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HomeMy WebLinkAboutS-1313-R Staff AnalysisITEM NO.: 3. S-1313-Q NAME: Woodlands Edge Phases 10 — 14 Preliminary Plat LOCATION: located South of Kanis Road, West of Brodie Creek Planninq Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 28, 2007. The Office of Planning and Development must receive the proof of notice no later than April 5, 2007. 2. A portion of the site is located outside the City limits. Annexation is required prior to City services being extended to the area. 3. A portion of the site is zoned PRD. A revocation is required to allow the development as proposed or an amendment to the PRD is required. 4. How will access be provided to the indicated landlocked parcels? 5. Verify the lot width at the building line for the following lots: Lots 5, 8, 15, 16 Block 16 (17?), Lots 1 — 3, 20 and 21 Block 16, Lots 6, 7, 19 and 20 Block 15. Is the lot width the minimum 60-feet at the building line? 6. Provide the total lot area of Lots 6 and 7 Block 15 indicated for Hillside Development Standards. The lots must be a minimum of 10,000 square feet to utilize the standards or a variance is required. 7. The pipe stem lots are indicated with a lot width of 30-feet as required by minimum ordinance standards. Lot 11 Block 19 and Lot 14 Block 18 appear to exceed the maximum depth of 300-feet for a pipe stem lot. Variance/Waivers: 2. 3. 4. 5. 6. A variance from the Subdivision Ordinance to allow the creation of pipe stem lots (Lots 14 and 15 Block 18 and Lots 7 and 11 Block 189). A variance from the Subdivision Ordinance to allow a reduced front building line of 20-feet for Lots 1 — 25 Block 15, Lots 1 — 19 Block 16 and Lots 1 — 22 Block 17. A variance from the Subdivision Ordinance to allow a reduced front building line (15- feet) for Lots 6 and 7 Block 15. A variance from the Subdivision Ordinance to allow a 5-feet for lots with a lot width of 60-feet. A variance from the Subdivision Ordinance to allow a 15-feet for all the indicated lots. A variance from the Master Street Plan to allow an Residential Street. reduced side yard setback of reduced rear yard setback of increased length of a Minor 7. A variance from the Master Street Plan to allow a reduced design standard for a collector street Woodlands Trail (45-feet of right of way and 28-feet of paving). 8. A variance from the Master Street Plan to allow a trail system in -lieu of sidewalks. 9. A variance from the Master Street Plan to allow an increased grade for a collector street (14 percent). Item # 3 Public Works Conditions: 1. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 2. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Provide locations and lengths of where the street grades exceed 12%. Any areas along the streets that do not meet AASHTO recommended sight distance shall be platted as no access zones. Provide street grades at all intersections. Woodlands Trail must be designed to provide sufficient sight distance per AASHTO standards. 5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Street Improvement plans shall include signage and striping. Lane striping shall be a minimum of thermoplastic striping material. Traffic Engineering must approve completed plans prior to construction. 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Conduit for streetlights should be installed with other utilities. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 8. No residential waste collection service will be provided on private streets. The waste will only be collected from the public street curb for all pipe stem lots. 9. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersections on the proposed plat comply with 2004 AASHTO Green Book standards. 10. Streets less than 26 feet in width can only have vehicle parking on one side. No parking signage is required to be installed by the applicant on one side of any street less than 26 feet in width. Signs must meet current City standards. 11. Twin Creeks Cove must intersect Twin Creek Loop as a standard "T" intersection design. Contact Bill Henry, Traffic Engineering, at 379-1816 for additional information. 12. Hammerhead must be constructed to at least 80 feet in length and at the same width as the street. 13.The Pulaski County FIRMs indicated floodplain is on the property. Provide a plan showing the 100-year floodplain delineations and finished floor elevations on those lots that are shown within the 100-year floodplain. The finished floor elevation of the structures on those lots must be elevated to 1 foot above the base flood elevation. 14. Due to intersecting streets on this portion of Woodlands Trail, Woodlands Trail should be constructed to typical collector street standards of 36 feet from back of curb to back of curb within a 60 feet right-of-way. Utilities and Fire Department/County Planning: Item # 3 Wastewater: Sewer main extension required with easements. A portion of the site is located outside the City limits. Annexation is required to receive City services. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to portions of this project in addition to normal charges. Phase 14 cannot be developed until an additional 8-inch waterline is installed through Phases 8 and 9 as previously noted in contracts between Central Arkansas Water and Rocket Properties, Inc. (CAW Job 4787). 