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HomeMy WebLinkAboutS-1077 Staff AnalysisFILE NO.• S-1077 DAME: LEAWOOD PLACE -- PRELIMINARY PLAT LOCATION: West of the present end of Mountain Dr., Janwood Dr., Flintwood Dr., and Evergreen Dr., and south of the present end of Leatrice Dr., approximately 3/4 mile west of Mississippi Ave. in the Leawood area. DEVELOPER: JACK LARRISON 11518 Fairview Rd. Little Rock, AR 72212 225-5160 AREA: 14 ACRES NUMBER OF LOTS: ZONING: R-2 PLANNING DISTRICT: 3 CENSUS TRACT: 22.03 VARIANCES REQUESTED: ENGINEER: John R. Pownall THOMAS ENGINEERING 3810 Lookout Rd. North Little Rock, AR 72216 753-4463 16 FT_ NEW STREET: 1700 PROPOSED USES: Single -Family Residential 1) Approval of a waiver of the prohibition of double - frontage lots. 2) Approval of a variance from the requirement for lots to have a minimum of 60 feet of frontage on a public street and approval of a waiver of the requirement that turn -around devices be provided in the subdivision for Lots 1, 2, and 3. 3) Approval of a variance from the provision that the depth of lots not exceed three times their width. 4) Approval of a waiver from the requirements of the Hillside Regulations which establishes maximum number of lots and minimum lot sizes, and requires submission of a Hillside analysis. STATEMENT OF PROPOSAL: Proposed is a 16 lot subdivision on a 14 acre tract of "left- over" land lying between two existing subdivisions and Grassy Flat Creek. The tract lies beyond the present dead-end of five streets in abutting subdivisions. The applicant plans to develop three of the lots, at the northeast corner of the tract, as an initial phase, with access to these lots being provided from the dead-end of Mountain Dr. and of Leatrice Dr. The lot lines are FILE NO.: B-1077 (Cont.) proposed to split the rights -of -way of these streets, with driveways to the lots being provided from the dead-end streets; no turn -around devices are proposed. The remaining 13 lots are to be developed as phase two and will take access from extensions of Janwood and Flintwood Drs. These streets are proposed to have turn -around devices constructed at their terminations. The Grassy Flat Creek floodway lying within the boundary of the subdivision is to be retained and designated as a recreation area, with access to this area being from the dead-end of Evergreen Dr. and from an access easement from the west end of Flintwood Dr. Lots 1 and 2 are each to have 25 feet of frontage on Mountain Dr.; Lots 2 and 3 are each to have 25 feet of frontage on Leatrice Dr. Lots 1, 2, and 3 are also to have frontage on the extension of Janwood Dr. Likewise, Lots 9, 10, 11, and 12 are to have frontages on both Janwood Dr. and the extension of Flintwood Dr. The applicant proposes to develop the lots along the extension of Janwood and Flintwood Drs. in keeping with the width and depth of lots in the developed portion of the neighborhood, and proposes a 15 foot front building setback line as is in keeping with the front setback line along the developed section of Janwood and Flintwood Drs. A. PROPOSALIREOUES`P: Planning Commission review and approval of a preliminary plat is requested. Planning Commission review and Board of Directors approval of waivers from specific Ordinance requirements are requested: 1) a waiver of the prohibition of double - frontage lots in residential subdivisions; 2) a variance from the provision which requires lots to have a minimum of 60 feet of frontage on a public street and a companion issue, a waiver of the requirement that turn -around devices be provided in the subdivision for Lots 1, 2, and 3; 3) a variance from the requirement that the depth of lots not exceed three times their width; and, 4) a waiver from the requirements of the Hillside Regulations which establishes maximum number of lots and minimum lot sizes, and requires submission of a Hillside analysis. B. EXISTING CONDITIONS: The site is currently undeveloped, heavily wooded, and extremely hilly. The 100-year floodway line elevation along Grassy Flat Creek at the southern boundary of the tract is at an elevation of approximately 360. The elevation at the northeast corner of the tact, at the high point, is 547, a 187 foot elevation differential. There is an average slope across the tract of 28% grade. Leatrice Dr. dead -ends into the tract from the north; Mountain Dr., Janwood