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HomeMy WebLinkAboutS-1313 Staff AnalysisFILE NO.: S-1313 NAME: The Woodlands - Preliminary Plat LOCATION: West of Bowman Road and the Brodie Creek Neighborhood DEVELOPER: ENGINEER: Ron Tyne and Associates Carter and Burgess, Inc. 8332 Windsor Valley Dr. 10809 Executive Center Dr., N. Little Rock, AR 72116 Suite 204 Little Rock, AR 72211 214 acres NUMBER OF LOTS: 466 FT. NEW STREET: 29,500 linear feet ZONING: PRD (proposed R-2) PLANNING DISTRICT: 18 CENSUS TRACT: 42.07 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow lots without public street frontage. 2. A variance to allow two (2) pipestem lots with reduced standards. 3. A variance to allow reduction in design standards for Woodlands Trail. 4. A waiver of additional right-of-way for Woodlands Trail. 5. A variance to allow sidewalks to be constructed outside the right-of-way along Woodlands Trail. 6. A waiver of sidewalk construction along portions of Mossy Creek Drive and Foxfield Drive. A. PROPOSAL: The applicant proposes to subdivide approximately 214 acres into 466 single family residential lots with 29,500 linear feet of new residential streets. The Planning Commission recently voted to revoke the PRD zoning of this property FILE NO.: S-1313 (Cont.) and return it to R-2 Single Family Residential. The PRD revocation is scheduled to be heard by the Board of Directors on July 3, 2001. The following are excerpts from the applicants' cover letter which explain certain design aspects of the proposed preliminary plat: "This new neighborhood will preserve approximately 70 acres of greenbelts and open spaces and will feature a neighborhood park with connecting trails, sidewalks and footpaths. The land plan and site engineering for The Woodlands will be done in such a way as to reduce the impact of development on the land. We are not only trying to preserve as many trees as possible in our development, but we are also trying to reduce the amount of excavation and fill required to create roadways and building sites. In addition, we are trying to minimize the disruption of the site's hydrology by allowing the surface runoff to continue to flow in undisturbed natural basins." "The principal roadway through the property is shown on the city's Master Street Plan as a collector street. We are proposing that no lots will front this roadway except for thirteen lots on the eastern end, and we propose to buffer the roadway with wooded greenbelts ranging from 25' to over 200' in width on each side. In addition, we will place three traffic -calming circles approximately 1,200' to 1,300' apart along this roadway. These circles, or roundabouts, are designed not only to slow traffic, but also to discourage through traffic. We want to preserve more trees by allowing them to remain close to the edge of the roadway. In some areas, this will require the use of steeper slopes with rip -rap or vegetative cover in lieu of 3:1 slopes. This roadway will be designed with no utilities except for electric service to streetlights. Because of this and the desired traffic -calming effect, we are asking that this roadway be built as a 26' collector with a 45' right-of-way." "Along the collector street our sidewalks and trails are planned to meander within the greenbelts and open spaces. The property owner's association will maintain these sidewalks and trails when located on commonly owned property." E FILE NO.: 5-1313 (Cont.) "Our desire is to create a neighborhood that looks and feels more like a wooded setting where residents can more fully enjoy the natural character of the land. By retaining more trees and minimizing the impact of development on the land, we are creating a higher quality neighborhood through environmentally responsible and sustainable site development techniques." The applicant is requesting several variances and waivers as part of the proposed preliminary plat, as listed on page 1. of this report. The variances and waivers will be explained, with staff recommendations, in paragraph H. The applicant proposes to develop the single family residential subdivision in the following phases: Phase I consists of Lots 1-7 of Block 1, Lots 1-29 of Block 21 Lots 1-6 of Block 4, Lots 1-11 of Block 6, Lots 1-9 of Block 7, and Lots 1-3, 13-16 of Block 8; Phase II consists of Lots 30-52 of Block 2 and Lots 7-10 of Block 4; Phase III consists of Lots 12-18 of Block 6, Lots 10-16 of Block 7, and Lots 4-12 of Block 8; Phase IV consists of Lots 11-15 of Block 