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. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planninq Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, March 28, 2007. Item # 3 April 12, 2007 ITEM NO.: 3 FILE NO.: S-131 NAME: Woodlands Edge Phases 10 — 14 Preliminary Plat (Blocks 14 — 19) LOCATION: Located South of Kanis Road, West of Brodie Creek DEVELOPE Rocket Properties, Inc. 2024 Arkansas Valley Drive Little Rock, AR 72212 FKIrIKIFFR- White Daters and Associates 24 Rahling Road Little Rock, AR 72223 AREA: 87.7 acres CURRENT ZONING NUMBER OF LOTS: 153 FT. NEW STREET: 8,960LF Presently PRD, Revocation request to R-2, Single-family is a separate item on this agenda PLANNING DISTRICT: 18 — Ellis Mountain CENSUS TRACT: 42.07 VARIANCES/WAIVERS REQUESTED: 1. A variance from the Subdivision Ordinance to allow the creation of pipe stem lots (Lots 14 and 15 Block 18 and Lots 7 and 11 Block 189). 2. A variance from the Subdivision Ordinance to allow an increased depth of the proposed pipe stem lots (Lots 14, 15 Block 18, Lot 11 Block 19). 3. A variance from the Subdivision Ordinance to allow a reduced front building line of 20-feet for Lots 1 — 25 Block 15, Lots 1 —19 Block 16 and Lots 1 — 22 Block 17. 4. A variance from the Subdivision Ordinance to allow a reduced front building line (15-feet) for Lots 6 and 7 Block 15. 5. A variance from the Subdivision Ordinance to allow a reduced side yard setback of 5-feet for lots with a lot width of 60-feet. 6. A variance from the Subdivision Ordinance to allow a reduced rear yard setback of 15-feet for all the proposed lots. April 12, 2007 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: 5-1313-Q 7. A variance from the Master Street Plan to allow an increased length of a Minor Residential Street. 8. A variance from the Master Street Plan to allow a reduced design standard for a collector street Woodlands Trail (45-feet of right of way and 28-feet of paving). 9. A variance from the Master Street Plan to allow a trail system in -lieu of sidewalks. 10. A variance from the Master Street Plan to allow an increased grade for a collector street (14 percent). A. APPLICANT'S STATEMENT/PROPOSAL/REQUEST: Rocket Properties, Inc. has acquired additional land to the west of Woodlands Edge. They desire to expand development of their low impact residential neighborhood and work towards a connection with Kanis Road. The proposed plat contains approximately 88 acres located west of the current Woodlands Edge development and south of Kanis Road. The plat will be an extension of Woodlands Edge with the development of 153 residential lots ranging in size from 60-feet wide by 110-feet deep up to 100-feet wide and 120-feet deep. In addition, the plat indicates two tracts fronting Kanis Road which are shown as PCD. This area is being requested for rezoning to PCD as a separate item on the current agenda (Z-5096-B). Rocket Properties believes that the connection of the collector street up to Kanis Road, as shown on the Master Street Plan, will have a positive impact on the traffic congestion of Bowman Road. This connection will allow access from Woodlands Edge to facilities such as Baker School, the Chenal Kroger Store, the new location of Fellowship Bible Church and the major traffic arteries of Chenal Parkway and Cantrell Road. The developers believe the connection will not only benefit the City, but will also greatly enhance the marketing within Woodlands Edge. The collector street is indicated for construction to the standard previously approved as a two lane street with a 45-foot right of way and 28-feet of pavement. Street intersections will be limited and lots will not front on or take access directly to the collector street. In working to fit the existing terrain and maintain as many of the existing trees as possible, the developer is requesting a variance to allow some short section of the street grades up to 14 percent rather than the standard 12 percent. In the past, collector streets were allowed to be constructed 2 percent above the maximum grade or up to 14 percent. An example is the section of Pebble Beach from Hinson Road west to Rahling Road. This portion of Pebble Beach Drive has grades up to 14 percent, but the major difference with the Woodlands Edge collector street will be the limited number of street intersections and the elimination of lots fronting on this street. E April 12, 2007 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1313-Q Rocket Properties is also requesting variance approvals for lot sizes of 60-feet by 110-feet, reduced front and rear setback to 20-feet, reduced side yard setbacks to 5-feet on the lots proposed as 60-feet by 110-feet, and variances on standard lots of reduced rear yard setbacks of 15-feet when adjacent to green spaces, the addition of pipestem lots, and the length of a minor residential street. Also, Rocket Properties would like to continue development of the residential sidewalk system within the open space as opposed to standard sidewalk construction along the collector street as they have been doing throughout the development of Woodlands Edge. A portion of the site is currently zoned PRD. A revocation request to restore the previously