From
Chris Hartmann
Title
RP160701 - Replat - Burbank Gardens Second Unit Revised, Lots 4R-1 and 4R-2, Block H (City Council District 5). Consider a request for approval of a replat creating two (2) residential lots on .369 acres. The subject property is zoned Single Family-Four (SF-4) and located at 3401 Bowles Street. The owner is Pedro and Marisol Sifuentes and the surveyor is Luke Keeton, Keeton Surveying Co.
Presenter
Planner Savannah Ware
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request for approval of a replat creating two (2) residential lots on 0.37 acres. The subject property is zoned Single Family-Four (SF-4) District and located at 3401 Bowles Street.
ADJACENT LAND USES:
|
Direction |
Zoning |
Existing Use |
|
North |
Single Family-Four (SF-4) District |
Undeveloped |
|
South |
Single Family-Four (SF-4) District |
Single Family |
|
East |
Single Family-Four (SF-4) District |
Undeveloped |
|
West |
Single Family-Four (SF-4) District |
Undeveloped |
PURPOSE OF REQUEST:
The applicant is proposing to replat 0.37 acres into two single family residential lots. Two existing houses are located on the property. The replat will create two lots; one house will be located on each lot. The subject site is currently zoned Single Family-Four (SF-4) District for low density residential uses.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) of the 2010 Comprehensive Plan shows this area as appropriate for Low Density Residential (LDR) uses. The 2010 Comprehensive Plan specifies appropriate density in the LDR classification is 0 - 6 dwelling units per net acre. The proposed replat divides 0.37 acres into two lots and does not appreciably affect the low density in the area. The proposal is consistent with the FLUM.
ZONING REQUIREMENTS:
Dimensional Requirements
The subject site is governed by the Single Family-Four (SF-4) District standards. The following table provides detailed dimensional requirements information.
|
Standard |
Required |
Provided Lot 1 |
Meets Lot 1 |
Provided Lot 2 |
Meets Lot 2 |
|
Minimum Site Area |
7,200 SF |
6,558 SF |
No1 |
9,476 SF |
Yes |
|
Minimum Lot Width |
60 feet |
50 feet |
No2 |
80 feet |
Yes |
|
Minimum Lot Depth |
110 feet |
115 feet |
Yes |
115 feet |
Yes |
|
Front Yard |
25 feet |
25 feet |
Yes |
25 feet |
Yes |
|
Rear Yard |
10 feet |
10 feet |
Yes |
10 feet |
Yes |
1 If the property was divided equally, both lots would meet the minimum site area requirements. However, existing conditions prevent equal division of the property. Two homes exist on the property; their location on the property constrains the dimensional configuration of the lots. The proposed lot lines were drawn to maintain the required interior side yard setbacks. As a result, the site area for Lot 1 is deficient by 642 square feet.
2 A 10’ x 10’ corner clip is being dedicated for right-of-way by this plat. Without the dedication of the corner clip, Lot 1 meets the required lot width. The dedication of the corner clip decreases the width of Lot 1 by 10 feet, resulting in a deficiency of 10 feet.
The location of two existing homes on the property controls the configuration of the lots. As a result, Lot 1 does not meet the required minimum site area or minimum lot width. These exceptions are the result of existing conditions not created by the property owner. By platting the property rather than subdividing it by metes and bounds, dedicating right-of-way, and establishing the utility easement, the property owner has demonstrated a willingness to meet City requirements.
The area and width of Lot 1 do not substantially impact surrounding properties and is not out of character with the area. Properties in this neighborhood were platted and developed before current standards were in place. Staff has identified other properties with similar dimensional deficiencies.
The houses on the property were built in 1950 and will remain. Replatting the property into two lots does not represent a visible change to the property but serves as a mechanism that allows separate ownership of each home.
PLAT FEATURES:
The proposed lots will gain ingress/egress from Bowles Street by a mutual access easement. The plat depicts all required drainage and utility easements. Separate water and sewer services must be established for each lot before the plat is recorded.
REQUESTED APPEALS BY APPLICANT:
No appeals are being requested by the applicant.
RECOMMENDATION:
The DRC recommends approval of the proposed final plat request.