4 and Lots 53-88 of Block 2; Phase V consists of Lots 19-36 of Block 6, Lots 17-21 of Block 7, Lots 1-12, 30-31 of Block 9 and Lots 1, 25-26 of Block 11; Phase VI consists of Lots 16-21 of Block 4, Lots 89-94 of Block 2, Lots 1-6, 16-23 of Block 3, and Lots 1-11 of Block 5; Phase VII consists of Lots 1-16 of Block 10, Lots 2-24 of Block 11, and Lots 1-19 of Block 12; Phase VIII consists of Lots 13-31 of Block 9 and Lots 17-29 of Block 10; Phase IX consists of Lots 95-122 of Block 2, Lots 7-15 of Block 3 and Lots 12-25 of Block 5; 3 FILE NO.: S-1313 (Cont.) Phase X consists of Lots 32, 33 of Block 9, Lots 22-27 of Block 12, Lots 11-16 of Block 13, and Lots 1-17 of Block 14. Phase XI consists of Lots 1-17 of Block 16 and lots 1-11 of Block 17. Phase XII consists of Lots 1-10 of Block 13, 1-12 of Block 15 and Lots 18-23 of Block 14. The applicant is also including the following items as part of the preliminary plat proposal: 1. Turnarounds will be constructed at phase lines where through streets are severed. 2. Floodway will be dedicated to the City. 3. Design efforts for the three (3) roundabouts within Woodlands Trail will be coordinated with the City Traffic Engineer. B. EXISTING CONDITIONS: The property is undeveloped and mostly wooded, with varying degrees of slope. The area around this proposed plat is made up of single family residential uses and zoning. There are several single family residences on large acreage lots in the general area. Phase I of the Brodie Creek PRD is located immediately to the east. C. NEIGHBORHOOD COMMENTS: The Gibralter Heights/Point West/Timber Ridge, John Barrow, Sandpiper and Spring Valley Manor Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comments from the neighborhood. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Dedicate floodway incorporated in plat boundaries to the City of Little Rock. 2. Woodlands Trail is a collector on the MSP. Dedicate 60' of ROW and construct minimum 31' of pavement. Incorporate MSP collector layout in preliminary plat. 3. Re -design all roundabouts to meet Traffic Engineering requirements. Refer to Federal guidelines. 4. Construct turn -around on all access easements serving more than one lot. (Eagle Nest) 4 FILE NO.: 5-1313 (Cont. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 7. Easements for proposed stormwater detention facilities are required. 8. Stormwater detention ordinance applies to this property. 9_ Eagle Nest Cove needs new name. Contact David Hathcock for details. 10. Sweetfern Cove needs new name. Contact David Hathcock for details. 11. Mossy Creek Cove must connect with Mossy Creek Drive. 12. Collector - Brodie Creek needs to continue with the same name. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Entergy: No Comment received. ARK A: No Comment received. Southwestern Bell: No Comment received. Water: No Comment. Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: No Comments. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. 5 FILE NO.: S-1313 (Cont.) G. SUBDIVISION COMMITTEE COMMENT: (JUNE 21, 2001) Ron Tyne and James Arbuckle were present, representing the application. Staff briefly described the proposed preliminary plat, noting several items which needed to be shown on the preliminary plat drawing. Staff noted that a variance needed to be requested for several lots without public street frontage. The Public Works requirements were discussed at length. Mr. Tyne noted that a variance would be requested to allow Woodlands Trail to be constructed at a reduced standard (less than collector standards). It was noted that the roundabouts along Woodlands Trail needed to be redesigned to meet federal guidelines. This issue was discussed at length. Public Works representatives noted that access needed to be provided to land -locked property to the north. Staff noted that the applicant needed to clarify the requested variances and submit a written phasing plan. After the discussion, the Commission forwarded the preliminary plat to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat drawing to staff on June 271 2001. The revised plat addresses many of the issues as raised by staff at the Subdivision Committee meeting. The additional notations as required by staff have been shown on the plat. As noted previously, the applicant is requesting several variances and waivers as part of this preliminary plat application. The first is a variance to allow Lots 61-66 and 107-109 of Block 2 without public street frontage. These lots are proposed