HomeMy WebLinkAboutS-0460 Staff AnalysisORDINANCE 15,725.
AN ORDINANCE AMENDING CHAPTER 31 OF
THE CODE OF ORDINANCES OF THE CITY
OF LITTLE ROCK, ARKANSAS PROVIDING
FOR A VARIANCE AND WAIVER OF STREET
PAVING WIDTH AND DOUBLE -FRONTAGE LOTS
REQUIREMENTS RESPECTIVELY.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF
LITTLE ROCK, ARKANSAS.
SECTION 1. That Chapter 31 of the Code of Ordinances
be amended to provide for variance and waiver of certain
requirements within the Subdivision Regulations of the City
of Little Rock for Pine Hill Homes Preliminary Plat as
follows:
Subsection a. That Section 31-209 of the Code of
Ordinance be amended to provide for a variance in
street pavement width from 27 feet to 24 feet, back-to-
back on the curbing, and that Section 31-232.(d) of the
Code of Ordinances be amended to provide for a waiver
of the prohibition of double frontage lots.
SECTION 2. This ordinance shall take effect thirty
(30) days from and after its passage.
PASSED: August 1, 1989
ATTEST: APPROVED:
_Jane Czech Floyd G. Villines, III
City Clerk � Ivf a y o r-_.��._..__... _..__
1. Meeting Date: August 1, 1989
2. Case No.: S-460
3. Request: A waiver of the double frontage lot
provisions and a variance of street design standards
for West 26th Street in conjunction with Pine Hill
Homes Preliminary Plat.
4. Location: Northeast corner of West 26th Street at
Walker Street.
5. Owner/Applicant: Phoenix Builders by Joe White
6. Existing Status: Vacant land zoned "R-2" with an
application filed for "R-3."
7. Proposed Use: Single family
8. .Staff Recommendation: Approval of the preliminary plat
with several conditions.
9. Planning Commission_ Recommendation: Approval of the
preliminary plat with the several conditions offered by
staff plus a requirement that the Bill of Assurance and
the ordinance adopted by the Board on rezoning provide
for continuity of requirements.
10. Conditions or Issues Remaining to be Resolved: None
11. Right -of -Way Issues: None
12. Recommendation Forwarded With: A vote of 6 ayes,
0 nays, 5 absent.
13. Objectors: None in attendance.
July 11, 1989
ITEM NO.: F FILE NO.: S-460
NAME: Pine Hill Homes Preliminary Plat
LOCATION: Located on the northeast corner of West 26th
Street and Walker Street.
DEVELOPER: ENGINEER:
Phoenix Builders
7900 West 36th Street
Little Rock, AR 72209
228-0266
White-Daters & Assoc., Inc.
401 Victory Street
Little Rock, AR 72201
374-1666
AREA: 3.7 acres NUMBER OF LOTS: 21 FT. NEW STREET: 600
ZONING: "R-2" Single family. An application for "R-3" has
................. ..__...._.
been filed for July 11, 1989
PROPOSED USES: Single family lots
PLANNING DISTRICT: 10
CENSUS TRACT: 24.01
VARIANCES REQUESTED:
1. Waive boundary street improvements on 26th Street.
The Planning Commission denied request; recommended a
24 foot street improvement. (7-11-89)
2. Construct sidewalk during home construction.
This request was removed from the agenda after redesign
of the plat. (7-11-89)
3. Double frontage lots on both sides of the new street.
The Planning Commission recommended approval of this
variance to the Board of Directors. (7-11-89)
4. Waiver of street horizontal center line radius for the
proposed new street.
This request removed from the agenda after plat
redesigned.
July 11, 1989
ITEM N O . F (Continued)
PLAT DEFICIENCIES:
1. Preliminary Bill of Assurance.
2. Provision of owner's name, address and source of title
on the plat.
3. Indication of acreage on the plat.
4. Direction of flow of water courses entering and leaving
the site.
5. Drainage areas.
6. Existing zoning on -site and adjacent property.
7. Source of water and sewer.
A. PROPOSAL/REQUEST:
This developer proposes the creation of 21 new single
family lots involving lot sizes ranging from the
largest at 70 feet on corner lots to the smaller lots
being 50 feet fronting on the internal street. The
existing line area having no open street dedicated the
entire length of the 25th Street side, the developer
chooses to build a new internal street which will front
all of the lots inward on the development, thereby
creating double frontage lots on both the 25th and 26th
Street sides. There is proposed within this plat the
abandonment of portions of Gi'llam Street, Potter
Street, and a one-half street abandonment on 26th. The
petitioner does not note such an abandonment for the
western one-half of 25th Street adjacent to this
property.
B. EXISTING CONDITIONS:
The property currently is occupied by some mature
timber and some undergrowth. The property has been
partially cleared. The right-of-way for the extension
of Elkhart Drive has been totally cleared. There are
no physical improvements on the site at this time in
the form of streets or buildings. This land is zoned
"R-2" and will require "R-3" for 50 foot lots.
C. ENGINEERING COMMENTS:
Provide a 25 foot radius for the right-of-way at all
street intersections. Provide assurances of the
abandonment of existing unopened adjacent streets.
Show preliminary routing of stormwater disposal.
Indicate preliminary street grades and address
Stormwater Detention and Excavation Regulations.
July 11, 1989
ITEM NO. F (Continued)
The proposed concrete sidewalk construction during home
construction should indicate how this proposal will be
coordinated, i.e., who will 'assure that the work will
be done; who will control contractors' driveway
construction to coordinate grades with necessary
sidewalk grades, avoiding steps in sidewalks. Public
Works is opposed to this proposal unless the
Residential Building Inspector can, and will, take over
control of street sidewalk construction.
Public Works will support the abandonment of the
rights -of -way as indicated within the plat. The street
name should be reviewed for a change to a
nonconflicting street. The westward turn of this
right-of-way creates a new street alignment for house
numbering purposes. Therefore, there would be a
conflict in house numbering if the street retains the
same name.
D. ISSUES/LEGAL/TECHNICAL/DESIGN:
The only legal or technical issues associated with this
plat that require follow-up deal with the abandonment
of the several rights -of -way. This should be initiated
through the appropriate petition process with Anna
Brown of the Planning Staff. '
The design issues are: Elkhart Drive should
incorporate a horizontal center -line radius in
accordance with the ordinance, or pursue the waiver
which is required. Planning Staff has initiated that
listing for waiver in this agenda for purposes of
pursuit should the developer desire to do so.
