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HomeMy WebLinkAboutS-1397-D Staff AnalysisMay 11, 2006 ITEM NO.: 2 FILE NO.: S-1 NAME: Stonecreek Phase I Revised Preliminary Plat LOCATION: Located on the West end of Glen Valley Drive on Clancy Court DEVELOPER: AS Rosen & Associates, Inc. Bill Bosley, Agent 9107 Rodney Parham Road Little Rock, AR 72203 ENGINEER: Civil Design, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 10.97 acres CURRENT ZONIN PLANNING DISTRICT: CENSUS TRACT: VarianceA/Vaivers: NUMBER OF LOTS: 42 R-2, Single-family 19 — Chenal Planning District 42.11 FT. NEW STREET: 2,411 LF 1. A variance from Section 31-232(a) to allow a reduced lot depth for Lots 1 — 16, 24 — 27 and 30. 2. A variance from Section 31-256 to allow a reduced platted building line for Lots 1 — 42. 3. A variance from Section 36-254(d)(1) to allow a reduced side yard setback for Lots 1 — 42. 4. A variance from Section 36-254(d)(3) to allow a reduced rear yard setback (15-feet)for Lots 1 — 7 and (20-feet) Lots 8 — 42. 5. A waiver of the required sidewalk construction along Glen Valley Drive. 6. A deferral of sidewalk construction to be concurrent with driveway construction. BACKGROUND: On October 16, 2004, the Little Rock Planning Commission reviewed a request to subdivide 15.4 acres into 55 single-family lots. The proposal included the development May 11, 2006 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1397-D of the lots with garden style patio homes. The lots would be developed in three phases with 23 lots in the first phase (a final plat was executed for this phase on May 25, 2005), 7 lots in the second phase and 25 lots in the third phase. The applicant indicated the lots would be served by a series of residential streets (cul-de-sac's) with no outlet being planned to Gooch Lane. On August 18, 2005, the Little Rock Planning Commission approved a replat of a portion of the development. Lots 1 — 17 located within Phase I were replatted to extend the side lot lines of Lots 5 —14 across the permanent drainage easement, reduce the front building line on Lots 1 — 17 from 25-feet to 15-feet and reduce the rear yard setback of Lots 15 and 16 from 25-feet to 15-feet. The applicant indicated the reduced setbacks were necessary for the developer to maintain the average home size being developed in the area. The applicant indicated Lots 5 — 14 would contain a 20-foot permanent drainage and a 15-foot permanent landscape easement across the rear, while Lots 16 and 17 were subject to a 25-foot sewer easement that cut across a portion of each lot's rear yard. A. PROPOSAUREQUEST: The applicant is now proposing a revision to the previously approved preliminary plat for the Phase III portion of the subdivision. The purpose of the revision is to subdivide 10.97 acres into forty-two (42) residential lots. The following variances are being requested from the various ordinance development standards: 1. A variance from Section 31-232(a) to allow a reduced lot depth for Lots 1 — 16, 24 — 27 and 30. 2. A variance from Section 31-256 to allow a reduced platted building line for Lots 1 — 42. 3. A variance from Section 36-254(d)(1) to allow a reduced side yard setback for Lots 1 — 42. 4. A variance from Section 36-254(d)(3) to allow a reduced rear yard setback (15-feet)for Lots 1 — 7 and (20-feet) Lots 8 — 42. 5. A waiver of the required sidewalk construction along Glen Valley Drive. 6. A deferral of sidewalk construction to be concurrent with driveway construction. - Please see the analysis section of this report for details of the proposed request and specifics of the indicated variance requests. B. EXISTING CONDITIONS: The site is a vacant tree covered site with a large drainage ditch extending along the eastern portion of the site. There is a FEMA mapped floodway located along the northern boundary of the site. Glen Valley Drive has been extended into the 2 May 11, 2006 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1397-D development for the Phase I portion and there are new homes under construction. There are single-family homes located in the area with the Heatherbrae Subdivision located to the east and single-family homes are located to the west along Gooch Lane. Gooch Lane does not extend into the proposed development and the right-of-way for Gooch Lane which extended into the development was previously abandoned by the Board of Directors. C. NEIGHBORHOOD COMMENTS: All abutting property owners and Westchester/Heatherbrae Neighborhood Association were notified of the public hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Glen Valley Drive and Highlander Drive should be platted as 50 foot wide right-of-way width and constructed with 26 feet of pavement and a sidewalk on one side. A waiver and deferral of sidewalks is not supported by staff. 