to be served by 25 foot wide access easements and private drives. Staff has no problems with this variance and has supported similar variances in other subdivisions in the past. The applicant is also requesting a variance to allow two (2) pipe stem lots with reduced standards. These lots are Lot 24, Block 14 and Lot 11, Block 17. Pipestem lots are typically prohibited by ordinance, however, in subdivisions with areas which are difficult to develop, pipestem lots 9 FILE NO.: S-1313 (Cont.) have been supported by staff and the Planning Commission in the past. The ordinance requires that a pipestem lot have a minimum pipestem width of 30 feet and a maximum depth of 300 feet (including the stem). The pipestem width proposed for both lots is 20 feet. Lot 24, Block 14 has a depth of 313 feet. Given the fact that there is excessive slope in this area of the subdivision and that the applicant is proposing to preserve a large amount of open space adjacent to the pipestem lots (Tract Q), staff will support the variance to allow pipestem lots with reduced standards. The applicant is also requesting a waiver and two (2) variances associated with Woodlands Trail. The reasons for these are noted in the applicant's statements in paragraph A. The first is a waiver of additional right-of-way dedication for the street. Woodlands Trail is a collector street on the Master Street Plan and requires 60 feet of right-of-way. The applicant is proposing 45 feet of right- of-way for the street. Public Works does not support this waiver and feels that the entire 60 feet of right-of-way dedication is needed. The first of the two (2) variances for Woodlands Trail is a variance to allow a reduction in design standards for the street. The ordinance requires a minimum of 31 feet of pavement for the street with a maximum 3:1 slope along the sides of the street. The applicant is proposing 26 feet of pavement, with 1:1 slopes along the street sides. Public Works also does not support this variance and notes that two-way traffic on the street will be very difficult if a vehicle is stalled and parked on the side of the street. The second variance associated with Woodlands Trail is to allow construction of a sidewalk outside the street's right-of-way. The applicant is proposing a four (4) foot asphalt sidewalk which will meander within the greenbelt along Woodlands Trail. Public Works supports this variance as requested. As noted in paragraph A., the property owner's association for the subdivision will maintain the sidewalk. The final waiver/variance associated with this application is a waiver of sidewalk construction along portions of Mossy Creek Drive and Foxfield Drive. The sidewalk waiver is for the portion of Mossy Creek Drive between the two (2) intersections with Meadowsedge Lane and the portion of rA FILE NO.: S-1313 (Cont.) Foxfield Drive between Woodsgate Drive and Hidden Pond Lane. The applicant feels that the sidewalks on the adjoining streets will provide adequate pedestrian circulation in these areas of the subdivision. Public Works does not support this waiver request. To staff s knowledge, the following Public Works issues are the only outstanding issues associated with the proposed preliminary plat: 1. Waiver of additional right-of-way for Woodlands Trail. 2. Variance to allow reduced design standards for Woodlands Trail. 3. Waiver of sidewalks for portions of Mossy Creek Drive and Foxfield Drive. Staff feels that the applicant has done an exceptional job in designing this subdivision, using innovative design techniques to work with the natural characteristics of the land and reduce the impact of the development on the area. Although staff supports the application and appreciates what the applicant is trying to achieve with this plat, the unresolved Public Works issues as noted above will need to be discussed and resolved by the Commission. I. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Staff supports the variances to allow lots without street frontage and two (2) pipestem lots with reduced standards. 3. Staff also supports the variance to allow sidewalks to be constructed outside the right-of-way along Woodlands Trail. 4. Staff recommends denial of the waiver of additional right-of-way for Woodlands Trail. 5. Staff recommends denial of the variance to allow reduced design standards for Woodlands Trail. 6. Staff recommends denial of the waiver of sidewalk construction along a portion of Mossy Creek Drive and a portion of Foxfield Drive. 