HomeMy WebLinkAboutS-1011 Staff Analysis1. Meeting Date: April 19, 1994
2. Case No.: S-1011
3. Request: For MARY KAY SUBDIVISION, a waiver from the Master
Street Plan and Subdivision Regulations require construction
of one-half of the width of the boundary streets which have
frontage on the subdivision, and permit the existing County
roads to serve the property; and a waiver from the
Subdivision Regulations which prohibits the creation of lots
with double -frontages on parallel residential or collector
streets.
4. Location: Approximately 0.1 mile north of Raines Road,
between Brixie Road and Sullivan Road, outside the City
Limits
5. Owner A licant: Marion and Mary Kay Young
6. Existing Status: Vacant; Zoned R-2, Single -Family District
7. Pro o ed Use: Single -Family Residential
8. Staff Recommendation: Approval
9. Planning Commission Recommendation: Approval
10. Conditions or Issues Remaining to be Resolved: None
11. Right -of -Way Issues: None
12. Recommendation Forwarded With: A vote of 10 ayes, 0 nays,
1 absent, and 0 abstentions
13. Db_ectors : None
14. Neighborhood Plan: Crystal Valley (17)
ORDINANCE NO.
AN ORDINANCE AMENDING CHAPTER 31 OF THE
CODE OF ORDINANCES OF THE CITY OF LITTLE
ROCK, ARKANSAS, PROVIDING FOR A WAIVER OF
STREET REQUIREMENTS AND A WAIVER FROM THE
RESTRICTION ON DOUBLE -FRONTAGE LOTS FOR
MARY KAY ADDITION (S-1011), LOCATED
APPROXIMATELY 0.1 MILES NORTH OF RAINES
ROAD, BETWEEN BRIXIE ROAD AND SULLIVAN
ROAD; AND FOR OTHER PURPOSES.
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 waivers of certain requirements within the
Subdivision Regulations of the City of Little Rock for MARY KAY
ADDITION (S-1011), and located approximately 0.1 miles north of
Raines Road, between Brixie Road and Sullivan Road, as follows:
Subsection a. That Chapter 31-201(h) and 31-209
of the Subdivision Regulations be waived which
would require the construction of one-half of
Master Street Plan requirements along the two
boundary streets, Brixie Road and Sullivan Road,
which have frontage on the subdivision.
Subsection b. That Chapter 31-232(d) of the
Subdivision Regulations be waived which restricts
the creation of lots with double frontages between
parallel residential or collector streets.
SECTION 2. This ORDINANCE shall take effect thirty (30)
days from and after its passage.
PASSED:
ATTEST:
City Clerk
Mayor
FILE NO.: S-1011
NAME: MARY RAY ADDITION -- PRELIMINARY PLAT
LOCATION: Between Brixie Road and Sullivan Road, approximately
0.1 mile north of Raines Road
DEVELOPER:
ENGINEER•
MARION AND MARY RAY YOUNG JOE WHITE
#6 Holly Hill Road WHITE-DATERS & ASSOCIATES, INC.
Little Rock, AR 72204 401 S. Victory Street
664-1674 Little Rock, AR 72201
374-1666
AREA: 2.86 ACRES NUMBER OF LOTS: 3 FT. NEW STREET: 0
ZONING: R-2 PROPOSED USES: Single -Family Residential
PLANNING DISTRICT: 17
CENSUS TRACT: 42.08
VARIANCES REQUESTED:
1. Waiver from the Master Street Plan and Subdivision
Regulations which will require construction of one-half
of the width of boundary street which have frontage on
the subdivision
2. Waiver from the Subdivision Regulation which prohibits
creating subdivision lots with double frontages on
parallel residential or collector streets.
STATEMENT OF PROPOSAL:
The applicant proposes a preliminary plat in order to subdivide a
2.86 acre tract into three single-family lots. The tract
currently has County -maintained public roadways along its east
and west boundaries. The right-of-way for the boundary roadway
on the east is dedicated; on the west, the right-of-way is not
dedicated, and the applicant proposes to dedicate one-half of a
50 foot right-of-way. No street improvements are proposed.