2. Intersection of Glen Valley Drive and Highlander Drive should be designed with a traffic circle. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan for this phase and the previous 3 phases. Detention has been deferred on the previous 3 phases. Provide sketch grading and drainage plan with calculations for required detention. 4. Floodplain delineation appears to not agree with current City of Little Rock FIRM. Previous LOMRF approval letter does not show this area to be filled and the floodplain delineation revised. An incorrect reference to the FIRM is shown on preliminary plat. If lots are in the floodplain, the minimum finish floor elevation is required to be shown on plat and grading plans. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public 3 May 11, 2006 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1397-D E F. G. Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. 9. A 25 foot access easement adjacent to the floodway is required and should be reflected on plat. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: 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 water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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: Place fire hydrants per code. If an access gate is installed the minimum gate opening shall be 20-feet. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. ISSUES/FECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) Mr. James Dreher was present representing the applicant. Staff presented the item stating the request was to revise a previously approved preliminary plat to change the lot configuration. Staff stated there were several variances being requested for the proposed plat but the variances being requested were similar to 0 May 11, 2006 SUBDIVISION ITEM NO.: 2 (Cont. ILE NO.: S-1397-D variances approved in previous phases. Staff stated there were few outstanding issues associated with the proposed request. Staff requested Mr. Dreher provide the names of any landlocked parcels within or abutting the proposed plat area. Public Works comments were addressed. Staff stated they would not support the waiver request for the placement of sidewalk along Glen Valley Drive. Staff also requested the applicant provide a "T" type intersection or provide a traffic circle at the intersection of Glen Valley Drive and Highland Drive. Staff stated if a "T" type intersection was provided then the southern portion of Glen Valley Drive would be classified as a minor residential street and a sidewalk would not be required. Staff stated detention was required with this phase of development. Staff requested Mr. Dreher provide staff with details of the proposed storm water detention facilities and calculations. Staff also noted the previous LOMRF did not include this proposed plat area and stated Mr. Dreher would be required to seek approval and set finished floor elevations above the 100-year flood elevation. Mr. Dreher stated he would work with staff to address this concern. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional 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 April 20, 2006, Subdivision Committee meeting. The applicant has indicated there are no landlocked parcels within or abutting the proposed plat area. The revised preliminary plat also indicated a "T" type intersection with Glen Valley Drive and Highland Drive with a round -about located within the intersection. With the proposed reconfiguration of the intersection, proposed Lot 1 has been removed as a buildable lot and indicated as open space and detention pond. A minimum floor elevation has not been determined but lots have been noted with minimum floor elevation required as requested by staff. The preliminary plat indicates areas set aside for detention. There are a number of variances from the Subdivision Ordinance being requested to allow the development of the proposed subdivision. Variance requests include a reduced front, reduced rear and reduced side yard setbacks. Variance are requested from Section 31-232(a) to allow a reduced lot depth for Lots 1 — 16, 24 — 27 and 30; from Section 31-256 to allow a reduced platted building line for Lots 1 — 42; from Section 36-254(d)(1) to allow a reduced side yard setback for Lots 1 — 42; and from Section 36-254(d)(3) to allow a reduced rear yard setback (15-feet)for Lots 1 — 7 and (20-feet) Lots 8 — 42. 