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HomeMy WebLinkAboutS-0502-H Staff AnalysisITEM NO.: 1 S-502-H NAME: John Barrow Addition Replat Lots 4R — 8R and Alley Abandonment LOCATION: located Between 28tn and 29tn, Cobb and Zion Streets Planning Staff Comments: 1. Notification has been completed 2. All utilities have consented to the abandonment and no utility has requested the retention of easements within the alley. Variance/Waivers: None requested. Public Works Conditions: 1. West 28tn Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Drainage easements should be maintained in the right-of-way to convey storm water from adjacent property. 3. Per City code, with site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Cobb and Zion Streets including 5-foot sidewalks with the planned development. At least 20 feet of pavement must be provided on these streets. It is recommended the applicant petition the City to abandon Cobb and Zion Streets right-of-ways. 4. A 20 foot radial dedication of right-of-way is required at the intersection of West 28tn and Cobb and West 28tn and Zion Streets if the right-of-way is not abandoned. 5. Repair or rer!ace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. Contact Central Arkansas Water regarding locations of water meters. The existing fire hydrant may need to be moved. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Item # 1 Fire Department: Additional fire hydrants may be required. 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. Planning 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, March 28, 2007. Item # 1 April 12, 2007 ITEM NO.: 1 FILE NO.: NAME: John Barrow Addition Replat Lots 4R — 8R, Alley Abandonment and Right of Way abandonment for Cobb and Zion Streets LOCATION: Located Between 28th and 291h, Cobb and Zion Streets DEVELOPER: DJ Taylor Customs Homes, LLC 15 Woods Circle Little Rock, AR 72210 SURVEYOR: Donald Brooks Surveying 20820 Arch Street Pike Little Rock, AR 72065 AREA: 0.66 acres CURRENT ZONING PLANNING DISTRICT NUMBER OF LOTS: 5 R-3, Single-family 10 — Boyle Park CENSUS TRACT: 24.03 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: FT. NEW STREET: 0 LF The applicant is proposing a replat of six previously platted lots into five lots. The lots are proposed with a minimum lot width of 55-feet and a minimum lot depth of 139-feet. The lots are indicated with a minimum lot area of 7,558 square feet. The corner lots are indicated with a lot width of 60-feet and a lot area of 8,340 square feet. The applicant is requesting the abandonment of an alley located within Block 81 of the John Barrow Addition. The applicant has provided letters from all utility companies indicating their support of the abandonment and indicated no facilities existing or planned located within the alley. Therefore, easement rights are not necessary to be retained. April 12, 2007 SUBDIVISION ITEM NO.: 1 (Cont.) _ FILE NO.: S-502-H The request also includes the abandonment of Cobb and Zion Streets. The abandonment for Cobb Street includes the entire length between West 28th and West 29th Streets. The abandonment for Zion Street includes one-half block (139.0 feet) located between West 28th and West 29th Streets. The entirety of the right of way for Cobb and Zion Streets will be maintained as a utility and drainage easement. B. EXISTING CONDITIONS: The site is vacant with single-family homes located in the immediate area. The site slopes slightly from north to south. North of West 28th Street are single-family homes. There are three new homes located on the northeast corner of West 28th and Walker Streets. Cobb and Zion Streets have not been constructed adjacent to the property. West 28th Street is the primary connection to Boyle Park in this area. To the, northwest is a tract currently being cleared. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received two informational phone calls from area residents. The John Barrow Association and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West 28th Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Drainage easements should be maintained in the right-of-way to convey storm water from adjacent property. 3. Per City code, with site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Cobb and Zion Streets including 5-foot sidewalks with the planned development. At least 20 feet of pavement must be provided on these streets. It is recommended the applicant petition the City to abandon Cobb and Zion Streets right-of-ways. 4. A 20 foot radial dedication of right-of-way is required at the intersection of West 28th and Cobb and West 28th and Zion Streets if the right-of-way is not abandoned. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 2 April 12, 2007 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-502-H Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. Contact Central Arkansas Water regarding locations of water meters. The existing fire hydrant may need to be moved. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Fire Department: Additional fire hydrants may be required. 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/TECHNICAL/DESIGN: Planning Division: No comment. Landsca e: No comment. G. SUBDIVISION COMMITTEE COMMENT: (March 22, 2007) The applicant was present representing the request. Staff presented an overview of the request indicating there were few outstanding issues associated with the request. Staff stated Cobb and Zion Streets should be constructed to Master Street Plan standard or be abandoned. There was a general discussion concerning the abandonment of Zion Street and the applicant indicated the abutting property owners were not supportive of the abandonment. Staff stated Zion Street would require street construction to Master Street Plan standard including a minimum paving width of 20-feet. Staff requested the applicant contact the abutting property owners of Cobb Street to determine if the abandonment was feasible. Staff stated if the abandonment was not feasible the applicant would be required to construct Cobb Street to Master Street Plan standard including curb, gutter and sidewalk and a minimum paving width of 20-feet. 