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HomeMy WebLinkAboutS-0130-B Staff AnalysisJanuary 9, 2014 ITEM NO - 1 NAME: St. John's Woods Subdivision Replat Lots 1 and 11 FILE NO.: S-130-B LOCATION: Located at 5511 South Grandview Street and 9 St. John's Court DEVELOPER: Carolyn Lindsey Yeary, Lindsey Architects 3416 Old Cantrell Road Little Rock, AR 72202 SURVEYOR: Bart Hight Hight Surveying 3068 Hwy 60 East Bigelow, AR 72016 AREA: 1.03 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: VARIANCE/WAIVERS: NUMBER OF LOTS: 2 R-2, Single-family 4 — Heights Hillcrest 16 FT. NEW STREET: 0 LF 1. A variance from Section 36-254(d) to' allow a reduced side yard setback for Lot 11. 2. A variance from Section 36-254(d) to allow a reduced rear yard setback for Lot 1. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is requesting a replat of Lots 1 and 11 of St. John's Wood Subdivision. The owners of Lot 11, Bob and Cynthia East, have had an easement through the rear 12-feet + of Lot 1, owned by Walker and Kimberly Bowman to allow for a driveway and has been in place since the construction of the East's home. The East's are proposing to purchase a slightly enlarged version of the easement for the purpose of building a carport and outdoor storage area over a portion of the existing driveway near the side entry of their home. January 9, 2014 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-130-B The request also includes the construction of a two -car carport to be 18-inches south of the proposed new northern property line. The massing of the carport is such that the roof will pitch to the east and west with no overhang to the north. Since much of the runoff from the street and the properties above Lot 11 drain down the driveway toward the east, a drainage pipe at the back of the carport and behind the outdoor storage area will be installed to allow the continuation of the natural water flow. With the replat there will be variances created. The rear yard setback for Lot 1 will be reduced from the existing 25-feet to near 11-feet. Also the owner of Lot 11 is proposing a carport addition to within 18-inches from the new side property line. There are easements located within the area to be replatted. The applicant has contacted the utility companies concerning the easements and if they are agreeable to abandonment or allowing construction over the easement. B. EXISTING CONDITIONS: C The property is located within the Heights area of Little Rock. The property to the south is a developed community, St. John's Place which is a single-family subdivision developed with 25+ homes which was developed on property purchased from the Catholic Church. East of this property is the St. John's Catholic Center which includes the home of the Diocese of Little Rock offices and also is a retreat center and residence for retired diocesan priests. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners along with the Heights Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Easements are required for all stormwater drainage areas. If the street currently drains through the utility easement, stormwater must not be blocked or diverted to cause damage to properties. Structures cannot be built over stormwater drainage structures. K January 9, 2014 SUBDIVISION ITEM NO.: 1 (Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: FILE NO.: S-130-B Wastewater: Existing sewer mains located on Lot 1. Locate and verify existing sewer mains are within platted easement. Contact Little Rock Wastewater Utility for additional information. Enter : All additions appear to comply with Entergy's existing facility requirements. Care must be taken to not extend decks over UG service wires. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 3. Contact Central Arkansas Water if additional fire protection or metered water service is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Place fire hydrant(s) per code. Maintain access, two ways to enter and exit the subdivision. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: About '/z mile from nearest bus stop on the #1 and #21 Routes. Parks and Recreation: No comment received. F. ISSUES/TECHN ICAUDESIGN: Planning Division: No comment. Landscape: No comment. 3 January 9, 2014 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-130-B G. SUBDIVISION COMMITTEE COMMENT: (December 5, 2013) The applicant was present. Staff presented an overview of the development stating there were comments from Public Works and the Wastewater Utility related to the proposed construction within the easement. Public Works comments were addressed. Staff noted the existing drain from the street could not be blocked with the new construction. Staff noted wastewater was requesting the surveyor provide the exact location of the existing sewer main on the proposed plat. 