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HomeMy WebLinkAboutS-1494 Staff AnalysisFILE NO.: S-1494 NAME: Blankenship Replat Block 7 LOCATION: Located South of West 19th Street, West of Leander Street DEVELOPER: Twillie Realty, Inc. 1415 South University Avenue Little Rock, AR 72204 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA: 2.01 acres NUMBER OF LOTS: 8 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 10 — Boyle Park CENSUS TRACT: 24.03 FT. NEW STREET: 200 LF VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant is requesting the replatting of twelve previously platted lots into eight single-family residential lots. The applicant has indicated an average lot size of 70-feet by 140-feet or 9,800 square feet and a minimum lot size of 66-feet by 138-feet or 9,108 square feet. The site contains 2.01 acres and would result in a density of 3.98 units per acre. One new cul-de-sac street will be added to the proposed development. The applicant has indicated a single cul-de-sac street will be extended from Leander Street approximately 200-feet to serve the proposed lots. The applicant has indicated dedication of right of way and one-half street construction to Leander Street per the City's Master Street Plan for a local street. FILE NO.: S-1494 (Cont. The applicant is also requesting the abandonment of three previously indicated roadways and one alleyway. The applicant has indicated Vol�ger Street and West 20th Street were platted with a 20-foot right of way, West 19t Street was platted with a 27-foot right of way and there was a 12-foot alleyway indicated at the time of platting. The properties to the west and south were never subdivided therefore right of ways were never dedicated. B. EXISTING CONDITIONS: The site is vacant with a scattering of trees. Leander Street is constructed in the area and access Boyle Park located to the south. Leander is a narrow roadway with open ditches for drainage. As indicated, Boyle Park is located to the south of the site and vacant property is located to the west of the site. There are single-family homes located to the north of the site on large lots (acreage). The homes in the immediate area appear to be similar in size as proposed with the current subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received two informational phone calls from area residents concerning the proposed request. The John Barrow Neighborhood Association and the Leander Neighborhood Association were notified of the public hearing along with all abutting property owners. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Leander Street would be classified on the Master Street Plan as a local street. The proposed right-of-way dedication to 25 feet from centerline is acceptable. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Leander Street including 5-foot sidewalk with the planned development. 3. The plat shows a number of boundary streets to be abandoned with this plat. Abandoning these platted streets may block access to other platted lots. Provide a plat showing how other lots will be accessed if these streets are abandoned. If the streets are not abandoned, they must be constructed to Master Street Plan standards. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 2 FILE NO.: S-1494(Cont.) 6. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. EnterQy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Relocation of the existing fire hydrant at the west end of Indian Trail may be required in order for it to remain accessible. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A water main extension will be required in order to provide service to this property. Central Arkansas Water has no objection to the closure of the West 20th Street right-of-way. We do, however, have a 12-inch water main in this right- of-way. Therefore, we request that the right-of-way of West 20th Street be retained as a utility easement. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is located south of CATA Bus Route #3, the Baptist Medical Center Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. 3 FILE NO.: 5-1494 Cont. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. Pat McGetrick was present representing the request. Staff stated the developer was proposing a replat of twelve previously paper platted lots along with the abandonment of right of ways which were previously dedicated through the paper plat. Staff indicated to Mr. McGetrick there were additional items necessary to complete the review process requesting Mr. McGetrick provide the name and address of the landowner in the general notes section of the proposed plat. Public Works comments were addressed. Staff stated Leander Street would be classified on the City's Master Street Plan as a residential street. Staff stated the additional five foot of right of way indicated was sufficient to meet minimum ordinance requirement. Staff also stated one-half street improvements would be required along Leander Street. Mr. McGetrick stated the developer would widen the street and install a sidewalk adjacent to the site. Staff noted if the boarding streets were not abandoned then construction would be required: Staff stated storm water detention would apply to the proposed development. Staff stated the development would qualify for an in -lieu contribution instead of construction. Staff noted comments from the various other reporting departments and agencies indicating Mr. McGetrick should contact then 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 most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated the name and address of the landowner in the general notes section of the proposed plat. The applicant is requesting the replatting of twelve previously platted lots into eight single-family residential lots. The applicant has indicated an average lot size of 70-feet by 140-feet or 9,800 square feet and a minimum lot size of 66-feet by 138-feet or 9,108 square feet. The site contains 2.01 acres and would result in a density of 3.98 units per acre. The proposed lots appear to meet all the minimum requirements of the Subdivision Ordinance with regard to lot widths, depths and lot area. The applicant is also requesting the abandonment of three previously indicated roadways and one alleyway. The