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HomeMy WebLinkAboutS-1853 Staff AnalysisAugust 29, 2019 ITEM NO.: 2 NAME: Cottages on Park Preliminary Plat LOCATION: 907 South Park Street DEVELOPER: Cdub, LLC (Carol Worley) 1318 South Main Street Suite 200 Little Rock, AR 72202 Atrium Development, LLC (Tanner Worley) 1300 West 31d Street Little Rock, AR 72201 OWNER/AUTHORIZED AGENT: Carol Worley/Owner SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.31 acres 11_Co CURRENT ZONING: VARIANCE/WAIVERS: NUMBER OF LOTS: 3 PLANNING DISTRICT: 8 R-3 Single -Family 1. Allow 15 foot front setback 2. Allow 15 foot rear setback 3. Allow lot area to be less than 5,000 square feet 4. Allow lot width of less than 50 feet FILE NO.: S-1 FT. NEW STREET: 0 LF CENSUS TRACT: 45 August 29, 2019 SUBDIVISION ITEM NO.: 2 (Cont. BACKGROUND: FILE NO.: S-1853 The proposed preliminary plat would create three lots from two lots of land located on South Park Street. These lots are situated within the Capitol Hill Addition. The property is zoned R-3, allowing for the development of single-family homes. Lots in the R-3 zone are required to have a minimum of 5,000 square feet of area, a minimum lot width of 50 feet, and a depth of no less than 100 feet. The proposed lots would contain less than 5,000 square feet of lot area and have width of less than 50 feet. The front and rear setbacks in the R-3 zone is no less than 25 feet. The proposed setback for both the front and rear is 15 feet. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT. The owner of the property is requesting approval of the preliminary plat dividing the two current lots into three lots. B. EXISTING CONDITIONS: The site is undeveloped and contains approximately 0.31 of an acre of land. A ditch crosses the property near the northeast corner, on proposed Lots 7A and 7B. There are a number of undeveloped properties in the vicinity. Residential properties in the area are a mix of single-family and two-family. To the north across Maryland Avenue is a social service program assisting women. The western edge of the Arkansas Children's Hospital is a block to the east. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comments from area property owners or neighborhood associations. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Capitol Hill and Central High neighborhood associations. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Show the proposed driveway locations. 2. Is the existing ditch proposed to be piped across the subject property or relocated? If ditch is to remain, no structures including fencing should be located no closer than 10 ft. from top of bank of the ditch. K August 29, 2019 SUBDIVISION ITEM NO.: 2 (Co FILE NO.: S-1853 E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Au Sewer main extension required with easements if new sewer service is required for this project. Entergy: No comment received. CenterPoint Energy: No comment. AT & T: No comment received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment received. F. BUILDING CODES/LANDSCAPE: Building Code: No comment. Landscape: No comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comment. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT (August 7, 2019) The applicant was present. Staff presented the item and noted the proposed setbacks should be indicated on the plat, as well as the zoning of the parcel and abutting parcels. The applicant stated the setbacks had been provided on a previously submitted revision. Staff would verify. Public Works requested the proposed driveway locations to be shown on the plat. Also, additional information 3 August 29, 2019 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-18 Judious Lewis, owner of an abutting property expressed his opposition to the preliminary plat. He stated the lot size should be a minimum of 5000 square feet and was concerned about site drainage and retaining walls. He wished for additional time to get more information on the proposed plat and potential development. In rebuttal, Ms. Worley stated the property to the north was five lots and Mr. Lewis owns one of them. Also, notice was sent to Mr. Lewis in a timely manner for him to reach out and ask questions and get additional information. Director of Planning Collins stated the drainage would be addressed at the time building permits were filed. Vice-chairman Stebbins asked for a motion from the commission A motion to approve the preliminary as recommended by staff, including all staff comments and conditions was made by Commissioner Brock and seconded by Commissioner Hamilton. The vote was 8 ayes, 0 noes, 2 absent, and 1 open position. G� August 29, 2019 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: was needed regarding the ditch on the property as to whether it was to be piped, relocated, or remain. Should the ditch remain, no structures, including fences, should be located no closer than 10 feet from the top of the bank Comments from other departments and reviewing agencies were noted and the applicant was advised to submit responses by August 14, 2019. The committee forwarded the item to the full commission for consideration. ANALYSIS: The proposed preliminary plat with three lots would allow for the development of three single-family homes. The requested variances are reasonable and will provide for sufficient setbacks and efficient use of the property. The Planning staff comments have been addressed. The Public Works request for driveway locations have been satisfied and all structures will be at least 10 feet from the top of the bank of the ditch that is to remain in its current condition. J. STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat and variances subject to compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 29, 2019) The applicant was present. There was one registered objector present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. Carol Worley the property owner spoke to the commission about the proposed site development. There would be three smaller homes constructed —one on each lot — each with two bedrooms and two bathrooms. The front setback of 15-foot on the plat would allow for homes to be about 25 feet from the actual street pavement. The proposed 15-foot rear yard setback would likely be greater than that. In response to a commissioner question about the lot to the north, Ms. Worley said she had attempted to acquire the property to the north, but was unsuccessful. 4