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HomeMy WebLinkAboutS-1064-C Staff AnalysisSeptember 22, 2016 ITEM NO.: F NAME: Lot 16 Chambers Addition Replat LOCATION: Located at 18 Sheila Lane DEVELOPER: Michelle Louise Gurley 61058 Greenbank Road North Little Rock, AR 72118 SURVEYOR Jim Bagwell Thomas Engineering Co. 3810 Lookout Road North Little Rock, AR 72116 AREA: 2.5 acres NUMBER OF LOTS: 2 WARD: 7 PLANNING DISTRICT: 16 — Otter Creek CURRENT ZONING: R-2, Single-family FILE NO.: S-1064-C FT. NEW STREET: 0 LF CENSUS TRACT: 41.04 VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of a lot without public street frontage. A. PROPOSAUREQUESUAPPLICANT'S STATEMENT: The applicant is proposing a replat of an existing platted lot located within the Chambers Addition, City of Little Rock, Pulaski County, Arkansas. The lot currently contains 2.5-acres. It appears the plat was filed for record in 1975. The plat was indicated with three (3) residential streets extending from Meyer Road. The streets were indicated as private streets on the filed plat. The original plat included 21 residential lots all containing 5-acres. There have been several replats within the subdivision splitting the 5-acre lots into two (2) 2.5-acres lots. This lot was previously split and currently contains 2.5-acres. The applicant is requesting to split the lot once again to allow for the construction of a new home on a new lot created from the rear portion of this lot. A variance from Section 31-231 to allow the creation of a lot without public street frontage is being requested. The lot is approximately 650-feet deep and has 170-feet of frontage along Sheila Lane. The applicant is proposing to purchase the rear September 22, 2016 SUBDIVISION ITEM NO.: F (C FILE NO.: S-1 298-feet of the lot. A 20-foot access and utility easement is proposed along the eastern boundary to allow access to the new lot. B. EXISTING CONDITIONS: The area contains single-family homes on large lots, a number of which continue to contain 5-acres. It appears the subdivision began developing in the late 1970's. The homes were constructed with large setbacks from the abutting streets, many appear to be 100-feet plus. Sheila Lane is paved but has a narrow pavement width. There are no curbs and gutters in place and there is no sidewalk located along Sheila Lane. C. NEIGHBORHOOD COMMENTS: All abutting property owners and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available to the site. Entergy: Entergy does not object to this proposal. A single phase underground electrical line runs along the north side of Sheila Lane. There do not appear to be any existing conflicts with Entergy facilities on this property. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Contact Entergy for additional information. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 61 September 22, 2016 SUBDIVISION ITEM NO.: Fire Department: FILE NO.: S-1064-C 1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26-feet, exclusive of shoulders. 2. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 3. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in- conjunction with Central Arkansas Water (Jason Lowder 501.377,1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501,918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. Count Planning: No comment. Rock Region Metro: Location is not currently served by METRO. We have no comments regarding this subdivision replat. F. ISSUESITECHNICAL/DESIGN: Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings requires foundations meet the following Sections of the Code. If the foundation cannot be verified by the building official at the time of the footing inspection the building official may require verification the foundation meets the required elevation by a licensed engineer. R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved drainage device a minimum of 12-inches (305 mm) plus two (2) percent. 3 September 22, 2016 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.- S-1064-C R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are permitted, subject to the approval of the building official. The building official is permitted to require an investigation and recommendation of a qualified engineer to demonstrate that the intent of this Section has been satisfied. Such an investigation shall include consideration of materials, height of slope, slope gradient, load intensity and erosion characteristics of slope material. Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016) The applicant was present. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff stated the document submitted was a survey of the rear portion of the lot. Staff stated the surveyor was to complete a survey of the entire property proposed for the replat and submit this to staff. Staff stated the replat should include the proper certifications per the subdivision ordinance. Staff stated the plat should also include any recorded easements. 