The corner lots on Walker Street at the proposed
Elkhart Drive are indicated at 70 feet in width. The
ordinance requires 75 feet in order to accommodate the
25 foot setback from both streets. Also, the corner
lot (#14) on the interior of the plat contains a
building line that is drawn in a rectangle and is not
parallel to the curvature to the street. The Planning
Staff supports this as an exception to the rule
inasmuch as the required setback from 26th Street with
a curving building line would render the lot very
difficult to build upon.
July 11, 1989
ITEM NO. IF (Continued), -
The last item concerning design concerns Lots 10 and 12
which appear to be less than the required 50 foot cord
dimension of the building line. The building lines may
be adjusted to a greater depth on these lots, or a
redesign to accommodate the dimension.
E. ANALYSIS:
The Planning Staff view of this plat is that it is
probably the best design which can be gained, given the
difficult circumstances of this parcel. There are many
issues to resolve in the approval and development of
this property. However, Planning Staff does not view
any of these as being insurmountable.
As to the several waivers which are requested and the
fourth item included by Staff dealing with the street
center -line, we offer the following:
The boundary street improvement waiver on 26th
Street along the south side of the plat should be
denied. Staff feels that the existing curb and
gutter improvements on the south side are a basis
for completion of this street improvement. It
would be inappropriate to leave owners of
properties on the south side fronting upon the
rear of these lots while at the same time
experiencing a half street improvement on the
front of their properties with no prospect of
completion on the north side.
As to the sidewalk waiver allowing the individual
builders to place the sidewalk at the time of
construction, the Planning Staff has reviewed such
waivers previously. On each occasion we have
opposed this type of construction for sidewalks
due to the coordination problem that will occur.
Typically, developers sell the lots in units or
multiple lot configurations to builders. The
developer thereby eliminates himself from the
property before the sidewalks are actually
required. That places the responsibility
financially upon the builder, and a responsibility
on the Building Permit Staff to assure completion
of each sidewalk on an incremental basis.
Typically, there will be problems with sidewalk
grades at driveways matching the grades with
adjacent properties and, in may cases, homeowners
July 11, 1989
ITEM NO. F {Continued)
deciding they do not want the sidewalk after many
of the lots have had construction. That then
reduces the issue to an individual basis for
variance before the Commission. Planning Staff
feels that if the Commission desires to enter into
this type of construction arrangement, that much
thought and effort should be placed in an specific
ordinance amendment dealing with both the building
code and the Subdivision Ordinance.
As to the double frontage lots as proposed, the
Staff has no concerns and will support this as
proposed.
The Public Works Department feels that the waiver
of the street center line radius for the Elkhart
Drive extension is not a problem and that
reduction of this street to a minor street
standard to reduce the radius would reduce the
effectiveness of the roadway.
The Planning Staff has several items that have
developed in the course of discussion of this plat
which we would like to introduce as part of our
recommendation. These include changing the street
name, providing a ten foot platted no access easement
along both the north and south boundaries of the plat
so as to prohibit vehicle access to the lots. A rear
25 foot building line should be reflected on 26th
Street with a secondary building line being platted at
15 feet with the plat and Bill of Assurance indicating
this line for accessory building setbacks. The last
item which we would recommend be included would be the
erection by the developer of a six foot opaque treated
fence along the 25th Street boundary from Walker to
Elkhart, the ends of which would require tapering at
the street or building line so as to prevent a blind
corner circumstance.
F. STAFF RECOMMENDATION:
The Staff recommends approval'of the preliminary plat
subject to resolution of the various issues pointed out
by the Engineering and Planning Staffs, plus
conformance with the recommendations in our analysis.
July 11, 1989
ITEM. NO. F (continued)
SUBDIVISION COMMITTEE COMMENT: (June 15, 1989)
The application was represented by Mr. Joe White. Mr. White
indicated he had read the comments of Staff and most of the
items could be resolved. He indicated reasons for the
request for boundary street improvement waiver and the
several other variances included in the application.
Mr. Greeson indicated that Staff had received a number of
calls from the neighborhood concerning the appropriateness
of extending Elkhart Drive to Walker Street, the apparent
concern being through traffic. Mr. White responded by
stating that he could review the plat design for a cul-de-
sac at the east end of Elkhart, changing the name and
breaking the flow of traffic. It was pointed out that
perhaps one lot would be lost in the redesign of the plat.
Mr. White asked for clarification of the building lines
along 26th Street as recommended by Staff and the screening
fence. Staff responded by stating that the fence would be
to address the rear yard relationship to houses currently
fronting on 26th Street. Also, the 25 foot and 15 foot
building lines along 26th Street would provide two lines for
the two types of structures which may be constructed. The
15 foot building line would provide for the location of
accessory buildings nearer 26th Street right-of-way than the
principal structure. The Bill of Assurance would make
specific provision for this situation. A 10 foot vehicle
prohibition easement would also be platted along the rear of
Lots 14 through 21, adjacent to 26th Street, so as to
discourage access to the rear yards of these lots. Staff
felt that gates or access to these various lots could create
an unsightly relationship to the houses on the south side of
26th Street.
Jerry Gardner of the Public Works Department clarified
several of the comments in their part of the agenda. He
identified for Mr. White an existing platted subdivision
that is not reflected on this drawing. At the northeast
corner of the plat there exists a one -square block area
platted as Cloie Addition, during the platting of which the
adjacent streets were abandoned and portions should be
included within Lots 7 through 10. Mr. Gardner also pointed
out there are several remaining streets adjacent to the plat
that require abandonment, portions of which may be included
within Lots 1 through 6. Mr. White indicated that he would
pursue these comments and submit a revised drawing.
July 11, 1989
ITEM NO.: F (Continued)
PLANNING COMMISSION ACTION: (June 27, 1989)
The Planning Staff offered its recommendation of approval of
this preliminary plat giving a brief background of the
property and the attendant rezoning application. Staff
recommended that the street improvements on West 26th be set
at 24 foot to save as many trees as possible. Gary Greeson
of the Staff expanded on the recommendation, adding comments
concerning a recommendation to provide a 25 foot buffer zone
along West 26th Street, the purpose of which would be to
retain all existing trees 4" or larger in caliper. He
further pointed out that the recommendation included a six
foot opaque wood fence along the south property line of lots
adjacent to West 26th to act as a visual barrier to the rear
yards of those lots. Vehicle access would be prohibited by
the placement of an easement to control access. These
several elements of the recommendation would be included
within the Bill of Assurance to provide for continuity of
control in the future.