Dr., Flintwood Dr. and Evergreen Dr. dead-end into the tract from the east. 2 FILE NO.: S-_1077 (Cont. The site is zoned R-2, as is the abutting land to the north and east, and across Grassy Flat Creek to the southwest. At the northwest corner of the tract is an R-5 zoned area, and a point contact with an OS zoned strip. To the south is a point contact with a small triangular shaped R-5 zoned tract. C. E I ERING UTILITY COMMENTS: Public Works comments: Show boundary line information and curve data. Provide right-of-way for and construct approved turn- around devices at the end of each street in or entering the subdivision. Each turn -around device shall accommodate SU vehicles (garbage trucks). The hammer- head turn -around design at the extension of Janwood Dr. and Flintwood Dr. are not acceptable. A turn -around device must be provided within the plat boundary for Mountain Dr., Leatrice Dr., and Evergreen Dr. Sidewalks are required along all streets. A grading permit and ADPC&E permit is required. A SFHA Development permit is required prior to construction. Minimum floor elevations are required on lots in the floodplain. Access and maintenance easements or dedication of the land to the City are required for land in the floodway. Open ditches are generally not permitted by the Stormwater Management and Drainage Manual. If ditches are planned, they must be shown on the preliminary plat and be approved by the City Engineer prior to Planing Commission approval. (Ref. Sec. 31-89.9) Show any planned drainage ditches on the preliminary plat. Show water courses entering the site and the planned exit points for drainage. Plan must provide for the 100-year water to cross the platted lots in an open unrestricted easement. Drainage from the ends of Mountain and Leatrice Drs. must be addressed in the drainage plan. Provide a stormwater detention analysis and storage easements. Show a "no vehicular access" easement along the rear lot lines of the double frontage lots. Water Works comments that an acreage charge of $150/acre applies to this tract. These charges are in addition to the normal connection charges. 01 FILE NO.: 5-1077 (Cont.) Wastewater utility comments that a sewer main extension, with easements, will be required. Arkansas Power and Light Co. approved the submittal without comment. Arkansas Louisiana Gas Co. did not respond. Southwestern Bell Telephone Co. will require easements along the east, north, and west boundaries of the tract. The Fire Department approved the submittal, but cautioned that the grades may exceed the maximum grades for access to the site. D. ISSUESILEGALITECHNICALIDE5IQII Sec. 31-87 requires that, in addition to the information furnished, the average and minimum sizes of proposed lots be reported, and the existing and proposed covenants and restrictions be furnished. Sec. 31-89 requires that, in addition to the information furnished: 1) sidewalks be shown on the plat and provided, unless a waiver is requested; 2) a preliminary storm drainage plan incorporating proposed easement dimensions and typical ditch sections be shown; 3) the names of owners of unplatted tracts abutting the subdivision be shown; 4) the physical description of all monuments is to be shown, indicating size and type of material; and, 5) the location of proposed PAGIS monuments is to be noted. Sec. 31-91 requires that the Certificates of Preliminary Surveying Accuracy be executed. Sec. 31-93 requires that a preliminary Bill of Assurance_be furnished. Division 8 (Sects. 31-367 thru 31-376), the Hillside Regulations, requires that the total number of lots permitted be determined; then, that at least 80% of the lots conform to the minimum required lot size, and the average size of all lots shall conform to the minimum lot requirement. Sec. 31-369 says that staff and the Subdivision Committee shall review and approve the slope analysis; then, that the subdivider shall prepare the preliminary plat to conform to the lot sizes established. Sec. 31-232.d prohibits double -frontage lots, but provides that, in hillside areas, as defined in the Hillside Regulations, such lots may be used to facilitate development. 