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HomeMy WebLinkAboutS-1358-C Staff AnalysisAugust 27, 2015 ITEM NO.: 3 NAME- Little Northfork Lots 13 and 14 Replat LOCATION: Located at 14 and 16 Penny Lane DEVELOPER: Jett Real Properties, LLC 415 North McKinley Street Little Rock, AR 72205 FNC,INFFR- White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 FILE NO.: S-,1,aR5-d /25� C AREA: 0.50 acres NUMBER OF LOTS: 2 and 1 tract FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 16 — Otter Creek CENSUS TRACT: 41.04 VARIANCE/WAIVERS: 1. A variance from Section 31-231 to allow the creation of Tract 13AR without public street frontage. 2. A variance from Section 31-232 to allow the creation of lots with a reduced lot depth. 3. A variance from Section 36-245(d) (3) to allow a reduced rear yard setback. 4. A variance from Section 36-254(d) (2) to allow a reduced side yard setback. 5. A variance from Section 36-254(d) (1) to allow a reduced front yard setback. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: A final plat was recorded for this subdivision in June 2006. The plat included 35 lots for development of detached single-family homes. The plat included the entry street and two (2) cul de sac streets. It appears all the lots except three (3) have developed with single-family homes. ITEM NO.: 3, 5-1385-C NAME: Little Northfork Lots 13 and 14 Replat, located at 14 and 16 Penny Lane LOCATION: located at 14 and 16 Penny 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 August 12, 2015. The Office of Planning and Development must receive the proof of notice no later than August 21, 2015. VarianceMaivers: 1. A variance from Section 31-231 to allow the creation of a lot without public street frontage. 2. A variance from Section 31-232 to allow the creation of lots with a reduced lot depth. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Entergy: Entergy does not object to this proposal to remove the transmission line easement from the platted lots. Service to 'both lots will be via an underground line from the front of the property. Contact Entergy in advance regarding future service requirements as these lots develop. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment. Fire Department: No Comments Parks and Recreation: No comment received. County PlannincL No comment. CATA: The site is not located on a dedicated CATA Bus Route. 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, August 12, 2015. August 27, 2015 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1385-C The property owner is proposing to replat these two (2) lots in order to eliminate the gas easement from the rear of these two (2) properties. The replat will create Tract 13AR that will contain the existing gas main. The owner is requesting a variance to allow a reduced lot depth for the two (2) lots. The replat will create the two (2) lots with a depth less than 100-feet. Tract AR will be created as a tract without public street frontage. The request also includes a variance from Section 36-245(d) (3) to allow a reduced rear yard setback. The ordinance would typically require the placement of a 25-foot rear yard setback. The applicant is requesting to be allowed a 15-foot rear yard setback. The applicant is also requesting a variance from Section 36-254(d) (2) to allow a reduced side yard setback. The ordinance would typically require a minimum side yard setback of ten (10) percent of the average lot width, not to exceed eight (8) feet. The applicant is requesting to be allowed to place a five (5) foot side yard setback. The applicant is also seeking a variance from Section 36-254(d) (1) to allow a reduced front yard setback. The ordinance would typically require the placement of a 25-foot front yard setback. The applicant is requesting to be allowed a 20-foot front yard setback. B. EXISTING CONDITIONS: C The subdivision has primarily built -out with the exception of these two (2) lots and one (1) lot to the south. The area to the south of this subdivision is located in Saline County and has developed with single-family homes. The area to the north is undeveloped R-2, Single-family zoned property. There is a large gas line easement running along the northern boundary of the two (2) lots proposed for replatting. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All abutting property owners along with the Alexander Road Neighborhood Association, the Little Northfork Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2 August 27, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1385-C E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: F G Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal to remove the transmission line easement from the platted lots. Service to both lots will be via an underground line from the front of the property. Contact Entergy in advance regarding future service requirements as these lots develop. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment. Fire Department: No Comments Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (August 5, 2015) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there were no outstanding technical issues associated with the request. Staff stated any broken curb, gutter or sidewalk was to be repaired prior to occupancy. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. 3 August 27, 2015 SUBDIVISION ITEM NO.: 3 (Cont. H. ANALYSIS: FILE NO.: S-1385-C The applicant submitted a revised plat to staff noting the variance request on the proposed plat. The applicant is seeking to replat two (2) platted lots within the Little Northfork Subdivision. The lots were final platted in June 2006. The recorded final plat included 35-lots for development with detached single-family homes. The plat included the entry street and two (2) cul de sac streets. The replat request allows the lots to eliminate a gas line easement from the rear of these two (2) lots. The gas line will be contained within Tract AR and will be dedicated to the gas company at the time of the recording of the replat. To allow the creation of the tract there are variances for lot depths being requested. The two (2) lots will have a depth less than 100-feet as typically required per the subdivision ordinance. In addition Tract AR is being created as a tract without public street frontage. The request also includes a variance from Section 36-245 to allow a reduced front and rear yard setback. The ordinance would typically require the placement of a 25-foot front and rear yard setback. The applicant is requesting to be allowed a 20-foot front yard setback and a 15-foot rear yard setback. The request also includes a variance to allow reduced side yard setbacks. The ordinance would typically require a minimum side yard setback of ten (10) percent of the average lot width, not to exceed eight (8) feet. The applicant is requesting to be allowed to place a five (5) foot side yard setback on each side of the lots. Staff is supportive of the applicant's request and the requested variances. It appears all the lots have developed with homes with the exception of these two (2) lots and one (1) additional lot located just south of this site. Staff does not feel the allowance of the replat as proposed and the associated variances will adversely impact this development or the surrounding area. 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 following variance requests: 1. A variance from Section 31-231 to allow the creation of Tract AR without public street frontage. 4 August 27, 2015 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1385-C 2. A variance from Section 31-232 to allow the creation of lots with a reduced lot depth. 3. A variance from Section 36-245(d) (3) to allow a reduced rear yard setback. 4. A variance from Section 36-254(d) (2) to allow a reduced side yard setback. 5. A variance from Section 36-254(d) (1) to allow a reduced front yard setback. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) 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 following variance requests: 1. A variance from Section 31-231 to allow the creation of Tract AR without public street frontage. 2. A variance from Section 31-232 to allow the creation of lots with a reduced lot depth. 3. A variance from Section 36-245(d) (3) to allow a reduced rear yard setback. 4. A variance from Section 36-254(d) (2) to allow a reduced side yard setback. 5. A variance from Section 36-254(d) (1) to allow a reduced front yard setback. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. 61