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HomeMy WebLinkAboutS-1042-NN Staff AnalysisSeptember 29, 2005 ITEM NO.: 5 FILE NO.: NAME: Villages of Wellington Repat Lots 27R — 30R, Block 19 LOCATION: Located North of Wellington Village Road at Bristol Court DEVELOPER: Winrock Development Company 2222 Cottondale Lane Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 1.03 acres RRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: Variance/Waivers: NUMBER OF LOTS: 4 R-2, Single-family 19 42.10 MKI FT. NEW STREET: 0 LF 1. A variance to allow a reduced side yard set back (5-feet) and a variance to allow a reduced rear yard set back (20-feet) (Lots 27R — 30R, Block 19). BACKGROUND: On October 16, 2003, a preliminary plat was approved by the Little Rock Planning Commission to develop 73 single-family homes on a 25.7-acre parcel. The applicant proposed 54 of the lots to be developed as garden style patio homes with reduced front, side and rear yard setbacks while the remaining 19 lots were to be developed without any reduced setbacks. The average lot sizes proposed was 60-feet by 120-feet and 85- feet by 130-feet. There would be 3,930 linear feet of new street constructed as a part of the development. The applicant proposed a density of 2.8 units per acre. The applicant requested variances from the Subdivision Ordinance to allow the development to include reduced front, rear and side yard setbacks. The applicant September 29, 2005 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: S-1042-NN requested a variance to allow Lots 2 — 26 of Block 19 and Lots 1 — 19 of Block 20 to have a reduced front yard building line of 20-feet and a reduced rear yard setback of 20-feet. The applicant also requested a variance to allow Lots 10-13, 15-17, 25-26 Block 19 to have an increased lot depth to width ratio. The applicant requested a variance to allow reduced side yard setbacks for the Garden Style Homes located on Bristol Court (Lots 2-26 Block 19 and Lots 1-19 Block 20) of 5-feet. The request also included the classification of Bristol Court as a minor residential street. A. PROPOSAUREQUEST: The developer is requesting a replat to allow a reduced side and rear yard setback for four of the previously platted lots (Lots 27R — 30R, Block 19). As indicated, the development was previously approved with a reduced front building line adjacent to a collector street (25-feet). The applicant has indicated the developer is proposing to develop the site with patio homes with reduced side and rear yard setbacks. The developer has indicated the original assumption was to develop these homes similar to lots in this block of the subdivision and felt the variance requests were approved with the original application. After review, it has been determined these variance requests were not a part of the original application and the applicant is now requesting the variance to allow continuity in the development pattern of the area. The applicant is requesting a variance to allow a reduced side yard sot back (5-feet) and a variance to allow a reduced rear yard set back (20-feet) (Lots 27R — 30R, Block 19). B. EXISTING CONDITIONS: The site is being developed with new single-family homes. The lots being requested for replatting remain vacant and tree covered. The area to the west is vacant and was formerly the pasture for the Shackleford Dairy. The site is zoned R-2, single-family as is the area to the east and north. The area to the west of the site is developed as the Carrington Park Apartments and the area south of the site is zoned R-3, single-family and is currently vacant. The area to the southeast has been preliminary platted and infrastructure improvements are currently underway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area residents. The St. Charles Neighborhood Association, the Parkway Place Property Owners Association and all abutting property owners were notified of the Public Hearing. 2 September 29, 2005 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1042-NN D. ENGINEERING COMMENTS: E. F G Public Works Conditions: No comment. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: No objection. 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 along a dedicated CATA Bus Route. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (September 8, 2005) The applicant was present representing the request. Staff presented an overview of the proposed request to the Committee members. Staff stated there were no outstanding issues associated with the proposed request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. c September 29, 2005 SUBDIVISION ITEM NO.: 5 (Cont. H. ANALYSIS: FILE NO.: S-1042-NN As indicated previously there were no outstanding issues associated with the proposed request to address from the September 8, 2005, Subdivision Committee meeting. The developer is requesting a replat to the proposed lots to allow a reduced side and rear yard setback for four of the previously platted lots (Lots 27R — 30R, Block 19). The applicant is requesting a variance to allow a reduced side yard set back (5-feet) and a variance to allow a reduced rear yard set back (20-feet). The development was previously approved and final platted with a reduced front building line adjacent to a collector street (25-feet). The applicant has indicated the developer is proposing to develop the site with patio homes with reduced side and rear yard setbacks similar to lots in this block. The original application included a similar variance request to allow the development of homes with a range of housing styles and setbacks to eliminate the cookie cutter approach. The applicant has indicated the variance request for these lots would allow for continuity in the development pattern of the area and carry on the present housing development pattern. Staff is supportive of the applicant's request. Staff does not feel the reduced setbacks will negatively impact the adjoining homes since the development pattern in the area is similar to the request. The applicant has proposed to develop this portion of the subdivision with patio homes with reduced setbacks to allow larger homes and less outdoor living space. Staff does not feel this will negatively impact the area since there is a neighborhood park located very near the site. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested variance to allow a reduced side yard set back (5-feet) and a variance to allow a reduced rear yard set back (20-feet) for Lots 27R — 30R, Block 19 of the Wellington Village Subdivision. PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) 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 conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the requested variance to allow a reduced side yard set back (5-feet) and a variance to 0 September 29, 2005 SUBDIVISION ITEM NO.: 5(Cont.)FILE NO.: S-1042-NN allow a reduced rear yard set back (20-feet) for Lots 27R — 30R, Block 19 of the Wellington Village Subdivision. There was no further discussion of the item. The chair entertained a motion 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. 5 ITEM NO.: 5. FILE NO.: S-1042-NN NAME: Villages of Wellington Revised Preliminary Plat LOCATION: located North of Wellington Village Road at Bristol Court Plannina 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. VarianceM/aivers: 1. A variance to allow a reduced front building line, 25-feet as previously approved, adjacent to a collector street. 2. A variance to allow a reduced side yard set back (5-feet) and a variance to allow a reduced rear yard set back (20-feet). Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Enter : No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: No objection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: No comment received. Planning Division: No comment. 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, September 14, 2005.