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HomeMy WebLinkAboutS-1494-A Staff AnalysisITEM NO.: 2 NAME: Blankenship's Addition Replat Lots 10R —11 R S-1494-A LOCATION: located on the Southeast corner of Leander Drive and Vogler 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. The notice must be mailed no later than January 21, 2009. The Office of Planning and Development must receive the proof of notice no later than January 30, 2009. 2. Provide the source of title of the landowner on the proposed plat drawing. 3. Indicate on the plat the proposed driveway locations. Variance/Waivers: 1. A variance from the Subdivision Ordinance, Section 31-232(a), to allow a reduced lot width for the three proposed lots. 2. A variance from the Subdivision Ordinance, Section 31-256, to allow a reduced front building line of 15-feet. Public Works Conditions: 1. Leander would be classified on the Master Street Plan as a local street. Right-of- way should be dedicated to 25 feet from the centerline of the existing paved street. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Leander Drive including 5- foot sidewalks at the property line with the planned development. The new back of curb should be located13 feet from the paved centerline. 3. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 4. 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) 379-1805 (Travis Herbner). 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. Does the applicant desire to take access from the alley? If so, right-of-way should be dedicated to 10 feet from the centerline of the alley right-of-way. The alley must be paved with asphalt for vehicle access. 7. Backing vehicles out into Leander Drive from Lots 10R and 11 R is not recommended. It is much safer for vehicles to exit the lots front first. Utilities and Fire Department/County Planning: Item # 2. Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energ: 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 and public fire hydrant, installed at the expense of the developer, will be required in order to provide service to this property. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route_ Plannina 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, January 21, 2009. Item # I March 19, 2009 ITEM NO.: C FILE NO.: S-1494-A NAME: Blankenship's Addition Replat Lots 1 OR — 12R LOCATION: located on the Southeast corner of Leander Drive and Vogler Street DEVELOPER: EMW Construction, Inc. c/o Ed Wright P.O. Box 241741 Little Rock, AR 72223 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.51 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 3 R-2, Single-family 10 — Boyle Park 24.03 VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance from the Subdivision Ordinance, Section 31-232(a), to allow a reduced lot width for the proposed lots. 2. A variance from the Subdivision Ordinance, Section 31-256, to allow a reduced front building line of 15-feet adjacent to a residential street. 3. A variance from the Subdivision Ordinance, Section 31-232(a), to allow lots with a reduced lot area. A. PROPOSAL/REQUEST: The applicant is seeking a replat of three existing residential lots. The lots are currently east/west lots fronting Vogler Street which was recently abandoned as a public right of way by the City of Little Rock Board of Directors through the March 19, 2009 SUBDIVISION ITEM NO.: C (Cont. FILE NO_: S-1494-A adoption of Ordinance No. 19,745. The developer is seekinto replat the lots to front Leander Drive. Leander Drive formerly West 16t Street has been constructed but is not located within the originally dedicated right of way. The plat indicates the existing 40-foot right of way for Leander Drive and dedication of right of way for the area currently asphalted and serving as the street. The applicant is seeking variances from the Subdivision Ordinance to allow the development of the lots. The plat indicates a 15-foot front building line for the lots. The ordinance typically requires the placement of a 25-foot front building line for lots abutting a residentially classified street. The lots are indicated with a 50.22 lot width. The ordinance typically requires lots zoned R-2, Single-family to have a minimum lot width at the building line of 60-feet. The lots area average 6,515 square feet. The Subdivision Ordinance requires a minimum lot area of 7,000 square feet for R-2, Single-family zoned lots. The request includes a deferral of the required street construction until the construction of a new home on the second lot. The applicant is also requesting the City require the sidewalk placement along the north side of the street. Due to the existing street layout and rights of way the property owner to the north will inherit excess right of way which could be abandoned by the northern property owner to allow benefit. B. EXISTING CONDITIONS: The site is relatively flat with a number of nice sized trees. The area is predominately single-family with the exception of a multi -family development located to the northwest. In addition to the multi -family development there is a vacant 6+-acre tract of MF-18 zoned property at the northwest boundary of this property. The area was platted a number of years ago with 50-foot by 150-foot lots with the streets and alleys laid out in a grid pattern. Many of the streets and alleys have not developed. The area property owners appear to have bought and constructed their homes on several lots. Leander Drive is a narrow substandard street with open ditches for drainage. Vogler Street was never constructed and has been abandoned by the City as a public right of way. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All abutting property owners and the Leander Neighborhood Association were notified of the public hearing. March 19, 2009 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1494-A D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Leander would be classified on the Master Street Plan as a local street. Right-of-way should be dedicated to 25 feet from the centerline of the existing paved street. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Leander Drive including 5-foot sidewalks at the property line with the planned development. The new back of curb should be located13 feet from the paved centerline. 3. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 4. 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) 379-1805 (Travis Herbner). 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. Does the applicant desire to take access from the alley? If so, right-of-way should be dedicated to 10 feet from the centerline of the alley right-of-way. The alley must be paved with asphalt for vehicle access. 