Mr. Joe White, the engineer on the project, then addressed
the Commission, answering questions concerning which lots
within the plat were the double -frontage lots at issue. He
indicated those rearing upon West 26th Street and facing
inward on the cul-de-sac street.
Richard Wood of the Planning Staff then introduced comments
concerning the several waivers that had been requested.
-These waivers have been reduced to a single waiver. The
waivers including boundary street improvements, sidewalk
construction and horizontal center line have been deleted by
the applicant. The remaining variances for Commission's
review are the double -frontage lots on 26th Street, plus the
reduction of pavement width to 24 feet on West 26th Street.
Mr. White then addressed a question from the Commission
concerning the position of his developer. He stated that
the developer agreed to the changes that have been offered.
A brief discussion followed concerning the composition of
the revised preliminary plat and the cul-de-sac now shown.
The Chair asked for persons present in objection to the
proposal. Mr. James Minor, representing the neighborhood,
submitted a petition with numerous signatures with the
primary objection being the compatibility of the house sizes
and lots to the adjacent neighborhood.
July 11, 1989
ITEM NO.: F (Continued)
Mr. Gary Greeson of the Planning Staff then offered comments
on the zoning application set for the next meeting, July 11,
and requested that the City Attorney's staff person, Mr.
Stephen Giles, address the legal position of the Commission
as to preliminary plats. Mr. Giles stated for the record
that the Planning Commission must approve a preliminary plat
as submitted in all instances where the plat is in complete
conformity with the ordinance standards. He indicated that
rezoning of a property is another matter inasmuch as those
items are forwarded to the City Board and, as a legislative
body, they can approve or deny the land use question.
A lengthy discussion of the proposal then followed with
comments from Mr. Minor and several of the commissioners.
The result of this discussion was a determination by the
Commission that a deferral of this matter would be in order.
A motion was then made to defer this application to the
July 11 rezoning public hearing in order to hear this case
at the same time as the rezoning application.
PLANNING COMMISSION ACTION: (July 11, 1989)
There were no objectors in attendance. The Staff offered
its recommendation of approval including several conditions
as follows:
1. That a six foot opaque wood fence be erected along the
West 26th Street right-of-way line the entire length of
the plat.
2. That a 25 foot buffer zone be platted to protect the
existing trees from removal. Trees larger than 4" in
calliper one foot above the ground would be saved.
3. That the buffer zone be identified as a vehicle access
prohibition zone.
4. That the 26th Street pavement be widened on the north
side to provide for a 24 foot street and lessen the
impact of cutting of trees within the right-of-way.
5. That the two remaining variances be forwarded to the
Board of Directors.
July 11, 1989
ITEM NO.: F (Continued)
Mr. Joe White of White-Daters and Associates, the project
engineer, was present representing the application. Mr.
White stated that the owner could accept the Staff
recommendation.
Mr. James Minor, a neighborhood resident, was present. Mr.
Minor offered comments that the residents of the area now
support the rezoning and the plat, given the assurances
provided. He commented on the meeting held at his residence
involving Staff and some 20 residents. Mr. Minor asked if
it would be possible for the Commission to approve this
development proposal conditioning the screening and
buffering requirements being in place prior to the
initiation of construction of the residences. The
Commission then asked for clarification of several points,
including Mr. Minor's request. It was determined that this
request could be accomplished through the final plat process
and conditions within the reclassification ordinance when
rezoning to 11R-3."
A general discussion followed. A motion was then made to
approve the plat as recommended by Staff plus the approval
of the two variances which will be forwarded to the Board of
Directors. Mr. Minor's condition on the screening and
buffer was made a part of the motion. The motion passed by
a vote of 6 ayes, 0 nays, and 5 absent.
ORDINANCE
AN ORDINANCE AMENDING CHAPTER 31 OF
THE CODE OF ORDINANCES OF THE CITY
OF LITTLE ROCK, ARKANSAS PROVIDING
FOR A VARIANCE AND WAIVER OF STREET
PAVING WIDTH AND DOUBLE -FRONTAGE LOTS
REQUIREMENTS RESPECTIVELY.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF
LITTLE ROCK, ARKANSAS.
SECTION 1. That Chapter 31 of the Code of Ordinances
be amended to provide for variance and waiver of certain
requirements within the Subdivision Regulations of the City
of Little Rock for Pine Hill Homes Preliminary Plat as
follows:
Subsection a. That Section 31-209 of the Code of
Ordinance be amended to provide for a variance in
street pavement width from 27 feet to 24 feet, back-to-
back on the curbing, and that Section 31-232.(d) of the
Code of Ordinances be amended to provide for a waiver
of the prohibition of double fronta-ge lots.
SECTION 2. This ordinance shall take effect thirty
(30) days from and after its passage.
PASSED:
ATTEST: APPROVED:
City Clerkk y-�� Mayor
r
1. Meeting Date: August 1, 1989
2. Case No.: S-460
3. Request: A waiver of the double frontage lot
provisions and a variance of street design standards
for West 26th Street in conjunction with Pine Hill
Homes Preliminary Plat.
4. Location: Northeast corner of West 26th Street at
Walker Street.
5. Owner/Applicant: Phoenix Builders by Joe White
6. Existing Status: Vacant land zoned 11R-2" with an
application filed for "R-3."
7. Proposed Use: Single family
8. Staff Recommendation: Approval of the preliminary plat
with several conditions.
9. Planning Commission Recommendation: Approval of the
preliminary plat with the several conditions offered by
staff plus a requirement that the Bill of Assurance and
the ordinance adopted by the Board on rezoning provide
for continuity of requirements.
10. Conditions or Issues Remaining to be Resolved: None
11. Right -of -Way Issues: None
12. Recommendation Forwarded With: A vote of 6 ayes,
0 nays, 5 absent.
13. Objectors: None in attendance.
1. Meeting Date: August 1, 1989
2. Case No.: S-460
3. Request: A waiver of the double frontage lot
provisions and a variance of street design standards
for West 26th Street in conjunction with Pine Hill
Homes Preliminary Plat.
4. Location: Northeast corner of West 26th Street at
Walker Street.
5.
Owner/Applicant: Phoenix Builders
by Joe White
6.
Existing Status: Vacant land zoned
"R-2" with an
application filed for "R-3."
7.
.Proposed Use: Single family
8.
Staff Recommendation: Approval of
the preliminary plat
with several conditions.
9.
