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HomeMy WebLinkAboutS-0868 Staff Analysis1. Meeting Date: May 2, 1989 2. Case No.: S-868 3. Request: A request from the developer of Parkview Hill Addition Preliminary Plat for a waiver of sidewalks on West 22nd Street and a reduction in street dimension on the single street serving the plat. 4. Location: On the south side of West 22nd Street approximately one block east of Walker Street. 5. Owner/Applicant: Odes Perry 6. Exi.sting._._Sta_tus: Vacant land 7. Prop9.s.ed Use: Single family lots 8. Staff Recommendation: Approval of the preliminary plat and the accompanying request for variances. 9. Planning Commission Recommendation: Approval of the plat and variances as recommended by the Staff. 10. Recommendation Forwarded With: 9 ayes, 0 nays, 2 absent. 11. 0§Jpc_t.ors: None FILE NO.: 5-868 NAME: Parkview Hill Addition Preliminary Plat LOCATION: On the south side of West 22nd Street at Potter Street DEVELOPER: Odes Perry 11619 Ponderosa Drive Little Rock, AR 72209 562-8509 ENGINEER: Civil Design, Inc. 1001 Fair Park Blvd. Little Rock, AR 72204 666-4418 AREA: 3.54 NUMBER OF LOTS: 15 FT._..NEW STREET: 321 ft. ZONING: "R-2" Single family PROPOSED --- USES: Single family residential PLANNING DISTRICT: 10 CENSUS TRACT: 24.01 VARIANCES REQUESTED: 1. Interior street at a 24 foot minor residential classification. 2. Sidewalk improvements along West 22nd Street. 3. Deletion of the on -site run-off detention. FLAT DEFICIENCIES NOTED: (January 23, 1989) 1. Add current zoning status on the plat and adjacent properties. 2. Show the method for termination of West 23rd Street at the west plat boundary. 3. Indicate the appropriate filing with the City Clerk for the abandonment of West 23rd Street which traverses this plat. (Continued)__ A. PROPOSAL/REQUEST: To replat portions of 15 single family lots (existing West 23rd). cul-de-sac as a minor B. EXISTING CONDITIONS: an existing utilizing a The design street. subdivision into street right-of-way requires a single The site is gentle rolling terrain surrounded by platted lots, most of which are developed. West 23rd Street which crosses this tract east to west currently dead -ends at the west boundary. The one block segment crossing this plat has not been open and utilized as a public thoroughfare. C. ENGINEERING COMMENTS: 1. Address Stormwater and Excavation Ordinance. 2. Show preliminary street grades and preliminary drainage routing, quantities, pipe size and ditch sizes. 3. Indicate the future of West 23rd Street as to a turnaround device at the end of the current pavement. D. ISSUES/LEGAL/TECHNICAL/DESIGN: The street abandonment question may cause deferral of this plat if the applicant cannot file the appropriate paperwork. It appears from initial conversation with the developer that one abutting lot owner refuses to sign the petition. This refusal causes the petitioner to use a secondary approach to abandonment which is somewhat more complex. Staff has not been advised of the status of that approach in the last several weeks. E. ANALYSIS: This plat is a second attempt to develop this parcel of land as single family lots. There are no issues of consequence except for disposition of West 23rd. The provision of a turnaround at the east end of the current street improvement is critical due to the existence of several houses taking access and the potential for four to six additional lots fronting this street. _(Continued). F. STAFF RECOMMENDATION: Staff recommends approval of the plat subject to the appropriate filing by the owner of the Abandonment Petition and the submittal of a design for the termination of West 23rd. SUBDIVISION COMMITTEE COMMENTS: (February 9, 1989) The applicant and his engineer were not present. The Committee and Staff briefly discussed the proposal. It was pointed out by Staff that a street right-of-way abandonment petition is working on 23rd Street to relieve that conflict with the plat. The owner will be working with the City Clerk to establish a petition whereby the City Board will sponsor and deal with the abandonment as opposed to the conventional abandonment petition. This is necessary due to the refusal of at least one adjacent property owner to sign the abandonment petition. The plat was forwarded to the full Commission without further comment. PLANNING COMMISSION ACTION: (February 21, 1989) There were no objectors present. The application was represented by Mr. Lawson of the Civil Design Engineering firm. Mr. Lawson presented a request that this item be deferred until April 4, 1989. He stated two reasons for the deferral request. These were resolution of abandonment of West 23rd and dealing with the several variances that had been requested initially and were not resolved. After a brief discussion, the Commission determined the deferral to be appropriate. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays, 3 absent. PLANNING STAFF COMMENT: The Staff has worked with the project developer and the City Clerk to establish public hearing dates for the abandonment of West 23rd Street. These dates will be coordinated with the approval date of this preliminary plat which it is hoped will be April 4. There are no remaining issues associated with this plat to be resolved except the three variances that were not resolved during the last review cycle. These (Continued are reflected on the first page of this write-up. They have to deal with on -site detention, sidewalk improvements on 22nd Street and interior street dimension of 24 feet on the minor residential. SUBDIVISION COMMITTEE COMMENT: (March 23, 1989) Jerry Gardner of the Public Works Department provided a letter for the record from Civil Design, Inc., an engineering firm which has performed work on this plat. The letter indicated several responses to Public Works Department's concerns about Stormwater and Excavation Ordinance, preliminary grades and drainage, and the future of West 23th as to a turn -around device. The communication closed by stating