5 May 11, 2006 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1397-D Staff is supportive of the proposed variances. The proposal development pattern is similar to previous phases of this subdivision. A reduced front building line was approved for the Stonecreek Phase II Subdivision as well as reduced side and rear yard setbacks. Lots 1 — 7 are adjacent to an existing open earthen drainage ditch that was constructed with the Stonecreek Subdivision Phase Il. The relative narrowness of the tract along with being adjacent to the existing ditch causes the request for reduced front and rear setbacks. In staffs opinion this does not negatively impact the abutting properties. The applicant is requesting a waiver of the required sidewalk construction along Glen Valley Drive and a deferral of sidewalk construction to be concurrent with driveway construction for the remainder of the required sidewalk construction. Staff is not supportive of the deferral of the required sidewalk construction to allow sidewalks to be constructed with the driveway construction of the new homes. Staff feels the sidewalk construction should take place as required by the Master Street Plan. Staff is not supportive of the waiver request for sidewalk placement along Glen Valley Drive. Sidewalks are existing along a portion of Glen Valley Drive and staff feels the sidewalks should be put in place along the entire street frontage. While Lots 10 and 30 meet the minimum lot square footage, the buildable areas appear suspect due to their shape and setback requirements. A typical house sketch has been provided for each lot to demonstrate their developability. Staff is supportive of the lots as proposed. Other than the sidewalk issue, staff is supportive of the subdivision as proposed. To staffs knowledge, there are no other outstanding issues associated with the proposed request. The proposal includes the development of a single-family subdivision with a density of 3.8 units per acre, consistent with new single-family developments in the area. Staff feels if the subdivision is developed as proposed there should be minimal impact on the adjacent properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested variance from Section 31-232(a) to allow a reduced lot depth for Lots 1 — 16, 24 — 27 and 30. Staff recommends approval of the requested variance from Section 31-256 to allow a reduced platted building line for Lots 1 — 42. Staff recommends approval of the requested variance from Section 36-254(d)(1) L May 11, 2006 SUBDIVISION ITEM NO.: 2 Cont.) FILE NO.: S-1397-D to allow a reduced side yard setback for Lots 1 — 42. Staff recommends approval of the requested variance from Section 36-254(d)(3) to allow a reduced rear yard setback (15-feet) for Lots 1 — 7 and (20-feet) Lots 8 —42. Staff recommends the applicant provide the required sidewalk construction along Glen Valley Drive. Staff recommends sidewalks be constructed along Highland Drive as required by the Master Street Plan. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the requested variance from Section 31-232(a) to allow a reduced lot depth for Lots 1 — 16, 24 — 27 and 30, the requested variance from Section 31-256 to allow a reduced platted building line for Lots 1 — 42 and the requested variance from Section 36-254(d)(1) to allow a reduced side yard setback for Lots 1 — 42. Staff also presented a positive recommendation of the variance request from Section 36-254(d)(3) to allow a reduced rear yard setback (15-feet)for Lots 1 — 7 and (20-feet) Lots 8 — 42. Staff recommended the developer provide the required sidewalk construction along Glen Valley Drive and a recommendation the sidewalks be constructed along Highland Drive as required by the Master Street Plan. Staff presented a recommendation prior to the final platting, of the proposed lots, the drainage channel along the south property line be improved similar to the existing downstream channel. There was no further discussion of the item. placement of the item on the consent agenda vote of 10 ayes, 0 noes and 1 absent. The chair entertained a motion for for approval. The motion carried by a 7 ITEM NO.: 2 NAME: Stonecreek Subdivision Revised Preliminary Plat S-1397-D LOCATION: located on the Westward extension of Glen Valley Drive, West of the existing Stonecreek Subdivision Plannina 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 April 26, 2006. The Office of Planning and Development must receive the proof of notice no later than May 5, 2006. 2. Show names of owners for any landlocked parcels within or abutting the plat area. Variance/Waivers: 1. A variance from Section 31-232(a) to allow a reduced lot depth for Lots 1 — 16, 24 — 27 and 30. 2. A variance from Section 31-256 to allow a reduced platted building line for Lots 1 — 42. 3. A variance from Section 36-254(d)(1) to allow a reduced side yard setback for Lots 1 — 42. 4. A variance from Section 36-254(d)(3) to allow a reduced rear yard setback (15- feet) for Lots 1 — 7 and (20-feet) Lots 8 — 42. 5. A waiver of the required sidewalk construction along Glen Valley Drive. 6. A deferral of sidewalk construction to be concurrent with driveway construction. Public Works Conditions: 1. Glen Valley Drive and Highlander Drive should be platted as 50 foot wide right- of-way width and constructed with 26 feet of pavement and a sidewalk on one side. A waiver and deferral of sidewalks is not supported by staff. 