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HomeMy WebLinkAboutS-1305 Staff AnalysisFILE NO.: 5-1305 NAME: Parksdale Addition - Preliminary Plat LOCATION: 4322 "I" Street DEVELOPER: ENGINEER: Don Evans White-Daters and Associates 124 West Capitol Avenue 24 Rahling Circle Little Rock, AR 72201 Little Rock, AR 72223 AREA: 0.67 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 ZONING: R-2 PLANNING DISTRICT: 4 CENSUS TRACT: 15 VARIANCES/WAIVERS REQUESTED: 1.A variance to allow a pipe -stem lot. 2.A variance from the minimum width requirements for a pipe -stem lot. A. PROPOSAL: The applicant proposes to subdivide the 0.67 acre property at 4322 "I" Street into two (2) lots. There is an existing single family residence on the property (Lot 1), with a second single family structure planned for the proposed Lot 2. As part of the proposed plat, the applicant is requesting two (2) variances from subdivision design standards. The applicant is requesting a variance to allow a pipe -stem lot (Lot 1) and a variance from the minimum width requirements for the proposed pipe -stem lot. FILE NO.: S-1305 (Cont. B. EXISTING CONDITIONS: As noted earlier, there is an existing single family residence on the property (proposed Lot 1). The property slopes downward to the north from "I" Street, approximately 50 feet from front to back. There are single family residences to the west and south along "I" and Walnut Streets. There is R-2 zoned park property to the north and east. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The Hillcrest and Cedar Hill Terrace Neighborhood Associations were notified of the public hearing. D. ENGINEERING CONNENTS: PUBLIC WORKS CONDITIONS: 1.Show location of residential driveways. 2. Clarify location and ownership of tennis court. 3.Show right-of-way on the plat. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 6. Show right-of-way on "I" and Walnut. 7. Show adjacent ownership of unplatted tracts. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve Lot 2. Entergy: No Comment. ARKLA: No Comment. Southwestern Bell: No Comment. Water: :h-inch is the largest meter size available off the existing water main. Fire Department: No Comment. County Planning: No Comment. 2 FILE NO.: 5-1305 (Cont.) CATA: Site is close to bus route #1 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. G. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 15, 2001) Joe White and Don Evans were present, representing the application. Staff briefly described the proposed preliminary plat, noting that several items needed to be shown on a revised plat drawing. The Public Works requirements were briefly discussed. Mr. White stated that the applicant would like to use the existing curb cut to serve Lot 2, with a new curb cut within the pipe -stem to serve Lot 1. Mr. Evans noted that the two drives were needed because of the difference in grade between the two lots. This issue was briefly discussed. Mr. White stated that he would meet with Public Works regarding this issue. The applicant also noted that the tennis court immediately south of the property was owned by the property owner to the south. After the discussion, the Committee forwarded the preliminary plat to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat drawing to staff on February 21, 2001. The revised plat addresses the issues as raised by staff and the Subdivision Committee. The Street right-of-way has been shown as required. The revised plat also shows the proposed driveway locations for the two lots. Public Works has reviewed the revised plat and approves of the driveway locations as shown. As noted in paragraph A., the applicant is requesting variances to allow a pipe -stem lot and a variance from the minimum width requirement for the proposed pipe -stem. The 3 FILE NO.: 5-1305 (Cont. ordinance requires a minimum pipe -stem width of 30 feet. The proposed pipe -stem width for Lot 1 is 20 feet. Based on the topography of the property and the minimal right-of- way frontage which exists, staff feels that the pipe -stem lot with reduced width is reasonable. The pipe -stem lot complies with all other design standards. Otherwise, to staff's knowledge there are no outstanding issues associated with the preliminary plat. The proposed plat to create a second single family residential site should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the following conditions: 1.Compliance with the requirements as noted in paragraph D and E of this report. 2.Staff recommends approval of the variances to allow a pipe -stem lot (Lot 1) with a reduced pipe -stem width. 3. Staff recommends approval of the driveway locations as shown. PLANNING COMMISSION ACTION: (MARCH 8, 2001) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays, 1 abstention (Rector) and 2 absent. 