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HomeMy WebLinkAboutS-1332 Staff AnalysisJanuary 3, 2002 ITEM NO.: 3 FILE NO.: 5-1322 NAME: Hickory Pointe Addition - Preliminary Plat LOCATION: East of the intersection of Rahling Road and Charleston Lane nvvv_LOPER : George and Linda Gleason 126 Hickory Creek Circle Little Rock, AR 72223 ENGINEER: White, Daters and Associates 24 Rahling Road Little Rock, AR 72223 AREA: 12 acres NUMBER OF LOTS: 21 CURRENT ZONING: R-2 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 1,060 1.Pipe-stem lot for Lot 11 and Lot 12. 2.Depth of the pipe -stem for Lot 11 and Lot 12. 3. Private -street with a gated entrance. 4. Fencing height on the side and rear property lines for all exterior lots. 5.Deferral of street improvements until such a time the improvements are warranted. A. PROPOSAL: The applicant proposes to subdivide this undeveloped, 12- acre parcel into 21 single-family residential lots. The lots will be accessed by way of a new private street and the development will be a gated community. The applicant is requesting a variance to allow the gated private street. The proposal includes two pipe -stem lots (Lots 11 and 12). The applicant is requesting a variance to allow the pipe - OR January 3, 2002 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1322 stem lots in residential zoning and to allow an increased depth of the pipe -stem. The applicant proposes fencing to surround the development. The proposal includes an eight -foot black polymer coated chain link fence along the north and south property lines (the side property lines) and an eight -foot brick column and wrought iron fence adjacent to the west property line or the street right-of-way. The ordinance standard for fencing height adjacent to the street is four -feet and six- foot adjacent to the side and rear property line. The fencing adjacent to the west property line will be, an existing brick fence. The applicant is requesting a variance to allow increased heights of the fencing on the north, south and east property lines. The applicant is requesting a deferral of the street improvements until such a time as the street improvements are warranted. B. EXISTING CONDITIONS: The site is wooded and undeveloped. Terrain on the site ranges from extremely steep on the south end leveling to almost flat on the north end. There is an existing overhead utility line located on the site running through the property from north to south. Other uses in the area include, newly constructed single-family residences adjacent to the site to the west and a gated single-family subdivision to the east. Although the area immediately south of the site is currently undeveloped it is a relatively short distance to additional single-family residences. The area to the north contains a Church. The portion of Rahling Road in proximity to this site is currently a two-lane roadway. Charlestone Lane is developed to a residential street standard with curb and gutter. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. All property owners abutting the site along with the Chenal Ridge and Westchester Neighborhood Associations were notified of the Public Hearing. 2 January 3, 2002 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1322 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Rahling Road is classified on the Master Street Plan as a minor arterial. Dedication of right-of-way to 45 feet from centerline will be required. 2. Provide design of the street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to the street including 5-foot sidewalks with the planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 5. Easements for proposed stormwater detention facilities are required. 6. Relocate entrance to this development to line-up with street across Rahling Road. 7. A grading permit will be required on this development. 8. This development involves issues related to street lighting. The property owner may be responsible for installation of new streetlights or modification (if required) of existing streetlights. Property owner must contact Traffic Engineering (Steve Philpott @ 340-4880) to verify street lighting requirements for this project. 9. Extend cul-de-sac on south -end southward to access and eliminate pipe stem lots. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for project. Contact Jim Boyd at 376-2903 for details. Entergy: No comment received. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: An acreage charge of $300.00 per acre applies in addition to normal charges for water service in this area. A main extension will be required to serve Hickory Point Cove. The fire hydrants will be private. Contact Marie Dugan at 992-2438 for details. 3 January 3, 2002 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1322 Fire Department: Gate must maintain a full 15-foot opening. Shorten the 80-foot island. Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. County Planniin: No comment received. CATA: Project site is located on Express Bus Route #25 but has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape Issues: No comment. G. SUBDIVISION COMMITTEE COMMENT: (December 6, 2001) Mr. Joe White was present, representing the application. Staff briefly described the preliminary plat, noting additions, which were needed on the preliminary plat. There was a brief discussion concerning the cul-de-sac and extending the roadway to the south to eliminate the pipe - stem lots. Mr. White stated with the terrain the grade would be to extreme. He stated the only way to access the lot was through a pipe -stem. Planning Staff indicated there was not a problem with the pipe -stem lot. The applicant was advised to request a variance for the pipe - stem and for the depth of the pipe -stem. Staff also questioned the proposed fencing adjacent to the east property line. Mr. White stated the development would utilize an existing brick fence adjacent to the Hickory Creek Subdivision. Staff also indicated the proposed fencing heights were above the allowable by the current ordinance. Staff stated a request for a variance would be required to allow the eight -foot fence on the side and rear property lines and the eight -foot fence adjacent to the street. Mr. Tad Borkowski, Public Works Staff, stated the private street shown needed to be moved to the north to line up with an existing street on the west side of Rahling Road. Mr. White stated the number of cars existing the proposed 4 January 3, 2002 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1322 development would not require street realignment. He stated he would work with Public Works to eliminate this concern. There was some discussion concerning the street improvements to Rahling Road. Mr. White stated the road improvements were to be made when Rahling Road reached 12,000 cars per day. The improvements are to be made by the Chenal Improvement District at that time. Staff stated the applicant would need to request a deferral of street improvements until such a time as street improvements were warranted. Staff noted the comments submitted by Central Arkansas Water Works, the Fire Department and Wastewater. After the discussion, the Committee forwarded the preliminary plat to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff on December 12, 2001. The revised plat. addresses the issues raised by staff and the Subdivision Committee. The applicant has relocated the entrance to the subdivision to the north to align with the existing street across Rahling Road. The applicant has moved the front building lines for Lots 11 and 12 out of the pipe -stem to a 25-foot building line. The applicant has not indicated an access easement from the existing concrete drive for Lots 13 and 14. This will be a requirement should the plat be approved. There will not be a new fence added to the east property line. The applicant has indicated the existing brick fence will be utilized. The applicant is requesting a variance to allow an increased height in fencing adjacent to the north, south and east property lines. The normal fencing height is four -feet adjacent to the street right-of-way and six feet on the side and rear property lines. The applicant is proposing an eight -foot fence adjacent to north and south property lines and adjacent to the street right-of-way. The applicant is also requesting a variance to allow two pipe -stem lots. Lot 11 and Lot 12 will both be pipe -stem 5 January 3, 2002 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1322 lots. Lot 11 will be accessed via a pipe -stem from Hickory Pointe Cove and Lot 12 via a private entrance from Charleston Lane. Lot 11 and Lot 12 will also require a variance from the maximum depth of a pipe -stem lot. The maximum depth of a pipe -stem allowed under the Subdivision Ordinance is 300-feet. The proposed depth of Lot 11 is 360-feet and Lot 12 is approximately 350-feet. The applicant is also requesting a variance to allow a private gated street. The Planning Commission may approve private streets to serve isolated developments. The street will be built to public street standards, as is required by the ordinance. The applicant is requesting a deferral of street improvements to Rahling Road until such a time as traffic warrants the improvements. The Improvement District has committed to the street improvements when traffic reaches 12,000 cars per day. In the event the Improvement District does not make the street improvements the applicant will be responsible for the portion abutting this subdivision. Otherwise, to staff's knowledge there are no outstanding issues associated with the preliminary plat. The proposed preliminary plat conforms to the Subdivision Ordinance and should have no adverse impact on the general area. 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, E and H of this report. 