that Civil Design would be leaving this project as the engineer -of -record after acceptance of the preliminary plat by the Planning Commission. The only remaining issue on this plat to be resolved, which was not discussed due to the absence of the applicant, had to do with variances. There are three variances stated on the application dealing with minor street width, sidewalk improvements and deletion of on -site detention. The Planning Staff typically supports minor street dimensions in these circumstances; sidewalk and detention variances are not normally supported by Staff. We will expect that the applicant will address these issues at the public hearing. PLANNING COMMISSION ACTION: (April 4, 1989) The Planning Staff offered its recommendation of approval of the preliminary plat as filed. The applicant, Mr. Perry, was present. Mr. Perry offered several comments on his application and the proposal to abandon 23rd Street. The Staff identified the schedule for review of Mr. Perry's street abandonment issue before the City Board of Directors. After a brief discussion, the Commission determined it appropriate to place this item on the Consent Agenda for approval. A motion to that effect was offered. The motion passed by a vote of 9 ayes, 0 nays, 2 absent. February 21, 1989 Njapg: West 23rd Right-of-way Abandonment The south side of West 22nd Street at Potter Street Q��erL�ppl�a�t: Odes Perry ggy��t: To abandon West 23rd Street along the west plat boundary of Parkview Hill Addition approximately 321 feet. $�a��_Reyigwi The applicant was before the Planning Commission on February 21, 1989 with a proposal to replat portions of an existing subdivision into 15 single family lots utilizing an existing street, West 23rd. The design requires a single cul-de-sac as a minor street to the subdivision. There exists no concerns by the City to this request regarding public need, Master Street Plan, need of right-of-way to adjacent streets or public welfare and safety issues. The site is gentle rolling terrain surrounded by platted lots, most of which are developed. West 23rd Street which crosses this tract east to west currently dead ends at the west boundary. The one block segment crossing this plat has not been open and utilized as a public thouroughfare. The applicant's attempt to replat portions of this subdivision is the second known by staff to develop this parcel of land as single family lots. There are no issues of consequence except for disposition of West 23rd. The provision of a turnaround at the east end of the current street improvement is critical due to the existence of several houses taking access and the potential of four to six additional lots fronting this street. It appeared from initial conversation with the developer that one abutting lot owner refused to sign the petition for abandonment. Therefore, the developer has to use a secondary approach to abandonment which is somewhat more complex. The developer has to work with the City Clerk to establish a petition whereby the City Board will sponsor and deal with the abandonment. Staff is unaware of any utility comments regarding the applicant's abandonment request for West 23rd Street. A motion was made to defer the Parkview Hill Addition preliminary plat until the right-of-way abandonment of West 23rd Street has been addressed by the Little Rock Board of Directors. The motion passed by a vote of 8 ayes, 0 nayes, 3 absent. The preliminary plat will come back before the Planning Commission on April 4, 1989. February 21, 1989 SUBDIVISION ITEM NO.: 2 FILE NO.: S-868 NAME: Parkview Hill Addition Preliminary Plat LOCATION: On the south side of kNest 22nd Street at Potter Street DEVELOPER: ENGINEER: Odes Perry 11619 Ponderosa Drive Little Rock, AR 72209 562-8509 AREA: 3.54 NUMBER OF LOTS: ZONING: "R-2" Single family PLANNING DISTRICT: 10 CENSUS TRACT: 24.01 VARIANCES REQUESTED: Civil Design, Inc. 1001 Fair Park Blvd. Little Rock, AR 72204 666-4418 15 FT. NEW STREET: 321 ft. PROPOSED USES: Single family residential 1. Interior street at a 24 foot minor residential classification. 2. Sidewalk improvements along West 22nd Street. 3. Deletion of the on -site run-off detention. PLAT DEFICIENCIES NOTED: (January 23, 1989) 1. Add current zoning status on the plat and adjacent properties. 2. Show the method for termination of West 23rd Street at the west plat boundary. 3. Indicate the appropriate filing with the City Clerk for the abandonment of West 23rd Street which traverses this plat. February 21, 1989 SUBDIVISION ITEM NO.: 2 (Continued) __ F. STAFF RECOMMENDATION: Staff recommends approval of the plat subject to the appropriate filing by the owner of the Abandonment Petition and the submittal of a des-ign for the termination of West 23rd. SUBDIVISION COMMITTEE COMMENTS: (February 9, 1989) The applicant and his engineer were not present. The Committee and Staff briefly discussed the proposal. It was pointed out by Staff that a street right-of-way abandonment petition is working on 23rd Street to relieve that conflict with the plat. The owner will be working with the City Clerk to establish a petition whereby the City Board will sponsor and deal with the abandonment as opposed to the conventional abandonment petition. This is necessary due to the refusal of at least one adjacent property owner to sign the abandonment petition. The plat was forwarded to the full Commission without further comment. PLANNING COMMISSION ACTION: (February 21, 1989) There were no objectors present. The application was represented by Mr. Lawson of the Civil Design Engineering firm. Mr. Lawson presented a request that this item be deferred until April 4, 1989. He stated two reasons for the deferral request. These were resolution of abandonment of West 23rd and dealing with the several variances that had been requested initially and were not resolved. After a brief discussion, the Commission determined the deferral to be appropriate. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays, 3 absent.