4 March 8, 2001 ITEM NO.: 1 NAME: Parksdale Addition - Preliminary Plat LOCATION: 4322 "I" Street DEVELOPER: RWaTWRRR FILE NO.: S-1305 Don Evans White-Daters and Associates 124 West Capitol Avenue 24 Rahling Circle Little Rock, AR 72201 Little Rock, AR 72223 AREA: 0.67 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 ZONING: R-2 PLANNING DISTRICT: 4 CENSUS TRACT: 15 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow a pipe -stem lot. 2. A variance from the minimum width requirements for a pipe -stem lot. A. PROPOSAL: The applicant proposes to subdivide the 0.67 acre property at 4322 "I" Street into two (2) lots. There is an existing single family residence on the property (Lot 1), with a second single family structure planned for the proposed Lot 2. As part of the proposed plat, the applicant is requesting two (2) variances from subdivision design standards. The applicant is requesting a variance to allow a pipe -stem lot (Lot 1) and a variance from the minimum width requirements for the proposed pipe -stem lot. March 81 2001 SUBDIVISION ITEM NO.: 1 (Cont.) B. EXISTING CONDITIONS: FILE NO.: S-1305 As noted earlier, there is an existing single family residence on the property (proposed Lot 1). The property slopes downward to the north from "I" Street, approximately 50 feet from front to back. There are single family residences to the west and south along "I" and Walnut Streets. There is R-2 zoned park property to the north and east. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The Hillcrest and Cedar Hill Terrace Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Show location of residential driveways. 2.Clarify location and ownership of tennis court. 3. Show right-of-way on the plat. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 6. Show right-of-way on "I" and Walnut. 7. Show adjacent ownership of unplatted tracts. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve Lot 2. Entergy: No Comment. ARKLA: No Comment. Southwestern Bell: No Comment. Water: :h-inch is the largest meter size available off the existing water main. Fire Department: No Comment. VJ March 8, 2001 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: 5-1305 County Planning: No Comment. CATA: Site is close to bus route #1 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. G. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 15, 2001) Joe White and Don Evans were present, representing the application. Staff briefly described the proposed preliminary plat, noting that several items needed to be shown on a revised plat drawing. The Public Works requirements were briefly discussed. Mr. White stated that the applicant would like to use the existing curb cut to serve Lot 2, with a new curb cut within the pipe -stem to serve Lot 1. Mr. Evans noted that the two drives were needed because of the difference in grade between the two lots. This issue was briefly discussed. Mr. White stated that he would meet with Public Works regarding this issue. The applicant also noted that the tennis court immediately south of the property was owned by the property owner to the south. After the discussion, the Committee forwarded the preliminary plat to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat drawing to staff on February 21, 2001. The revised plat addresses the issues as raised by staff and the Subdivision Committee. The Street right-of-way has been shown.as required. 3 March 8, 2001 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-1305 The revised plat also shows the proposed driveway locations for the two lots. Public Works has reviewed the revised plat and approves of the driveway locations as shown. As noted in paragraph A., the applicant is requesting variances to allow a pipe -stem lot and a variance from the minimum width requirement for the proposed pipe -stem. The ordinance requires a minimum pipe -stem width of 30 feet. The proposed pipe -stem width for Lot 1 is 20 feet. Based on the topography of the property and the minimal right-of- way frontage which exists, staff feels that the pipe -stem lot with reduced width is reasonable. The pipe -stem lot complies with all other design standards. Otherwise, to staff's knowledge there are no outstanding issues associated with the preliminary plat. The proposed plat to create a second single family residential site should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the following conditions: 1. Compliance with the requirements as noted in paragraph D and E of this report. 2. Staff recommends approval of the variances to allow a pipe -stem lot (Lot 1) with a reduced pipe -stem width. 3. Staff recommends approval of the driveway locations as shown. PLANNING COMMISSION ACTION: (MARCH 8, 2001) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays, 1 abstention (Rector) and 2 absent. 4