2. Staff recommends approval of the requested variances to allow pipe -stem lot for Lots 11 and 12 with an increased depth. 3. Staff recommends approval of the requested variance to allow a private -street with a gated entrance. 4. Staff recommends approval of the requested variance to fencing height for all exterior lots. 5. Staff recommends approval of the deferral of the street improvement to Rahling Road until such a time the improvements are warranted. C= January 3, 2002 SUBDIVISION ITEM NO.: 3 (Cont. PLANNING COMMISSION ACTION: FILE NO.: S-1322 (JANUARY 3, 2002) Mr. Joe White, White, Daters and Associates, was present representing the application. There were no objectors present. Staff informed the Commission the applicant proposed to subdivide this 12-acre site into 22 single-family residential lots. Staff also informed the commission the applicant was requesting four variances from the Subdivision Ordinance and a deferral of Master Street Plan improvements to Rahling Road. Staff stated they were in support of the requested variance to allow a pipe -stem lot for Lot 11 and Lot 12 both with an increased depth of the pipe -stem. Staff also stated they were in support of the variance to allow a private street with a gated entrance. Staff stated they were supportive of the variance to allow an increased fence height adjacent to the exterior lots. Staff stated their recommendation was approval subject to compliance with the conditions outlined in the "staff recommendation" above. Staff stated they were also supportive of the requested deferral of Master Street Plan improvements to Rahling Road until such a time the improvements were warranted. Commissioner Berry questioned the variance for fencing height and the proposed fencing material. He asked why the fencing heights were placed in the ordinance at the heights which exist. Mr. Jim Lawson, Planning and Development, stated the fencing heights were put in place to protect sight distances and to keep uniformity and an open area from lot to lot. Commissioner Berry stated he felt unduly high fences and walls made for poor neighbors and he was opposed to the fence height variance but he was supportive of the remainder of the application. Commissioner Faust questioned the fencing material. She asked if the development would be surrounded by a fence or a wall. 7 January 3, 2002 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1322 Mr. White stated the project included both. He stated adjacent to Rahling Road the fence will in fact be a wall and adjacent to Charleston Lane the fence will be made up of wrought iron and brick columns. Commissioner Lowery made a motion to accept the variance for the fencing height. The vote failed 5 ayes, 6 noes and 0 absent. After some discussion concerning the fencing the rational behind the denial and the previous Planning Commission actions with regard to fencing the vote was expunged by a vote of 6 ayes, 5 noes and 0 absent. A second vote was taken to allow the variance for an increased height in fencing. The vote passed 6 ayes, 5 noes and 0 absent. A motion was made to approve the plat as filed to include all other variances and the deferral of the Master Street Plan improvements. The vote passed by 11 ayes, 0 noes and 0 absent. 8 Item No. 3. Hickory Pointe Addition - Preliminary, Plat (S-1322) Planning Staff Comments: 1. Provide a certified list of abutting property owners along with notice form with affidavit executed and proof of mailing. 2. Provide vicinity map to scale. 3. Show recorded bearings and distances of adjacent recorded subdivisions. 4. Provide locations and physical descriptions of all monuments including size, material and type construction. 5. Show the location and physical descriptions of all PAGIS monuments, existing and proposed, including size and type materials. 6. Show right-of-way of Charleston Lane. 7. Provide plat book and page or instrument number of recorded subdivisions abutting the plat area. 8. Show details of fencing (height, materials, location) on the east property line. 9. No access has been provided to Lots 14 and 15. (Access easement from the pipe -stem of Lot 13.) 10. Provide curve data for the south portion of Hickory Pointe Cove. 11. Provide narrative explaining access for emergency vehicle, trash pick-up and mail delivery. 12. Indicate fencing height in all areas, adjacent to Lots 14- 16. Variances are needed for fencing heights in excess of 4 foot on the front property line and 6 foot on the side and rear property line. 13. Add zoning within the plat to the general notes. 14. Move the front building line for Lots 12 and 13 out of the pipe -stem. 15. Will the 8' fence extend across Rahling Road as indicated on the plat? Variance/Waivers: 1. Pipe -stem lot for Lot 12 and 13. 2. Depth of a Pipe -stem for Lot 12 and Lot 13. 