2. Intersection of Glen Valley Drive and Highlander Drive should be designed with a traffic circle. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan for this phase and the previous 3 phases. Detention has been deferred on the previous 3 phases. Provide sketch grading and drainage plan with calculations for required detention. 4. Floodplain delineation appears to not agree with current City of Little Rock FIRM. Previous LOMRF approval letter does not show this area to be filled and the floodplain delineation revised. An incorrect reference to the FIRM is shown on preliminary plat. If lots are in the floodplain, the minimum finish floor elevation is required to be shown on plat and grading plans. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8- 283 prior to construction. Item # 2 6. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding streetlight requirements. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. 9. A 25 foot access easement adjacent to the floodway is required and should be reflected on plat. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: 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 water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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: Place fire hydrants per code. If an access gate is installed the minimum gate opening shall be 20-feet. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. Plannina 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, April 26, 2006. Item # 2 FILE NO.: S-1397-D NAME: Stonecreek Phase I Revised Preliminary Plat LOCATION: Located on the West end of Glen Valley Drive on Clancy Court DEVELOPER: AS Rosen & Associates, Inc. Bill Bosley, Agent 9107 Rodney Parham Road Little Rock, AR 72203 ENGINEER: Civil Design, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 10.97 acres NUMBER OF LOTS: 42 FT. NEW STREET: 2,411 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 — Chenal Planning District CENSUS TRACT: 42.11 VarianceM/aivers: 1. A variance from Section 31-232(a) to allow a reduced lot depth for Lots 1 — 16, 24 — 27 and 30. 2. A variance from Section 31-256 to allow a reduced platted building line for Lots 1 — 42. 3. A variance from Section 36-254(d)(1) to allow a reduced side yard setback for Lots 1 — 42. 4. A variance from Section 36-254(d)(3) to allow a reduced rear yard setback (15-feet)for Lots 1 — 7 and (20-feet) Lots 8 — 42. 5. A waiver of the required sidewalk construction along Glen Valley Drive. 6. A deferral of sidewalk construction to be concurrent with driveway construction. BACKGROUND: On October 16, 2004, the Little Rock Planning Commission reviewed a request to subdivide 15.4 acres into 55 single-family lots. The proposal included the development of the lots with garden style patio homes. The lots would be developed in three phases FILE NO.: S-1397-D Cont. ' with 23 lots in the first phase (a final plat was executed for this phase on May 25, 2005), 7 lots in the second phase and 25 lots in the third phase. The applicant indicated the lots would be served by a series of residential streets (cul-de-sac's) with no outlet being planned to Gooch Lane. On August 18, 2005, the Little Rock Planning Commission approved a replat of a portion of the development. Lots 1 — 17 located within Phase I were replatted to extend the side lot lines of Lots 5 —14 across the permanent drainage easement, reduce the front building line on Lots 1 — 17 from 25-feet to 15-feet and reduce the rear yard setback of Lots 15 and 16 from 25-feet to 15-feet. The applicant indicated the reduced setbacks were necessary for the developer to maintain the average home size being developed in the area. The applicant indicated Lots 5 — 14 would contain a 20-foot permanent drainage and a 15-foot permanent landscape easement across the rear, while Lots 16 and 17 were subject to a 25-foot sewer easement that cut across a portion of each lot's rear yard. A. PROPOSAUREQUEST: The applicant is now proposing a revision to the previously approved preliminary plat for the Phase III portion of the subdivision. The purpose of the revision is to subdivide 10.97 acres into forty-two (42) residential lots. The following variances are being requested from the various ordinance development standards: 1. A variance from Section 31-232(a) to allow a reduced lot depth for Lots 1 — 16, 24 — 27 and 30. 2. A variance from Section 31-256 to allow a reduced platted building line for Lots 1 — 42. 3. A variance from Section 36-254(d)(1) to allow a reduced side yard setback for Lots 1 — 42. 4. A variance from Section 36-254(d)(3) to allow a reduced rear yard setback (15-feet)for Lots 1 — 7 and (20-feet) Lots 8 — 42. 