4 FILE Ng.: 5-1077 (Cont.) Sec. 31-232 states that the minimum lot dimensions shall conform to the requirements of the Zoning Ordinance for the particular district in which the lot lies. Sec. 36-254 requires a minimum lot width of 601. The three lots in Phase One, Lots 1, 2, and 3, are shown to have one-half of the 50 foot right-of-way frontage only, or 25 feet of frontage. Sec. 31-232.b states that no residential lot shall be more than three times as deep as it is wide. The area noted as "Recreation Area" is in the Grassy Flat floodway. This floodway area needs to be dedicated to the City or designated as a tract. If it is retained by the developer, the Bill of Assurance needs to provide for the permanent maintenance of this tract. E. ANALYSIS• There is critical information which has not been furnished to staff, most notably, the Hillside analysis. Without this information, staff cannot determine if the proposed number of lots and minimum and average size of lots conforms to the Hillside Regulations. The applicant indicates that he wishes to continue the same size lots into the new subdivision as those in the existing development to the east. There may be justification for some variance from the regulations, but staff cannot make a recommendation for approval of such a variance without the analysis. Public Works notes that a turn -around device, in which the automated garbage trucks can operate, must be provided at the termination of each street. The three lots making up Phase One, Lots 1, 2, and 3, omit the required turn -around device, and the applicant is seeking a waiver of the requirement for these lots, seeking, instead, to permit the frontage of the lots to be one-half of the width of the "dead-end" right-of-way, or 25 feet. Public Works comments, that from a traffic perspective, two side -by -side driveways entering the lots at the end of Mountain and Leatrice Drs. will create a safety concern, since cars entering or leaving the private drives will have to drive the wrong way on the wrong side of the public street in order to cross over to one or the other of the driveways. This is an unacceptable situation, and driving the wrong way on the street will not be permitted. Public works notes, also, that the automated garbage trucks cannot operate in the situation posed, and, from this perspective, as well, the design is unacceptable. The regulations permit the use of double -frontage lots to facilitate development in hillside conditions. A "no vehicular access" easement needs to be platted along the rear of the affected lots. 5 FILE NO.: S-1077 (Cont.) _ Lots 4, 5, 6, 7, and 8 are excessively deep, and exceed the maximum depth permitted by Sec. 31-232.b which restricts the depth of lots to three times their width. The applicant, however, requests a variance from this restriction, saying that the rear part of these lots is inaccessible for any other use but to be included as a part of the abutting lots. F. STAFF RECOMMENDATIONS: Staff recommends that the public hearing on the preliminary plat be deferred until the application information (e.g., the Hillside analysis) is complete and staff has had an opportunity to review the information. Staff recommends approval of the requested waiver of the prohibition of double -frontage lots in residential subdivisions. Staff recommends denial of the requested variance from the requirement for lots to have a minimum of 60 feet of frontage on a public street, and recommends denial of the requested waiver of the requirement that turn -around devices be provided in the subdivision for Lots 1, 2, and 3. Staff recommends approval of the requested variance from the provision that the depth of lots not exceed three times their width. Staff recommends denial of the requested waiver from the requirements of the Hillside Regulations which establishes maximum number of lots and minimum lot sizes, and requires submission of a Hillside analysis. SUBDIVISION COMMITTEE COMMENT: (AUGUST 31, 1995) Mr. Jack Larrison, the developer, and Mr. John Pownall, with Thomas Engineering, were present. Staff reviewed with the Committee members the proposed subdivision layout and variance requests, and reviewed with the Committee members and the applicant and his engineer the comments contained in the discussion outline. The Public Works staff representative, David Scherer, reviewed with Mr. Larrison and Mr. Pownall the Public Works comments. There was discussion about the comment that possibly Mountain Dr. and Leatrice Dr. should be connected, with Misters Larrison and Pownall pointing out that extending the streets to connect