held R-2, Single-family zoning district is a separate item on this agenda (Z-5096-C). B. EXISTING CONDITIONS: The site is a wooded site located south of Kanis Road at the intersection with Kirby Road. The western boundary of the PRD is the City limits with the plat boundary extending beyond the City limits. The area appears to be relatively flat. A branch of the Panther Creek is located along the southern boundary of the PRD zoned property. To the east of the site are single-family homes, both attached and detached, being constructed in a newly developing subdivision, Taylor Park. Further east are residences located along White Road. To the north of the site are also single-family homes located on large lots and acreage. West of the site is vacant land currently zoned R-2, single-family. At the intersection of Kanis and Kirby Roads is a site zoned C-1, Neighborhood Commercial and further north is a site zoned PD-R approved for the development of attached single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All abutting property owner, along with the Parkway Place Property Owners Association, the Gibralter Height/Point West/Timber Ridge Neighborhood Association and the Spring Valley Manor Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 3 April 12, 2007 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-131 2. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Provide locations and lengths of where the street grades exceed 12%. Any areas along the streets that do not meet AASHTO recommended sight distance shall be platted as no access zones. Provide street grades at all intersections. Woodlands Trail must be designed to provide sufficient sight distance per AASHTO standards. 5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Street Improvement plans shall include signage and striping. Lane striping shall be a minimum of thermoplastic striping material. Traffic Engineering must approve completed plans prior to construction. 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Conduit for streetlights should be installed with other utilities. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 8. No residential waste collection service will be provided on private streets. The waste will only be collected from the public street curb for all pipe stem lots. 9_ Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersections on the proposed plat comply with 2004 AASHTO Green Book standards. 10. Streets less than 26 feet in width can only have vehicle parking on one side. No parking signage is required to be installed by the applicant on one side of any street less than 26 feet in width. Signs must meet current City standards. 11. Twin Creeks Cove must intersect Twin Creek Loop as a standard "T" intersection design. Contact Bill Henry, Traffic Engineering, at 379-1816 for additional information. 12. Hammerhead must be constructed to at least 80 feet in length and at the same width as the street. 13. The Pulaski County FIRMs indicated floodplain is on the property. Provide a plan showing the 100-year floodplain delineations and finished floor elevations on those lots that are shown within the 100-year floodplain. The 9 April 12, 2007 SUBDIVISION ITEM NO.: 3 Cont.) FILE NO.: S-1313-0 E. finished floor elevation of the structures on those lots must be elevated to 1 foot above the base flood elevation. 14. Due to intersecting streets on this portion of Woodlands Trail, Woodlands Trail should be constructed to typical collector street standards of 36 feet from back of curb to back of curb within a 60 feet right-of-way. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. A portion of the site is located outside the City limits. Annexation is required to receive City services. Enter : No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to portions of this project in addition to normal charges. Phase 14 cannot be developed until an additional 8-inch waterline is installed through Phases 8 and 9 as previously noted in contracts between Central Arkansas Water and Rocket Properties, Inc. (CAW Job 4787). 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. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUESITECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (March 22, 2007) Mr. Joe White and Mr. Ron Tyne were present representing the request. Staff presented an overview of the item stating there were a number of items in the 5 April 12, 2007 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1313-Q immediate area which were being considered for rezoning and potential non-residential development. Staff stated a portion of the proposed subdivision was located outside the City limits and a portion of the area was zoned PD-R. Staff stated annexation and a revocation would be required to allow the development of the plat as proposed. Staff stated there were a number of variances being requested for the proposed subdivision. Staff questioned a number of the variances requesting the applicant provide additional information to determine if a variance was indeed necessary. Public Works comments were addressed. Staff stated the indicated collector street should be constructed to Master Street Plan standard. Mr. Tyne stated the request was to match the existing street width of Woodlands