3. Fencing height on the front, side and rear property line. Public Works: 1. Rahling Road is classified on the Master Street Plan as a minor arterial. Dedication of right-o€way to 45 feet from centerline will be required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to streets including 5-foot sidewalks with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 5. Easements for proposed stormwater detention facilities are required. 6. Relocate entrance to this development to line-up with street across Rahling Road. 7. A grading permit will be required on this development. 8. This development involves issues related to street lighting. The property owner may be responsible for installation of new street lights or modification (if required) of existing street lights. Property owner must contact Traffic Engineering (Steve Philpott @ 340-4880) to verify street lighting requirements for this project. 9. Extend cul-de-sac on south -end southward to access and eliminate pipe stem lots. Utilities and Fire Department/County Planning Wastewater: Sewer main extension required with easements if service is required for project. Contact Jim Boyd at 376-2903 for details. ENTERGY: No comment received. .f Z Page 2 1 , Hickory Pointe Addition — Preliminary Plat (S-1322) ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: An acreage charge of $300 per acre applies in addition to normal charges for water service in this area. A main extension will be to serve Hickory Point Cove. The fire hydrants will be private. Fire Department: Gate must maintain a full 15-foot opening. Shorten the 80-foot island, place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. County Planning: No comment received. CATA: Project site is located on Express Bus Route #25 and has no effect on bus radius, turnout and route. Planning Division: No comment. Landscape: No comment. Submit 4 copies of the revised preliminary plat (to include the additional information as noted above) to staff no later than Wednesday, December 12, 2001. FILE NO.: S-1332 NAME: Hickory Pointe Addition - Preliminary Plat LOCATION: East of the intersection of Rahling Road and Charleston Lane DEVELOPER: ENGINEER: George and Linda Gleason White, Daters and Associates 126 Hickory Creek Circle 24 Rahling Road Little Rock, AR 72223 Little Rock, AR 72223 AREA: 12 acres NUMBER OF LOTS: 21 FT. NEW STREET: 1,060 CURRENT ZONING: R-2 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES/WAIVERS REQUESTED: 1.Pipe-stem lot for Lot 11 and Lot 12. 2.Depth of the pipe -stem for Lot 11 and Lot 12. 3. Private -street with a gated entrance. 4.Fencing height on the side and rear property lines for all exterior lots. 5.Deferral of street improvements until such a time the improvements are warranted. A. PROPOSAL: The applicant proposes to subdivide this undeveloped, 12- acre parcel into 21 single-family residential lots. The lots will be accessed by way of a new private street and the development will be a gated community. The applicant is requesting a variance to allow the gated private street. The proposal includes two pipe -stem lots (Lots 11 and 12). FILE NO.: S-1332 (Cont. B C. The applicant is requesting a variance to allow the pipe - stem lots in residential zoning and to allow an increased depth of the pipe -stem. The applicant proposes fencing to surround the development. The proposal includes an eight -foot black polymer coated chain link fence along the north and south property lines (the side property lines) and an eight -foot brick column and wrought iron fence adjacent to the west property line or the street right-of-way. The ordinance standard for fencing height adjacent to the street is four -feet and six- foot adjacent to the side and rear property line. The fencing adjacent to the west property line will be an existing brick fence. The applicant is requesting a variance to allow increased heights of the fencing on the north, south and east property lines. The applicant is requesting a deferral of the street improvements until such a time as the street improvements are warranted. EXISTING CONDITIONS: The site is wooded and undeveloped. Terrain on the site ranges from extremely steep on the south end leveling to almost flat on the north end. There is an existing overhead utility line located on the site running through the property from north to south. Other uses in the area include, newly constructed single-family residences adjacent to the site to the west and a gated single-family subdivision to the east. Although the area immediately south of the site is currently undeveloped it is a relatively short distance to additional single-family residences. The area to the north contains a Church. The portion of Rahling Road in proximity to this site is currently a two-lane roadway. Charlestone Lane is developed to a residential street standard with curb and gutter. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. All property owners abutting the site along with the Chenal Ridge and Westchester Neighborhood Associations were notified of the Public Hearing. 