shall be calculated to the closest one thousand square feet
based on the percent slope and in no case less than 10,000 square feet. Based
on a thirty percent slope the minimum lot area would be 30,000 square feet. The
lot area indicated for proposed Lot 200 is 31,623 square feet, which is sufficient
to meet the minimum lot area requirement. Proposed Lot 201 is in excess of two
(2) acres.
Staff is supportive of the applicant's request. The request allows for an average
lot area of 1.93 acres with a minimum lot size of 31,623 square feet (Lot 200).
Although the area contains steep slopes, the area has developed with single-
family homes. To staffs knowledge there are no outstanding issues associated
3
June 22, 2006
SUBDIVISION
M NO.: 2 Cont. FILE NO.: 5-46-BB
with the request. Staff feels the placement of two homes on this 3.8 acre tract
will have minimal impact on the adjoining properties.
1. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (JUNE 22, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report.
There was no further discussion of the item. A motion was made for placement of the
item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
n
ITEM NO.: 2.
NAME: Overlook Revised Preliminary Plat
LOCATION: located North of Overlook Drive, Near Overlook Circle
Planning Staff Comments:
1. Provide notification of abutting property owners of the site, complete with the
certified abstract list, notice form with affidavit executed and proof of mailing. The
notice must be mailed no later than June 7, 2006. The Office of Planning and
Development must receive the proof of notice no later than June 16, 2006.
2. Provide the source of title of the landowner in the general notes section of the
proposed preliminary plat.
3. Provide a storm drainage analysis for the proposed plat boundary.
4. Provide a preliminary storm drainage plan for the proposed plat area.
5. Provide the zoning classification within and abutting the proposed plat area.
Variance/Waivers-
Public Works Conditions:
1. Currently, city streets drain across the subject property outside of an easement.
After development drainage must be maintained.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center -Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. Additional fire hydrant(s) will be required.
Contact the Little Rock Fire Department to obtain information regarding the required
placement of the hydrant(s) and contact Central Arkansas Water regarding procedures
for installation of the hydrant(s). There is a private water line that parallels the west
property line of Lot 200 and serves Murray Lock & Dam. Exact location is unknown.
Fire Department: Install fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
Item # 2
CATA: The site is not located on a dedicated CATA Bus Route.
Plannin,, Division: No comment.
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, June 7, 2006.
Item # 2