A. PROPOSAL/REQUEST:
Approval of the Planning Commission is requested for a
preliminary plat for a 3-lot residential subdivision on a
2.86 acre site. There are currently County roads which
bound the tract on two opposing sides. The roadway along
the east frontage of the property is a County -maintained
road in a dedicated right-of-way. The road along the west
frontage of the site is a County -maintained road, but the
right-of-way is not dedicated. The applicant proposes to
dedicate the needed right-of-way to the center of the road,
FILE NO.: 5-1011 (Continued)
or one-half of a 50 foot right-of-way. The applicant will
request a waiver from the Board of Directors of having to
provide Master Street Plan improvements for both of the
roads, and will seek a waiver from the prohibition in the
Subdivision Regulations against double frontage lots where
two parallel residential or collector streets are involved.
B. EXISTING CONDITIONS:
The site is outside the City Limits of Little Rock, but in
the Planning Boundary of the City. The site is undeveloped
and wooded; the land rises approximately 20 feet from west
to east. Brixie Road, a County -maintained roadway, borders
the tract along the east frontage of the tract, and the
right-of-way for the road is dedicated. Parallel to Brixie
Road, and lying along the west frontage of the tract, is
Sullivan Road On this latter road, the right-of-way has not
been dedicated.
The current zoning of the site, and of all the surrounding
land is R-2.
C. ENGINEERING/UTILITY COMMENTS:
Engineering indicates that the Master Street Plan will
require dedication of right-of-way and construction of
street improvements on Sullivan Road and Brixie Road
Sidewalks will be required along both frontages. The
applicant will be required to comply with Section 31-401 of
the Code of Ordinances regarding the installation of street
lighting. Compliance with the Stormwater Detention and the
Excavation Ordinances will be required.
Water Works reports that an acreage charge of $150.00 per
acre applies, and that this is in addition to the normal
connection fee. Execution of a pre -annexation agreement and
approval of the City will be required in order to obtain
water service.
Wastewater indicates that the area is outside their service
boundary.
Arkansas Power & Light Co. will require easements.
Arkansas Louisiana Gas Co. approved the submittal without
comment.
D. ISSUESILEGAL/TECHNICAL/DESIGN:
Section 31-231(d) of the Subdivision Regulations, it
states: "Double frontage lots are prohibited. However,
where a subdivision abuts or contains an existing or
proposed arterial street, freeway, expressway, or railroad
2
FILE NO.: 5-1011 (Continwed)
E.
F.
right-of-way, reverse frontage lots are permitted. Double
frontage lots may also be used to facilitate residential
development in hillside areas...." The two boundary streets
affecting the proposed development are residential or
collector streets, therefore, a double -frontage lot
situation is not permitted. A waiver from the requirement
is required to be considered by the Board of Directors.
A septic system is indicated in the application to be the
planned means of sewage disposal. The applicant needs to
furnish the State Health Department permit.
The plat, as submitted, has minimal deficiencies: minimum
front building setback lines are to be shown; the
description of monuments is to be provided; the zoning
classification of the site and of abutting properties are to
be shown; the minimum and average lot sizes are to be shown.
The submittals must include a Bill of Assurance. PAGIS
monuments must be set. The owner, surveyor, and engineering
certifications must be executed.
ANALYSIS:
The proposed subdivision is in an area which, at one time,
was proposed to be subdivided. Old maps indicate a grid -
type subdivision containing the area outlined in the current
application. The streets were shown as part of this old
proposed development were built without a final plat being
filed. With the streets which lie parallel to one another
and which bound the site of the proposed subdivision being
in place, and with only 193 feet between the parallel
streets making other design options limited, dividing the
property as has been submitted is probably the most logical
choice to make.
The deficiencies notes in the
are minimal and can easily be
applicant's engineer.
STAFF RECOMMENDATIONS:
plans and in the submittals
completed or submitted by the
Staff recommends approval of the preliminary plat, and the
planning staff recommends approval of the waivers.
