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HomeMy WebLinkAboutS-1468 Staff AnalysisITEM NO.: 5. NAME: West Heights Place Replat FILE NO.: S-1468 LOCATION: located in the 3900 — 4000 Block of Foster Street 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. 2. Provide the average lot size in the general notes section of the proposed preliminary plat. 3. Provide the total number of lots in the general notes section of the proposed preliminary plat. 4. Provide the source of water supply in the general notes section of the proposed preliminary plat. 5. Provide the source of wastewater disposal in the general notes section of the proposed preliminary plat. 6. Provide a statement concerning the floodplain/floodway in the general notes section of the proposed preliminary plat. 7. Provide the names of recorded subdivisions abutting the plat area indicated. 8. Provide the zoning classification within the plat boundary and of abutting areas indicated. 9. Lots A and D do not meet the minimum 60-foot width criteria. Increase the lot widths or request a variance to allow a reduced lot width. Variance/Waivers: Public Works: 1. Prior to final platting, provide design of street conforming to the Master Street Plan for a 26-foot residential street. Construct one-half street improvement to the street including 5-foot sidewalk. 2. Storm water detention ordinance applies to this property. The property would qualify for a contribution in -lieu of construction at the time of building permit. 3. In the abandonment of West 40t" Street by the Board of Directors, all or part of the former West 40t" Street right-of-way was retained as an easement. Provide verification that the proposed easement width of 15-feet is adequate. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on the existing water distribution system. Fire Department: County_ Planning: No comment. CATA: The site is not located on a CATA bus route. Planning Division: No comment. Landscape: No comment. Revised IIaat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, December 29, 2004. January 20, 2005 ITEM NO.: 5 FILE NO.: 5-1468 NAME: West Heights Place Replat LOCATION: Located in the 3900 — 4000 Block of Foster Street DEVELOPER: M.E. Seckt Ltd. Company 608 Nan Circle Little Rock, AR 72211 ENGINEER: James Farris 1485 Southern Hills Drive Conway, AR 72034 AREA: 0.77 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 11 — 1-430 CENSUS TRACT: 24.05 Variance/Waivers: 1. A variance to allow a reduced lot width (56-feet) for Lots A and D. 2. A waiver of the Master Street Plan requirements to Foster Street. 3. A request for an in -lieu contribution for required storm water detention. A. PROPOSAVREQUEST: The applicant is proposing the subdivision of this 0.77-acre parcel into four lots. The original plat for the area indicated the area as a lot, an undeveloped tract and a 50-foot right-of-way for Foster Street. The Little Rock Board of Directors recently abandoned the right-of-way for Foster Street but maintained a portion of the right-of-way as a utility easement. The applicant is now proposing to include the previous right-of-way within the plat area. The proposal includes the development of four lots with an average lot size of 8,443 square feet. Two of the indicated lots have a proposed width of 56-feet January 20, 2005 SUBDIVISION TEM NO.: 5 [Cont. FILE NO.: S-1468 while the other two lots have an indicted lot width of 60.45-feet. The applicant is requesting a variance to allow a reduced lot width for proposed Lots A and D. The applicant is requesting a waiver of the required street improvements to Foster Street. The applicant stated water was not located adjacent to the proposed lots and a water main extension was required to serve the lots. The applicant has stated with the expense of the water main extension and the required street improvements the overall development cost of the lots is too great to allow the project to be economically feasible. The applicant has indicated a 7.5-foot easement (15-foot total easement) on the common property line of proposed Lots B and C; a portion of the previously abandoned right-of-way, which was maintained as a utility easement. A ten -foot utility easement is also located along the rear property line of each lot. The applicant is requesting an in -lieu contribution for the required storm water detention facilities. B. EXISTING CONDITIONS: The site is vacant and there are very few homes located along Foster Street in this area. There is one house located between West 38th Street and West 42"d Street on the west side of Foster Street and two homes located on the east side of Foster Street. There is an existing City Park located across Foster Street; the Kiwanis Park, containing 13.642 acres. West of the site along Weldon Street and West Street are also vacant properties with only a scattering of homes. The roads in the area are unimproved roadways with no sidewalks in place. West 40th Street within the proposed plat area was recently abandoned. Along the Kiwanis Park northern boundary, West 40th Street, east of the site, does not exist. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The abutting property owners along with the John Barrow and the Campus Place Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: Prior to final platting, provide design of street conforming to the Master Street Plan for a 26-foot residential street. Construct one-half street improvement to the street including a 5-foot sidewalk. 2 January 20, 2005 SUBDIVISION ITEM NO.: 5 (Cont.) _ FILE NO.: S-1468 E F G. 2. Storm water detention ordinance applies to this property. The property would qualify for a contribution in -lieu of construction at the time of building permit. 3. In the abandonment of West 40th Street by the Board of Directors, all or part of the former West 40th Street right-of-way was retained as an easement. Provide verification that the proposed easement width of 15-feet is adequate. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Enerqv: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on the existing water distribution system. Fire Department: Place fire hydrants per code Department at 918-3700 for additional information. County_ Planning: No comment. CATA: The site is not located on a CATA bus route. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: Contact the Little Rock Fire (December 29, 2004) Mr. Chuck Clifton was present representing the request. Staff stated the request was a replat of a previously platted lot, an area previously held as a tract and the incorporation of a right-of-way for West 40th Street which was recently abandoned. Staff noted there were additional items necessary to complete the review process. Staff requested the applicant provide the total number of lots in the general notes section of the proposed preliminary plat, the source of water supply and the means of wastewater disposal. Staff also requested the applicant provide a note concerning the flood p la in/floodway in the general notes section of the proposed preliminary plat. K January 20, 2005 SUBDIVISION ITEM NO.: 5 (Cont. FILE NO.: S-1468 Public Works comments were addressed. Staff stated street construction would be required adjacent to the lot frontage. Staff stated the storm water detention ordinance would apply to the proposed site. Staff stated an in -lieu contribution would be acceptable at the time of building permit. Staff questioned the easement retained from the right-of-way abandonment for West 40th Street. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing the issues raised at the December 29, 2004 Subdivision Committee meeting. The applicant has indicated the total number of lots in the general notes section of the proposed preliminary plat, the source of water and the means of wastewater disposal. The applicant has also provided a note in the general notes section of the proposed preliminary plat concerning the floodplain/floodway for the proposed lots. The applicant is requesting the creation of four lots from a previously platted lot and a previously held tract. The applicant has indicated the total area of the site is 0.77 acres and the average lot size is 8,443 square feet. Lots B and C have been indicated with a lot width of 60.45 feet, adequate to meet the minimum lot width requirement per the Subdivision Ordinance. Two of the four lots will require a variance from the Subdivision Ordinance to allow the development of lots with less than the 60-foot minimum lot width requirement. Lots B and C are indicated as 56-feet in width. The property is zoned R-2, Single-family which typically requires a minimum lot width of 60-feet. Staff is supportive of the applicant's request for a reduced lot width for proposed Lots B and C. Although the site is zoned R-2, Single-family there are several lots in the area, which are platted as 50-foot by 150-foot lots. Staff feels the indicated 56-foot lots should not have any negative impact on the adjoining properties since the indicated lot width is somewhat consistent with previously platted lots in the area. The applicant has indicated the source of water as Central Arkansas Water and the means of wastewater disposal as Little Rock Wastewater Utility. The applicant has also indicated the area is not located in a floodplain/floodway. The applicant has indicated a 25-foot front building line for each of the lots. The applicant has also indicated a 10-foot easement along the rears of the lots. There is an existing utility located along the common lot line of Lots B and C. The applicant has indicated a 15-foot easement (7.5-feet on each lot) per the request of Wastewater. CI January 20, 2005 UBDIVISION ITEM NO.: 5 (Cont. FILE NO.: S-1468 The applicant is requesting an in -lieu contribution for the required storm water detention facilities. Staff is supportive of this request. The applicant is requesting a waiver of the required street improvements to Foster Street. Per the Master Street Plan, the creation of new lots typically requires abutting streets to be constructed to "standard". The applicant has indicated a dedication of right-of-way 25-feet from centerline but is requesting a waiver of the required Master Street Plan requirement of street construction and the placement of curb, gutter and sidewalk. Staff is not supportive of this request. Staff feels it is important to secure the required street improvements at the time of development or redevelopment. The redevelopment of the site involves the creation of four lots from a previously platted lot and a previously held tract. Staff feels the improvements are important in this case since there is an increase in density from the previously platted lot. Typically, when areas redevelop, the required street improvements are installed at the developer's expense. Staff does not feel a waiver is warranted in this case since the request is not a lot split but the developer is increasing the number of building sites available to the area by three new home sites. Staff is supportive of the proposed lot layout but is not supportive of the applicant's request for a waiver of the required street construction. Staff would recommend the proposed street be constructed to Master Street Plan standard as a part of the replat request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. - Staff recommends approval of the requested variance to allow lots A and D to development with a reduced lot width. Staff recommends Foster Street be constructed to Master Street Plan standard as a part of the replat request. Staff recommends approval of the requested in -lieu contribution for storm water detention. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) Mr. Chuck Clifton was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the requested preliminary plat but with a recommendation of denial of the applicant's request for a waiver of the required street improvements. 