applicant has indicated Volger Street and West 20th Street were platted with a 20-foot right of way, West 19t Street was platted with a 27-foot right of way and there was a 12-foot alleyway granted at the time of platting. The properties to the west and south were never subdivided therefore right of ways were never dedicated. Staff is supportive of the right of way 0 FILE NO.: S-1494 Cont. abandonment request. The area has developed independently of the previously dedicated right of ways with homes on large lots and acreage. Staff feels as the area redevelops new roadways will be proposed to access any potential new subdivision that would locate in the area. One new cul-de-sac street will be added to the proposed development. The applicant has indicated a single cul-de-sac street will be extended from Leander Street approximately 200-feet to serve the proposed lots. The applicant has indicated dedication of right of way and one-half street construction to Leander Street per the City's Master Street Plan for a local street. Staff is supportive of the proposed preliminary plat. The applicant has indicated lot development standards consistent with single-family lot development standards as stated in the Subdivision Ordinance. To staff knowledge, there are no outstanding issues associated with the proposed request. Although the area has developed with homes on large lots, the site was previously platted as twelve single-family lots. Staff feels the development as proposed should have minimal impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the requested preliminary plat subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. Staff recommends approval of the requested right of way abandonment for West 1 gth Street, West 20 t' Street and Vogler Street. The right of way abandonment request will not be forwarded to the Board of Directors until all required documentation has been filed with staff. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were registered objectors present. Staff presented a recommendation of approval of the requested preliminary plat subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the requested right of way abandonment for West 19th Street, West 20t Street and Vogler Street. Staff stated the right of way abandonment request would not be forwarded to the Board of Directors until all required documentation had been filed with staff. Mr. David Higginbotham addressed the Commission in opposition of the proposed request. He stated there were three main concerns which needed to be addressed. He stated the development of the indicated subdivision was not in character of the existing neighborhood. He stated the homes in the area were constructed on lots averaging two 5 FILE NO.: S-1494 (Cont. acres. He stated there were 16 homes in the area and the indicated development would double the density of the existing neighborhood. He stated the development did not meet the existing development pattern and covenants of the neighborhood. He stated the development would lower property values. Mr. Higginbotham stated the second concern was the existing infrastructure. He stated Leander was a narrow road which would not support construction traffic. He stated the road was curbless, gutterless and posted for no heavy truck traffic. He stated if the development was approved the approval would be in direct conflict with existing City ordinances. He stated according to the Public Works Department the existing roadway was a substandard street which would not handle a great deal of traffic. Mr. Higginbotham stated the third concern was the safety of the area residents. He stated with the development of eight new homes there would be an unmanageable amount of traffic in the area. He stated there were potential conflicts which would clearly put area residents in danger. He stated the neighborhood was not opposed to development only to the number of units proposed. He stated the neighborhood was willing to work with the developer to come up with a plan that was workable for the developer as well as the neighborhood. Ms. Cindy Dawson, Deputy City Attorney, addressed the Commission on the Richardson case. She stated Richardson vs. the City of Little Rock states if a developer meets the minimum criteria established by City Ordinance the Commission has no justification to deny a subdivision request. She stated compatibility was not an issue the Commission could consider when deciding if the minimum requirements had been met. Mr. Patrick Farrell also addressed the Commission. He stated there were two other concerns raised. He stated safety and the lack of required infrastructure. Commissioner Rector stated this was an issue that existing neighborhoods would be faced with in the future. He stated with infill development this was an issue that the City faced. Commissioner Floyd stated currently there was not an ordinance that would allow the Commission to review a subdivision on the merits of compatibility. He stated until the existing ordinance was changed the Commission was forced to not review compatibility as a means for denial. A motion was made to approve the request. The motion carried by a vote of 9 ayes, 1 noes and 1 absent. ITEM NO.. 10 NAME: Blankenship Replat Block 7 FILE NO.: S-1494 LOCATION: located South of West 19th Street, West of Leander Street A4LA Planning Staff Comments: iiaa-aa� 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 name and address of the landowner in the general notes section of the proposed preliminary plat. oA Variance/Waivers: None requested. �� �,�,�,,� Cc Cr Public Works Conditions: 1. Leander Street would be classified on �'hS%'ats�tertreet Plan as a local street. The proposed right-of-way dedication to 25 foot from centerline is acceptable. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Leander Street including 5-foot sidewalk with the planned development. 3. The plat shows a number of boundary streets to be abandoned with this plat. Abandoning these platted streets may block access to other platted lots. Provide a plat showing how other lots will be accessed if these streets are abandoned. If the streets are not abandoned, they must be constructed to Master Street Plan standards. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 6. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding streetlight requirements. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received- Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Relocation of the existing fire hydrant at the west end of Indian Trail may be required in order for it to remain accessible. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A water main extension will be required in order to provide service to this property. Central Arkansas Water has no objection to the closure of the West 20th Street right-of-way. We do, however, have a 12-inch water main in this right-of-way. Therefore, we request that the right-of-way of West 20th Street be retained as a utility easement. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is located south of CATA Bus Route #3, the Baptist Medical Center Bus Route. Plannina 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. July 7, 2005 ITEM NO.: 10 FILE NO.: S-1494 NAME: Blankenship Replat Block 7 LOCATION: Located South of West 19th Street, West of Leander Street DEVELOPER: Twillie Realty, Inc. 1415 South University Avenue Little Rock, AR 72204 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA: 2.01 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 8 R-2, Single-family 10 — Boyle Park 24.03 FT. NEW STREET: 200 LF VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is requesting the replatting of twelve previously platted lots into eight single-family residential lots. The applicant has indicated an average lot size of 70-feet by 140-feet or 9,800 square feet and a minimum lot size of 66-feet by 138-feet or 9,108 square feet. The site contains 2.01 acres and would result in a density of 3.98 units per acre. One new cul-de-sac street will be added to the proposed development. The applicant has indicated a single cul-de-sac street will be extended from Leander Street approximately 200-feet to serve the proposed lots. The applicant has indicated dedication of right of way and one-half street construction to Leander Street per the City's Master Street Plan for a local street. July 7, 2005 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: S-1494 11 A 19 The applicant is also requesting the abandonment of three previously indicated roadways and one alleyway. The applicant has indicated Vol Street and West 2Oth Street were platted with a 20-foot right of way, West 19t Street was platted with a 27-foot right of way and there was a 12-foot alleyway indicated at the time of platting. The properties to the west and south were never subdivided therefore right of ways were never dedicated. EXISTING CONDITIONS: The site is vacant with a scattering of trees. Leander Street area and access Boyle Park located to the south. Leander with open ditches for drainage. As indicated, Boyle Park is of the site and vacant property is located to the west of single-family homes located to the north of the site on large homes in the immediate area appear to be similar in size current subdivision. NEIGHBORHOOD COMMENTS: is constructed in the is a narrow roadway located to the south the site. There are lots (acreage). The is proposed with the As of this writing, staff has received two informational phone calls from area residents concerning the proposed request. The John Barrow Neighborhood Association and the Leander Neighborhood Association were notified of the public hearing along with all abutting property owners. ENGINEERING COMMENTS: Public Works Conditions: 1. Leander Street would be classified on the Master Street Plan as a local street. The proposed right-of-way dedication to 25 feet from centerline is acceptable. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Leander Street including 5-foot sidewalk with the planned development. 3. The plat shows a number of boundary streets to be abandoned with this plat. Abandoning these platted streets may block access to other platted lots. Provide a plat showing how other lots will be accessed if these streets are abandoned. If the streets are not abandoned, they must be constructed to Master Street Plan standards. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 2 July 7, 2005 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1494 5. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 6. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Relocation of the existing fire hydrant at the west end of Indian Trail may be required in order for it to remain accessible. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A water main extension will be required in order to provide service to this property. Central Arkansas Water has no objection to the closure of the West 20th Street right-of-way. We do, however, have a 12-inch water main in this right- of-way. Therefore, we request that the right-of-way of West 20th Street be retained as a utility easement. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is located south of CATA Bus Route #3, the Baptist Medical Center Bus Route. 3 July 7, 2005 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: S-1494 F. ISSUES/TECHNICAUDESIGN: Plannina Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. Pat McGetrick was present representing the request. Staff stated the developer was proposing a replat of twelve previously paper platted lots along with the abandonment of right of ways which were previously dedicated through the paper plat. Staff indicated to Mr. McGetrick there were additional items necessary to complete the review process requesting Mr. McGetrick provide the name and address of the landowner in the general notes section of the proposed plat. Public Works comments were addressed. Staff stated Leander Street would be classified on the City's Master Street Plan as a residential street. Staff stated the additional five foot of right of way indicated was sufficient to meet minimum ordinance requirement. Staff also stated one-half street improvements would be required along Leander Street. Mr. McGetrick stated the developer would widen the street and install a sidewalk adjacent to the site. Staff noted if the boarding streets were not abandoned then construction would be required. Staff stated storm water detention would apply to the proposed development. Staff stated the development would qualify for an in -lieu