2 FILE NO.: S-1332 (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1_ Rahling Road is classified on the Master Street Plan as a minor arterial. Dedication of right-of-way to 45 feet from centerline will be required. 2. Provide design of the street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to the street including 5-foot sidewalks with the planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 5_ Easements for proposed stormwater detention facilities are required. 6. Relocate entrance to this development to line-up with street across Rahling Road. 7. A grading permit will be required on this development. 8. This development involves issues related to street lighting. The property owner may be responsible for installation of new streetlights or modification (if required) of existing streetlights. Property owner must contact Traffic Engineering (Steve Philpott @ 340-4880) to verify street lighting requirements for this project. 9. Extend cul-de-sac on south -end southward to access and eliminate pipe stem lots. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main service is 376-2903 for required details. extension required with easements if for project. Contact Jim Boyd at Entergy: No comment received. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: An acreage charge of $300.00 per acre applies in addition to normal charges for water service in this area. A main extension will be required to serve Hickory Point Cove. The fire hydrants will be private. Contact Marie Dugan at 992-2438 for details. M FILE NO.: S-1332 (Cont.) F. G. Fire Department: Gate must maintain a full 15-foot opening. Shorten the 80-foot island. Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. County Planning: No comment received. CATA: Project site is located on Express Bus Route #25 but has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape Issues: No comment. SUBDIVISION COMMITTEE COMMENT: (December 6, 2001) Mr. Joe White was present, representing the application. Staff briefly described the preliminary plat, noting additions, which were needed on the preliminary plat. There was a brief discussion concerning the cul-de-sac and extending the roadway to the south to eliminate the pipe - stem lots. Mr. White stated with the terrain the grade would be to extreme. He stated the only way to access the lot was through a pipe -stem. Planning Staff indicated there was not a problem with the pipe -stem lot. The applicant was advised to request a variance for the pipe - stem and for the depth of the pipe -stem. Staff also questioned the proposed fencing adjacent to the east property line. Mr. White stated the development would utilize an existing brick fence adjacent to the Hickory Creek Subdivision. Staff also indicated the proposed fencing heights were above the allowable by the current ordinance. Staff stated a request for a variance would be required to allow the eight -foot fence on the side and rear property lines and the eight -foot fence adjacent to the street. Mr. Tad Borkowski, Public Works Staff, stated the private street shown needed to be moved to the north to line up with an existing street on the west side of Rahling Road. Mr. White stated the number of cars existing the proposed development would not require street realignment. He stated he would work with Public Works to eliminate this concern. 4 FILE NO.: 5-1332 (Cont. 14 There was some discussion concerning the street improvements to Rahling Road. Mr. White stated the road improvements were to be made when Rahling Road reached 12,000 cars per day. The improvements are to be made by the Chenal Improvement District at that time. Staff stated the applicant would need to request a deferral of street improvements until such a time as street improvements were warranted. Staff noted the comments submitted by Central Arkansas Water Works, the Fire Department and Wastewater. After the discussion, the Committee forwarded the preliminary plat to the full Commission for final action. ANALYSIS: The applicant submitted a revised preliminary plat to staff on December 12, 2001. The revised plat addresses the issues raised by staff and the Subdivision Committee. The applicant has relocated the entrance to the subdivision to the north to align with the existing street across Rahling Road. The applicant has moved the front building lines for Lots 11 and 12 out of the pipe -stem to a 25-foot building line. The applicant has not indicated an access easement from the existing concrete drive for Lots 13 and 14. This will be a requirement should the plat be approved. There will not be a new fence added to the east property line. The applicant has indicated the existing brick fence will be utilized. The applicant is requesting a variance to allow an increased height in fencing adjacent to the north, south and east property