SUBDIVISION COMMITTEE COMMENT:
(MARCH 3, 1994)
The applicants, Marion and Mary Ray Young, were present. The
representative of their engineering firm, Joe White, was present.
Staff outlined the proposed development and the Committee
reviewed the prepared discussion outline with Mr. White. The
applicants and Mr. White pointed out that the proposed
FILE NO.: S-1011 (Continued)
development is outside the City Limits, but is in the City's
Planning District, and they pointed out that both boundary
streets are maintained by the County. Mr. White explained that
the applicants would be seeking a waiver from the City Board of
Directors for the street improvements. Mr. White indicated that
he would see that the deficiencies noted were remedied. The
Committee forwarded the item to the full Commission for the
public hearing.
PLANNING COMMISSION ACTION: (MARCH 22, 1994)
Staff recommended approval of the preliminary plat and of the
waivers of street improvements and for double -frontage lots,
subject to the State Health Department approval of private septic
systems for the three lots. The request was included on the
Consent Agenda for approval, and was approved with the vote of
10 ayes, 0 nays, 0 absent, and 1 abstention.
4
March 22, 1994
ITEM NO.: 4 FILE NO.: S-1011
NAME: MARY KAY ADDITION -- PRELIMINARY PLAT
LOCATION: Between Brixie Road and Sullivan Road, approximately
0.1 mile north of Raines Road
DEVELOPER:
ENGINEER•
MARION AND MARY KAY YOUNG JOE WHITE
#6 Holly Hill Road WHITE-DATERS & ASSOCIATES, INC.
Little Rock, AR 72204 401 S. Victory Street
664-1674 Little Rock, AR 72201'
374-1666
AREA: 2.86 ACRES NUMBER OF LOTS: 3 FT. NEW STREET: 0
ZONING: R-2 PROPOSED USES: Single -Family Residential
PLANNING DISTRICT: 17
CENSUS TRACT: 42.08
VARIANCES REQUESTED:
1. Waiver from the Master Street Plan and Subdivision
Regulations which will require construction of one-half
of the width of boundary street which have frontage on
the subdivision
2. Waiver from the Subdivision Regulation which prohibits
creating subdivision lots with double frontages on
parallel residential or collector streets.
STATEMENT OF PROPOSAL:
The applicant proposes a preliminary plat in order to subdivide a
2.86 acre tract into three single-family lots. The tract
currently has County -maintained public roadways along its east
and west boundaries. The right-of-way for the boundary roadway
on the east is dedicated; on the west, the right-of-way is not
dedicated, and the applicant proposes to dedicate one-half of a
50 foot right-of-way. No street improvements are proposed.
A. PROPOSAL/REQUEST:
Approval of the Planning Commission is requested for a
preliminary plat for a 3-lot residential subdivision on a
2.86 acre site. There are currently County roads which
bound the tract on two opposing sides. The roadway along
the east frontage of the property is a County -maintained
road in a dedicated right-of-way. The road along the west
March 22, 1994
SUBDIVISIQN
ITEM NO.: 4 [Continued} FILE NO.: 5-1011
frontage of the site is a County -maintained road, but the
right-of-way is not dedicated. The applicant proposes to
dedicate the needed right-of-way to the center of the road,
or one-half of a 50 foot right-of-way. The applicant will
request a waiver from the Board of Directors of having to
provide Master Street Plan improvements for both of the
roads, and will seek a waiver from the prohibition in the
Subdivision Regulations against double frontage lots where
two parallel residential or collector streets are involved.
B. Ex2 TING CONDITIONS:
The site is outside the City Limits of Little Rock, but in
the Planning Boundary of the City. The site is undeveloped
and wooded; the land rises approximately 20 feet from west
to east. Brixie Road, a County -maintained roadway, borders
the tract along the east frontage of the tract, and the
right-of-way for the road is dedicated. Parallel to Brixie
Road, and lying along the west frontage of the tract, is
Sullivan Road On this latter road, the right-of-way has not
been dedicated.
