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HomeMy WebLinkAboutS-1492 Staff AnalysisJuly 7, 2005 ITEM NO.: 8 FILE NO.: S-1492 NAME: Griffin Replat of Lot 12A Pine Hill Subdivision LOCATION: Located on the Southeast corner of West 24th Street and Walker Street DEVELOPER: Christopher Griffin 1914 Calgary Trail Little Rock, AR 72211 ENGINEER: Blaylock Threet Engineers 1501 Market Street Little Rock, AR 72211 AREA: 0.44 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 2 R-2, Single-family 10 — Boyle Park 24.03 FT. NEW STREET: 0 LF VARIANCES/WAIVERS REQUESTED: A waiver of the Master Street Plan requirement for boundary street improvements to Walker Street and West 24th Street. A. PROPOSAUREQUEST: The applicant is proposing a lot split of an existing tract to allow the development of two new single-family homes. The applicant has indicated proposed Lot 1, a corner lot, of 75-feet by 140.25-feet or 10,500 square feet in area and proposed Lot 2 as 63.50-feet by 140.25-feet or 8,890 square feet in area. The applicant is requesting a waiver of the required street construction to Walker and West 24th Streets. B. EXISTING CONDITIONS: The site is vacant. There are new single-family homes located in the area, south along Walker Street and west on Covenant Street. The applicant was previously July 7, 2005 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: S-1492 approved a preliminary plat to allow the construction of five new homes west of this site on West 24t' Street. The streets in the area are substandard streets. The streets are very narrow streets with no sidewalks and open ditches for drainage. C. NEIGHBORHOOD COMMENTS: The John Barrow Neighborhood Association along with all abutting property owners were notified of the public hearing. As of this writing, staff has received one informational phone call from an area resident. D. ENGINEERING COMMENTS: Public Works Conditions: 1. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with the planned development. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 4. A 20 foot radial dedication of right-of-way is required at the intersection of Walker and West 24th Streets. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water at 377-1225 regarding water service. Fire Department: Place fire hydrants per code Department at 918-3700. County Planning: No comment. Contact the Little Rock Fire r. July 7, 2005 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: 5-1492 CATA: The site is not located on a dedicated CATA bus route. F. ISSU ESfTECHNICALIDESI GN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were outstanding issues associated with the proposed request. Staff stated a floodplain statement should be included on the proposed plat drawing. Public Works comments were addressed. Staff noted the boundary street ordinance requirements would apply to the proposed development. Staff stated this would require the developer to install additional paving along with curb gutter and sidewalk. The committee questioned why the developer would be required the improvements on a lot split. Staff stated it was customary for the developer to install the required infrastructure when platting occurred. There was a general discussion concerning the proposed development and the hardship the installation of the required street improvements would cause the developer. There was a discussion concerning in fill development and the existing street network in the area. The committee members suggested Ms. Griffin request a waiver of the required street improvements. Staff noted comments from various reporting departments and agencies suggesting Ms. Griffin 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 plat to staff addressing the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has included the floodplain statement on the proposed plat drawing as requested by staff. The applicant is proposing a lot split of an existing tract to allow the development of two new single-family homes. The applicant has indicated proposed Lot 1, a corner lot, of 75-feet by 140.25-feet or 10,500 square feet in area and proposed Lot 2 as 63.50-feet by 140.25-feet or 8,890 square feet in area. Each of the 3 July 7, 2005 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: S-1492 indicated lots are sufficient to meet the minimum requirements of the Subdivision Ordinance with regard to lot depth, lot width and lot area requirements. The applicant has indicated a waiver request of the required street improvements to West 24t" Street and Walker Street. The applicant has indicated the required boundary street improvements will cause a hardship on the developer. The applicant has indicated currently the streets in the area are substandard and the construction of curb gutter and sidewalk would be out of character for the neighborhood. Staff is not supportive of this request. Staff feels if the developer is allowed to split this existing lot the boundary street improvements should be installed. As indicated by the developer the streets in the area are substandard and the streets do not allow two cars to pass comfortably. This area is seeing a great deal of interest for new home construction, which will only increase the amount of traffic on the narrow roads. Staff feels without obtaining the street improvements through the redevelopment of parcels and the platting process the current situation will be exacerbated. Staff feels the boundary street ordinance should not be waived and the developer install the required street improvements. Although staff is supportive of the lots as indicated staff is not supportive of the applicant's request for a waiver of the required street improvements. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JULY 7, 2005) Mr. Chris Griffin was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval. Staff stated the applicant had withdrawn their request for the waiver of the required street improvements. Chairman Rahman stated he did have one card in opposition of the proposed request. Ms. Ruth Bell stated if the developer was no longer requesting a waiver of the street improvements she was no longer opposed to the request. A motion was made to approve the request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 4 ITEM NO.: 8 NAME: Griffin Replat of Lot 12A Pine Hill Subdivision FILE NO.: S-1492 LOCATION: located on the Southeast corner of West 24t" Street and Walker 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 a floodplain/floodway statement on the proposed plat drawing. Variance/Waivers: None requested.���`'` Public Works Conditions: �"Ltw't' �- 1 � S-Lv�r dk- 1. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with planned development. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 4. A 20 foot radial dedication of right-of-way is required at the intersection of Walker and West 24th Streets. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water at 377-1225 regarding water service. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. 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 plan (to include the additional information as noted above) to staff on Wednesday, June 22, 2005.