would not only provide a traffic pattern that would not be desired by the abutting property owners, but would take all the buildable areas of the three proposed lots. Public Works was insistent that some type of turn -around provision be made for the termination on Mountain Dr. and Leatrice Dr., saying that garbage collection vehicles would need to be able to service the lots and would need to be able to turn around, and pointing out that, without a turn -around device, vehicles entering and 2 FILE NO,: S-1077 (Cont.) leaving the two driveways off the ends of the streets would be crossing driving paths and creating a traffic hazard. The Planning staff discussed the need for providing the hillside analysis and for further discussion on the variances needed and to be requested by the developer. Mr. Pownall responded that he would provided the needed information and would address the comments contained in the discussion outline. The Committee forwarded the preliminary plat to the Commission for the public hearing. PLANNING COMMISSION ACTION: (SEPTEMBER 19, 1995) Mr. John Pownall, with Thomas Engineering, was present. Staff presented an overview of the application, explaining that, since the staff report had been prepared, the applicant had met with both the Planning and Public works staff and had remedied the deficiencies and concerns noted in the agenda "write-up", and that staff recommended approval of the preliminary plat and of the following variances: 1) a variance for Lot 3 from the requirement that lots in the R-2 zoning district have a minimum frontage on a public street of 60 feet, and permit Lot 3 to have 50 feet of frontage on Leatrice Dr.; 2) a variance from the requirement that lots have a maximum depth of not more than three times their width for Lots 4, 5, 6, 7, and 8; 3) a waiver from the prohibition that lots not have frontage on more than one public street, and permit all the lots to have double -frontages on public streets; and, 4) a variance from the Hillside Regulation which requires, for the subject property, 23,000 square foot minimum lots, and, permit lots of less than 23,000 square feet. Mr. Pownall presented the revised preliminary plat, and outlined the proposal. David Scherer, of the Public Works staff, reported that, except for a concern that the off -set culs-de-sac at the end of Janwood and Flintwood Drives would not permit the "SU" vehicles to maneuver within the cul-de-sac, that Public Works supported the revised plan. He explained that the developer may need to revise the culs-de-sac to either change their alignment or widen the approach to each. He also suggested that the cul-de-sac at the end of Flintwood Dr. be relocated to the east, so that it is pulled away from the east boundary of Lot 8, and that the arraignment of lots surrounding this cul-de-sac be changed to a more convention cul-de-sac arrangement. Staff explained that Mr. Pownall had shown that the Hillside Regulations permit the number of lots proposed, but that, in lieu of unusable land being included in individual lot in order to meet the 23,000 square foot lot size, this unbuildable land is being left as an undivided recreation area which is to be maintained by a property owners' association or the developer. 7 FILE NO.: S-1077_._ (Cont.) Staff explained that the variance on the lot sizes could be supported, since the lot density is not being increased beyond the Hillside Regulations maximum requirements. A motion as made and seconded to approve the preliminary plat and to recommend to the Board of Directors approval of the cited variances. The motion was approved with the vote of 8 ayes, 0 nays, 2 absent, 0 abstentions, and 1 open position. 8 13 City of Little Rock Department of Neighborhoods and Planning 723 West Markham Little Rock, Arkansas 72201-1334 (501) 371-4790 September 28, 1995 Mr. Jack Larrison 11518 Fairview Rd. Little Rock, AR 72212 RE: LEAWOOD PLACE -- PRELIMINARY PLAT (S-1077) Dear Mr. Larrision: Planning Zoning and Subdivision Enclosed is the staff report for and minute record of the hearing of your requested preliminary plat before the Little Rock Planning Commission, held on September 19, 1995. This information is being forwarded to the Board of Directors for their consideration of your requested waivers. The waivers which you are requesting will be heard by the Board of Directors at the Board meeting of October 17, 1995. Board meetings are held in the Board of Directors Assembly Room, 2nd. floor, City Hall, located at 500 W. Markham St. The meetings begin at 6:00 in the evening. If you have any questions or comments regarding this matter, please feel free to call me at 371- 6814. Sincerely, Bo�yyS'ims Subdivision Administrator CC' John R. Pownall Thomas Engineering 3810 Lookout North Little Rock, AR 72216 September 19, 1995 ITEM NO.: 2 FILE NO.