7. Backing vehicles out into Leander Drive from Lots 10R and 11 R is not recommended. It is much safer for vehicles to exit the lots front first. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Enter : Approved as submitted. Center -Point Enerav: 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 and 3 March 19, 2009 SUBDIVISION ITEM NO.: C (Cont. F G FILE NO.: S-1494-A public fire hydrant, installed at the expense of the developer, will be required in order to provide service to this property. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. ISSUES/TECHNICAL/DESIGN: Plannina Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (January 15, 2009) The applicant was present. Staff presented an overview of the request stating there were few outstanding technical issues associated with the request. Staff requested the applicant provide the source of title of the landowner on the proposed plat drawing. Public Works comments were addressed. Staff stated Leander Drive was classified on the Master Street Plan as a local street. Staff stated dedication of right of way 25-feet from the centerline of the existing paving was required. Staff stated street construction to Master Street Plan standards including curb, gutter and sidewalk would be required prior to the issuance of a final plat. Staff stated streetlights were required per Section 31-403. Staff stated the streetlights were to be installed prior to the issuance of a final plat. There was a lengthy discussion concerning the required improvements and the lot development cost. Mr. Wright stated based on the location of the lots and housing construction cost he felt the street improvements would cause the lot development cost to be prohibitive. Staff stated they would work with Mr. Wright to provide him an estimate of cost for the improvements. Staff stated the waiver of street construction was an item only the Board of Directors could approve. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 0 March 19, 2009 SUBDIVISION ITEM NO.: C (Cont.) H. ANALYSIS: FILE NO.: S-1494-A The applicant submitted a revised cover letter and revised plat addressing issues raised at the January 15, 2009, Subdivision Committee meeting. The developer has met with staff to discuss the required improvements to Leander Drive. The revised plat indicates the source of title of the landowner as requested by staff. The developer is seeking a replat of three lots currently platted as lots fronting an abandoned right of way for Vogler Street to face Leander Drive. The plat as proposed requires variances from the Subdivision Ordinance. The plat indicates a 15-foot front building line for the lots as opposed to the 25-foot front building line typically required for lots abutting a residentially classified street. A variance to allow a reduced lot width is also required. The lots are indicated with a 50.22- foot lot width as opposed to the 60-foot lot width required for lots zoned R-2, Single-family. The lots are proposed with a lot area less than the typical 7,000 square foot minimum lot area. The average lot area is 6,515 square feet. The developer has indicated dedication of right of way and street construction will be completed per the Master Street Plan standards with the exception of the sidewalk placement. Leander Street is classified as a residential street which only requires the placement of a sidewalk along one side of the street. The developer is requesting the City require the placement of the walk along the north side of the street. The justification for this request is Leander Street was not constructed in the dedicated right of way and was shifted to the south reducing the lot depth of the applicant's property. The applicant is proposing a dedication of right of way based on the current centerline of Leander Drive per the City's Master Street Plan. The request includes a deferral of the required street improvements until construction of a new home on the second lot. Staff recommends the final platting of the lots occur on an individual lot basis and the entire length of the required street improvements be installed with the final platting of the second lot. Staff is supportive of the lots as proposed and the associated variances. The property currently exists as three (3) lots and the replatting will allow three (3) lots. The area was previously platted as a paper plat laid out in 50-foot by 150- foot lots with 40 foot street right of ways and 12 foot alleys identified. The area has most recently been redeveloping with new home construction on these 50- foot lots. Staff does not feel the allowance of the plat with the variances identified will significantly impact the area. To staffs knowledge there are no outstanding technical issues associated with the request. k, March 19, 2009 SUBDIVISION ITEM NO.: C (Cont. STAFF RECOMMENDATION: FILE NO.: S-1494-A Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from the Subdivision Ordinance, Section 31-232(a), to allow a reduced lot width for the proposed lots. Staff recommends approval of the variance request from the Subdivision Ordinance, Section 31-256, to allow a reduced front building line of 15-feet adjacent to a residential street. Staff recommends approval of the variance request from the Subdivision Ordinance, Section 31-232(a), to allow lots with a reduced lot area. Staff recommends the lots be final platted on an individual lot basis with the entire length of the required street improvements being installed with the final platting of the second lot. PLANNING COMMISSION ACTION: (FEBRUARY 5, 2009) The applicant was not present. There were no registered objectors present. Staff stated the applicant had contacted them on January 22, 2009, requesting a deferral of the item to the March 19, 2009, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion for approval of the Consent Agenda as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (MARCH 19, 2009) 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 outlined 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, Section 31-232(a), to allow a reduced lot width for the proposed lots, the variance request from the Subdivision Ordinance, Section 31-256, to allow a reduced front building line of 15-feet adjacent to a residential street and the variance request from the Subdivision Ordinance, Section 31-232(a), to 9 March 19, 2009 SUBDIVISION ITEM NO.: C Cont. FILE NO.: S-1494-A allow lots with a reduced lot area. Staff presented a recommendation the lots be final flatted on an individual lot basis with the entire length of the required street improvements being installed with the final platting of the second lot. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7