The current zoning of the site, and of all the surrounding
land is R-2.
C. ENGINEERING/UTILITY COMMENTS:
Engineering indicates that the Master Street Plan will
require dedication of right-of-way and construction of
street improvements on Sullivan Road and Brixie Road
Sidewalks will be required along both frontages. The
applicant will be required to comply with Section 31-401 of
the Code of Ordinances regarding the installation of street
lighting. Compliance with the Stormwater Detention and the
Excavation Ordinances will be required.
Water Works reports that an acreage charge of $150.00 per
acre applies, and that this is in addition to the normal
connection fee. Execution of a pre -annexation agreement and
approval of the City will be required in order to obtain
water service.
Wastewater indicates that the area is outside their service
boundary.
Arkansas Power & Light Co. will require easements.
Arkansas Louisiana Gas Co. approved the submittal without
comment.
2
March 22, 1994
SUBDIVISION
ITEM NO.: 4 -CContinued) FILE NO.: S-1011
D. ISSUES/LEGAL/TECHNICAL/DESIGN:
Section 31-231(d) of the Subdivision Regulations, it
states: "Double frontage lots are prohibited. However,
where a subdivision abuts or contains an existing or
proposed arterial street, freeway, expressway, or railroad
right-of-way, reverse frontage lots are permitted. Double
frontage lots may also be used to facilitate residential
development in hillside areas...." The two boundary streets
affecting the proposed development are residential or
collector streets, therefore, a double -frontage lot'
situation is not permitted. A waiver from the requirement
is required to be considered by the Board of Directors.
A septic system is indicated in the application to be the
planned means of sewage disposal. The applicant needs to
furnish the State Health Department permit.
The plat, as submitted, has minimal deficiencies: minimum
front building setback lines are to be shown; the
description of monuments is to be provided; the zoning
classification of the site and of abutting properties are to
be shown; the minimum and average lot sizes are to be shown.
The submittals must include a Bill of Assurance. PAGIS
monuments must be set. The owner, surveyor, and engineering
certifications must be executed.
E. ANALYSIS•
The proposed subdivision is in an area which, at one time,
was proposed to be subdivided. Old maps indicate a grid -
type subdivision containing the area outlined in the current
application. The streets were shown as part of this old
proposed development were built without a final plat being
filed. with the streets which lie parallel to one another
and which bound the site of the proposed subdivision being
in place, and with only 193 feet between the parallel
streets making other design options limited, dividing the
property as has been submitted is probably the most logical
choice to make.
The deficiencies notes in
are minimal and can easily
applicant's engineer.
F. STAFF RECOMMENDATIONS:
the plans and in the submittals
be completed or submitted by the
Staff recommends approval of the preliminary plat, and the
planning staff recommends approval of the waivers.
3
March 22, 1994
BDIVISI N
ITEM NO.: 4 (Continued) FILE NO.: S-1011
SUBDIVISION COMMITTEE COMMENT: (MARCH 3, 1994)
The applicants, Marion and Mary Kay Young, were present. The
representative of their engineering firm, Joe White, was present.
Staff outlined the proposed development and the Committee
reviewed the prepared discussion outline with Mr. White. The
applicants and Mr. White pointed out that the proposed
development is outside the City Limits, but is in the City's
Planning District, and they pointed out that both boundary
streets are maintained by the County. Mr. white explained that
the applicants would be seeking a waiver from the City Hoard of
Directors for the street improvements. Mr. White indicated that
he would see that the deficiencies noted were remedied. The
Committee forwarded the item to the full Commission for the
public hearing.
PLANNING COMMISSION ACTION: (MARCH 22, 1994)
Staff recommended approval of the preliminary plat and of the
waivers of street improvements and for double -frontage lots,
subject to the State Health Department approval of private septic
systems for the three lots. The request was included on the
Consent Agenda for approval, and was approved with the vote of
10 ayes, 0 nays, 0 absent, and 1 abstention.
4