Subdivision Review Committee

Regular Meeting

Juneau, AK · October 16, 2015

Minutes

Minutes of the City and Borough of Juneau Subdivision Review Committee of the Planning Commission Wednesday, October 16 2015 CDD Large Conference Room, Marine View Building 5:00 p.m. to 6:30 p.m. Members Present: Dennis Watson Michael Levine Dan Miller Staff: Laura Boyce Guests: Joanne Wilta Andrew Gamble Call to Order: 5:00 p.m. New Business • Proposed two-lot subdivision of a common wall lot in Mountainside Estates Applicant: Joanne Wiita, Andrew Gamble Address: 1125 Timberline Court Legal Description: Hillside View Lot 2A Ms. Wiita submitted two applications for the proposed subdivision of the existing lot located at 1125 Timberline Court. It’s a lot that contains a zero lot line home and the lot shares access with two other properties. This lot, if subdivided, would share access along the shared access easement. The applicant submitted two variances, one for the requirement for 30 feet of frontage on a maintained right-of-way and the other for access along a maintained right-of-way. The applicant was told that the two variances could be combined into the same request for a variance for frontage and direct and practical access. Another variance is needed for lot design which was not submitted. When the applications were submitted, one of the proposed lots met the requirements for the “minimum rectangle/Director’s discretion” section of Code. With the new subdivision rules in place since September 30th, that section of Code no longer exists so therefore the applicant must submit a variance for lot width. The applicant was advised that she could submit additional information regarding her requests for the variance to frontage and access if she wanted, but she would need to submit information addressing the six variance criteria for the needed lot width variance. Additionally, the SRC discussed the frontage along Timberline Court. A portion of the existing frontage is encumbered by either the shared access easement or a utility easement in favor of abutting neighbors. Practical access, other than by the shared easement, isn’t really possible. The existing shared driveway provides access to one land-locked parcel and the two zero lot line parcels. The proposed subdivision, if approved with variances, would add another land-locked parcel to the shared driveway. One SRC member stated that he doesn’t see those as land-locked parcels and that the easement should be recognized as un-land-locking the parcels, but current Code language doesn’t recognize this. The applicant was advised to talk to the neighbors that share the access as the access agreement would need to be revised to allow any new users along the shared driveway. The applicant stated that she had not yet done that. Motion Passed: That the applications should move forward to the Planning Commission for further analysis and full discussion. Adjournment Approximately 6 p.m.