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. 3 April 12, 2007 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-502-H H. ANALYSIS: The applicant submitted the requested additional information from the March 22, 2007, Subdivision Committee meeting. The applicant has provided staff with the abandonment petition signed by all the abutting property owners. The applicant has also provided staff with the approval letters from the various utility companies approving the abandonment of Cobb and Zion Streets as a public right of way but retaining the entire area as a utility and drainage easement. The regL.jest is to allow a replat of six previously platted lots into five lots all fronting West 28"' Street. The lots are proposed with a minimum lot width of 55-feet and a minimum lot -depth of 139-feet. The lots are indicated with a minimum lot area of 7,558 square feet. The corner lots are indicated with a minimum lot width of 60-feet and a minimum lot area of 8,340 square feet. The site is zoned R-3, Single-family which typically requires a minimum lot width of 50-feet and a minimum lot area of 5,000 square feet. The lots are indicated with more than adequate area to meet the typical minimum ordinance standards. The applicant is requesting the abandonment of an alley located within Block 81 of the John Barrow Addition. The applicant has provided letters from all utility companies indicating their support of the abandonment and indicated there are no facilities existing or planned located within the alley. Therefore easement rights are not necessary to be retained. The request also includes the abandonment of Cobb and Zion Streets as a public right of way but maintaining the area as a utility and drainage easement. The abandonment for Cobb Street includes the entire length between West 28th and West 29th Streets. The abandonment for Zion Street includes one-half block (139.0 feet) adjacent to Lots 4- 6 Block 81 John Barrow Addition. Staff is supportive of the proposed preliminary plat and the abandonment request. The applicant is seeking preliminary plat approval to allow six existing R-3, Single- family zoned lots to be replatted into fiVE� residential lots with access to West 28th Street. Since several of the platted rights of ways in this area were never constructed a number of the homes along West 28th and West 29th Streets were constructed fronting these streets. Staff does not feel the replatting is out of character with the area. Staff also feels the abandonments, as proposed, will not adversely impact the area or the proposed lots. Otherwise, to staff's knowledge, there are no outstanding issues associated with the request. The proposed preliminary plat fully complies with the minimum requirements of the Subdivision Ordinance for R-3, Single-family zoned property. M April 12, 2007 SUBDIVISION ITEM NO.: 1 (Cont. STAFF RECOMMENDATIONS: FILE NO.: S-502-H 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 applicant's request for abandonment of a portion of Zion Street, Cobb Street and an alley located within the proposed plat area. PLANNING COMMISSION ACTION: (APRIL 12, 2007) 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 above agenda staff report. Staff also presented a recommendation of approval of the applicant's request for abandonment of a portion of Zion Street, Cobb Street and an alley located within the proposed plat area. 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 FILE NO.: S-502-H NAME: John Barrow Addition Replat Lots 4R — 8R, Alley Abandonment and Right of Way abandonment for Cobb and Zion Streets LOCATION: Located Between 28th and 29th, Cobb and Zion Streets DEVELOPER: DJ Taylor Customs Homes, LLC 15 Woods Circle Little Rock, AR 72210 SURVEYOR: Donald Brooks Surveying 20820 Arch Street Pike Little Rock, AR 72065 AREA: 0.66 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 5 R-3, Single-family 10 — Boyle Park 24.03 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: FT. NEW STREET: 0 LF The applicant is proposing a replat of six previously platted lots into five lots. The lots are proposed with a minimum lot width of 55-feet and a minimum lot depth of 139-feet. The lots are indicated with a minimum lot area of 7,558 square feet. The corner lots are indicated with a lot width of 60-feet and a lot area of 8,340 square feet. The applicant is requesting the abandonment of an alley located within Block 81 of the John Barrow Addition. The applicant has provided letters from all utility companies indicating their support of the abandonment and indicated no facilities existing or planned located within the alley. Therefore, easement rights are not necessary to be retained. FILE NO.: S-502-H (Cont. Al C. The request also includes the abandonment of Cobb and Zion Streets. The abandonment for Cobb Street includes the entire length between West 28th and West 29th Streets. The abandonment for Zion Street includes one-half block (139.0 feet) located between West 28th and West 29th Streets. The entirety of the right of way for Cobb and Zion Streets will be maintained as a utility and drainage easement. EXISTING CONDITIONS: The site is vacant with single-family homes located in the immediate area. The site slopes slightly from north to south. North of West 28th Street are single-family homes. There are three new homes located on the northeast corner of West 28th and Walker Streets. Cobb and Zion Streets have not been constructed adjacent to the property. West 28th Street is the primary connection to Boyle Park in this area. To the northwest is a tract currently being cleared. NEIGHBORHOOD COMMENTS: As of this writing, staff has received tw The John Barrow Association and all Public Hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: o informational phone calls from area residents. abutting property owners were notified of the 1. West 28th Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Drainage easements should be maintained in the right-of-way to convey storm water from adjacent property. 