Trail which was approved with a reduced right of way and paving width. Staff noted Woodlands Trail did not have street intersections except at round-abouts. Mr. Tyne noted there were a number of access points which were not located at round-abouts. He stated the desire for the reduced street was to reduce speeds of traffic. He stated the narrow street did in fact reduce the overall speed of motorists. Staff questioned the placement of sidewalks. Mr. Tyne stated sidewalks would be placed in an easement as in previous phases of the development. Staff noted County Planning had indicated concern with the proposed development since a portion of the site was located outside the City limits. Staff stated if the site was not annexed, the applicant would be required to seek County approval of the preliminary plat separate and apart from the City approval. Staff stated their review was based on the assumption the site would become a part of the City to receive City services. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the March 22, 2007, Subdivision Committee meeting. The applicant has indicated the minimum lot width at the building line for the proposed lots is 60-feet. The applicant has indicated annexation will be sought from the City of Little Rock prior to development of the areas located outside the City limits. The revised preliminary plat indicates the construction of Woodlands Trail with a reduced standard. The plat indicates a variance from the Master Street Plan to allow a reduced design standard for a collector street Woodlands Trail (45-feet of right of way and 28-feet of paving) and a variance from the Master Street Plan to April 12, 2007 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1313- allow a trail system in -lieu of sidewalks. The developers have indicated the street construction will match the existing design of Woodlands Trails. Staff is supportive of the proposed reduced design. It appears the design of the existing street has acted as a traffic calming device by narrowing the streets. Traffic appears to drive slower speeds through the area. The placement of sidewalks within a trail system has worked well for the neighborhood. The Commission has the ability to approved alternative pedestrian pavement in -lieu of sidewalks. Staff is supportive of this request. The developer has not provided staff with the location for the street grade variance request, the intersection grades and the certificate of sight distance. Staff recommends these items be provided to staff prior to the Commission acting on the request. Staff will provide a recommendation on these specific items once they have had a chance to review the data provided. The developers are requesting a variance from the Subdivision Ordinance to allow the creation of pipe stem lots (Lots 14 and 15 Block 18 and Lots 7 and 11 Block 189) and a variance from the Subdivision Ordinance to allow an increased depth of the proposed pipe stem lots (Lots 14, 15 Block 18, Lot 11 Block 19). Section 31-232(f) of the Little Rock Code of Ordinances prohibits the development of pipe stem lots. Section 31-2 of the Little Rock Code of Ordinances defines and establishes the criteria for development of pipe stem lots. Pipe stem lots are to be developed with a minimum lot width of 30-feet at the street and a maximum depth of 300-feet including the stem. The lots indicated exceed the maximum allowable depth. The applicant has indicated the pipe stem lots are desirable to allow homes to be placed on ridge tops and the increased length is necessary to place the homes as desired. Staff is supportive of the request. The developers have indicated green spaces along the rears of the proposed pipe stem lots and the rear yards of the lots proposed fronting the streets. Staff does not feel the requested variances will adversely impact the development or the future homes. The proposed plat indicates a number of variance requests associated with the typical lot development standards for R-2, Single-family zoned property. The request includes variances from the Subdivision Ordinance to allow a reduced front building line of 20-feet for Lots 1 — 25 Block 15, Lots 1 — 19 Block 16 and Lots 1 — 22 Block 17, a reduced front building line (15-feet) for Lots 6 and 7 Block 15, a reduced side yard setback of 5-feet for lots with a lot width of 60-feet and a reduced rear yard setback of 15-feet for all the proposed lots. The previous phases of Woodlands Edge have been approved with similar development standards as the current request. The developers have indicated the desire is to maintain the development pattern which was previously approved and which has worked well for the subdivision. Staff is supportive of the request. As indicated by the developers the previous phases were approved with similar reduced N April 12, 2007 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1313-Q standards and this does not appear to have negatively impacted the development or the area. There are variances from the Master Street Plan associated with the proposed request. Variances are being requested to allow an increased length of a Minor Residential Street and to allow an increased grade for a collector street (14 percent). Staff is requesting additional information