• S-1077 DAME: LEAWOOD PLACE -- PRELIMINARY PLAT LOCATION: West of the present end of Mountain Dr., Janwood Dr., Flintwood Dr., and Evergreen Dr., and south of the present end of Leatrice Dr., approximately 3/4 mile west of Mississippi Ave. in the Leawood area. DEVELOPER: JACK LARRISON 11518 Fairview Rd. Little Rock, AR 72212 225-5160 AREA: 14 ACRES NUMBER ❑F LOTS: ZONING• R-2 PLANNING DISTRICT: 3 CENSUS TRACT: 22.03 VARIANCES REQUESTED: ENGINEER: John R. Pownall THOMAS ENGINEERING 3810 Lookout Rd. North Little Rock, AR 72216 753-4463 16 PROPOSED USES: FT. NEW STREET: 1700 Single -Family Residential 1) Approval of a waiver of the prohibition of double - frontage lots. 2) Approval of a variance from the requirement for lots to have a minimum of 60 feet of frontage on a public street and approval of a waiver of the requirement that turn -around devices be provided in the subdivision for Lots 1, 2, and 3. 3) Approval of a variance from the provision that the depth of lots not exceed three times their width. 4) Approval of a waiver from the requirements of the Hillside Regulations which establishes maximum number of lots and minimum lot sizes, and requires submission of a Hillside analysis. STATEMENT OF PROPOSAL: Proposed is a 16 lot subdivision on a 14 acre tract of "left- over" land lying between two existing subdivisions and Grassy Flat Creek. The tract lies beyond the present dead-end of five streets in abutting subdivisions. The applicant plans to develop September 19, 1995 SUBDIVISION 2TEM NO.: 2 (Cont.) FILE N -1 77 three of the lots, at the northeast corner of the tract, as an initial phase, with access to these lots being provided from the dead-end of Mountain Dr. and of Leatrice Dr. The lot lines are proposed to split the rights -of -way of these streets, with driveways to the lots being provided from the dead-end streets; no turn -around devices are proposed. The remaining 13 lots are to be developed as phase two and will take access from extensions of Janwood and Flintwood Drs. These streets are proposed to have turn -around devices constructed at their terminations. The Grassy Flat Creek floodway lying within the boundary of the subdivision is to be retained and designated as a recreation area, with access to this area being from the dead-end of. Evergreen Dr. and from an access easement from -the west end of Flintwood Dr. Lots 1 and 2 are each to have 25 feet of frontage on Mountain Dr.; Lots 2 and 3 are each to have 25 feet of frontage on Leatrice Dr. Lots 1, 2, and 3 are also to have frontage on the extension of Janwood Dr. Likewise, Lots 9, 10, 11, and 12 are to have frontages on both Janwood Dr. and the, extension of Flintwood Dr. The applicant proposes to develop the lots along the extension of Janwood and Flintwood Drs. in keeping with the width and depth of lots in the developed portion of the neighborhood, and proposes a 15 foot front building setback line as is in keeping with the front setback line along the developed section of Janwood and Flintwood Drs. A. PROPOSAL RE UEST: Planning Commission review and approval of a preliminary plat is requested. Planning Commission review and Board of Directors approval of waivers from specific Ordinance requirements are requested: 1) a waiver of the prohibition of double - frontage lots in residential subdivisions; 2) a variance from the provision which requires lots to have a minimum of 60 feet of frontage on a public street and a companion issue, a waiver of the requirement that turn -around devices be provided in the subdivision for Lots 1, 2, and 3; 3) a variance from the requirement that the depth of lots not exceed three times their width; and, 4) a waiver from the requirements of the Hillside Regulations which establishes maximum number of lots and minimum lot sizes, and requires submission of a Hillside analysis. B. EXISTING CONDITIONS: The site is currently undeveloped, heavily wooded, and extremely