Agenda

Packet

Packet Page 1 of 6 Agenda Planning Commission - Subdivision Review Committee City and Borough of Juneau Paul Voelckers, Chairman October 16, 2015 City Hall Conference Room 224 5:00 PM I. ROLL CALL II. APPROVAL OF AGENDA III. AGENDA TOPICS A. Proposed subdivision in Mountainside Estates IV. COMMITTEE MEMBER COMMENTS AND QUESTIONS V. ADJOURNMENT Packet Page 2 of 6 ' Dite R.ecei~•ed: Project Descriptio n See I ! PROPER TY LOCATIO N i Str~~t .t.ddrm_//_~ .S- 77)~ iJP,rlr ).~ : Legal Descripti on(s) of Parcel(s) (Subdivis ion, Survey, fl-}:: 9?&-o Btoc_.._ !~-,-T--- _----+-- ------"'-~ .-C-~'--' --~:.=a. .,...A---- ~-=----- ---'---'=- -+-----i -Assessor - - -.----- ---i-£>--(-______,___'-___ "s Puce! Number(s ) / /3 / ___.~. ..L-.J. --;,L+ -=:...1 :..-"'= ------> C--?-~ --=---- -------- ---t LANDOW NER/ LESSEE . ..; Contact Person: W~r~ Phone: +-_· ~J6_6!U2Jj_€_ Vv'lf fa 9t?7 7;;;_3 __7-=~_2_ C7 __. Home Phone: C> 2--fC?o S- du.,,[; zca.u ._ 14--i? Fax Number: qc?c,o~-17·_g:_c_ ____ _ i 1 --L---J I - . l v1 v- v, c'i_ , DV, ; Other Contact Phone Number(s ): : c:;t'l 7 7- 51 5- o c::>. l LANDOW NER/ LESSEE CONSEN T ····Requir ed for Plar.ning Perm its. not needed on Bujld:ng! . . . Engineering Permits··~ · I am (we are ) the c~•mer(s)or lessee{sj of :he propert)' su::jec! to this applicatio n and I (we) consent as !ollo·.·, s: F A. This application for a land use or activity rev' w for developm ent or. my (our; property is made wi:h my compiete ' 1we) grant permission :or o~ u;;derstanding a:.d permissio n . 2 · ' and e, oyees of the City and Borough of Juneau :o inspect my property a pl ica~io as needed for purposes of this <!'. u -1 Date °= g,-/ f-/.5 a.. <( Date NOTICE/ T City and Borough of Juneau staff may need access to the subject property during reguiar business ho;;rs and wi;I attempt to car.tact lando·:m ~ add ;tion to the formal consent given above. Further. the ~ members o: the Plar.ning Commissi on may visit the proper:y hearing date . before :he s:::heduled public \ ) 0 w · 1f the same as' OVVNEf(w rite ~SA~1E~ a:id ~ign a~d date atX below 0 J Applicant 's Name Contact Person: Work Phone: 0 1 - - ---~~Ul'<'rJ...,..:..c_ _ ,_ _ _ _ - r.1ailing Address ----------- ct: Home Phone: Fax Number: ll. E-ma il Address Other Contact Phone Number(s ): V .i\. Applicant 's Signature Date of Applicatio n ··------·-----------------------------------------------------------------OFFICE USE ONLY BELOW TH IS LINE----------------------------------------- -------------------------------- ~- Building/G rading Applicat ion Nu·mber (s) >.·;-: Permit City/State Pro·ect Review and Ci Land Action Inquiry Case Fee In Lieu, Letter of ZC, Use Not Listed Mining Case Small, Large, Rural, Extraction , Ex !oration) Sign Approval (If more than one, fill in all applicabl e permit t's) Subdivisi on Minor, Ma·or, PUD, St. Vacation, St. Name Chan e Use Approval (Allowabl e, Condition al, Cottage Housing, Mobile Home Parks, Accesso Apartmen t Variance Case (De Minimis and all other Vari ance case types u... Wetlands !J.. Permits Zone Change <! A plication l- Other (ft (Describe ) ) Comment s: ... Public Notice Si n Form filled out and in the file. Permit Intake Initials t~OTE : DEVELO PMENT PERMIT APPLICA TION FORMS MUST ~KL ACCOMP ANY ALL OTHER COMMUN ITY DEVELO PMENT J:\FORMS \2010 tl ooficrlfion s DEPART MENT APPLICA TlmJS Revised Novembe r 2009 \ Packet Page 3 of 6 VARIANCE APPL/CAT ION Project Number Project Name (15 characters) Case Number Date Received TYPE OF VARIANCE REQUESTED: / D Variance to the Sign (VSG) 12] Variance to Dimensional (VDS) Standard $ Standards D Variance to Habitat (VHB) D Variance to Parking (VPK) Setbacks Requirements D Variance to Setback (VSB) Requirements JJ=~:::u:a -~-.~.~------- --------- --------- --------- --------- -------1 5 ~::::::_p_p_11_·c_a_t,_·o_n_s_?___·_□_v_E_s__ NO Date of Filing: _ _ _ _ _ _ __ .~ j Was the Variance Granted? . D YES D NO ~~ .. UNIQUE CHARACTERISTICS OF LAND ORBUILDING(S ): ~l -----/-------- -------- -------- -------- -------- -~r-,'r~ ·, ------"'-·---~_: _ __/_.,_-~-;.•. '--✓ r..... --'-- ·\,.._., . _ ;: ·_ _ _ . / _) - - - , .:~ ":~- - -:-_. _·, ........,_ ✓- -'_( _ ., ••• _- - - - - - - - - - - - - - - - - - - - - - - - - - - }' \ .i~r{'. ,i_ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ·m ~-~'t-------- --------- ....,... . . .--....----- --------_. ---------- 1 .ii!. UTILITIES AVAILABLE: Don WATER: , Site SEWER: Public □ On Site 1\ ·,. :t-r)f WHY WOULD A VARIANCE BENEEDED FOR THIS PROPERTY REGARDLES.S OF THE ;, OWNER? f~:· j, • I - : _..,. ," ' ; .- . \.,i / _,: I ., WHAT HARDSHIP WOULD RESULT IF THE VARIANCE WERE NOT GRANTED? For more information regarding the VARIANCE FEES Feesv.>d' Check No. Receipt Date permitting process and the submittals required for a complete application, Application Fees $ yuo please see the reverse side. Adjustment If you need any assistance filling out Total Fee this form, please contact the Permit --enter at 586-0770. NOTE: MUST BE ACCOMPANIED BY DEVELOPMENT PERMIT APPLICATION FORM Revised July 2015- l:\FORMS\App/ications Page 1 of 3 Packet Page 4 of 6 Date: August 19, 2015 To: City & Borough of Juneau, Community Development Department ) .