Planning Commission Recommendation:
Approval of the
preliminary plat with the several
conditions offered by
staff plus a requirement that the
Bill of Assurance and
the ordinance adopted by the Board
on rezoning provide
for continuity of requirements.
10.
Conditions or Issues Remaining to
be Resolved: None
11.
Right -of -Way Issues: None
12.
Recommendation Forwarded With: A
vote of 6 ayes,
0 nays, 5 absent.
13.
Objectors: None in attendance.
J
July 11, 1989
ITEM NO.: F FILE NO.: 5-460
NAME: Pine Hill Homes Preliminary Plat
LOCATION: Located on the northeast corner of West 26th
Street and Walker Street.
DEVELOPER: ENGINEER:
Phoenix Builders White-Daters & Assoc., Inc.
7900 West 36th Street 401 Victory Street
Little Rock, AR 72209 Little Rock, AR 72201
228-0266 374-1666
AREA: 3.7 acres NUMBER OF LOTS: 21 FT. NEW STREET: 600
ZONING: "R-2" Single family. An application for "R-3" has
been filed for July 11, 1989
PROPOSED USES: Single family lots
PLANNING DISTRICT: 10
CENSUS TRACT: 24.01
VARIANCES REQUESTED:
1. Waive boundary street improvements on 26th Street.
2. Construct sidewalk during home construction.
3. Double frontage lots on both sides of the new street.
4. Waiver of street horizontal center line radius for the
proposed new street.
PLAT DEFICIENCIES:
1. Preliminary Bill of Assurance.
2. Provision of owner's name, address and source of title
on the plat.
3. Indication of acreage on the plat.
4. Direction of flow of water courses entering and leaving
the site.
5. Drainage areas.
6. Existing zoning on -site and adjacent property.
7. Source of water and sewer.
July 11, 1989
ITEM NO. F (Continued)
,............. _............... _ .......
A. PROPOSAL/REQUEST:
This developer proposes the creation of 21 new single
family lots involving lot sizes ranging from the
largest at 70 feet on corner lots to the smaller lots
being 50 feet fronting on the internal street. The
existing line area having no open street dedicated the
entire length of the 25th Street side, the developer
chooses to build a new internal street which will front
all of the lots inward on the development, thereby
creating double frontage lots on both the 25th and 26th
Street sides. There is proposed within this plat the
abandonment of portions of Gillam Street, Potter
Street, and a one-half street abandonment on 26th. The
petitioner does not note such an abandonment for the
western one-half of 25th Street adjacent to this
property.
B. EXISTING CONDITIONS:
The property currently is occupied by some mature
timber and some undergrowth. The property has been
partially cleared. The right-of-way for the extension
of Elkhart Drive has been totally cleared. There are
no physical improvements on .the site at this time in
the form of streets or buildings. This land is zoned
"R-2" and will require "R-3" for 50 foot lots.
C. ENGINEERING COMMENTS:
Provide a 25 foot radius for the right-of-way at al
street intersections. Provide assurances of the
abandonment of existing unopened adjacent streets.
Show preliminary routing of stormwater disposal.
Indicate preliminary street grades and address
Stormwater Detention and Excavation Regulations.
The proposed concrete sidewalk construction during home
construction should indicate how this proposal will be
coordinated, i.e., who will assure that the work will
be done; who will control contractors' driveway
construction to coordinate grades with necessary
sidewalk grades, avoiding steps in sidewalks. Public
Works is opposed to this proposal unless the
Residential Building Inspector can, and will, take over
control of street sidewalk construction.
July 11, 1989
ITEM NO. F (Continued)
Public Works will support the abandonment of the
rights -of -way as indicated within the plat. The street
name should be reviewed for a change to a
nonconflicting street. The westward turn of this
right-of-way creates a new street alignment for house
numbering purposes. Therefore, there would be a
conflict in house numbering if the street retains the
same name.
D. ISSUES/LEGAL/TECHNICAL/DESIGN:
The only legal or technical issues associated with this
plat that require follow-up deal with the abandonment
of the several rights -of -way. This should be initiated
through the appropriate petition process with Anna
Brown of the Planning Staff.
The design issues are: Elkhart Drive should
incorporate a horizontal center -line radius in
accordance with the ordinance, or pursue the waiver
which is required. Planning Staff has initiated that
listing for waiver in this agenda for purposes of
pursuit should the developer desire to do so.
The corner lots on Walker Street at the proposed
Elkhart Drive are indicated at 70 feet in width. The
ordinance requires 75 feet in order to accommodate the
25 foot setback from both streets. Also, the corner
lot '(#14) on the interior of the plat contains a
building line that is drawn in a rectangle and is not
parallel to the curvature to the street. The Planning
Staff supports this as an exception to the rule
inasmuch as the required setback from 26th Street with
a curving building line would render the lot very
difficult to build upon.
The last item concerning design concerns Lots 10 and 12
which appear to be less than the required 50 foot cord
dimension of the building line. The building lines may
be adjusted to a greater depth on these lots, or a
redesign to accommodate the dimension.
July 11, 1989
ITEM NO. F (Continued).,..
E. ANALYSIS:
The Planning Staff view of this plat is that it is
probably the best design which can be gained, given the
difficult circumstances of this parcel. There are many
issues to resolve in the approval and development of
this property. However, Planning Staff does not view
any of these as being insurmountable.
As to the several waivers which are requested and the
fourth item included by Staff dealing with the street
center -line, we offer the following:
The boundary street improvement waiver on 26th
Street along the south side of the plat should be
denied. Staff feels that the existing curb and
gutter improvements on the south side are a basis
for completion of this street improvement. It
would be inappropriate to leave owners of
properties on the south side fronting upon the
rear of these lots while at the same time
experiencing a half street improvement on the
front of their properties with no prospect of
completion on the north side.
As to the sidewalk waiver allowing the individual
builders to place the sidewalk at the time of
construction, the Planning Staff has reviewed such
waivers previously. On each occasion we have
opposed this type of construction for sidewalks
due to the coordination problem that will occur.
Typically, developers sell the lots in units or
multiple lot configurations to builders. The
developer thereby eliminates himself from the
property before the sidewalks are actually
required. That places the responsibility
financially upon the builder, and a responsibility
on the Building Permit Staff to assure completion
of each sidewalk on an incremental basis.