hilly. The 100-year floodway line elevation along Grassy Flat Creek at the southern boundary of the tract is at an elevation of approximately 360. The elevation at the northeast corner of the tact, at the high point, is 547, a 187 foot elevation differential. There is an average slope 2 September 19, 1995 537 SDIVI IO ITEM NO.: 2 (Cant.) FILE NO.: S-1077 across the tract of 28% grade. Leatrice Dr. dead -ends into the tract from the north; Mountain Dr., Janwood Dr., Flintwood Dr. and Evergreen Dr. dead-end into the tract from the east. The site is zoned R-2, as is the abutting land to the north and east, and across Grassy Flat Creek to the southwest. At the northwest corner of the tract is an R-5 zoned area, and a point contact with an OS zoned strip. To the south is a point contact with a small triangular shaped R-5 zoned tract. C. ENGINEERING/UTILITY COMMEND: Public Works comments: Show boundary line information and curve data. Provide right-of-way for and construct approved turn- around devices at the end of each street in or entering the subdivision. Each turn -around device shall accommodate SU vehicles (garbage trucks). The hammer- head turn -around design at the extension of Janwood Dr. and Flintwood Dr. are not acceptable. A turn -around device must be provided within the plat boundary for Mountain Dr., Leatrice Dr., and Evergreen Dr. Sidewalks are required along all streets. A grading permit and ADPC&E permit is required. A SFHA Development permit is required prior to construction. Minimum floor elevations are required on lots in the floodplain. Access and maintenance easements or dedication of the land to the City are required for land in the floodway. Open ditches are generally not permitted by the Stormwater Management and Drainage Manual. If ditches are planned, they must be shown on the preliminary plat and be approved by the City Engineer prior to Planing Commission approval. (Ref. Sec. 31-89.9) Show any planned drainage ditches on the preliminary plat. Show water courses entering the site and the planned exit points for drainage. Plan must provide for the 100-year water to cross the platted lots in an open unrestricted easement. Drainage from the ends of Mountain and Leatrice Drs. must be addressed in the drainage plan. 3 September 19, 1995 BDIVISI I3 ITEM No.: 2 (Cont.) FILE NO.: 5-1077 Public Works comments (Continued): Provide a stormwater detention analysis and storage easements. Show a "no vehicular access" easement along the rear lot lines of the double frontage lots. Water Works comments that an acreage charge of $150/acre applies to this tract. These charges are in addition to the normal connection charges. Wastewater Utility comments that a sewer main extension, with easements, will be required. Arkansas Power and Light Co. approved the submittal without comment. Arkansas Louisiana Gas Co. did not respond. Southwestern Bell Telephone Co. will require easements along the east, north, and west boundaries of the tract. The Fire Department approved the submittal, but cautioned that the grades may exceed the maximum grades for access to the site. D. ISSUESILEGAL/TECHNICAL/DESIGN: Sec. 31-87 requires that, in addition to the information furnished, the average and minimum sizes of proposed lots be reported, and the existing and proposed covenants and restrictions be furnished. Sec. 31-89 requires that, in addition to the information furnished: 1) sidewalks be shown on the plat and provided, unless a waiver is requested; 2) a preliminary storm drainage plan incorporating proposed easement dimensions and typical ditch sections be shown; 3) the names of owners of unplatted tracts abutting the subdivision be shown; 4) the physical description of all monuments is to be shown, indicating size and type of material; and, 5) the location of proposed PAGIS monuments is to be noted. Sec. 31-91 requires that the Certificates of Preliminary Surveying Accuracy be executed. Sec. 31-93 requires that a preliminary Bill of Assurance be furnished. 4 September 19, 1995 SUBDIVISION ITEM Np • 2 (Cont.) FILE NO.: S-1077 Division 8 (Sects. 