contribution instead of construction. Staff noted comments from the various other reporting departments and agencies indicating Mr. McGetrick should contact then 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 most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated the name and address of the landowner in the general notes section of the proposed plat. The applicant is requesting the replatting of twelve previously platted lots into eight single-family residential lots. The applicant has indicated an average lot size of 70-feet by 140-feet or 9,800 square feet and a minimum lot size of 66-feet by 138-feet or 9,108 square feet. The site contains 2.01 acres and would result in a density of 3.98 units per acre. The proposed lots appear to meet all the minimum requirements of the Subdivision Ordinance with regard to lot widths, 4 July 7, 2005 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: S-1494 depths and lot area. The applicant is also requesting the abandonment of three previously indicated roadways and one alleyway. The applicant has indicated Vol�ger Street and West 20th Street were platted with a 20-foot right of way, West 19t Street was platted with a 27-foot right of way and there was a 12-foot alleyway granted at the time of platting. The properties to the west and south were never subdivided therefore right of ways were never dedicated. Staff is supportive of the right of way abandonment request. The area has developed independently of the previously dedicated right of ways with homes on large lots and acreage. Staff feels as the area redevelops new roadways will be proposed to access any potential new subdivision that would locate in the area. One new cul-de-sac street will be added to the proposed development. The applicant has indicated a single cul-de-sac street will be extended from Leander Street approximately 200-feet to serve the proposed lots. The applicant has indicated dedication of right of way and one-half street construction to Leander Street per the City's Master Street Plan for a local street. Staff is supportive of the proposed preliminary plat. The applicant has indicated lot development standards consistent with single-family lot development standards as stated in the Subdivision Ordinance. To staff knowledge, there are no outstanding issues associated with the proposed request. Although the area has developed with homes on large lots, the site was previously platted as twelve single-family lots. Staff feels the development as proposed should have minimal impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the requested preliminary plat subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. Staff recommends approval of the requested right of way abandonment for West 19th Street, West 20th Street and Vogler Street. The right of way abandonment request will not be forwarded to the Board of Directors until all required documentation has been filed with staff. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were registered objectors present. Staff presented a recommendation of approval of the requested preliminary plat subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the requested right of way 5 July 7, 2005 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: S-1494 abandonment for West 19th Street, West 20th Street and Vogler Street. Staff stated the right of way abandonment request would not be forwarded to the Board of Directors until all required documentation had been filed with staff. Mr. David Higginbotham addressed the Commission in opposition of the proposed request. He stated there were three main concerns which needed to be addressed. He stated the development of the indicated subdivision was not in character of the existing neighborhood. He stated the homes in the area were constructed on lots averaging two acres. He stated there were 16 homes in the area and the indicated development would double the density of the existing neighborhood. He stated the development did not meet the existing development pattern and covenants of the neighborhood. He stated the development would lower property values. Mr. Higginbotham stated the second concern was the existing infrastructure. He stated Leander was a narrow road which would not support construction traffic. He stated the road was curbless, gutterless and posted for no heavy truck traffic. He stated if the development was approved the approval would be in direct conflict with existing City ordinances. He stated according to the Public Works Department the existing roadway was a substandard street which would not handle a great deal of traffic. Mr. Higginbotham stated the third concern was the safety of the area residents. He stated with the development of eight new homes there would be an unmanageable amount of traffic in the area. He stated there were potential conflicts which would clearly put area residents in danger. He stated the neighborhood was not opposed to development only to the number of units proposed. He stated the neighborhood was willing to work with the developer to come up with a plan that was workable for the developer as well as the neighborhood. Ms. Cindy Dawson, Deputy City Attorney, addressed the Commission on the Richardson case. She stated Richardson vs. the City of Little Rock states if a developer meets the minimum criteria established by City Ordinance the Commission has no justification to deny a subdivision request. She stated compatibility was not an issue the Commission could consider when deciding if the minimum requirements had been met. Mr. Patrick Farrell also addressed the Commission. He stated there were two other concerns raised. He stated safety and the lack of required infrastructure. Commissioner Rector stated this was an issue that existing neighborhoods would be faced with in the future. He stated with infill development this was an issue that the City faced. Commissioner Floyd stated currently there was not an ordinance that would allow the Commission to review a subdivision on the merits of compatibility. He stated until the existing ordinance was changed the Commission was forced to not review compatibility as a means for denial. A motion was made to approve the request. The motion carried by a vote of 9 ayes, 1 noes and 1 absent. 0