Typically, there will be problems with sidewalk
grades at driveways matching the grades with
adjacent properties and, in may cases, homeowners
deciding they do not want the sidewalk after many
of the lots have had construction. That then
reduces the issue to an individual basis for
variance before the Commission. Planning Staff
feels that if the Commission desires to enter into
this type of construction arrangement, that much
July 11, 1989
ITEM NO. F (Continued)
thought and effort should be placed in an specific
ordinance amendment dealing with both the building
code and the Subdivision Ordinance.
As to the double frontage lots as proposed, the
Staff has no concerns and will support this as
proposed.
The Public Works Department feels that the waiver
of the street center line radius for the Elkhart
Drive extension is not a problem and that
reduction of this street to a minor street
standard to reduce the radius would reduce the
effectiveness of the roadway.
The Planning Staff has several items that have
developed in the course of discussion of this plat
which we would like to introduce as part of our
recommendation. These include changing the street
name, providing a ten foot platted no access easement
along both the north and south boundaries of the plat
so as to prohibit vehicle access to the lots. A rear
25 foot building line should be reflected on 26th
Street with a secondary building line being platted at
15 feet with the plat and Bill of Assurance indicating
this line for accessory building setbacks. The last
item which we would recommend be included would be the
erection by the developer of a six foot opaque treated
fence along the 25th Street boundary from Walker to
Elkhart, the ends of which would require tapering at
the street or building line so as to prevent a blind
corner circumstance.
F. STAFF RECOMMENDATION:
The Staff recommends approval of the preliminary plat
subject to resolution of the various issues pointed out
by the Engineering and Planning Staffs, plus
conformance with the recommendations in our analysis.
July 11, 1989
ITEM NO.: F (Continued)
SUBDIVISION COMMITTEE COMMENT: (June 15, 1989)
The application was represented by Mr. Joe White. Mr. White
indicated he had read the comments of Staff and most of the
items could be resolved. He indicated reasons for the
request for boundary street improvement waiver and the
several other variances included in the application.
Mr. Greeson indicated that Staff had received a number of
calls from the neighborhood concerning the appropriateness
of extending Elkhart Drive to Walker Street, the apparent
concern being through traffic. Mr. White responded by
stating that he could review the plat design for a cul-de-
sac at the east end of Elkhart, changing the name and
breaking the flow of traffic. It was pointed out that
perhaps one lot would be lost in the redesign of the plat.
Mr. White asked for clarification of the building lines
along 26th Street as recommended by Staff and the screening
fence. Staff responded by stating that the fence would be
to address the rear yard relationship to houses currently
fronting on 26th Street. Also, the 25 foot and 15 foot
building lines along 26th Street would provide two lines for
the two types of structures which may be constructed. The
15 foot building line would provide for the location of
accessory buildings nearer 26th Street right-of-way than the
principal structure. The Bill of Assurance would make
specific provision for this situation. A 10 foot vehicle
prohibition easement would also be platted along the rear of
Lots 14 through 21, adjacent to 26th Street, so as to
discourage access to the rear yards of these lots. Staff
felt that gates or access to these various lots could create
an unsightly relationship to the houses on the south side of
26th Street.
Jerry Gardner of the Public Works Department clarified
several of the comments in their part of the agenda. He
identified for Mr. White an existing platted subdivision
that is not reflected on this drawing. At the northeast
corner of the plat there exists a one -square block area
platted as Cloie Addition, during the platting of which the
adjacent streets were abandoned and portions should be
included within Lots 7 through 10. Mr. Gardner also pointed
out there are several remaining streets adjacent to the plat
that require abandonment, portions of which may be included
within Lots 1 through 6. Mr. White indicated that he would
pursue these comments and submit a revised drawing.
July 11, 1989
ITEM NO. F (Continued)_„ _
PLANNING COMMISSION ACTION: (June 27, 1989)
The Planning Staff offered its recommendation of approval of
this preliminary plat giving a brief background of the
property and the attendant rezoning application. Staff
recommended that the street improvements on West 26th be set
at 24 foot to save as many trees as possible. Gary Greeson
of the Staff expanded on the recommendation, adding comments
concerning a recommendation to provide a 25 foot buffer zone
along West 26th Street, the purpose of which would be to
retain all existing trees 4" or larger in caliper. He
further pointed out that the recommendation included a six
foot opaque wood fence along the south property line of lots
adjacent to West 26th to act as a visual barrier to the rear
yards of those lots, and that vehicle access would be
prohibited by the placement of an easement to control
access. These several elements of the recommendation,
should the plat be approved, would be included within the
Bill of Assurance to provide for continuity of control in
the future.
Mr. Joe White, the engineer on the project, then addressed
the Commission, answering questions concerning which lots
within the plat were the double -frontage lots at issue. He
indicated those rearing upon West.26th Street and facing
inward on the cul-de-sac street.
Richard Wood of the Planning Staff then introduced comments
concerning the several waivers that had been requested.
These waivers have been reduced to a single waiver. The
waivers including boundary street improvements, sidewalk
construction and horizontal center line have been deleted by
the applicant. The remaining variance for Commission review
is the double -frontage lots on 26th Street.
Mr. White then addressed a question from the Commission
concerning the position of his developer. He stated that
the developer agreed to the changes that have been offered.
A brief discussion then followed concerning the composition
of the revised preliminary plat and the cul-de-sac now
shown.
The Chair then asked for persons present in objection to the
proposal. Mr. James Minor, representing the neighborhood,
submitted a petition with numerous signatures with the
primary objection being to the compatibility of the house
sizes and lots to the adjacent neighborhood.
Ir;
July 11, 1989
ITEM NO.: F (Continued)
Mr. Gary Greeson of the Planning Staff then offered comments
on the zoning application set for the next meeting, July 11,
and requested that the City Attorney's staff person, Mr.
Stephen Giles, address the legal position of the Commission
as to preliminary plats. Mr. Giles stated for the record
that the Planning Commission must approve a preliminary plat
as submitted in all instances where the plat is in complete
conformity with the ordinance standards. He indicated that
rezoning of a property is another matter inasmuch as those
items are forwarded to the City Board and, as a legislative
body, they can approve or deny the land use question.
A lengthy discussion of the proposal then followed with
comments from Mr. Minor and several of the commissioners.
The result of this discussion was a determination by the
Commission that a deferral of this matter would be in order.
A motion was then made to defer this application to the
July 11 rezoning public hearing in order to hear this case
at the same time as the rezoning application.
PLANNING COMMISSION ACTION: (July 11, 1989)
There were no objectors in attendance. The Staff offered
its recommendation of approval including several conditions
as follows:
1. That a six foot opaque wood fence be erected along the
West 26th Street right-of-way line the entire length of
the plat.