31-367 thru 31-376), the Hillside Regulations, requires that the total number of lots permitted be determined; then, that at least 80% of the lots conform to the minimum required lot size, and the average size of all lots shall conform to the minimum lot requirement. Sec. 31-369 says that staff and the Subdivision Committee shall review and approve the slope analysis; then, that the subdivider shall prepare the preliminary plat to conform to the lot sizes established. Sec. 31-232.d prohibits double -frontage lots, but provides that, in hillside areas, as defined in the"Hillside Regulations, such lots may be used to facilitate development. Sec. 31-232 states that the minimum lot dimensions shall conform to the requirements of the Zoning Ordinance for the particular district in which the lot lies. Sec. 36-254 requires a minimum lot width of 601. The three lots in' Phase One, Lots 1, 2, and 3, are shown to have one-half of the 50 foot right-of-way frontage only, or 25 feet of frontage. Sec. 31-232.b states that no residential lot shall be more than three times as deep as it is wide. The area noted as "Recreation Area" is in the Grassy Flat floodway. This floodway area needs to be dedicated to the City or designated as a tract. If it is retained by the developer, the Bill of Assurance needs to provide for the permanent maintenance of this tract. E . ANALY'S I S : There is critical information which has not been furnished to staff, most notably, the Hillside analysis. Without this information, staff cannot determine if the proposed number of lots and minimum and average size of lots conforms to the Hillside Regulations. The applicant indicates that he wishes to continue the same size lots into the new subdivision as those in the existing development to the east. There may be justification for some variance from the regulations, but staff cannot make a recommendation for approval of such a variance without the analysis. Public Works notes that a turn -around device, in which the automated garbage trucks can operate, must be provided at the termination of each street. The three lots making up Phase One, Lots 1, 2, and 3, omit the required turn -around device, and the applicant is seeking a waiver of the requirement for these lots, seeking, instead, to permit the frontage of the lots to be one-half of the width of the 5 September 19, 1995 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1077 "dead-end" right-of-way, or 25 feet. Public Works comments, that from a traffic perspective, two side -by -side driveways entering the lots at the end of Mountain and Leatrice Drs. will create a safety concern, since cars entering or leaving the private drives will have to drive the wrong way on the wrong side of the public street in order to cross over to one or the other of the driveways. This is an unacceptable situation, and driving the wrong way on the street will not be permitted. Public Works notes, also, that the automated garbage trucks cannot operate in the situation posed, and, from this perspective, as well, the design is unacceptable. The regulations permit the use of double -•frontage lots to facilitate development in hillside conditions. A "no vehicular access" easement needs to be platted along the rear of the affected lots. Lots 4, 5, 6, 7, and 8 are excessively deep, and exceed the maximum depth permitted by Sec. 31-232.b which restricts the depth of lots to three times their width. The applicant, however, requests a variance from this restriction, saying that the rear part of these lots is inaccessible for any other use but to be included as a part of the abutting lots. F. STAFF RECOMMENDATIONS: Staff recommends that the public hearing on the preliminary plat be deferred until the application information (e.g., the Hillside analysis) is complete and staff has had an opportunity to review the information. Staff recommends approval of the requested waiver of the prohibition of double -frontage lots in residential subdivisions. Staff recommends denial of the requested variance from the requirement for lots to have a minimum of 60 feet of frontage on a public street, and recommends denial of the requested waiver of the requirement that turn -around devices be provided in the subdivision for Lots 1, 2, and 3. Staff recommends approval of the requested variance from the provision that the depth of lots not exceed three times their width. Staff recommends denial of the requested waiver from the requirements of the Hillside Regulations which establishes maximum number of lots and minimum lot sizes, and requires submission of a Hillside analysis. 