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 the comments raised at the July 20, 2016, Subdivision Committee meeting. The request is to replat the existing parcel into two (2) residential lots. The existing parcel contains 2.5-acres. The lot split is proposed to allow the construction of a new home on the newly created rear lot, which is being created as a lot without public street frontage. To allow the creation of the lot without public street frontage requires approval of a variance from Section 31-231. The existing lot is approximately 650-feet deep and has 170-feet of frontage along Sheila Lane; a private street. The proposal is to allow the existing lot to be split and allow the creation of the second lot. The newly created lot will be served by a 20-foot access easement located along the eastern boundary to 4 September 22, 2016 SUBDIVISION ITEM NO.: F (Cont. FILE NO.: S-1 allow access to the new lot. Along the western boundary is an existing 20-foot platted utility easement. Staff is supportive of the applicant's request. Although the plat is being created as a lot without public street frontage, which requires approval of a variance by the Planning Commission, staff feels the access as proposed is adequate to serve the newly created lot. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the lot split as proposed is appropriate. 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 Section 31-231 to allow the creation of the lot without public street frontage. PLANNING COMMISSION ACTION: (AUGUST 11, 2016) The applicant was not present. There were registered objectors present. Staff presented the item stating the applicant had failed to provide proof of proper notice to the abutting property owners as required by the Commission's By-laws. Staff presented a recommendation of deferral of this item to the September 22, 2016, public hearing. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a copy of the Bill of Assurance for the Chambers Subdivision which was recorded on May 22, 1975. The Bill of Assurance has a provision which states Lots 1 through 10 and Lots 12 through 14 may not be resubdivided. Lot 11 and Lot 15 through 21 may not be resubdivided into, nor shall any dwelling be erected or placed on, any lot or building site having an area less than 70,000 square feet. The Bill of Assurance states the covenants and restrictions are to run with the land and shall be binding upon all parties and all persons claiming under them until January 1, 2001, at which time said covenants and restrictions shall terminate unless a majority in area of then owners of the lots in said addition agree in writhing to extend said covenants and restrictions, either in whole or in part. It does not appear the covenants have been extended. 5 September 22, 2016 SUBDIVISION ITEM NO.: F(Cont. FILE NO.: S-1064-C Staff continues to recommend approval of the requested replat and the associated variance request subject to the previously indicated conditions. PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016) 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 presented a recommendation of approval of the variance request from Section 31-231 to allow the creation of the lot without public street frontage. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. 0 ITEM NO.: 1. S-1064-C NAME: Lot 16 Chambers Addition Replat LOCATION: located at 18 Sheila Lane Planning Staff Comments: 1. Provide notification of the abutting property owners of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 27, 2016. The Office of Planning and Development must receive the proof of notice no later than August 5, 2016. 2. Provide a plat for the proposed lot split. The plat should include the certifications required by the City's Subdivision Ordinance to include the surveyor's certification, the owner's certification and the City certification. 3. The plat must include the entirety of the property since this is an existing platted lot and the parent parcel and the resulting parcel are both less than 5 acres. 4. All recorded and proposed easements must be indicated on the plat. Provide the dimensions, location and purpose. 5. Provide the name and address of the owner of record and subdivider. 6. Provide the source of title for the property ownership indicating the book and page number or instrument number. 7. Provide the location of all PAGIS monuments. 8. Provide the lot numbers on the proposed lots and the subdivision name. Variance/Waivers: A variance from Section 31-231 to allow the creation of a lot without public street frontage. Public Works Conditions: No comment. Utilities and Fire DepartmenVCounty Planning: Little Rock Wastewater: Sewer available to the site. Entergy: Entergy does not object to this proposal. A single phase underground electrical line runs along the north side of Sheila Lane. There do not appear to be any existing conflicts with Entergy facilities on this property. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Contact Entergy for additional information. Centerpoint Energy: No comment received. AT & T: No comment received. ITEM NO.: 1, S-1064-C Central Arkansas Water: 1. No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department. 1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26-feet, exclusive of shoulders. 2. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 3. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501,918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning_ No comment. Rock Region Metro. Location is not currently served by METRO. We have no comments regarding this subdivision replat. 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, July 27, 2016.