8 FILE NO.: S-1313 (Cont.) PLANNING COMMISSION ACTION: (JULY 12, 2001) Baker Kurrus, Ron Tyne and James Arbuckle were present, representing the application. Staff briefly described the proposed preliminary plat and the variances associated with the application. Staff recommended approval of the preliminary plat and noted that all of the Public Works issues involved with the proposed plat had been resolved, and that Public Works representatives would address these issues. Bob Turner, Director of Public Works, explained the variances associated with the Public Works issues and described the design standards proposed for Woodland's Trail. He noted that Public Works supported a 28 foot street width for Woodland's Trail and that this street width would be sufficient for two-way traffic if there was a stalled car on the side of the street. Mr. Turner also noted that Public Works supported the waiver to allow 45 feet of right-of-way for Woodland's Trail. He noted that this would be sufficient right-of-way to allow street lighting to be installed. Mr. Turner also noted that Public Works supported the variance to allow sidewalk construction outside of the right-of-way along Woodland's Trail. He noted that the sidewalk along this street would be placed at an easement. Baker Kurrus addressed the Commission in support of the application. Mr. Kurrus briefly explained the proposed preliminary plat. He noted that this subdivision would not generate much traffic and should have very little effect on the general area. Ron Tyne also addressed the Commission in support of the preliminary plat. He explained that the preliminary plat satisfied five important development criteria. 1. Minimal impact of development on the land 2. Preserve and conserve as much of the natural vegetation as possible. 3. Reduce the amount of traffic and move it slowly through the area. 4. Provide strong pedestrian orientation. 5. Establish multiple single family markets. Winton McInnis addressed the Commission with concerns. He noted that he did not question the integrity of the developers, but had concerns with the proposed preliminary plat. Mr. McInnis explained that his concerns related to ingress and egress, 7 FILE NO.: S-1313 (Cont.) signage, and traffic during development of this subdivision. He explained these concerns to the Commission. Vicki Bettis also addressed the Commission with concerns. Ms. Bettis noted that she lived in the Cherry Creek Subdivision to the north, and was concerned that the greenbelt behind her home be maintained. Beverly Hall also addressed the Commission with concerns. She noted that her main concern related to traffic and explained. Denise Cole also addressed the Commission with concerns relating to traffic and the proposed development of the single family subdivision. Mark Miller also addressed the Commission with concerns. He explained that his concerns related to traffic and drainage. Chairman Downing asked for information regarding the Master Street Plan and he also asked if the developer had met with the neighborhood concerning the proposed development. Mr. Kurrus noted that he had met with the neighborhood regarding the proposed plat and that the Master Street Plan called for a wider street than what was proposed Woodland's Trail. Bob Turner, Director of Public Works, explained that Brodie Creek Trail/Woodland's Trail was classified as a collector street on the Master Street Plan and explained. Commissioner Berry commented that the reduced street design for Woodland's Trail and the other traffic calming devices would slow traffic along this street. This issue was discussed further. Mr. McInnis asked if Woodland's Trail would eventually extend to Kanis Road. Mr. Turner noted that it would as per the approved Master Street Plan and explained. This issue was briefly discussed. Chairman Downing called for a 10 minute recess. During the break the concerned parties met with Public Works representatives and the developers for discussion of the neighborhood concerns. Chairman Downing called the meeting back to order. He asked if any of the concerned parties had any further questions or comments relating to the proposed subdivision. There being none a motion was made to approve the preliminary plat as recommended by staff. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. The preliminary plat application was approved. 