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HomeMy WebLinkAboutS-1500 Staff AnalysisAugust 18, 2005 ITEM NO_: 3 NAME: Vaugut Replat Lots 1 R and 2R LOCATION: Located at 16310 Taylor Loop Road DEVELOPER: Norman D. and Johnie Diane Oden 16310 Taylor Loop Road Little Rock, AR 72223 ENGINEER: Randy Alberius 1012 Autumn Road, Suite 1 Little Rock, AR 72211 AREA: 0.82 acres CURRENT ZONING: PLANNING DISTRICT ENSUS TRACT VarianceMaivers: NUMBER OF LOTS: 2 R-2, Single-family 19—Chenal Planning District 42.11 FILE NO.: S-1500 FT. NEW STREET: 0 LF 1. A waiver of the required Master Street Plan improvements to Taylor Loop Road. 2. A variance to allow a 25-foot building line adjacent to Taylor Loop Road. A. PROPOSAUREQUEST: The applicant is proposing the subdivision of this 0.82-acre tract into two single- family lots. The applicant has requested a waiver of the required street improvements to Taylor Loop Road as a part of the request. The proposed site plan indicates Lot 1 R will contain 20,677 square feet or 0.47 acres and Lot 2R will contain 15,400 square feet or 0.35 acres. The proposed preliminary plat indicates a front building line of 25-feet adjacent to Taylor Loop Road, which is classified on the Master Street Plan a collector standard. August 18, 2005 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1500 B. EXISTING CONDITIONS: The site contains a single-family home located on proposed Lot 1 R and the remaining area is vacant. Taylor Loop Road is an unimproved roadway with open ditches for drainage. The area has developed very rural in character with single-family homes and a church located nearby. The single-family homes located in the area have been constructed primarily on acreage. There is a new single-family subdivision currently being developed to the north of this site. C. NEIGHBORHOOD COMMENTS: All abutting property owners and the Westchester/Heatherbrae Neighborhood Association were notified of the public hearing. As of this writing staff has received one informational phone call comment from area resident. D. ENGINEERING COMMENTS: Public Works Conditions: 1. A 20-foot radial dedication of right-of-way should be shown on the plat where Taylor Loop turns north. 2. Prior to final platting, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5-foot sidewalks with the planned development. As an option, this project may qualify for a contribution in lieu of construction. 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: Water meter will have to be relocated at the homeowner's expense if the meter for 16310 Taylor Loop Road will be on the eastern lot after the platting. Fire Department: Approved as submitted_ County Planning: No comment. 2 August 18, 2005 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1500 CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 28, 2005) The applicant was present representing the request. Staff presented an overview of the proposed request indicating there were additional items necessary to complete the review process. Staff stated the plat incorrectly stated the name of the approving agency. Staff also requested the applicant provide the name of landowners and recorded subdivision abutting the proposed plat area. Public Works comments were addressed. Staff stated the applicant was requesting a waiver of the required street improvements to Taylor Loop Road. Staff noted the Commission had denied this request previously. The applicant stated his desire was to construct a new house on the proposed lot and with the required street improvements the construction cost would be such that he could not build the home. Staff suggested an in -lieu contribution or a deferral instead of the waiver. The Committee members noted the waiver would require final action by the Board of Directors and indicated a waiver was difficult to obtain. 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. H. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the issues raised at the July 28, 2005, Subdivision Committee meeting. The applicant has corrected the name of the approving agency and has indicated the name of landowners and recorded subdivisions abutting the proposed plat area. The applicant has amended his request to allow a waiver of the required street improvements to Taylor Loop Road. The applicant is proposing the subdivision of this 0.82-acre tract into two single- family lots. The proposed site plan indicates Lot 1 R will contain 20,677 square feet or 0.47 acres and Lot 2R will contain 15,400 square feet or 0.35 acres. The proposed preliminary plat indicates a front building line of 25-feet adjacent to Taylor Loop Road, which is classified on the Master Street Plan a collector street, 3 August 18, 2005 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1500 which typically requires the placement of a 30-foot front building line. The existing home on Lot 1 R has been constructed at the 25-foot building line but staff would recommend a reduced building line only around the existing home and the remainder of the lot be set at the 30-foot building line typically required. Staff would recommend the front building line for proposed Lot 2R be set at the typically required 30-feet. Staff is not supportive of the applicant's request for a waiver of the required street improvements. Staff would however support a five year deferral of the required street improvements. The applicant has indicated a dedication of right of way sufficient to meet the Master Street Plan requirement and indicated a radial dedication as requested by Public Works staff. Staff is not supportive of the application as filed. Staff supports the applicant's request for a replat of the existing lot but staff recommends the required street improvements be put in place as required by the Subdivision Ordinance and the Master Street plan. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (AUGUST 18, 2005) The applicant 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 and approval of a five-year deferral of the required street improvements to Taylor Loop Road. Staff stated they were not supportive of the applicant's request for a waiver of the required street improvements. Ms. Diane Oden addressed the Commission on the merits of the proposed request. She stated the site previously contained a manufactured home, which was removed in January of 2005. She stated the desire was to split the lot to allow the construction of a new home of the second lot. She stated with the required street improvements a new home would not be economically feasible. She stated the new home was not for resale but a new home for her and her family. Ms. Oden presented the Commission with a listing of properties in the area, which were developed without curbs, gutters and sidewalks. She stated the area was a rural area and redevelopment had been single-family homes on single lots. Commissioner Rector questioned staff if the site previously contained a manufactured home why a new home could not be constructed on the site. Staff stated the manufactured home was located on the site as a non -conforming use. Staff stated to 4 August 18, 2005 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1500 allow the construction of a new home on the site would increase the non -conformity of use. Staff stated the item before the Commission was a platting issue which triggered the boundary street ordinance requirement. Commissioner Rector questioned the cost of the required street improvements. Staff stated the estimated cost was $25,000. A motion was made to approve the proposed replat for the area. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. A motion was made to approve the applicant's request for a waiver of the required street improvements. The motion failed by a vote of 5 ayes, 4 noes and 2 absent. A motion was made to approve a five-year deferral of the required street improvements. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5