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HomeMy WebLinkAboutS-1221-G Staff AnalysisITEM NO.: 1. NAME: Chenal Valley Phase 18-K Preliminary Plat S-1221-G LOCATION: located on the North side of Chalamont Drive just West of Brotone 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 September 27, 2017. The Office of Planning and Development must receive the proof of notice no later than October 6, 2017. 2. Why the request for a 20-foot front building line for the lots with 150-foot of depth? 3. The plat indicates a portion of the development outside the City limits. Please correct the drawing due to all the development being located within the City limits. 4. Why the placement of the 10-foot no right of vehicular access easement along the lots abutting Tract A. This easement is not necessary. Variance/Waivers: 1. A variance from Section 31-256 to allow a front building line on a residential lot of twenty (20) feet. 2. A variance from Section 31-256 to allow a ten (10) foot front building line on residential Lots 9, 10, 23, 24, 62 and 63. 3. A variance from Section 36-254(2) to allow side yard setback on each side of the lot at five (5) feet. 4. A variance from the City's Land Alteration Ordinance to allow grading of lots with the street construction. Engineering Comments: Public Works Conditions: 1. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is an advance grading variance being requested to grade the lots with construction of the street or to grade future phases with Phase 1? 2. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. The east bound sight distance on Chalamont Drive is insufficient. The proposed subdivision sign will further obstruct the sight distance. 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner's association. ITEM NO.: 1. S-1221-G 4. Hammerheads should be designed to be at least 80 feet in length and the same width as the street. If a single leg turnaround is proposed, the length must be at least 70 feet with at 28 foot radius or larger. The proposed hammerhead street width is narrower than the street. 5. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Greg Simmons, Traffic Engineering 501.379.1813 or gsimmons@littlerock.gov for more information. 6. Per the Master Street Plan, parking is restricted to one side of the street on a 24 feet wide street. Show on the plan now and on the final plat and bill of assurance, the area along the street where parking is allowed. Parking is also restricted adjacent to Lots 62 thru 65. 7. On the west end of Caurel Court, the hammerheads should be designed to be at least 80 feet in length and the same width as the street. The proposed hammerhead street widths are narrower than the street. 8. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. The east bound sight distance on Chalamont Drive is insufficient. 9. All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. 10.100 year overflow swales must be constructed and placed within public drainage easements. 11. What is the proposed street name of the entrance street? 12. Temporary turnarounds must be provided at the end of each phase of construction. 13. The hammerhead on the east end of Caurel Lane should not be placed within public right- of-way and should be within a private access and utility easement. Parking is restricted adjacent to Lots 9 and 10 and the north side of Lot 8. 14.Tract A on the west end of Caurel Court is shown as part of the right-of-way. Utilities/Fire Department/Parks/County Planning Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities (underground) along Chalamont Drive based on the information provided. However, there is an existing three phase, overhead power line running along the east side of development which may be in conflict with a few of the proposed lots. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: ITEM NO.: 1. S-1221-G 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: 1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 3. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 4. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead- end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. 1. Electric gate operators, where provided, shall be listed in accordance with UL 325. 2. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 5. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. 3 ITEM NO S-1221-G 1. Exceptions: Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. 6. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Building Codes/Landscape: Building Cade: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings requires foundations meet the following Sections of the Code. If the foundation cannot be verified by the building official at the time of the footing inspection the building official may require verification the foundation meets the required elevation by a licensed engineer. R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved drainage device a minimum of 12-inches (305 mm) plus two (2) percent. R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are permitted, subject to the approval of the building official. The building official is permitted to require an investigation and recommendation of a qualified engineer to demonstrate that the intent of this Section has been satisfied. Such an investigation shall include consideration of materials, height of slope, slope gradient, load intensity and erosion characteristics of slope material. Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834. Fire Access for the north portion of this project does not appear to comply. Landscape: No comment. 0 ITEM NO.: 1, S-1221-G Transportation/Planning: Rock Region Metro: Location is not currently sere plans. The development has dead-end streets which future paratransit service. Please consider in your fin as much is practicable. Plannina Division: No comment, ed by METRO but is in our long range are difficult and expensive to serve with al plan eliminating disconnected streets 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, September 27, 2017. October 12, 2017 ITEM NO.: 1 FILE NO.: S-1221-G NAME: Chenal Valley Phase 18-K Preliminary Plat LOCATION: Located on the North side of Chalamont Drive just West of Brotoe Court DEVELOPER: Deltic Timber Corporation 7 Chenal Club Boulevard Little Rock, AR 72223 SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 26.8 acres NUMBER OF LOTS: 82 WARD: 5 PLANNING DISTRICT: 19 - Chenal CURRENT ZONING: R-2, Single-family VARIANCEM/AIVERS: FT. NEW STREET: 3,170 LF CENSUS TRACT: 42.13 1. A variance from Section 31-256 to allow a front building line on a residential lot of twenty (20) feet. 2. A variance from Section 31-256 to allow a ten (10) foot front building line on residential Lots 9, 10, 23, 24, 62 and 63. 