10 July 12, 2601 ITEM NO.: 1 NAME: The Woodlands - Preliminary Plat FILE NO.: S-1313 LOCATION: West of Bowman Road and the Brodie Creek Neighborhood DEVELOPER: RWrTW7VR Ron Tyne and Associates Carter and Burgess, Inc. 8332 Windsor Valley Dr. 10809 Executive Center Dr., N. Little Rock, AR 72116 Suite 204 Little Rock, AR 72211 AREA: 214 acres NUMBER OF LOTS: 466 FT. NEW STREET: 29,500 linear feet ZONING: PRD (proposed R-2) PLANNING DISTRICT: 18 CENSUS TRACT: 42.07 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow lots without public street frontage. 2.A variance to allow two (2) pipestem lots with reduced standards. 3.A variance to allow reduction in design standards for Woodlands Trail. 4.A waiver of additional right-of-way for Woodlands Trail. 5.A variance to allow sidewalks to be constructed outside the right-of-way along Woodlands Trail. 6.A waiver of sidewalk construction along portions of Mossy Creek Drive and Foxfield Drive. A. PROPOSAL: The applicant proposes to subdivide approximately 214 acres into 466 single family residential lots with 29,500 linear July 12, 2001 SUBDIVISION ITEM NO.: 1 FILE NO.: 5-1313 feet of new residential streets. The Planning Commission recently voted to revoke the PRD zoning of this property and return it to R-2 Single Family Residential. The PRD revocation is scheduled to be heard by the Board of Directors on July 3, 2001. The following are excerpts from the applicants' cover letter which explain certain design aspects of the proposed preliminary plat: "This new neighborhood will preserve approximately 70 acres of greenbelts and open spaces and will feature a neighborhood park with connecting trails, sidewalks and footpaths. The land plan and site engineering for The Woodlands will be done in such a way as to reduce the impact of development on the land. We are not only trying to preserve as many trees as possible in our development, but we are also trying to reduce the amount of excavation and fill required to create roadways and building sites. In addition, we are trying to minimize the disruption of the site's hydrology by allowing the surface runoff to continue to flow in undisturbed natural basins." "The principal roadway through the property is shown on the city's Master Street Plan as a collector street. We are proposing that no lots will front this roadway except for thirteen lots on the eastern end, and we propose to buffer the roadway with wooded greenbelts ranging from 25' to over 200' in width on each side. In addition, we will place three traffic -calming circles approximately 1,200' to 1,300' apart along this roadway. These circles, or roundabouts, are designed not only to slow traffic, but also to discourage through traffic. We want to preserve more trees by allowing them to remain close to the edge of the roadway. In some areas, this will require the use of steeper slopes with rip -rap or vegetative cover in lieu of 3:1 slopes. This roadway will be designed with no utilities except for electric service to streetlights. Because of this and the desired traffic -calming effect, we are asking that this roadway be built as a 26' collector with a 45' right-of-way." "Along the collector street our sidewalks and trails are planned to meander within the greenbelts and open spaces. The property 2 July 12, 2001 SUBDIVISION ITEM NO.: 1 FILE NO.: 5-1313 owner's association will maintain these sidewalks and trails when located on commonly owned property." "Our desire is to create a neighborhood that looks and feels more like a wooded setting where residents can more fully enjoy the natural character of the land. By retaining more trees and minimizing the impact of development on the land, we are creating a higher quality neighborhood through environmentally responsible and sustainable site development techniques." The applicant is requesting several variances and waivers as part of the proposed preliminary plat, as listed on page 1. of this report. The variances and waivers will be explained, with staff recommendations, in paragraph H. The applicant proposes to develop the single family residential subdivision in the following phases: Phase I consists of Lots 1-7 of Block 1, Lots 1-29 of Block 2, Lots 1-6 of Block 4, Lots 1-11 of Block 6, Lots 1-9 of Block 71 and Lots 1-3, 13-16 of Block 8 ; Phase II consists of Lots 30-52 of Block 2 and Lots 7-10 of Block 4; Phase III consists of Lots 12-18 of Block 6, Lots 10-16 of Block 7, and Lots 4-12 of Block 8; Phase IV consists of Lots 11-15 of Block 4 and Lots 53-88 of Block 2; Phase V consists of Lots 19-36 of Block 6, Lots 17-21 of Block 71 Lots 1-121 30-31 of Block 9 and Lots 1, 25-26 of