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HomeMy WebLinkAboutS-1250-F Staff AnalysisMarch 27, 2008 t ITEM NO.: 1 FILE NO.: S-1250-F NAME: Allen's Subdivision Replat Lots 4A1 and 4A2 LOCATION: Located on Katillus Court Keith Robertson 20705 Presley Drive Roland, AR ..I IR\/FYnR- Edward Lofton 15415 Oakcrest Lane Little Rock, AR 72206 AREA: 1.5+ acres CURRENT ZONING: PLANNING DISTRICT: NUMBER OF LOTS: 2 R-2, Single-family 19 — Chenal Planning District CENSUS TRACT: 42.11 FT. NEW STREET: 0 LF VARIANCES/WAIVERS REQUESTED: A variance from the Subdivision Ordinance to allow the creation of lots with private streets (Section 31-231) and a variance from the Subdivision Ordinance to allow the creation of a lot with a reduced lot width (Section 31-232(a)). A. PROPOSAL/REQUEST: A preliminary plat was approved for the Allen Subdivision in July of 1999. The preliminary plat allowed the creation of seven (7) single-family lots from a 5.22 acre tract. Five (5) lots were final platted and since that time three of the five lots have returned for a replat to split the lots into smaller lot sizes. The applicant is now seeking to split Lot 4 into two residential home sites. The total area is approximately 1.45 acres and the applicant has indicated Lot 4A2 will contain approximately .97 acres with the remaining .45 acres contained in Lot 4A1. The lot presently exists with access provided by a 45-foot access and utility easement. There are two variances from the Subdivision Ordinance associated with the request. A variance from the Subdivision Ordinance to allow the March 27, 2008 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-1250-F creation of lots with private streets (Section 31-231) and a variance from the Subdivision Ordinance to allow the creation of a lot with a reduced lot width (Section 31-232(a)). B. EXISTING CONDITIONS: The area contains single-family homes accessed from Katillus Court, a private street. The area is developed with single-family homes with non-residential uses located along Cantrell Road to the north. Adjacent to the site and to the north is a property zoned PD-R (Longleaf Place Subdivision) which was approved to allow the construction of 25 single- family homes. The basic infrastructure is currently in place and staff anticipates approving the final plat for the subdivision in early -April. To the south is an approved Conditional Use Permit for an accessory dwelling. East of the area is the Montagne Subdivision and south of the area is Valley Falls Estates Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All abutting property owners and the Coalition of West Little Rock Neighborhoods were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: An inlet structure is recommended to be installed at the end of the cul-de-sac with a 10 foot drainage easement provided. 2. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operation on private property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. oil March 27, 2008 SUBDIVISION ITEM NO.: 1 (Cont. F G. FILE NO.: S-12 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. ISSUES/TECHNICAUDESIGN: Plannina Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (March 6, 2008) The applicant was present. Staff presented an overview of the proposed request indicating there were additional items necessary to complete the review process. Staff requested the applicant provide a building line outside the cul-de-sac for proposed Lot 4A1. Staff also requested the applicant label a cross access easement to allow driveway access to proposed Lot 4A1 across Lot 4A2. Public Works comments were addressed. Staff suggested the applicant provide at the end of the cul-de-sac a 10 foot drainage easement. Staff also stated no residential waste would be collected on the private street unless the property owners association provided a waiver of damage claims for operation on private property if one was not currently in place. Staff noted comments from the various other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 3 March 27, 2008 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1250-F H. ANALYSIS: The applicant submitted a revised replat to staff addressing most of the issues raised at the March 6, 2008, Subdivision Committee meeting. The applicant has provided a building line outside the cul-de-sac and provided a cross access easement across proposed Lot 4A2 to provide driveway access to proposed Lot 4A1. The applicant has noted if the plat is approved a waiver of damage claim for operation on private property will be provided to staff if one is not currently in place for residential waste collection. The applicant is seeking to split Lot 4 into two residential home sites. The total area of Lot 4 is approximately 1.45 acres and the applicant has indicated Lot 4A2 will contain approximately .97 acres with the remaining .45 acres contained in Lot 4A1. Katillus Court is a 45-foot access and utility easement and is maintained as a private street. There are two variances from the Subdivision Ordinance associated with the request. The applicant is seeking a variance from the Subdivision Ordinance to allow the creation of lots with private streets (Section 31-231). The street is existing and the current lot is served by this private street. Staff is supportive of the variance. The applicant is also seeking a variance from the Subdivision Ordinance to allow the creation of a lot with a reduced lot width (Section 31-232(a)) for Lot 4A1. The lot is indicated at the building line with a lot width of 42 feet. The ordinance would typically require a minimum lot width of 60 feet at the building line. Staff is supportive of this variance as well. The -applicant has indicated a cross access easement to allow access to Lot 4A1 along the common property line with Lot 4A2. Staff is supportive of the request. Staff does not feel the creation of an additional lot to allow the construction of an additional home on the site will significantly impact the development or the area. To staffs knowledge there are no remaining outstanding technical issues associated with the request. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as noted in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from the Subdivision Ordinance to allow the creation of lots with private streets (Section M March 27, 2008 SUBDIVISION M NO.: 1 (Cont.) FILE NO.: S- 31-231) and a variance from the Subdivision Ordinance to allow the creation of a lot with a reduced lot width (Section 31-232(a)). PLANNING COMMISSION ACTION: (MARCH 27, 2008) 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 noted in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the variance request from the Subdivision Ordinance to allow the creation of lots with private streets (Section 31-231) and a variance from the Subdivision Ordinance to allow the creation of a lot with a reduced lot width (Section 31-232(a)). 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 9 ayes, 0 noes and 2 absent. 5 ITEM NO.: 1. S-1250-F NAME: Allen's Subdivision Replat Lots 4A1 and 4A2 LOCATION: located on Katillus Court Planning Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 12, 2008. The Office of Planning and Development must receive the proof of notice no later than March 21, 2008. 2. Provide a platted building line outside the cul-de-sac on proposed Lot 4A1. 3. Label a cross access easement to allow driveway access to proposed Lot 4A1 across Lot 4A2. Neighborhood Associations Notified — Coalition of West Little Rock Neighborhoods Variance/Waivers: A variance from the Subdivision Ordinance to allow the creation of lots with private streets (Section 31-231) and a variance from the Subdivision Ordinance to allow the creation of lots with a reduced lot width (Section 31-232(a)). Public Works Conditions: 1. An inlet structure is recommended to be installed at the end of the cul de sac and at least a 10 foot drainage easement provided. 2. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. Utilities and Fire Department/County Planning: Wastewater: Sewer available to the property. Enter : No comment received. Center -Point Energy: No comment received. 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. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Item # 1. Fire Department: Approved as submitted. 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/plan (to include the additional information as noted above) to staff on Wednesday, March 12, 2008. Item # 1.