3. A variance from Section 36-254(2) to allow side yard setback on each side of the lot at five (5) feet. 4. A variance from the City's Land Alteration Ordinance to allow grading of lots with the street construction. BACKGROUND: A preliminary plat was approved by the Little Rock Planning Commission for this property on March 10, 2011. The plat contained 26.8-acres and 82 residential lots. The applicant did not follow through with final platting within the time frame specified in the Subdivision Ordinance (2-years) and the plat has since expired. October 12, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1221-G A. PRO POSALIREQUESTIAPPLICANT'S STATEMENT: The applicant is requesting to reinstate the previously approved preliminary plat for Phase 18-K of the Chalamont Subdivision. The applicant is requesting three (3) variances from various City ordinances. The request includes a variance from the City's Subdivision Ordinance to allow a front building line of 20-feet and 5-foot side yard setbacks for all the lots proposed for development. Lots 9, 10, 23, 24, 62 and 63 are indicated with a 10-foot front building line also a variance from Section 31-256. The request also includes a variance from the City's Land Alteration ordinance to allow grading of the lot with the street construction. The development is proposed in four (4) phases. The average lot sizes proposed are 60-feet by 150-feet and 60-feet by 120-feet. The development is indicated with 3,170 linear feet of new public street constructed to residential street standard. A secondary emergency access is proposed to connect to an existing paved parking area located on the adjacent private recreational area and extending to this subdivision via a 16-foot all weather emergency access. B. EXISTING CONDITIONS, The site is wooded sloping upward from the street to the north. North of the site proposed for development is Joe T. Robinson School and to the west is a private recreational facility. East of the site is a developed single-family subdivision, Bronte Court. South of the site is Chalamont Drive, which has been constructed to Master Street Plan standard. Across Chalamont Drive is the Challain Place Subdivision. C. NEIGHBORHOOD COMMENTS: All abutting property owners along with the DuQuesne Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS 1. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is an advance grading variance being requested to grade the lots with construction of the street or to grade future phases with Phase 1? 2 October 12, 2017 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-1221-G 2. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. The east bound sight distance on Chalamont Drive is insufficient. The proposed subdivision sign will further obstruct the sight distance. 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner's association. 4. Hammerheads should be designed to be at least 80 feet in length and the same width as the street. If a single leg turnaround is proposed, the length must be at least 70 feet with at 28 foot radius or larger. The proposed hammerhead street width is narrower than the street. 5. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Greg Simmons, Traffic Engineering 501.379.1813 or O simmonsClittlerock,gov for more information. 6. Per the Master Street Plan, parking is restricted to one (1) side of the street on a 24 foot wide street. Show on the plat now and on the final plat and bill of assurance, the area along the street where parking is allowed. Parking is also restricted adjacent to Lots 62 thru 65. 7. On the west end of Caurel Court, the hammerheads should be designed to be at least 80 feet in length and the same width as the street. The proposed hammerhead street widths are narrower than the street. 8. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. The east bound sight distance on Chalamont Drive is insufficient. 9. All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. 10. 100 year overflow swales must be constructed and placed within public drainage easements. 11. What is the proposed street name of the entrance street? 12. Temporary turnarounds must be provided at the end of each phase of construction. 13. The hammerhead on the east end of Caurel Lane should not be placed within public right-of-way and should be within a private access and utility K, October 12, 2017 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1221-G easement. Parking is restricted adjacent to Lots 9 and 10 and the north side of Lot 8. 14. Tract A on the west end of Caurel Court is shown as part of the right-of-way. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Contact Little Rock Water Reclamation Authority for additional information. Enter- . Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities (underground) along Chalamont Drive based on the information provided. However, there is an existing three phase, overhead power line running along the east side of development which may be in conflict with a few of the proposed lots. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centergoint Energy: No comment received. AT & T: No comment received. ntral Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). El October 12, 2017 SUBDIVISION ITEM NO.: 1 (Cont. Fire Department: FILE NO.: S-1221-G 1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 3. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 4. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. 1. Electric gate operators, where provided, shall be listed in accordance with U L 325. 2. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 5. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. 1. Exceptions: Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in 5 October 12, 2017 SUBDIVISIO ITEM NO.: 1 ICont, FILE NO.: S-1221-G accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. 6. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. F. Buildin Codes/Landscape: Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings requires foundations meet the following Sections of the Code. If the foundation cannot be verified by the building official at the time of the footing inspection the building official may require verification the foundation meets the required elevation by a licensed engineer. R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved drainage device a minimum of 12-inches (305 mm) plus two (2) percent. R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are permitted, subject to the approval of the building official. The building official is permitted to require an investigation and recommendation of a qualified engineer to demonstrate that the intent of this Section has been satisfied. Such an investigation shall include consideration of materials, height of slope, slope gradient, load intensity and erosion characteristics of slope material. Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834. Fire Access for the north portion of this project does not appear to comply. Landscape: No comment. October 12, 2017 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1221-G G. Transportation/Planning: Rock Region Metro: Location is not currently served by METRO but is in our long range plans. The development has dead-end streets which are difficult and expensive to serve with future paratransit service. Please consider in your final plan eliminating disconnected streets as much is practicable. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the proposed plat. Staff questioned the proposed reduced front building lines for the lots with 150-foot depths. Staff also stated the no right of vehicular access easement was not necessary since the lots abutted a tract. Mr. Daters stated the reduced building line allowed for a lesser amount of the lot to be graded. He stated the developer desired to retain the no -vehicular access easement to ensure residents did not cut across the tract to access their back yards. Public Works comments were addressed. Staff stated a grading permit was required prior to any land clearing or grading activities on the site. Staff requested the applicant provide a letter certifying the intersection sight distance at the intersection of the subdivision entrance at Chalamont Drive. Staff stated the City's Stormwater Detention Ordinance would apply to the development of the site. Staff stated the hammerhead turnarounds should be designed with a minimum length of 80-feet. Staff stated if a single leg turnaround was proposed the length was to be a minimum of 70-feet with a 28-foot radius. Staff stated per the Master Street Plan, parking was restricted to one (1) side of the street on a 24-foot wide street. Staff requested Mr. Daters indicate on the preliminary plat the location where parking would be allowed. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing the issues raised at the September 20, 2017, Subdivision Committee meeting. The applicant has indicated the subdivision identification sign will be a maximum of six (6) feet in height and thirty-two (32) square feet in area. The subdivision 7 October 12, 2017 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-1221-G identification sign is consistent with signage allowed per the zoning ordinance. The applicant has indicated a fence height variance for the proposed subdivision will not be required. The revised site plan increases the length of the hammerhead turn arounds as requested by Public Works staff. The request includes a variance from the City's Land Alteration Ordinance to allow advanced grading of the lots with the installation of the streets. The applicant has indicated the need to grade the entire site is to allow the site to balance eliminating the need to haul excess materials from the site. The request is to reinstate the previously approved preliminary plat for Phase 18-K of the Chalamont Subdivision. There are variances from the City's Subdivision Ordinances to allow a front building line of 20-feet and 5-foot side yard setbacks on all the proposed lots. Lots 9, 10, 23, 24, 62 and 63 are indicated with a 10-foot front building line. The subdivision is proposed in four (4) phases with 20 lots developed in the first phase, 16 lots in the second phase, 20 lots in the third phase and 26 lots developed in the final phase. The average lot sizes proposed are 60-feet by 150-feet and 60-feet by 120-feet. The development is indicated with 3,170 linear feet of new public street constructed to residential street standard. A secondary emergency access is proposed to connect to an existing paved parking area located on the adjacent private recreational area and extending to this subdivision via a 16-foot all weather emergency access. The applicant has indicated a number of the streets will be constructed to a minor residential street standard. These streets will be constructed with 24-feet of pavement within a 45-foot right of way. Although the Master Street Plan allows for streets to be constructed to this standard the City typically restricts parking to one side of a minor residential street. Public Works staff has requested the applicant include on the preliminary and final plats the location of the restricted parking. Staff is supportive of the request to allow the subdivision of this property. The development is proposed consistent with the City's Future Land Use plan for this site with an overall density of 3.06 units per acre. To staffs knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the subdivision and the associated variances is appropriate for the 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. A October 12, 2017 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1221-G Staff recommends approval of the following variance request: 1. A variance from Section 31-256 to allow a front building line on the residential lots of twenty (20) feet. 2. A variance from Section 31-256 to allow a ten (10) foot front building line on residential Lots 9, 10, 23, 24, 62 and 63. 3. A variance from Section 36-254(2) to allow side yard setback on each side of the lot at five (5) feet. 4. A variance from the City's Land Alteration Ordinance to allow grading of future phases with the placement of the basic infrastructure within the development. PLANNING COMMISSION ACTION: (OCTOBER 12, 2017) 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 request: 1. A variance from Section 31-256 to allow a front building line on the residential lots of twenty (20) feet. 2. A variance from Section 31-256 to allow a ten (10) foot front building line on residential Lots 9, 10, 23, 24, 62 and 63. 3. A variance from Section 36-254(2) to allow side yard setback on each side of the lot at five (5) feet. 4. A variance from the City's Land Alteration Ordinance to allow grading of future phases with the placement of the basic infrastructure within the development. Staff stated prior to approval of the grading, drainage and street pans for the subdivision and following tree removal and grading near Chalamont Drive, that staff was to be contacted to confirm sufficient sight distance was being provided. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. 9