6 September 19, 1995 SQBDIVISION ITEM NO.: 2 Cont.) FILE N 5-1077 b9UEDIVIS_ION COMMITTEE COMMENT: (AUGUST 31, 1995) Mr. Jack Larrison, the developer, and Mr. John Pownall, with Thomas Engineering, were present. Staff reviewed with the Committee members the proposed subdivision layout and variance requests, and reviewed with the Committee members and the applicant and his engineer the comments contained in the discussion outline. The Public Works staff representative, David Scherer, reviewed with Mr. Larrison and Mr. Pownall the Public Works comments. There was discussion about the comment that possibly Mountain Dr. and Leatrice Dr. should be connected, with Misters Larrison and Pownall pointing out that.extending the streets to connect would not only provide a traffic pattern that would not be desired by the abutting property owners, but would take all the buildable areas of the three proposed lots. Public works was insistent that some type of turn -around provision be made for the termination on Mountain Dr. and Leatrice Dr., saying that garbage collection vehicles would need to be able to service the lots and would need to be able to turn around, and pointing out that, without a turn -around device, vehicles entering and leaving the two driveways off the ends of the streets would be crossing driving paths and creating a traffic hazard. The Planning staff discussed the need for providing the hillside analysis and for further discussion on the variances needed and to be requested by the developer. Mr. Pownall responded that he would provided the needed information and would address the comments contained in the discussion outline. The Committee forwarded the preliminary plat to the Commission for the public hearing. PLANNING COMMISSION ACTION: (SEPTEMBER 19, 1995) Mr. John Pownall, with Thomas Engineering, was present. Staff presented an overview of the application, explaining that, since the staff report had been prepared, the applicant had met with both the Planning and Public works staff and had remedied the deficiencies and concerns noted in the agenda "write-up", and that staff recommended approval of the preliminary plat and of the following variances: 1) a variance for Lot 3 from the requirement that lots in the R-2 zoning district have a minimum frontage on a public street of 60 feet, and permit Lot 3 to have 50 feet of frontage on Leatrice Dr.; 2) a variance from the requirement that lots have a maximum depth of not more than three times their width for Lots 4, 5, 6, 7, and 8; 3) a waiver from the prohibition that lots not have frontage on more than one public street, and permit all the lots to have double -frontages on public streets; and, 4) a variance from the Hillside Regulation which requires, for the subject property, 23,000 7 September 19, 1995 HDIVI IQN ITEM 2 n FILE NO.: -1077 square foot minimum lots, and permit lots of less than 23,000 square feet. Mr. Pownall presented the revised preliminary plat, and outlined the proposal. David Scherer, of the Public Works staff, reported that, except for a concern that the off -set culs-de-sac at the end of Janwood and Flintwood Drives would not permit the "SU" vehicles to maneuver within the cul-de-sac, that Public Works supported the revised plan. He explained that the developer may need to revise the culs-de-sac to either change their alignment or widen the approach to each. He also suggested that the ",cul-de-sac at the end of Flintwood Dr. be relocated to the east,.so that it is pulled away from the east boundary of Lot 8, and that the arraignment of lots surrounding this cul-de-sac be changed to a more convention cul-de-sac arrangement. Staff explained that Mr. Pownall had shown that the Hillside Regulations permit the number of lots proposed, but that, in lieu of unusable land being included in individual lot in order to meet the 23,000 square foot lot size, this unbuildable land is being left as an undivided recreation area which is to be maintained by a property owners' association or the developer. Staff explained that the variance on the lot sizes could be supported, since the lot density is not being increased beyond the Hillside Regulations maximum requirements. A motion as made and seconded to approve the preliminary plat and to recommend to the Board of Directors approval of the cited variances. The motion was approved with the vote of 8 ayes, 0 nays, 2 absent, 0 abstentions, and 1 open position. 8