2. That a 25 foot buffer zone be platted to protect the
existing trees from removal. Trees larger than 4" in
calliper one foot above the ground would be saved.
3. That the buffer zone be identified as a vehicle access
prohibition zone.
4. That the 26th Street pavement be widened on the north
side to provide for a 24 foot street and lessen the
impact of cutting of trees within the right-of-way.
5. That the two remaining variances be forwarded to the
Board of Directors.
July 11, 1989
ITEM NO.: F (Continued)
Mr. Joe White of White-Daters and Associates, the project
engineer, was present representing the application. Mr.
White stated that the owner could accept the Staff
recommendation.
Mr. James Minor, a neighborhood resident, was present. Mr.
Minor offered comments that the residents of the area now
support the rezoning and the plat, given the assurances
provided. He commented on the meeting held at his residence
involving Staff and some 20 residents. Mr. Minor asked if
it would be possible for the Commission to approve this
development proposal conditioning the screening and
buffering requirements being in place prior to the
initiation of construction of the residences. The
Commission then asked for clarification of several points,
including Mr. Minor's request. It was determined that this
request could be accomp;ished through the final plat process
and conditions within the reclassification ordinance when
rezoning to "R-3."
A general discussion followed. A motion was then made to
approve the plat as recommended by Staff plus the approval
of the two variances which will be forwarded to the Board of
Directors. Mr. Minor's condition on the screening and
buffer was made a part of the motion. The motion passed by
a vote of 6 ayes, 0 nays, and 5 absent.
ORDINANCE 15,725
AN ORDINANCE AMENDING CHAPTER 31 OF
THE CODE OF ORDINANCES OF THE CITY
OF LITTLE ROCK, ARKANSAS PROVIDING
FOR A VARIANCE AND WAIVER OF STREET
PAVING WIDTH AND DOUBLE -FRONTAGE LOTS
REQUIREMENTS RESPECTIVELY.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF
LITTLE ROCK, ARKANSAS.
SECTION 1. That Chapter 31 of the Code of Ordinances
be amended to provide for variance and waiver of certain
requirements within the Subdivision Regulations of the City
of Little Rock for Pine Hill Homes Preliminary Plat as
follows:
Subsection a. That Section 31-209 of the Code of
Ordinance be amended to provide for a variance in
street pavement width from 27 feet to 24 feet, back-to-
back on the curbing, and that Section 31-232.(d) of the
Code of Ordinances be amended to provide for a waiver
of the prohibition of double frontage lots.
SECTION 2. This ordinance shall take effect thirty
(30) days from and after its passage.
PASSED: August 1, 1989
ATTEST:
Jane Czech
City Clerk
APPROVED:
Floyd G. Villines, III
Mayor
1. Meeting Date: August 1, 1989
2. Case No.: S-460
3. Request: A waiver of the double frontage lot
provisions and a variance of street design standards
for West 26th Street in conjunction with Pine Hill
Homes Preliminary Plat.
4. Location: Northeast corner of West 26th Street at
Walker Street.
5. Owner/Applicant: Phoenix Builders by Joe White
6.
Existing Status: Vacant land zoned "R-2" with an
application filed for "R-3."
7.
Proposed Use: Single family
8.
Staff Recommendation: Approval of
the preliminary plat
with several conditions.
9.
Planning Commission Recommendation:
Approval of the
preliminary plat with the several
conditions offered by
staff plus a requirement that the
Bill of Assurance and
the ordinance adopted by the Board
on rezoning provide
for continuity of requirements.
10.
Conditions or Issues Remaining to
be Resolved: None
11. Right -of -Way Issues: None
12. Recommendation Forwarded With: A vote of 6 ayes,
0 nays, 5 absent.
_.. _ .._._._._..._....
13. Objectors: None in attendance.
July 11, 1989
ITEM NO.: F FILE NO.: S-460
NAME: Pine Hill Homes Preliminary Plat
LOCATION: Located on the northeast corner of West 26th
Street and Walker Street.
DEVELOPER: ENGINEER:
Phoenix Builders White-Daters & Assoc., Inc.
7900 West 36th Street 401 Victory Street
Little Rock, AR 72209 Little Rock, AR 72201
228-0266 374-1666
AREA: 3.7 acres NUMBER OF LOTS: 21 FT. NEW STREET: 600
ZONING: "R-2" Single family. An application for "R-3" has
been filed for July 11, 1989
PROPOSED USES: Single family lots
PLANNING DISTRICT: 10
CENSUS TRACT: 24.01
VARIANCES REQUESTED:
1. Waive boundary street improvements on 26th Street.
The Planning Commission denied request; recommended a
24 foot street improvement. (7-11-89)
2. Construct sidewalk during home construction.
This request was removed from the agenda after redesign
of the plat. (7-11-89)
3. Double frontage lots on both sides of the new street.
The Planning Commission recommended approval of this
variance to the Board of Directors. (7-11-89)
4. Waiver of street horizontal center line radius for the
proposed new street.
This request removed from the agenda after plat
redesigned.
July 11, 1989
ITEM NO. F (Continued)
PLAT DEFICIENCIES:
1. Preliminary Bill of Assurance.
2. Provision of owner's name, address and source of title
on the plat.
3. Indication of acreage on the plat.
4. Direction of flow of water courses entering and leaving
the site.
5. Drainage areas.
6. Existing zoning on -site and adjacent property.
7. Source of water and sewer.
A. PROPOSAL/REQUEST:
This developer proposes the creation of 21 new single
family lots involving lot sizes ranging from the
largest at 70 feet on corner lots to the smaller lots
being 50 feet fronting on the internal street. The
existing line area having no open street dedicated the
entire length of the 25th Street side, the developer
chooses to build a new internal street which will front
all of the lots inward on the development, thereby
creating double frontage lots on both the 25th and 26th
Street sides. There is proposed within this plat the
abandonment of portions of Gillam Street, Potter
Street, and a one-half street abandonment on 26th. The
petitioner does not note such an abandonment for the
western one-half of 25th Street adjacent to this
property.
B. EXISTING CONDITIONS:
The property currently is occupied by some mature
timber and some undergrowth. The property has been
partially cleared. The right-of-way for the extension
of Elkhart Drive has been totally cleared. There are
no physical improvements on the site at this time in
the form of streets or buildings. This land is zoned
"R-2" and will require "R-3" for 50 foot lots.
