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HomeMy WebLinkAboutS-0046-II Staff AnalysisDecember 18, 2008 ITEM NO.: 1 FILE NO.: S-46-II NAME: Overlook Replat Lot 201 A & 201 B LOCATION: Located at 120 Overlook Drive DEVELOPER: Tony and Janet Dillion 120 Overlook Drive Little Rock, AR 72207 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 3.86 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 2 R-2, Single-family 3 — West Little Rock 22.01 VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance from the Subdivision Ordinance (Section 31-232) to allow a reduced lot depth for Lot 201 B. BACKGROUND: On June 22, 2006, the Planning Commission approved a revision to the previously approved preliminary plat for Overlook Park Addition. The plat contained 3.86 acres and was proposed with two (2) lots. The lots were proposed to be developed with the Hillside Development standards as established in Chapter 31, Division 8. A new home was constructed on the eastern lot, Lot 201 and the western lot remains vacant. A. PROPOSAL/REQUEST: The applicant is now proposing a lot split for Lot 201. A new home has been constructed on the western portion of Lot 201 and the applicant proposes to construct an additional home on the newly created lot. The request will require a variance from the Subdivision Ordinance to allow the lot split to occur. The lots are proposed to December 18, 2008 SUBDIVISION ITEM NO.: 1 [Cont. FILE NO.: S-46-I1 contain 0.84 acres (Lot 201 A) and 2.26 acres (Lot 201 B). The eastern property line does not meet the typical ordinance standard of 100 feet for the lot depth. The development will utilize hillside development standards for development of the lots, including the allowance of a 15-foot front building line. B. EXISTING CONDITIONS: The site is extremely steep, sloping downward to the north. A new single-family home has been constructed on the western portion of this lot. There is an additional new home under construction further west of this lot. Adjacent to the northern property line is a railroad spur serving the Riverdale area and downtown. Rebsamen Park and the Arkansas River are 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. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All abutting property owners of the site along with the Overlook Property Owners Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: E PUBLIC WORKS CONDITIONS: 1. Currently the City streets drain across the property outside of an easement. The drainage must be maintained after development. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Central Arkansas Water records do not show water facilities on the property to the west in the location shown to require relocation of a waterline. 2 December 18, 2008 SUBDIVISION ITEM NO.: 1 (Cont. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAUDESIGN. L H Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (November 20, 2008) Mr. Tony Dillion 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 and the zoning classification within the plat boundary and of abutting properties. Staff also stated the legal description for the plat indicated an area larger than the area proposed for replatting. Public Works comments were addressed. Staff stated the City street currently drained across the property and the drainage must be maintained after development. 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. ANALYSIS: A revised preliminary plat was submitted to staff on December 1, 2008, indicating the modifications requested by staff at the November 20, 2008, Subdivision Committee meeting. The applicant has indicated the source of title of the landowner and 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 3.10-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) 3 December 18, 2008 UBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-46-II 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 201A is 36,620 square feet and Lot 201 B is in excess of two (2) acres, which are sufficient to meet the minimum lot area requirement. The request includes a variance from the Subdivision Ordinance to allow a reduced lot depth for proposed Lot 201 B. The ordinance typically requires a minimum lot depth of 100 feet. The lot depth along the eastern perimeter is 35.02 feet. The lot has a number of easements limiting the available placement of the new home. The area available for construction is located along the western perimeter. The lot depth in this area is 241.40 feet. Staff is supportive of the applicant's request. The request allows for an average lot area of 1.52 acres with a minimum lot size of 36,620 square feet (Lot 201 A). Although the area contains steep slopes, the area has developed with single-family homes. Staff also does not feel the variance to allow a reduced lot depth for proposed Lot 201 B will significantly impact the developability of the lot. To staff's knowledge there are no outstanding issues associated with the request. Staff feels the placement of two homes on this 3.10-acre tract will have minimal impact on the adjoining properties. AFF 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. Staff recommends approval of the variance request to allow a reduced lot depth for Lot 201 B along the eastern perimeter. PLANNING COMMISSION ACTION: (DECEMBER 18, 2008) The applicant was present. 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. Staff also presented a recommendation of approval of the variance request to allow a reduced lot depth for Lot 201 B along the eastern perimeter. There was no further discussion of the item. The chair entertained a motion of approval of the item as recommended by staff. The motion carried by a vote of 6 ayes, 0 noes, 2 absent and 3 open positions. n ITEM NO.: 1. S-46-11 NAME: Overlook Replat Lot 201 A & 201 B LOCATION: located at 120 Overlook Drive 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 December 3, 2008. The Office of Planning and Development must receive the proof of notice no later than December 12, 2008. 2. Provide the lot area for each of the proposed lots. Variance/Waivers: 1. A variance from the Subdivision Ordinance (Section 31-232) to allow a reduced lot depth for Lot 201 B. 2. A variance to allow the development of lots utilizing the hillside development standards and allowing a 15-foot front platted building line. 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 project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Central Arkansas Water records do not show water facilities on the property to the west in the location shown to require relocation of a waterline. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Item # 1. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Monday, December 1, 2008. Item # 1.