Block 11; Phase VI consists of Lots 16-21 of Block 4, Lots 89-94 of Block 2, Lots 1-6, 16-23 of Block 3, and Lots 1-11 of Block 5; Phase VII consists of Lots 1-16 of Block 10, Lots 2-24 of Block 11, and Lots 1-19 of Block 12; 3 July i2, 2001 SUBDIVISION ITEM NO.: 1 FILE NO.: S-1313 Phase VIII consists of Lots 13-31 of Block 9 and Lots 17-29 of Block 10; Phase IX consists of Lots 95-122 of Block 2, Lots 7-15 of Block 3 and Lots 12-25 of Block 5; Phase X consists of Lots 32, 33 of Block 9, Lots 22-27 of Block 12, Lots 11-16 of Block 13, and Lots 1-17 of Block 14. Phase XI consists of Lots 1-17 of Block 16 and lots 1-11 of Block 17. Phase XII consists of Lots 1-10 of Block 13, 1-12 of Block 15 and Lots 18-23 of Block 14. The applicant is also including the following items as part of the preliminary plat proposal: 1. Turnarounds will be constructed at phase lines where through streets are severed. 2. Floodway will be dedicated to the City. 3. Design efforts for the three (3) roundabouts within Woodlands Trail will be coordinated with the City Traffic Engineer. B. EXISTING CONDITIONS: The property is undeveloped and mostly wooded, with varying degrees of slope. The area around this proposed plat is made up of single family residential uses and zoning. There are several single family residences on large acreage lots in the general area. Phase I of the Brodie Creek PRD is located immediately to the east. C. NEIGHBORHOOD COMMENTS: The Gibralter Heights/Point West/Timber Ridge, John Barrow, Sandpiper and Spring Valley Manor Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comments from the neighborhood. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1_ Dedicate floodway incorporated in plat boundaries to the City of Little Rock. 4 July 12, 2-001 SUBDIVISION ITEM NO.: 1 FILE NO.: S-1313 2. Woodlands Trail is a collector on the MSP. Dedicate 60' of ROW and construct minimum 31' of pavement. Incorporate MSP collector layout in preliminary plat. 3. Re -design all roundabouts to meet Traffic Engineering requirements. Refer to Federal guidelines. 4. Construct turn -around on all access easements serving more than one lot. (Eagle Nest) 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 7. Easements for proposed stormwater detention facilities are required. 8. Stormwater detention ordinance applies to this property. 9. Eagle Nest Cove needs new name. Contact David Hathcock for details. 10. Sweetfern Cove needs new name. Contact David Hathcock for details. 11. Mossy Creek Cove must connect with Mossy Creek Drive. 12. Collector - Brodie Creek needs to continue with the same name. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Entergy: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: No Comment. Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. County Planning: CATA: No Comments. No Comment received. 5 July 12, 2001 SUBDIVISION ITEM NO.: 1 FILE NO.: S-1313 F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. G. SUBDIVISION COMMITTEE COMMENT: (JUNE 21, 2001) Ron Tyne and James Arbuckle were present, representing the application. Staff briefly described the proposed preliminary plat, noting several items which needed to be shown on the preliminary plat drawing. Staff noted that a variance needed to be requested for several lots without public street frontage. The Public Works requirements were discussed at length. Mr. Tyne noted that a variance would be requested to allow Woodlands Trail to be constructed at a reduced standard (less than collector standards). It was noted that the roundabouts along Woodlands Trail needed to be redesigned to meet federal guidelines. This issue was discussed at length. Public Works representatives noted that access needed to be provided to land -locked property to the north. Staff noted that the applicant needed to clarify the requested variances and submit a written phasing plan. After the discussion, the Commission forwarded the preliminary plat to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat drawing to staff on June 27, 2001. The revised plat addresses many of the issues as raised by staff at the Subdivision Committee meeting. The additional notations as required by staff have been shown on the plat. As noted previously, the applicant is requesting several variances and waivers as part of this preliminary plat application. The first is a variance to allow Lots 61-66 C July 12, 2001 SUBDIVISION ITEM NO.: 1 FILE NO.: S-1313 and 107-109 of Block 2 without public street frontage. These lots