3. Per City code, with site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Cobb and Zion Streets including 5-foot sidewalks with the planned development. At least 20 feet of pavement must be provided on these streets. It is recommended the applicant petition the City to abandon Cobb and Zion Streets right-of-ways. 4. A 20 foot radial dedication of right-of-way is required at the intersection of West 28th and Cobb and West 28th and Zion Streets if the right-of-way is not abandoned. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. 4 FILE NO.: S-502-H (Co Center -Point Energy: Approved as submitted. 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. Contact Central Arkansas Water regarding locations of water meters. The existing fire hydrant may need to be moved. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Fire De artment: Additional fire hydrants may be required. 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/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (March 22, 2007) The applicant was present representing the request. Staff presented an overview of the request indicating there were few outstanding issues associated with the request. Staff stated Cobb and Zion Streets should be constructed to Master Street Plan standard or be abandoned. There was a general discussion concerning the abandonment of Zion Street and the applicant indicated the abutting property owners were not supportive of the abandonment. Staff stated Zion Street would require street construction to Master Street Plan standard including a minimum paving width of 20-feet. Staff requested the applicant contact the abutting property owners of Cobb Street to determine if the abandonment was feasible. Staff stated if the abandonment was not feasible the applicant would be required to construct Cobb Street to Master Street Plan standard including curb, gutter and sidewalk and a minimum paving width of 20-feet. 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. 3 FILE NO.: S-502-H Cont. H. ANALYSIS: The applicant submitted the requested additional information from the March 22, 2007, Subdivision Committee meeting. The applicant has provided staff with the abandonment petition signed by all the abutting property owners. The applicant has also provided staff with the approval letters from the various utility companies approving the abandonment of Cobb and Zion Streets as a public right of way but retaining the entire area as a utility and drainage easement. The request is to allow a replat of six previously platted lots into five lots all fronting West 28th Street. The lots are proposed with a minimum lot width of 55-feet and a minimum lot depth of 139-feet. The lots are indicated with a minimum lot area of 7,558 square feet. The corner lots are indicated with a minimum lot width of 60-feet and a minimum lot area of 8,340 square feet. The site is zoned R-3, Single-family which typically requires a minimum lot width of 50-feet and a minimum lot area of 5,000 square feet. The lots are indicated with more than adequate area to meet the typical minimum ordinance standards. The applicant is requesting the abandonment of an alley located within Block 81 of the John Barrow Addition. The applicant has provided letters from all utility companies indicating their support of the abandonment and indicated there are no facilities existing or planned located within the alley. Therefore easement rights are not necessary to be retained. The request also includes the abandonment of Cobb and Zion Streets as a public right of way but maintaining the area as a utility and drainage easement. The abandonment for Cobb Street includes the entire length between West 28th and West 29th Streets. The abandonment for Zion Street includes one-half block (139.0 feet) adjacent to Lots 4- 6 Block 81 John Barrow Addition. Staff is supportive of the proposed preliminary plat and the abandonment request. The applicant is seeking preliminary plat approval to allow six existing R-3, Single- family zoned lots to be replatted into five residential lots with access to West 28th Street. Since several of the platted rights of ways in this area were never constructed a number of the homes along West 28th and West 29th Streets were constructed fronting these streets. Staff does not feel the replatting is out of character with the area. Staff also feels the abandonments, as proposed, will not adversely impact the area or the proposed lots. Otherwise, to staff's knowledge, there are no outstanding issues associated with the request. The proposed preliminary plat fully complies with the minimum requirements of the Subdivision Ordinance for R-3, Single-family zoned property. 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. 4 FILE NO_: S-502-H Cont.) Staff recommends approval of the applicant's request for abandonment of a portion of Zion Street, Cobb Street and an alley located within the proposed plat area. PLANNING COMMISSION ACTION: (APRIL 12, 2007) 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 above agenda staff report. Staff also presented a recommendation of approval of the applicant's request for abandonment of a portion of Zion Street, Cobb Street and an alley located within the proposed plat area. 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. 61