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HomeMy WebLinkAboutS-0502-C Staff AnalysisOctober 3, 2013 ITEM NO.: 1 FILE NO.: S-502-L NAME: Lots 5R and 6R Block 204 Replat John Barrow Addition LOCATION: Located on the Southwest corner of 32"d and Malloy Streets DEVELOPER: Raymond Weldon P.O. Box 242507 Little Rock, AR 72223 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.25 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: VARIANCE/WAIVERS: NUMBER OF LOTS: 2 R-3, Single-family 10 — Boyle Park FT. NEW STREET: 0 LF A variance from Section 31-232(a) to allow a reduced lot depth. A variance from Section 36-254 to allow a reduced setback adjacent to Malloy Street. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The request is allow a replat of two existing lots within the John Barrow Subdivision. The lots are currently platted fronting Malloy Street. The applicant is proposing to turn the lots to front West 32"d Street. The lots will have a 90-foot depth and a 67-foot width. The lots will be developed utilizing setbacks per the R-3, Single-family Zoning District. October 3, 2013 SUBDIVISION ITEM NO.: 1 (Cont.) _ FILE NO.: S-502-L B. EXISTING CONDITIONS: This section of Malloy Street is characterized primarily single-family homes located on 50-foot by 140-foot lots. The homes from West 29 h Street south to West 36th Street primarily front onto the named streets. West of the site a number of new homes have been constructed on Holt Street. East of the site on Ludwig Street several new duplexes have been constructed. The streets in this area do include curb and gutter but no sidewalks are in place. C. NEIGHBORHOOD COMMENTS: As of this writing, staff not has received any comment from area residents concerning the proposed request. All abutting property owners along with the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS. PUBLIC WORKS CONDITIONS: 1. West 32"d Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required as shown on replat. 2. Malloy Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required as shown on replat. 3. A 20 foot radial dedication of right-of-way is required at the intersection of West 32"d Street and Malloy Street as shown on the replat. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve Lot 5R. Contact Little Rock Wastewater for additional information. Entergy: There are no existing Entergy facilities on this corner. Contact Entergy at the time service is required and any easement to the service location will be determined at that time. Front lot line is normally required. Center -Point Energy: No comment received. AT & T: No comment received. 2 October 3, 2013 SUBDIVISION ITEM NO.: 1 (Cont. Central Arkansas Water: FILE NO.: S-502-L 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. There is no water main in 32"d Street to provide service to Lot 5R. 3. A water main extension will be needed to provide water service to this property. 4. Please submit plans to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 5. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain additional information regarding the required placement of hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 7. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Site is located two (2) blocks from the new #9 John Barrow and four (4) blocks from #3 Baptist Medical Center bus routes. Parks and Recreation: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. 3 October 3, 2013 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-502- G. SUBDIVISION COMMITTEE COMMENT: (September 11, 2013) The applicant was present. Staff presented an overview of the request stating there were few outstanding technical issues associated with the request. Staff stated the plat would require a 25-foot platted building line along the abutting streets. Public Works comments were addressed. Staff stated West 32"d and Malloy Streets were classified on the Master Street Plan as a residential street and would require a right of way dedication to 25-feet from centerline. Staff also stated a radial dedication was required at the intersection of the two (2) streets. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant did not provide a revised plat to staff addressing all of the issues raised at the September 11, 2013, Subdivision Committee meeting. The applicant has indicated at the time of final platting a revised plat will be provided to include the 25-foot platted building line along West 32nd Street. The request is to allow a replat of two existing lots within the John Barrow Subdivision. The lots are currently platted fronting Malloy Street. The applicant is proposing to turn the lots to front West 32"d Street. The lots will have a 90-foot depth and a 67-foot width with a 6,030 square foot lot area. The applicant is requesting to develop the lots with 25-foot front and rear yard setbacks. The applicant is requesting a 5-foot side yard setback including the side yard along Malloy Street. Staff is not supportive of allowing a 5-foot side yard setback along Malloy Street. Staff is however supportive of allowing the setback along Malloy Street to be reduced from the typically required 25-feet to 20-feet. Although staff is generally supportive of the applicant's request, staff is not in full support based on the requested side yard setback along Malloy Street. Although the home located to the west of this site fronts on West 32"d Street, the majority of the homes located in this area have a front yard relationship to Malloy Street and not the numbered street (West 32"d Street). In staff's opinion the placement of the home with a 5-foot setback on Malloy Street is out character with the remainder of the homes in this area of the neighborhood. 0 October 3, 2013 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-502 I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (OCTOBER 3, 2013) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of denial. Mr. Raymond Weldon addressed the Commission on the merits of his request. He stated his goal was to construct two (2) new homes in the John Barrow Neighborhood. He stated he felt the lots and homes would be more marketable if the lots were turned to face West 32"d Street. He stated the request was to allow a 25-foot front and rear yard setback and a 5-foot side yard setback including the side along Malloy Street. He stated presently the ordinance required him to place a 25-foot setback on Malloy Street which would then allow the rear yard to be reduced to 8-feet. He stated he did not feel he could sell a home with such a small rear yard. He stated currently the ordinance would allow him to place a 5-foot side yard setback on West 32"d Street. He stated the request was to move the 5-foot setback to Malloy Street instead of West 32"d Street. There was a general discussion by the Commission of the existing homes in the area and the existing setbacks. Mr. Weldon stated a number of the homes on Malloy Street were set at 5 to 10-feet. He stated there were few if any homes set at 25-feet from the property line. The Commission questioned staff as to their opposition to the request. Staff stated all the new homes were being constructed to meet the typical ordinance standards. Mr. Weldon stated the corner lots were difficult to develop when the City required the 25-foot setbacks on both street sides. The Commission question if it was a correct statement that currently he would be allowed to place the home 5-feet from West 32"d Street. Staff stated this was a correct statement. A motion was made to approve the request including all staff recommendations and comments except that of denial. The motion carried by a vote of 7 ayes, 1 no, 2 absent and 1 open position. 5 ITEM NO.: 1, NAME: Lots 5R and 6R Block 204 Replat John Barrow Addition LOCATION: located on the Southwest corner of 32"d and Malloy Streets Planning. Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than September 18, 2013. The Office of Planning and Development must receive the proof of notice no later than September 27, 2013. 2. The plat should include a platted building line along West 32"d Street and Malloy Street. (25-feet) Variance/Waivers: A variance from Section 31-232(a) to allow a reduced lot depth Public Works Conditions- 1 . West 32"d Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required as shown on replat. 2. Malloy Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required as shown on replat. 3. A 20 foot radial dedication of right-of-way is required at the intersection of West 32"d Street and Malloy Street as shown on replat. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements to serve Lot 5R. Contact Little Rock Wastewater for additional information. Entergy: There are no existing Entergy Facilities on this corner. Contact Entergy at the time service is required and any easement to the service location will be determined at that time. Front lot line is normally required. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Item # L 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. There is no water main in 32"d Street to provide service to Lot 5R. 3. A water main extension will be needed to provide water service to this property. 4. Please submit plans to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 5. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain additional information regarding the required placement of hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 7. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Site is located two (2) blocks from the new #9 John Barrow and four (4) blocks from #3 Baptist Medical Center bus routes. Parks and Recreation: No comment received. 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 Wednesday, September 18, 2013. Item # I .