are proposed to be served by 25 foot wide access easements and private drives. Staff has no problems with this variance and has supported similar variances in other subdivisions in the past. The applicant is also requesting a variance to allow two (2) pipe stem lots with reduced standards. These lots are Lot 24, Block 14 and Lot 11, Block 17. Pipestem lots are typically prohibited by ordinance, however, in subdivisions with areas which are difficult to develop, pipestem lots have been supported by staff and the Planning Commission in the past. The ordinance requires that a pipestem lot have a minimum pipestem width of 30 feet and a maximum depth of 300 feet (including the stem). The pipestem width proposed for both lots is 20 feet. Lot 24, Block 14 has a depth of 313 feet. Given the fact that there is excessive slope in this area of the subdivision and that the applicant is proposing to preserve a large amount of open space adjacent to the pipestem lots (Tract Q), staff will support the variance to allow pipestem lots with reduced standards. The applicant is also requesting a waiver and two (2) variances associated with Woodlands Trail. The reasons for these are noted in the applicant's statements in paragraph A. The first is a waiver of additional right-of-way dedication for the street. Woodlands Trail is a collector street on the Master Street Plan and requires 60 feet of right-of-way. The applicant is proposing 45 feet of right- of-way for the street. Public Works does not support this waiver and feels that the entire 60 feet of right-of-way dedication is needed. The first of the two (2) variances for Woodlands Trail is a variance to allow a reduction in design standards for the street. The ordinance requires a minimum of 31 feet of pavement for the street with a maximum 3:1 slope along the sides of the street. The applicant is proposing 26 feet of pavement, with 1:1 slopes along the street sides. Public Works also does not support this variance and notes that two-way traffic on the street will be very difficult if a vehicle is stalled and parked on the side of the street. 7 July 12, 2001 SUBDIVISION ITEM NO.: 1 FILE NO.: 5-1313 The second variance associated with Woodlands Trail is to allow construction of a sidewalk outside the street's right-of-way. The applicant is proposing a four (4) foot asphalt sidewalk which will meander within the greenbelt along Woodlands Trail. Public Works supports this variance as requested. As noted in paragraph A., the property owner's association for the subdivision will maintain the sidewalk. The final waiver/variance associated with this application is a waiver of sidewalk construction along portions of Mossy Creek Drive and Foxfield Drive. The sidewalk waiver is for the portion of Mossy Creek Drive between the two (2) intersections with Meadowsedge Lane and the portion of Foxfield Drive between Woodsgate Drive and Hidden Pond Lane. The applicant feels that the sidewalks on the adjoining streets will provide adequate pedestrian circulation in these areas of the subdivision. Public Works does not support this waiver request. To staff's knowledge, the following Public Works issues are the only outstanding issues associated with the proposed preliminary plat: 1. Waiver of additional right-of-way for Woodlands Trail. 2. Variance to allow reduced design standards for Woodlands Trail. 3_ Waiver of sidewalks for portions of Mossy Creek Drive and Foxfield Drive. Staff feels that the applicant has done an exceptional job in designing this subdivision, using innovative design techniques to work with the natural characteristics of the land and reduce the impact of the development on the area. Although staff supports the application and appreciates what the applicant is trying to achieve with this plat, the unresolved Public Works issues as noted above will need to be discussed and resolved by the Commission. I. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 8 July '12, 2001 SUBDIVISION ITEM NO.: 1 FILE NO.: 5-1313 2. Staff supports the variances to allow lots without street frontage and two (2) pipestem lots with reduced standards. 3. Staff also supports the variance to allow sidewalks to be constructed outside the right-of-way along Woodlands Trail. 4. Staff recommends denial of the waiver of additional right-of-way for Woodlands Trail. 5. Staff recommends denial of the variance to allow reduced design standards for Woodlands Trail. 