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 revised comments from the Subdivision Committee meeting held December 5, 2013. The request is a replat of Lots 1 and 11 of St. John's Wood Subdivision to allow the homeowner of Lot 11 to eliminate an existing 12-foot + easement located on the rear of Lot 1 for driveway access. With the replat the owners of Lot 11 will purchase a slightly larged area of the easement to allow the driveway on Lot 11 to be located on property within their ownership. In addition within this area the owners of Lot 11 are proposing the construction of a carport and outdoor storage area over a portion of the existing driveway near the side entry. The two -car carport is proposed 18-inches south of the new northern property line. The massing of the carport is such that the roof will pitch to the east and west with no overhang to the north. With the replat there will be variances created. The rear yard setback for Lot -1 will be reduced from the existing 25-feet to near 11-feet. Also the owner of Lot 11 is proposing a carport addition to within 18 inches of the new side yard property line. The applicant has provided the location of the existing sewer main on the proposed replat. The applicant has also indicated the drainage will not be impacted with the new construction of the open carport for the home. Since much of the runoff from the street and the properties above Lot 11 drain down the driveway toward the east, a drainage pipe at the back of the carport and behind the outdoor storage area will be installed to allow the continuation of the natural water flow. 4 January 9, 2014 SUBDIVISION ITEM NO.- 1 (Cont. FILE NO.: There are easements located within the area to be replatted and the area of the proposed carport addition. The applicant has contacted the utility companies concerning the easements and if they are agreeable to abandonment or allowing construction over the easement. Wastewater has indicated the easement must be maintained but is agreeable to allowing construction of the proposed carport within the easement area provided there is a 5-foot setback on each of the properties adjacent to the existing sewer line. This is being met. It appears wastewater is the only utility which will be impacted by the new construction. Staff is supportive of the request to allow the replat to include the driveway for Lot 11 within their property ownership. Staff does not feel the replat and the two (2) variances associated with the request will adversely impact these two (2) lots or and adjoining lots. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the following comments and conditions: 1. Compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 2. The applicant must make application to the Zoning Board of Adjustment for a variance to allow construction within the easement. Staff recommends approval of the following variance requests: 1. A variance from Section 36-254(d) to allow a reduced side yard setback for Lot 11. 2. A variance from Section 36-254(d) to allow a reduced rear yard setback for Lot 1. PLANNING COMMISSION ACTION: (JANUARY 9, 2014) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval subject to compliance with the following comments and conditions: 1. Compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 2. Staff stated the applicant must make application to the Zoning Board of Adjustment for a variance to allow construction within the easement. 5 January 9, 2014 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-130-B In addition staff presented a recommendation of approval of the following variance requests: 1. A variance from Section 36-254(d) to allow a reduced side yard setback for Lot 11. 2. A variance from Section 36-254(d) to allow a reduced rear yard setback for Lot 1. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. A ITEM NO.: 1. 5-130-B NAME: St. John's Woods Subdivision Replat Lots 1 and 11 LOCATION: located at 5511 South Grandview Street and 9 St. John's Court 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 December 25, 2013. The Office of Planning and Development must receive the proof of notice no later than January 3, 2014. 2. Provide the name and address of the land owner with the source of title in the general notes section of the proposed plat. 3. Provide the name and address of the subdivider in the general notes section of the plat. 4. Provide any applicable existing covenants and the proposed covenants on the land. 5. Provide a vicinity map on the proposed plat. 6. Provide the certifications for the proposed plat including owners certification, surveying certification, City certification and the certificate of recording. 7. Provide the letters of approval from the various utility companies stating their concurrence with construction over the easement or the abandonment of the easement located on Lot 11. VarianceNVaivers: 1. A variance from Section 36-254(d) to allow a reduced side yard setback for Lot 11. 2. A variance from Section 36-254(d) to allow a reduced rear yard setback for Lot 1. Public Works Conditions: 1. Easements are required for all stormwater drainage areas. If the street currently drains through the utility easement, stormwater must not be blocked or diverted to cause damage to properties. Structures cannot be built over stormwater drainage structures. Utilities and Fire DepartmentlCounty Planning: Wastewater: Existing sewer mains located on Lot 1. Locate and verify existing sewer mains are within platted easement. Contact Little Rock Wastewater Utility for additional information. Item # I. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 3. Contact Central Arkansas Water if additional fire protection or metered water service is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Place fire hydrant(s) per code. Maintain access, two ways to enter and exit the subdivision. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: About Y2 mile from nearest bus stop on the #1 and #21 Routes. Parks and Recreation: No comment received. Plannina 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, December 11, 2011 Item # 1.