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HomeMy WebLinkAboutS-0309-E Staff AnalysisITEM NO.: 1, NAME: Gibralter Heights Addition Replat Lots 9 and 10 Block 3 LOCATION: 422 Gamble Road S-309-E Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 1, 2017. The Office of Planning and Development must receive the proof of notice no later than March 10, 2017. 2. Remove the certificate of recording from the proposed plat. VarianceMaivers: 1. A variance from Section 31-256 to allow to allow a reduced front platted building line. 2. A variance from Section 31-232 to allow a reduced lot depth. Public Works Conditions: 1. 20 feet is the minimum allowed setback to allow vehicle parking in front of the garage with the rear of the vehicle not extending into the right-of-way. Due to the proposed setback, a note must be provided on the replat stating the future structure must be designed to provide at least 20 feet from the face of the garage to the Archer Lane right-of-way. Utilities and Fire Department/County Planning: Little Rock Wastewater: Sewer available to this site. Entergy: Entergy does not object to this proposal. Service is already being provided to the structure on Lot 9R. Power lines (overhead) currently exist on the south side of this property on the south side of Archer Lane and on the east side of Gamble Road. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy_: No comment received. AT & T: No comment received. Central Arkansas Water: Fire Department: No comment Parks and Recreation: No comment received. ITEM NO.: 1. S-309-E County Planning: No comment. Rock Region Metro: Location is not currently served by METRO. We have no objections to the replat of two residential lots. Building Code: No comment. Planning 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, March 1, 2017. March 16, 2017 ITEM NO.: 1 FILE NO.: S-309-E NAME: Gibralter Heights Addition Replat Lots 9 and 10 Block 3 LOCATION: 422 Gamble Road DEVELOPER: Samuel Chung 58 Avignon Court Little Rock, AR 72223 ENGINEER: Ed Lofton 15415 Oak Crest Lane Little Rock, AR 72206 AREA: 0.32 acres NUMBER OF LOTS: 2 WARD: 5 PLANNING DISTRICT: 18 — Ellis Mountain CURRENT ZONING VARIANCEM/AIVERS: R-2, Single-family FT. NEW STREET: 0 LF CENSUS TRACT: 42.18 1. A variance from Section 31-256 to allow to allow a reduced front platted building line. 2. A variance from Section 31-232 to allow a reduced lot depth. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting a replat of Lots 9 and 10 Bock 3 Gibralter Heights Addition to the City of Little Rock. The lots are currently platted as east/west lots fronting onto Gamble Road. The applicant is requesting to replat the lots to front on Archer Lane. The lots are proposed with a lot width of 65-feet. The lot depth proposed is 95-feet. The plat indicates the placement of a 14.9-foot platted building line to align with the front of the existing home on Lot 9R. A 20-feet front building setback is proposed on Lot 1OR. B. EXISTING CONDITIONS: The area is predominately single-family detached homes. There are some townhomes located to the north of this site on Stacey Lane. Shadow Lakes March 16, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-309-E Apartments is also located to the north of this site on West Markham Street. The streets in the general area are very narrow substandard streets with no curb, gutter or sidewalk. C. NEIGHBORHOOD COMMENTS: All abutting property owners along with the Parkway Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 20 feet is the minimum allowed setback to allow vehicle parking in front of the garage with the rear of the vehicle not extending into the right-of-way. Due to the proposed setback, a note must be provided on the replat stating the future structure must be designed to provide at least 20 feet from the face of the garage to the Archer Lane right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available to this site. Entergy: Entergy does not object to this proposal. Service is already being provided to the structure on Lot 9R. Power lines (overhead) currently exist on the south side of this property on the south side of Archer Lane and on the east side of Gamble Road. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. 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. 2 March 16, 2017 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-309-E Rock Region Metro: Location is not currently served by METRO. We have no objections to the replat of two residential lots. F. ISSUES/TECHN ICAUDESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) Mr. Ed Lofton was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the proposed replat. Staff stated the County Clerk's office no longer wanted the certificate of recording on plats. Staff stated the notification to abutting property owners had been provided. Public Works comments were addressed. Staff stated the garage was to be located a minimum of 20-feet from the property line to allow sufficient sight distance and to allow cars parked outside the garage to be located outside the public right of way. Rock Region Metro comments were addressed. Staff stated the site was not currently served by Metro. Staff stated there was no objection to the proposed replat. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. 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 technical issues associated with the request. The applicant is requesting the allowance of a 20-foot platted building line on proposed Lot 10R. The plat indicates a 25-foot platted building line along Gamble Road. The lots are proposed with a lot width of 65-feet. The lot depth proposed is 95-feet. The lot area proposed is 6,195 square feet. 3 March 16, 2017 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-309-E The request includes a variance from Section 31-256 to allow to allow a reduced front platted building line for Lot 9R and Lot 10R. Lot 9R is indicated with a 14.9-foot front building line. There are no garages or carports proposed within the first 20-feet of the lot frontage. Lot 1OR is indicated with a front building line of 20-feet. The property is zoned R-2, Single-family which typically requires a minimum front yard setback of 25-feet. Both lots are proposed with a 25-foot rear yard setback and ten percent (10%) of the lot width for the side yard setbacks or 6.5-feet. The request includes a variance from Section 31-232 to allow a reduced lot depth. Both lots are indicated with a lot depth of 95-feet. The zoning ordinance would typically require a minimum lot depth of 100-feet for R-2, Single-family zoned property. The lots are currently platted as east/west lots fronting onto Gamble Road. The applicant is requesting to replat the lots to front on Archer Lane. Staff is supportive of the applicant's request. Based on a previous right of way dedication the depth of the lots is currently 95-feet. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the replat as proposed is appropriate and will not create an adverse impact on this site or on adjoining property. STAFF RECOMMENDATION: 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 Sections 31-232 and 31-256 to allow the reduced lot depth and the reduced platted building lines as proposed. PLANNING COMMISSION ACTION: (MARCH 16, 2017) The applicant was present. There were 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 presented a recommendation of approval of the variance request from Sections 31-232 and 31-256 to allow the reduced lot depth and the reduced platted building lines as proposed. CI March 16, 2017 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-309-E Mr. Samuel Chung was present representing the request. He stated he would allow the opposition to present and then he would answer questions of the Commission. Mr. Matt Carmly (?) addressed the Commission in opposition of the request. He stated he was opposed to the request because the area was a single-family subdivision. He stated to create the additional lot would impact the area. He stated if the owner wanted to remove the existing home and build a new home that was acceptable. Mr. Samuel Scalingi addressed the Commission in opposition of the request. He stated his home was next door to the proposed development. He stated his concerns were safety, drainage and erosion. He stated all the residents in the area were homeowners. He stated multi -family was not needed in the area. He stated if multi -family was allowed it would bring down the value of the homes in the area. Mr. Chung stated he was requesting the replat to allow the lots to change orientation. He stated he was not building multi -family. He stated he was proposing to build a single-family home. Commissioner Laha questioned if there was a home on the site. Staff stated there were two lots currently platted with a single home on one of the lots. Staff stated the proposal would allow a second home to be built on a separate lot. Staff stated the only change was the reorientation of the lots to front Archer Street. There was no further discussion of the item. The Chair entertained a motion for approval of the item as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. 5