6. Staff recommends denial of the waiver of sidewalk construction along a portion of Mossy Creek Drive and a portion of Foxfield Drive. PLANNING COMMISSION ACTION: (JULY 12, 2001) Baker Kurrus, Ron Tyne and James Arbuckle were present, representing the application. Staff briefly described the proposed preliminary plat and the variances associated with the application. Staff recommended approval of the preliminary plat and noted that all of the Public Works issues involved with the proposed plat had been resolved, and that Public Works representatives would address these issues. Bob Turner, Director of Public Works, explained the variances associated with the Public Works issues and described the design standards proposed for Woodland's Trail. He noted that Public Works supported a 28 foot street width for Woodland's Trail and that this street width would be sufficient for two-way traffic if there was a stalled car on the side of the street. Mr. Turner also noted that Public Works supported the waiver to allow 45 feet of right-of-way for Woodland's Trail. He noted that this would be sufficient right-of-way to allow street lighting to be installed. Mr. Turner also noted that Public Works supported the variance to allow sidewalk construction outside of the right-of-way along Woodland's Trail. He noted that the sidewalk along this street would be placed at an easement. Baker Kurrus addressed the Commission in support of the application. Mr. Kurrus briefly explained the proposed preliminary plat. He noted that this subdivision would not generate much traffic and should have very little effect on the general area. July 12, 2001 SUBDIVISION ITEM NO.: 1 FILE NO.: S-1313 Ron Tyne also addressed the Commission in support of the preliminary plat. He explained that the preliminary plat satisfied five important development criteria. 1. Minimal impact of development on the land 2. Preserve and conserve as much of the natural vegetation as possible. 3. Reduce the amount of traffic and move it slowly through the area. 4. Provide strong pedestrian orientation. 5. Establish multiple single family markets. Winton McInnis addressed the Commission with concerns. He noted that he did not question the integrity of the developers, but had concerns with the proposed preliminary plat. Mr. McInnis explained that his concerns related to ingress and egress, signage, and traffic during development of this subdivision. He explained these concerns to the Commission. Vicki Bettis also addressed the Commission with concerns. Ms. Bettis noted that she lived in the Cherry Creek Subdivision to the north, and was concerned that the greenbelt behind her home be maintained. Beverly Hall also addressed the Commission with concerns. She noted that her main concern related to traffic and explained. Denise Cole also addressed the Commission with concerns relating to traffic and the proposed development of the single family subdivision. Mark Miller also addressed the Commission with concerns. He explained that his concerns related to traffic and drainage. Chairman Downing asked for information regarding the Master Street Plan and he also asked if the developer had met with the neighborhood concerning the proposed development. Mr. Kurrus noted that he had met with the neighborhood regarding the proposed plat and that the Master Street Plan called for a wider street than what was proposed Woodland's Trail. Bob Turner, Director of Public Works, explained that Brodie Creek Trail/Woodland's Trail was classified as a collector street on the Master Street Plan and explained. Commissioner Berry 10 July 12, 2-001 SUBDIVISION ITEM NO.: 1 FILE NO.: S-1313 commented that the reduced street design for Woodland's Trail and the other traffic calming devices would slow traffic along this street. This issue was discussed further. Mr. McInnis asked if Woodland's Trail would eventually extend to Kanis Road. Mr. Turner noted that it would as per the approved Master Street Plan and explained. This issue was briefly discussed. Chairman Downing called for a 10 minute recess. During the break the concerned parties met with Public Works representatives and the developers for discussion of the neighborhood concerns. Chairman Downing called the meeting back to order. He asked if any of the concerned parties had any further questions or comments relating to the proposed subdivision. There being none a motion was made to approve the preliminary plat as recommended by staff. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. The preliminary plat application was approved. F101