lines. The normal fencing height is four -feet adjacent to the street right-of-way and six feet on the side and rear property lines. The applicant is proposing an eight -foot fence adjacent to north and south property lines and adjacent to the street right-of-way. The applicant is also requesting a variance to allow two pipe -stem lots. Lot 11 and Lot 12 will both be pipe -stem lots. Lot 11 will be accessed via a pipe -stem from Hickory Pointe Cove and Lot 12 via a private entrance from Charleston Lane. Lot 11 and Lot 12 will also require a variance from the maximum depth of a pipe -stem lot. The maximum depth of a pipe -stem allowed under the Subdivision 5 FILE NO.: S-1332 (Cont.) Ordinance is 300-feet. The proposed depth of Lot 11 is 360-feet and Lot 12 is approximately 350-feet. The applicant is also requesting a variance to allow a private gated street. The Planning Commission may approve private streets to serve isolated developments. The street will be built to public street standards, as is required by the ordinance. The applicant is requesting a deferral of street improvements to Rahling Road until such a time as traffic warrants the improvements. The Improvement District has committed to the street improvements when traffic reaches 12,000 cars per day. In the event the Improvement District does not make the street improvements the applicant will be responsible for the portion abutting this subdivision. Otherwise, to staff's knowledge there are no outstanding issues associated with the preliminary plat. The proposed preliminary plat conforms to the Subdivision Ordinance and should have no adverse impact on the general area. 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, E and H of this report. 2. Staff recommends approval of the requested variances to allow pipe -stem lot for Lots 11 and 12 with an increased depth. 3. Staff recommends approval of the requested variance to allow a private -street with a gated entrance. 4. Staff recommends approval of the requested variance to fencing height for all exterior lots. 5.Staff recommends approval of the deferral of the street improvement to Rahling Road until such a time the improvements are warranted. PLANNING COMMISSION ACTION: (JANUARY 3, 2002) Mr. Joe White, White, Daters and Associates, was present representing the application. There were no objectors present. Staff informed the Commission the applicant proposed to subdivide this 12-acre site into 22 single-family residential lots. Staff also informed the commission the applicant was N FILE NO.: S-1332 (Cont.) requesting four variances from the Subdivision Ordinance and a deferral of Master Street Plan improvements to Rahling Road. Staff stated they were in support of the requested variance to allow a pipe -stem lot for Lot 11 and Lot 12 both with an increased depth of the pipe -stem. Staff also stated they were in support of the variance to allow a private street with a gated entrance. Staff stated they were supportive of the variance to allow an increased fence height adjacent to the exterior lots. Staff stated their recommendation was approval subject to compliance with the conditions outlined in the "staff recommendation" above. Staff stated they were also supportive of the requested deferral of Master Street Plan improvements to Rahling Road until such a time the improvements were warranted. Commissioner Berry questioned the variance for fencing height and the proposed fencing material. He asked why the fencing heights were placed in the ordinance at the heights which exist. Mr. Jim Lawson, Planning and Development, stated the fencing heights were put in place to protect sight distances and to keep uniformity and an open area from lot to lot. Commissioner Berry stated he felt unduly high fences and walls made for poor neighbors and he was opposed to the fence height variance but he was supportive of the remainder of the application. Commissioner Faust questioned the fencing material. She asked if the development would be surrounded by a fence or a wall. Mr. White stated the project included both. He stated adjacent to Rahling Road the fence will in fact be a wall and adjacent to Charleston Lane the fence will be made up of wrought iron and brick columns. Commissioner Lowery made a motion to accept the variance for the fencing height. The vote failed 5 ayes, 6 noes and 0 absent. After some discussion concerning the fencing the rational behind the denial and the previous Planning Commission actions with regard to fencing the vote was expunged by a vote of 6 ayes, 5 noes and 0 absent. 7 WTT.F Wn • R-9119 f not 1 A second vote was taken to allow the variance for an increased height in fencing. The vote passed 6 ayes, 5 noes and 0 absent. A motion was made to approve the plat as filed to include all other variances and the deferral of the Master Street Plan improvements. The vote passed by 11 ayes, 0 noes and 0 absent. 8