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Home My WebLink AboutS-1834 Staff AnalysisSUBDIVISION COMMITTEE COMMENTS NOVEMBER 20, 2018 ITEM NO.. 2. LOT 10, BLOCK 3 KIMBALL AND BODEMAN'S REPLAT 621 VALMAR STREET S-1834 Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit completed and proof of mailing. Notices must be mailed no later than November 28, 2018. Proof of notice must be delivered to staff no later than December 7, 2018. Variance/Waivers: • Lot width to depth ratio • Lots smaller than minimum lot size of 5,000 sq. ft. • Lot width less than minimum requirement of 50 feet. Public Works: 1. Valmar St. is classified on the Master Street Plan as a residential street. A dedication of right-of- way 25 feet from centerline will be required. 2. Access to the lots with minimum street frontage should be provided by a single shared access easements off Valmar St. or two (2) or fewer accesses off the rear alley. Utilities and Fire Department/County Planning: Little Rock Water Reclamation Authority: Sewer Available to this site. Each lot must have separate service line to sewer main Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. This property is served from an overhead power line located in the alley at the rear of these lots. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT&T: No comments received. Central Arkansas Water: Fire Department: No comment ITEM NO.:2. CON'T S-1834 Building Codes: No comments County Planning: No comments. Rock Region METRO: Planning Division: No comments Landscape: No comments Other: Submit responses to staff issues and 4 copies of a revised preliminary plat no later than Wednesday November 28, 2018. December 13, 2018 ITEM NO.: 2 NAME: Lot 10, Kimball and Bodeman's Addition Replat LOCATION: 621 Valmar Street DEVELOPER: The C Street Group P. O. Box 251761 Little Rock, AR 72225 OWNER/AUTHORIZED AGENT: Lance Levi, The C Street Group SURVEYOR/ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 acres WARD: 3 CURRENT ZONING: R-3 VARIANCE/WAIVERS: NUMBER OF LOTS: 2 PLANNING DISTRICT: 9 FILE NO.: S-1834 FT. NEW STREET: 0 LF CENSUS TRACT: 48 1. A variance from Section 31-232 to allow the lots to be more than three times as deep as they are wide. 2. A variance from Section 36-255 to allow lots than 5,000 square feet in area. 3. A variance from Section 36-255 to allow lots less than 50 feet in width. BACKGROUND: The property was previously occupied by a single family residential structure. On September 18.2003, the commission approved a special use permit to allow the occupant of the home to operate a daycare family home. The structure has recently been removed and the lot is vacant. December 13, 2018 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1834 A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing a preliminary plat to divide the 50 foot by 140 foot lot into two, 25 foot by 140 foot lots. A single family residence will then be constructed on each lot. B. EXISTING CONDITIONS: The property is currently vacant. It is located in a neighborhood comprised primarily of single family homes on traditional 50 foot by 140 foot lots. Other uses in the general area include small churches and the Boys and Girls Club/ Lamar Porter Field property. C. NEIGHBORHOOD COMMENTS: L] Notice was sent to all owners of abutting properties and the Capitol View-Stifft Station Neighborhood Association. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Valmar Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 2. Access to the lots with minimum street frontage should be provided by a single shared access easements off Valmar Street or two (2) or fewer accesses off the rear alley. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authorit : Sewer Available to this site. Each lot must have separate service line to sewer main. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. This property is served from an overhead power line located in the alley at the rear of these lots. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT & T: No comments received. 2 December 13, 2018 SUBDIVISION ITEM NO.: 2 (Cont. Central Arkansas Water: No comments. Fire Department: No comment. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: FILE NO.: S-1834 The required fire separation distance (building to property line) prescribed by the building code terminates at five (5) feet. Buildings are allowed to be closer than five (5) feet if they have properly constructed fire walls which provide the requisite one (1) hour fire resistance rating. When buildings are five (5) feet or more from the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Contact the City of Little Rock Building Codes at 501.373.4832 for additional details. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. K SUBDIVISION COMMITTEE COMMENT: (November 20, 2018) The applicant, Lance Levi, was present. Staff introduced the item and noted little additional information was needed. Staff noted the requested variances. Public Works comments were noted and discussed. Staff stated they would not support each lot having its own separate driveway onto Valmar Street. It was suggested that driveways be located at the rear of the lots, off of the alley, or a single shared driveway be constructed along the common lot line. Comments from the other reviewing agencies were noted. The applicant was advised to submit responses 3 December 13, 2018 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: to staff issues by November 28, 2018. The committee forwarded the item to the full commission. I. ANALYSIS: The request is a preliminary plat to subdivide this existing, vacant, 50 foot by 140 foot lot into two 25 foot by 140 foot lots. Once completed, the applicant proposes to construct a new single family residence on each lot. There are variances associated with the proposed plat. Section 31-232 states no residential lot is to be more than three times as deep as it is wide. The proposed lots exceed the allowable lot width to depth ratio. Section 36-255 requires lots in the R-3 district to be at least 5,000 square feet in area. The proposed lots are approximately 3,500 square feet in area. Section 36-255 requires lots in the R-3 district to be at least 50 feet in width. The proposed lots are 25 feet in width. Staff is supportive of the proposed plat and variances. Although the proposed lots are smaller than most of the lots immediately around the site, there are similarly sized lots in the general area. This same applicant is building on two 25 foot lots several blocks to the east where there are several similarly sized lots. The resulting density will be equivalent to that of a duplex on a traditionally sized lot. There are numerous R-4 (two-family) zoned and duplex -occupied lots in the area around this site. The applicant has agreed to have only a single curb cut on Valmar Street, with a 20 foot wide driveway being centered on the common lot line between the two lots. The final plat will reflect that driveway location. J. STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat subject to the following conditions: a. Compliance with the comments and conditions outlined in paragraphs D, E and F of the agenda staff report. b. There is to be single driveway on the Valmar Street frontage, not more than 20 feet in width centered on the common lot line between the two lots. Staff recommends approval of the following variances: a. A variance from Section 31-232 to allow the lots to be more than 3 times as deep as they are wide. b. A variance from Section 36-255 to allow the lots to be less than 5,000 square feet in area. CI December 13, 2018 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1834 c. A variance from Section 36-255 to allow the lots to have a width of less than 50 feet. PLANNING COMMISSION ACTION: (DECEMBER 13, 2018) The applicant was present. There were no registered objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above; including the variances. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. 5