5. A waiver of the required sidewalk construction along Glen Valley Drive. 6. A deferral of sidewalk construction to be concurrent with driveway construction. Please see the analysis section of this report for details of the proposed request and specifics of the indicated variance requests. B. EXISTING CONDITIONS. The site is a vacant tree covered site with a large drainage ditch extending along the eastern portion of the site. There is a FEMA mapped floodway located along the northern boundary of the site. Glen Valley Drive has been extended into the development for the Phase I portion and there are new homes under construction. There are single-family homes located in the area with the Heatherbrae Subdivision located to the east and single-family homes are located to the west PA, FILE NO.: S-1397-D (Cont. along Gooch Lane. Gooch Lane does not extend into the proposed development and the right-of-way for Gooch Lane which extended into the development was previously abandoned by the Board of Directors. C. NEIGHBORHOOD COMMENTS: All abutting property owners and Westchester/Heatherbrae Neighborhood Association were notified of the public hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Glen Valley Drive and Highlander Drive should be platted as 50 foot wide right-of-way width and constructed with 26 feet of pavement and a sidewalk on one side. A waiver and deferral of sidewalks is not supported by staff. 2. Intersection of Glen Valley Drive and Highlander Drive should be designed with a traffic circle. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan for this phase and the previous 3 phases. Detention has been deferred on the previous 3 phases. Provide sketch grading and drainage plan with calculations for required detention. 4. Floodplain delineation appears to not agree with current City of Little Rock FIRM. Previous LOMRF approval letter does not show this area to be filled and the floodplain delineation revised. An incorrect reference to the FIRM is shown on preliminary plat. If lots are in the floodplain, the minimum finish floor elevation is required to be shown on plat and grading plans. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. 9. ►-25_footaccess-easement..ad}acent-to_the-floodway--is-required-and-should- -- - be reflected on plat. 3 FILE NO.: S-1397-D (Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: 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 water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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: Place fire hydrants per code. If an access gate is installed the minimum gate opening shall be 20-feet. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) Mr. James Dreher was present representing the applicant. Staff presented the item stating the request was to revise a previously approved preliminary plat to change the lot configuration. Staff stated there were several variances being requested for the proposed plat but the variances being requested were similar to variances approved in previous phases. Staff stated there were few outstanding issues associated with the proposed request. Staff requested Mr. Dreher provide the names of any landlocked parcels within or abutting the proposed plat area. Public Works comments were addressed. Staff stated they would not support the waiver request for the placement of sidewalk along Glen Valley Drive. Staff also requested the applicant provide a "T" type intersection or provide a traffic circle at the intersection of Glen Valley Drive and Highland Drive. Staff stated if a 0 FILE NO.: S-1397-D (Cont. "T" type intersection was provided then the southern portion of Glen Valley Drive would be classified as a minor residential street and a sidewalk would not be required. Staff stated detention was required with this phase of development. Staff requested Mr. Dreher provide staff with details of the proposed storm water detention facilities and calculations. Staff also noted the previous LOMRF did not include this proposed plat area and stated Mr. Dreher would be required to seek approval and set finished floor elevations above the 100-year flood elevation. Mr. Dreher stated he would work with staff to address this concern. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional 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 April 20, 2006, Subdivision Committee meeting. The applicant has indicated there are no landlocked parcels within or abutting the proposed plat area. The revised preliminary plat also indicated a "T" type intersection with Glen Valley Drive and Highland Drive with a round -about located within the intersection. With the proposed reconfiguration of the intersection, proposed Lot 1 has been removed as a buildable lot and indicated as open space and detention pond. A minimum floor elevation has not been determined but lots have been noted with minimum floor elevation required as requested by staff. The preliminary plat indicates areas set aside for detention. There are a number of variances from the Subdivision Ordinance being requested to allow the development of the proposed subdivision. Variance requests include a reduced front, reduced rear and reduced side yard setbacks. Variance are requested from Section 31-232(a) to allow a reduced lot depth for Lots 1 — 16, 24 — 27 and 30; from Section 31-256 to allow a reduced platted building line for Lots 1 — 42; from Section 36-254(d)(1) to allow a reduced side yard setback for Lots 1 — 42; and from Section 36-254(d)(3) to allow a reduced rear yard setback (15-feet)for Lots 1 — 7 and (20-feet) Lots 8 — 42. Staff is supportive of the proposed variances. The proposal development pattern is similar to previous phases of this subdivision. A reduced front building line was approved for the Stonecreek Phase II Subdivision as well as reduced side and rear yard setbacks. Lots 1 — 7 are adjacent to an existing open earthen drainage ditch that was constructed with the Stonecreek Subdivision Phase II. The relative narrowness of the tract along with being adjacent to the existing ditch causes the request for reduced front and rear setbacks. In staffs opinion this does not negatively impact the abutting properties. The applicant is requesting a waiver of the required sidewalk construction along Glen Valley Drive and a deferral of sidewalk construction to be concurrent with driveway construction for the remainder of the required sidewalk construction. yi FILE NO.: S-1397-D (Cont. Staff is not supportive of the deferral of the required sidewalk construction to allow sidewalks to be constructed with the driveway construction of the new homes. Staff feels the sidewalk construction should take place as required by the Master Street Plan. Staff is not supportive of the waiver request for sidewalk placement along Glen Valley Drive. Sidewalks are existing along a portion of Glen Valley Drive and staff feels the sidewalks should be put in place along the entire street frontage. While Lots 10 and 30 meet the minimum lot square footage, the buildable appear suspect due to their shape and setback requirements. A typical sketch has been provided for each lot to demonstrate their developability. is supportive of the lots as proposed. areas house Staff Other than the sidewalk issue, staff is supportive of the subdivision as proposed. To staffs knowledge, there are no other outstanding issues associated with the proposed request. The proposal includes the development of a single-family subdivision with a density of 3.8 units per acre, consistent with new single-family developments in the area. Staff feels if the subdivision is developed as proposed there should be minimal impact on the adjacent properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested variance from Section 31-232(a) to allow a reduced lot depth for Lots 1 — 16, 24 — 27 and 30. Staff recommends approval of the requested variance from Section 31-256 to allow a reduced platted building line for Lots 1 — 42. Staff recommends approval of the requested variance from Section 36-254(d)(1) to allow a reduced side yard setback for Lots 1 — 42. Staff recommends approval of the requested variance from Section 36-254(d)(3) to allow a reduced rear yard setback (15-feet) for Lots 1 — 7 and (20-feet) Lots 8 —42. Staff recommends the applicant provide the required sidewalk construction along Glen Valley Drive. Staff recommends sidewalks be constructed along Highland Drive as required by the Master Street Plan. 0 FILE NO.: S-1397-D PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the requested variance from Section 31-232(a) to allow a reduced lot depth for Lots 1 — 16, 24 — 27 and 30, the requested variance from Section 31-256 to allow a reduced platted building line for Lots 1 — 42 and the requested variance from Section 36-254(d)(1) to allow a reduced side yard setback for Lots 1 — 42. Staff also presented a positive recommendation of the variance request from Section 36-254(d)(3) to allow a reduced rear yard setback (15-feet)for Lots 1 — 7 and (20-feet) Lots 8 — 42. Staff recommended the developer provide the required sidewalk construction along Glen Valley Drive and a recommendation the sidewalks be constructed along Highland Drive as required by the Master Street Plan. Staff presented a recommendation prior to the final platting, of the proposed lots, the drainage channel along the south property line be improved similar to the existing downstream channel. There was no further discussion of the item placement of the item on the consent agenda vote of 10 ayes, 0 noes and 1 absent. 7 The chair entertained a motion for for approval. The motion carried by a