5 January 20, 2005 SUBDIVISION ITEM NO.: 5 (Cont. LE NO.: S-1468 The Commission questioned the current condition of Foster Street. Staff stated the roadway was a chip seal road with approximately 18-feet of pavement and open ditches. Staff stated if developed the road would be an island of curb and gutter until additional development occurred in the area. Mr. Clifton addressed the Commission on the merits of the request. He stated the area was not a subdivision under development but a subdivision under redevelopment. He stated the area was previously platted with a lot and a tract or two building sites. He stated water was not located in the area and his firm had paid the expense to extend the waterlines into the area, which would allow for additional development. He stated the water was located four blocks away, which was an expensive undertaking. He stated with the expensive of the water and the required street improvements the development cost of the lots was too expensive to allow for new homes to be constructed in the market range for the area. Commissioner Floyd stated in his opinion when curb and gutter were put in place and there was no other curb and gutter there was a potential to created drainage problems for the areas. There was a general discussion concerning the proposed request including a deferral request verses a waiver request for the required street improvements. Staff stated a deferral request was not an option since the developer would sell the lots and there would be no way to hold him responsible for the improvements. Staff stated in addition the applicant was not requesting a deferral but a waiver of the required improvements. A motion was made to approve the preliminary plat and the requested variances. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. A motion was made to waive the required street improvements to Foster Street. The motion failed by a vote of 5 ayes, 6 noes and 0 absent. A FILE NO.: S-1468 NAME: West Heights Place Replat LOCATION: Located in the 3900 — 4000 Block of Foster Street DEVELOPER: M.E. Seckt Ltd. Company 608 Nan Circle Little Rock, AR 72211 FNC;INFFR- James Farris 1485 Southern Hills Drive Conway, AR 72034 AREA: 0.77 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 11 —1-430 CENSUS TRACT: 24.05 Variance/Waivers: 1. A variance to allow a reduced lot width (56-feet) for Lots A and D. 2. A waiver of the Master Street Plan requirements to Foster Street. 3. A request for an in -lieu contribution for required storm water detention. A. PROPOSAUREQUEST: The applicant is proposing the subdivision of this 0.77-acre parcel into four lots. The original plat for the area indicated the area as a lot, an undeveloped tract and a 50-foot right-of-way for Foster Street. The Little Rock Board of Directors recently abandoned the right-of-way for Foster Street but maintained a portion of the right-of-way as a utility easement. The applicant is now proposing to include the previous right-of-way within the plat area. The proposal includes the development of four lots with an average lot size of 8,443 square feet. Two of the indicated lots have a proposed width of 56-feet FILE NO.: S-1468 (Cont. while the other two lots have an indicted lot width of 60.45-feet. The applicant is requesting a variance to allow a reduced lot width for proposed Lots A and D. The applicant is requesting a waiver of the required street improvements to Foster Street. The applicant stated water was not located adjacent to the proposed lots and a water main extension was required to serve the lots. The applicant has stated with the expense of the water main extension and the required street improvements the overall development cost of the lots is too great to allow the project to be economically feasible. The applicant has indicated a 7.5-foot easement (15-foot total easement) on the common property line of proposed Lots B and C; a portion of the previously abandoned right-of-way, which was maintained as a utility easement. A ten -foot utility easement is also located along the rear property line of each lot. The applicant is requesting an in -lieu contribution for the required storm water detention facilities. B. EXISTING CONDITIONS: The site is vacant and there are very few homes located along Foster Street in this area. There is one house located between West 38t" Street' and West 42"d Street on the west side of Foster Street and two homes located on the east side of Foster Street. There is an existing City Park located across Foster Street; the Kiwanis Park, containing 13.642 acres. West of the site along Weldon Street and West Street are also vacant properties with only a scattering of homes. The roads in the area are unimproved roadways with no sidewalks in place. West 40t" Street within the proposed plat area was recently abandoned. Along the Kiwanis Park northern boundary, West 40th Street, east of the site, does not exist. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The abutting property owners along with the John Barrow and the Campus Place Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: Prior to final platting, provide design of street conforming to the Master Street Plan for a 26-foot residential street. Construct one-half street improvement to the street including a 5-foot sidewalk. 2 FILE NO.: S-1468 (Cont. 2. Storm water detention ordinance applies to this property. The property would qualify for a contribution in -lieu of construction at the time of building permit. 3. In the abandonment of West 40th Street by the Board of Directors, all or part of the former West 40th Street right-of-way was retained as an easement. Provide verification that the proposed easement width of 15-feet is adequate. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on the existing water distribution system. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (December 29, 2004) Mr. Chuck Clifton was present representing the request. Staff stated the request was a replat of a previously platted lot, an area previously held as a tract and the incorporation of a right-of-way for West 40th Street which was recently abandoned. Staff noted there were additional items necessary to complete the review process. Staff requested the applicant provide the total number of lots in the general notes section of the proposed preliminary plat, the source of water supply and the means of wastewater disposal. Staff also requested the applicant provide a note concerning the floodplain/floodway in the general notes section of the proposed preliminary plat. FILE NO.: S-1468 (Co Public Works comments were addressed. Staff stated street construction would be required adjacent to the lot frontage. Staff stated the storm water detention ordinance would apply to the proposed site. Staff stated an in -lieu contribution would be acceptable at the time of building permit. Staff questioned the easement retained from the right-of-way abandonment for West 40th Street. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing the issues raised at the December 29, 2004 Subdivision Committee meeting. The applicant has indicated the total number of lots in the general notes section of the proposed preliminary plat, the source of water and the means of wastewater disposal. The applicant has also provided a note in the general notes section of the proposed preliminary plat concerning the floodplain/floodway for the proposed lots. The applicant is requesting the creation of four lots from a previously platted lot and a previously held tract. The applicant has indicated the total area of the site is 0.77 acres and the average lot size is 8,443 square feet. Lots B and C have been indicated with a lot width of 60.45 feet, adequate to meet the minimum lot width requirement per the Subdivision Ordinance. Two of the four lots will require a variance from the Subdivision Ordinance to allow the development of lots with less than the 60-foot minimum lot width requirement. Lots B and C are indicated as 56-feet in width. The property is zoned R-2, Single-family which typically requires a minimum lot width of 60-feet. Staff is supportive of the applicant's request for a reduced lot width for proposed Lots B and C. Although the site is zoned R-2, Single-family there are several lots in the area, which are platted as 50-foot by 150-foot lots. Staff feels the indicated 56-foot lots should not have any negative impact on the adjoining properties since the indicated lot width is somewhat consistent with previously platted lots in the area. The applicant has indicated the source of water as Central Arkansas Water and the means of wastewater disposal as Little Rock Wastewater Utility. The applicant has also indicated the area is not located in a floodplain/floodway. The applicant has indicated a 25-foot front building line for each of the lots. The applicant has also indicated a 10-foot easement along the rears of the lots. There is an existing utility located along the common lot line of Lots B and C. The applicant has indicated a 15-foot easement (7.5-feet on each lot) per the request of Wastewater. The applicant is requesting an in -lieu contribution for the required storm water detention facilities. Staff is supportive of this request. 0 ILE NO.: S-1468 (Cont. The applicant is requesting a waiver of the required street improvements to Foster Street. Per the Master Street Plan, the creation of new lots typically requires abutting streets to be constructed to "standard". The applicant has indicated a dedication of right-of-way 25-feet from centerline but is requesting a waiver of the required Master Street Plan requirement of street construction and the placement of curb, gutter and sidewalk. Staff is not supportive of this request. Staff feels it is important to secure the required street improvements at the time of development or redevelopment. The redevelopment of the site involves the creation of four lots from a previously platted lot and a previously held tract. Staff feels the improvements are important in this case since there is an increase in density from the previously platted lot. Typically, when areas redevelop, the required street improvements are installed at the developer's expense. Staff does not feel a waiver is warranted in this case since the request is not a lot split but the developer is increasing the number of building sites available to the area by three new home sites. Staff is supportive of the proposed lot layout but is not supportive of the applicant's request for a waiver of the required street construction. Staff would recommend the proposed street be constructed to Master Street Plan standard as a part of the replat request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested variance to allow lots A and D to development with a reduced lot width. Staff recommends Foster Street be constructed to Master Street Plan standard as a part of the replat request. Staff recommends approval of the requested in -lieu contribution for storm water detention. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) Mr. Chuck Clifton was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the requested preliminary plat but with a recommendation of denial of the applicant's request for a waiver of the required street improvements. The Commission questioned the current condition of Foster Street. Staff stated the roadway was a chip seal road with approximately 18-feet of pavement and open ditches. Staff stated if developed the road would be an island of curb and gutter until additional development occurred in the area. 5 FILE NO.: S-1468 (Cont.) Mr. Clifton addressed the Commission on the merits of the request. He stated the area was not a subdivision under development but a subdivision under redevelopment. He stated the area was previously platted with a lot and a tract or two building sites. He stated water was not located in the area and his firm had paid the expense to extend the waterlines into the area, which would allow for additional development. He stated the water was located four blocks away, which was an expensive undertaking. He stated with the expensive of the water and the required street improvements the development cost of the lots was too expensive to allow for new homes to be constructed in the market range for the area. Commissioner Floyd stated in his opinion when curb and gutter were put in place and there was no other curb and gutter there was a potential to created drainage problems for the areas. There was a general discussion concerning the proposed request including a deferral request verses a waiver request for the required street improvements. Staff stated a deferral request was not an option since the developer would sell the lots and there would be no way to hold him responsible for the improvements. Staff stated in addition the applicant was not requesting a deferral but a waiver of the required improvements. A motion was made to approve the preliminary plat and the requested variances. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. A motion was made to waive the required street improvements to Foster Street. The motion failed by a vote of 5 ayes, 6 noes and 0 absent. 1.1