concerning this variance request. Staff requests the applicant provide the location of the increased street grades, the intersection grades and a certification of sight distance for the proposed development. The ordinance typically requires a minor residential street to not exceed 750-feet. The proposed streets do not exceed the maximum number of allowable lots; only the increased length. Staff is supportive of the variance request. The developers are requesting a reduced roadway width to discourage excessive speeds through the neighborhood. Staff agrees with the applicant and is supportive of the variance request. Staff supports the proposed preliminary plat and the associated variances. The developers are requesting a preliminary plat to allow the creation of 153 lots on this 87.7 acre tract with a density of 1.7 units per acre. The development is proposed with a vast amount of the area dedicated as green space to serve the subdivision. The lots are indicated with a minimum lot size of 60-feet by 11 0-feet, an average lot size of 85-feet by 11 0-feet and maximum lot size of 100- feet by 120-feet. The average lot size indicated is more than adequate to meet the typical minimum ordinance standards for R-2, Single-family zoned property. Staff does not feel the variances associated with the request will significantly impact the development or the area. The developer must provide staff with the location for the street grade variance request, the intersection grades and the certificate of sight distance. Staff recommends these items be provided to staff prior to the Commission acting on the request. Staff will provide their recommendation on these specific items once they have had a chance to review the data provided. Otherwise to staff's knowledge there are no outstanding issues associated with the request. STAFF RECOMMENDATIONS: 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. Staff recommends approval of the variance request from the Subdivision Ordinance to allow the creation of pipe stem lots (Lots 14 and 15 Block 18 and Lots 7 and 11 Block 189). Staff recommends approval of the variance request from the Subdivision Ordinance to allow an increased depth of the proposed pipe stem lots (Lots 14, 15 Block 18, Lot 11 Block 19). April 12, 2007 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1313-Q Staff recommends approval of the variance request from the Subdivision Ordinance to allow a reduced front building line of 20-feet for Lots 1 — 25 Block 15, Lots 1 — 19 Block 16 and Lots 1 — 22 Block 17. A variance from the Subdivision Ordinance to allow a reduced front building line (15-feet) for Lots 6 and 7 Block 15. Staff recommends approval of the variance request from the Subdivision Ordinance to allow a reduced side yard setback of 5-feet for lots with a lot width of 60-feet. Staff recommends approval of the variance request from the Subdivision Ordinance to allow a reduced rear yard setback of 15-feet for all the proposed lots. Staff recommends approval of the variance request from the Master Street Plan to allow an increased length of a Minor Residential Street. Staff recommends approval of the variance request from the Master Street Plan to allow a reduced design standard for a collector street Woodlands Trail (45-feet of right of way and 28-feet of paving). Staff recommends approval of the variance request from the Master Street Plan to allow a trail system in -lieu of sidewalks. Staff recommendation is forthcoming concerning the variance request from the Master Street Plan to allow an increased grade for a collector street (14 percent). PLANNING COMMISSION ACTION: (APRIL 12, 2007) 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 variances associated with the proposed preliminary plat: 1. The variance request from the Subdivision Ordinance to allow the creation of pipe stem lots (Lots 14 and 15 Block 18 and Lots 7 and 11 Block 189). 2. The variance request from the Subdivision Ordinance to allow an increased depth of the proposed pipe stem lots (Lots 14, 15 Block 18, Lot 11 Block 19). April 12, 2007 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1313-Q 3. The variance request from the Subdivision Ordinance to allow a reduced front building line of 20-feet for Lots 1 — 25 Block 15, Lots 1 — 19 Block 16 and Lots 1 — 22 Block 17. 4. The variance request from the Subdivision Ordinance to allow a reduced front building line (15-feet) for Lots 6 and 7 Block 15. 5. The variance request from the Subdivision Ordinance to allow a reduced side yard setback of 5-feet for lots with a lot width of 60-feet. 6. The variance request from the Subdivision Ordinance to allow a reduced rear yard setback of 15-feet for all the proposed lots. 7. The variance request from the Master Street Plan to allow an increased length of a Minor Residential Street. 8. The variance request from the Master Street Plan to allow a reduced design standard for a collector street Woodlands Trail (45-feet of right of way and 28-feet of paving). 9. The variance request from the Master Street Plan to allow a trail system in -lieu of sidewalks. 10. The variance request from the Master Street Plan to allow an increased grade for a collector street (14 percent). There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 10