C. ENGINEERING COMMENTS:
Provide a 25 foot radius for the right-of-way at all
street intersections. Provide assurances of the
abandonment of existing unopened adjacent streets.
Show preliminary routing of stormwater disposal.
Indicate preliminary street grades and address
Stormwater Detention and Excavation Regulations.
July 11, 1989
ITEM N O . F (Continued) .._..... �... -..-......
The proposed concrete sidewalk construction during home
construction should indicate how this proposal will be
coordinated, i.e., who will 'assure that the work will
be done; who will control contractors' driveway
construction to coordinate grades with necessary
sidewalk grades, avoiding steps in sidewalks. Public
Works is opposed to this proposal unless the
Residential Building Inspector can, and will, take over
control of street sidewalk construction.
Public Works will support the abandonment of the
rights -of -way as indicated within the plat. The street
name should be reviewed for a change to a
nonconflicting street. The westward turn of this
right-of-way creates a new street alignment for house
numbering purposes. Therefore, there would be a
conflict in house numbering if the street retains the
same name.
D. ISSUES/LEGAL/TECHNICAL/DESIGN:
The only legal or technical issues associated with this
plat that require follow-up deal with the abandonment
of the several rights -of -way. This should be initiated
through the appropriate petition process with Anna
Brown of the Planning Staff. '
The design issues are: Elkhart Drive should
incorporate a horizontal center -line radius in
accordance with the ordinance, or pursue the waiver
which is required. Planning Staff has initiated that
listing for waiver in this agenda for purposes of
pursuit should the developer desire to do so.
The corner lots on Walker Street at the proposed
Elkhart Drive are indicated at 70 feet in width. The
ordinance requires 75 feet in order to accommodate the
25 foot setback from both streets. Also, the corner
lot (#14) on the interior of the plat contains a
building line that is drawn in a rectangle and is not
parallel to the curvature to the street. The Planning
Staff supports this as an exception to the rule
inasmuch as the required setback from 26th Street with
a curving building line would render the lot very
difficult to build upon.
July 11, 1989
ITEM NO. F {Continued}
The last item concerning design concerns Lots 10 and 12
which appear to be less than the required 50 foot cord
dimension of the building line. The building lines may
be adjusted to a greater depth on these lots, or a
redesign to accommodate the dimension.
E. ANALYSIS:
The Planning Staff view of this plat is that it is
probably the best design which can be gained, given the
difficult circumstances of this parcel. There are many
issues to resolve in the approval and development of
this property. However, Planning Staff does not view
any of these as being insurmountable.
As to the several waivers which are requested and the
fourth item included by Staff dealing with the street
center -line, we offer the following:
The boundary street improvement waiver on 26th
Street along the south side of the plat should be
denied. Staff feels that the existing curb and
gutter improvements on the south side are a basis
for completion of this street improvement. It
would be inappropriate to leave owners of
properties on the south side fronting upon the
rear of these lots while at the same time
experiencing a half street improvement on the
front of their properties with no prospect of
completion on the north side.
As to the sidewalk waiver allowing the individual
builders to place the sidewalk at the time of
construction, the Planning Staff has reviewed such
waivers previously. On each occasion we have
opposed this type of construction for sidewalks
due to the coordination problem that will occur.
Typically, developers sell the lots in units or
multiple lot configurations to builders. The
developer thereby eliminates himself from the
property before the sidewalks are actually
required. That places the responsibility
financially upon the builder, and a responsibility
on the Building Permit Staff to assure completion
of each sidewalk on an incremental basis.
Typically, there will be problems with sidewalk
grades at driveways matching the grades with
adjacent properties and, in may cases, homeowners
July 11, 1989
ITEM NO. F (Continued)
deciding they do not want the sidewalk after many
of the lots have had construction. That then
reduces the issue to an individual basis for
variance before the Commission. Planning Staff
feels that if the Commission desires to enter into
this type of construction arrangement, that much
thought and effort should be placed in an specific
ordinance amendment dealing with both the building
code and the Subdivision Ordinance.
As to the double frontage lots as proposed, the
Staff has no concerns and will support this as
proposed.
The Public Works Department feels that the waiver
of the street center line radius for the Elkhart
Drive extension is not a problem and that
reduction of this street to a minor street
standard to reduce the radius would reduce the
effectiveness of the roadway.
The Planning Staff has several items that have
developed in the course of discussion of this plat
which we would like to introduce as part of our
recommendation. These include changing the street
name, providing a ten foot platted no access easement
along both the north and south boundaries of the plat
so as to prohibit vehicle access to the lots. A rear
25 foot building line should be reflected on 26th
Street with a secondary building line being platted at
15 feet with the plat and Bill of Assurance indicating
this line for accessory building setbacks. The last
item which we would recommend be included would be the
erection by the developer of a six foot opaque treated
fence along the 25th Street boundary from Walker to
Elkhart, the ends of which would require tapering at
the street or building line so as to prevent a blind
corner circumstance.
F. STAFF RECOMMENDATION:
The Staff recommends approval of the preliminary plat
subject to resolution of the various issues pointed out
by the Engineering and Planning Staffs, plus
conformance with the recommendations in our analysis.
July 11, 1989
ITEM NO.: F (Continued)
SUBDIVISION COMMITTEE COMMENT: (June 15, 1989)
The application was represented by Mr. Joe White. Mr. White
indicated he had read the comments of Staff and most of the
items could be resolved. He indicated reasons for the
request for boundary street improvement waiver and the
several other variances included in the application.
Mr. Greeson indicated that Staff had received a number of
calls from the neighborhood concerning the appropriateness
of extending Elkhart Drive to Walker Street, the apparent
concern being through traffic. Mr. White responded by
stating that he could review the plat design for a cul-de-
sac at the east end of Elkhart, changing the name and
breaking the flow of traffic. It was pointed out that
perhaps one lot would be lost in the redesign of the plat.
Mr. White asked for clarification of the building lines
along 26th Street as recommended by Staff and the screening
fence. Staff responded by stating that the fence would be
to address the rear yard relationship to houses currently
fronting on 26th Street. Also, the 25 foot and 15 foot
building lines along 26th Street would provide two lines for
the two types of structures which may be constructed. The
15 foot building line would provide for the location of
accessory buildings nearer 26th Street right-of-way than the
principal structure. The Bill of Assurance would make
specific provision for this situation. A 10 foot vehicle
prohibition easement would also be platted along the rear of
Lots 14 through 21, adjacent to 26th Street, so as to
discourage access to the rear yards of these lots. Staff
felt that gates or access to these various lots could create
an unsightly relationship to the houses on the south side of
26th Street.