\ .. _1Y From: J@ann:e \" . Wnta and Andrew Gamble } '\ Prop~jty Owners \:1 Subject: 1125 Timberline Ct, Juneau AK request for Variance Application For: Variance request to allow a subdivision of Lot 2A Hillside View Sub. Subdivision into two lots with shared ROW access Legal Description: Lot 2A Block A of Hillside View Subdivision Parcel Code No: 7B1001100220 Attached are: 1. Completed Variance Application 2. Owner Consent 3. $400 check payment for Variance Application Fee Project Description: The variance is requested for alternative to the required 30 ft of ROW as result of. 72 acre Lot 2A subdivided into two stand-alone parcels with the two new parcels having shared ROW access. Plans: See attached drawing on the existing as-built that depicts shared ROW access as result of dividing Lot 2A into two stand-alone parcels. Project Narrative 1) Access for the proposed division of Lot 2A into two stand-alone parcels will require shared access to ROW via existing driveway for both of the two new stand-alone parcels. Relaxation applied to ROW access to Timberline Ct will give substantial relief for the existing residential building ( 1125 Timberline CT) as result of lot 2A divided into two parcels. This variance request will accommodate the need for the relaxed ROW access via shared access that will be established per final recording of LOT 2A sub-divided. As precedence, reference residences 1121 and 1121 B Timberline Ct as example of shared driveway access to Timberline Ct. ROW i.e. the residential lot does not touch the public right of way. 2) The public safety and welfare is preserved through the existing access that is currently shared by four residential dwellings. There are no negative impacts caused by this proposal including the new lot that will not require on-site septic systems as CBJ Water and Sewer will service the proposed new lot for a new residential building. 3) The variance will not injure nearby property. The proposed new stand-alone lot as result of Lot 2A divided into two parcels will entail a driveway installed to the new stand-alone ) lot that will utilize a culvert to cross a ditch in order to access the new stand-alone lot where a small single family residential home will be built. Packet Page 5 of 6 4) The proposed variance is in compliance with all uses allowed in the Hillside View Subdivision, Juneau, Alaska. ) 5) The variance proposed for compliance with the existing standards: a. Each owner for the proposed two stand-alone lots, as result of existing Lot 2A divided, will allow each of the two owners to utilize their property for permissible principal use. The shared access to each individual property upon subdivision will be in place and properly recorded with the State of Alaska. b. The existing structure on the existing property will continue, as is, with exception of the existing residential structure that will reside on a lot NO smaller than 7,000 square feet and CBJ dimension requirements. As result of Lot 2A divided into two parcels, the second stand-alone lot that currently has no structure will result in land available for a new residential structure to be built that is consistent in scale, amenities, appearance and features with the existing neighborhood. c. The physical features of the proposed new stand-alone lot will comply with the standards that are not unreasonably expensive. The proposed stand-alone lot has adequate features and space to construct a residential home that will have driveway access to include a ditch a culvert. A grading plan will be presented to the CBJ to demonstrate that CBJ water/sewer and power will be adequately installed within one year of subdivision recorded. d. There are no preexisting non-conforming conditions on Lot 2A Hillside View Subdivision that will result in a net decrease in overall compliance with the CBJ land use codes nor will the proposed variance result in any nonconforming conditions. 6) The grant of this variance will result in more benefits than determents to the neighborhood and the overall community of Juneau. Housing supply in Juneau is limited, the grant of this variance will increase housing in Juneau on existing land that otherwise would sit vacant and unused for housing. Access to the property is currently denied due to access on the East side of the lot not in place as indicated per CBJ plat with access slated between 1129 Timber line Ct. and 1133 Timberline Ct. In conclusion, we appreciate the City and Borough of Juneau's favorable decision to allow a shared 30 ft. of ROW access. Upon CBJ granting this variance, we will proceed with surveying of the property to meet the CBJ granted variance through R&M Engineering for final property subdivision. Thereafter, all CBJ and State of Alaska permits that are required to install the driveway as well as CBJ building permits will be acquired before any construction begins. This memorandum and narrative herein serves as owner consent and acknowledgement by the following signatures of authorization. ___, f{;./9-/ _) Date V\J I /Tl+ *:PropoStd su!DdiVi's1 0N Packet Page 6 of 6 1"1 Dt ·17) 5 C ,L)- L£ f ll!t<f.tll'LAU'lftt; pi! ·•Jl:I .. ~Of; :$,t,: ::f > ct /ti; , ; ' - ' "'--~r ~;t,J ~~m ~,,,., 1;,ier~~-1 r~r \Wf~ {[V {W ' j • d,. ,j &iifi r~- j ~. ~\f ' ,," ·- -~ ---·-. .,~ ,~ I ;;; I f . ~;,:~ . , l 1· ;i, I!- -~ . ,: . ,.~~~I i, ~ ,·.., . . : -:, ,.,' ,. , ' IM!iMi""' • ~~~ J .. : , } "~·J~ .. '""ll , -tl,~ , ., ,' · N i"'- ,_'f#(8":««««««~ ~ -<K-,,. ,·, .. . ~ ""-· ·' '" • .. . . . IJt ,.·1•. .. ,wtW:t ; ---- - ·~ ,,. s,,1-~' ,;Jil< ;. , "'@ LO il-'lA -~ ~i.:11'1 St,. {f.; J\4! JAik-~IJ ,. :· 1ALA Nr -:: 5rAND A UJN E UT/