Jerry Gardner of the Public Works Department clarified
several of the comments in their part of the agenda. He
identified for Mr. White an existing platted subdivision
that is not reflected on this drawing. At the northeast
corner of the plat there exists a one -square block area
platted as Cloie Addition, during the platting of which the
adjacent streets were abandoned and portions should be
included within Lots 7 through 10. Mr. Gardner also pointed
out there are several remaining streets adjacent to the plat
that require abandonment, portions of which may be included
within Lots 1 through 6. Mr. White indicated that he would
pursue these comments and submit a revised drawing.
July 11, 1989
ITEM NO.: F (Continued)
PLANNING COMMISSION ACTION: (June 27, 1989)
The Planning Staff offered its recommendation of approval of
this preliminary plat giving a brief background of the
property and the attendant rezoning application. Staff
recommended that the street improvements on West 26th be set
at 24 foot to save as many trees as possible. Gary Greeson
of the Staff expanded on the recommendation, adding comments
concerning a recommendation to provide a 25 foot buffer zone
along West 26th Street, the purpose of which would be to
retain all existing trees 4" or larger in caliper. He
further pointed out that the recommendation included a six
foot opaque wood fence along the south property line of lots
adjacent to West 26th to act as a visual barrier to the rear
yards of those lots. Vehicle access would be prohibited by
the placement of an easement to control access. These
several elements of the recommendation would be included
within the Bill of Assurance to provide for continuity of
control in the future.
Mr. Joe White, the engineer on the project, then addressed
the Commission, answering questions concerning which lots
within the plat were the double -frontage lots at issue. He
indicated those rearing upon West 26th Street and facing
inward on the cul-de-sac street.
Richard Wood of the Planning Staff then introduced comments
concerning the several waivers that had been requested.
-These waivers have been reduced to a single waiver. The
waivers including boundary street improvements, sidewalk
construction and horizontal center line have been deleted by
the applicant. The remaining variances for Commission's
review are the double -frontage lots on 26th Street, plus the
reduction of pavement width to 24 feet on West 26th Street.
Mr. White then addressed a question from the Commission
concerning the position of his developer. He stated that
the developer agreed to the changes that have been offered.
A brief discussion followed concerning the composition of
the revised preliminary plat and the cul-de-sac now shown.
The Chair asked for persons present in objection to the
proposal. Mr. James Minor, representing the neighborhood,
submitted a petition with numerous signatures with the
primary objection being the compatibility of the house sizes
and lots to the adjacent neighborhood.
i
July 11, 1989
ITEM NO.: F (Continued)
Mr. Gary Greeson of the Planning Staff then offered comments
on the zoning application set for the next meeting, July 11,
and requested that the City Attorney's staff person, Mr.
Stephen Giles, address the legal position of the Commission
as to preliminary plats. Mr. Giles stated for the record
that the Planning Commission must approve a preliminary plat
as submitted in all instances where the plat is in complete
conformity with the ordinance standards. He indicated that
rezoning of a property is another matter inasmuch as those
items are forwarded to the City Board and, as a legislative
body, they can approve or deny the land use question.
A lengthy discussion of the proposal then followed with
comments from Mr. Minor and several of the commissioners.
The result of this discussion was a determination by the
Commission that a deferral of this matter would be in order.
A motion was then made to defer this application to the
July 11 rezoning public hearing in order to hear this case
at the same time as the rezoning application.
PLANNING COMMISSION ACTION: (July 11, 1989)
There were no objectors in attendance. The Staff offered
its recommendation of approval including several conditions
as follows:
?. That a six foot opaque wood fence be erected along the
West 26th Street right-of-way line the entire length of
the plat.
2. That a 25 foot buffer zone be platted to protect the
existing trees from removal. Trees larger than 4" in
calliper one foot above the ground would be saved.
3. That the buffer zone be identified as a vehicle access
prohibition zone.
4. That the 26th Street pavement be widened on the north
side to provide for a 24 foot street and lessen the
impact of cutting of trees within the right-of-way.
5. That the two remaining variances be forwarded to the
Board of Directors.
July 11, 1989
ITEM NO.: F (Continued)
... ........
Mr. Joe White of White-Daters and Associates, the project
engineer, was present representing the application. Mr.
White stated that the owner could accept the Staff
recommendation.
Mr. James Minor, a neighborhood resident, was present. Mr.
Minor offered comments that the residents of the area now
support the rezoning and the plat, given the assurances
provided. He commented on the meeting held at his residence
involving Staff and some 20 residents. Mr. Minor asked if
it would be possible for the Commission to approve this
development proposal conditioning the screening and
buffering requirements being in place prior to the
initiation of construction of the residences. The
Commission then asked for clarification of several points,
including Mr. Minor's request. It was determined that this
request could be accomplished through the final plat process
and conditions within the reclassification ordinance when
rezoning to "R-3."
A general discussion followed. A motion was then made to
approve the plat as recommended by Staff plus the approval
of the two variances which will be forwarded to the Board of
Directors. Mr. Minor's condition on the screening and
buffer was made a part of the motion. The motion passed by
a vote of 6 ayes, 0 nays, and 5 absent.
ORDINANCE
AN ORDINANCE AMENDING CHAPTER 31 OF
THE CODE OF ORDINANCES OF THE CITY
OF LITTLE ROCK, ARKANSAS PROVIDING
FOR A VARIANCE AND WAIVER OF STREET
PAVING WIDTH AND DOUBLE -FRONTAGE LOTS
REQUIREMENTS RESPECTIVELY.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF
LITTLE ROCK, ARKANSAS.
SECTION 1. That Chapter 31 of the Code of Ordinances
be amended to provide for variance and waiver of certain
requirements within the Subdivision Regulations of the City
of Little Rock for Pine Hill Homes Preliminary Plat as
follows:
Subsection a. That Section 31-209 of the Code of
Ordinance be amended to provide for a variance in
street pavement width from 27 feet to 24 feet, back-to-
back on the curbing, and that Section 31-232.(d) of the
Code of Ordinances be amended to provide for a waiver
of the prohibition of double frontage lots.
SECTION 2. This ordinance shall take effect thirty
(30) days from and after its passage.
PASSED:
ATTEST:
APPROVED:
C i t y Cl e r k "� -�- Mayor