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HomeMy WebLinkAboutS-1428-B Staff AnalysisITEM NO.: 3. FILE NO.: S-1 NAME: Waters Edge Revised Preliminary Plat LOCATION: located North of David O Dodd Road, East of 1-430. Planning 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. 2. Provide the source of title of the landowner in the general notes section of the proposed preliminary plat. 3. Provide the names of owners of all unplatted tracts abutting the plat area and the names of owners of platted tracts in excess of 2 '/Z acres. 4. Provide the names of owners of any land locked parcels within or abutting the plat area. 5. Does the applicant own the property adjacent to David O Dodd Road? If not provide details of the plans for the street connection or temporary turn -around for the roadway. ` Variance/Waivers: 1. A variance to allow a reduced lot depth for Lots 127, 130, 162, 165 and 214. 2. A variance to allow a reduced lot width for Lots 28, 42, 95 and 100. 3. A variance to allow an increased lot depth to width ratio for Lots 5, 199 and 200. Public Works Conditions: 1. David O' Dodd Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. Show existing right-of-way for this arterial. Proposed connecting subdivision street should connect to David O' Dodd; if not possible due to different ownership, a permanent cul-de-sac is required on said subdivision street. 2. Indicate whether or not proposed drainage improvements parallel to David O' Dodd are within the existing legal right-of-way. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. 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. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. Easements are required for all storm water drainage areas. 7. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to David O' Dodd, along all locations that abut the development, including a 5-foot sidewalk. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Enter : Approved as submitted. Center -Point Energy: Approved as submitted. 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 Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. There is an existing 12-inch and 16-inch water main that crosses this property in an existing 20-foot- wide waterline easement being the south 20 feet of NE 1/4 NE 1/4, Section 28, T-1-N, R-13-W. It appears that this water main will impact several proposed lots. A water main extension will be required in order to provide service to this property. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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 fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: No comment received. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, September 14, 2005. FILE NO.: S-1428-B NAME: Waters Edge Revised Preliminary Plat LOCATION: Located North of David O Dodd Road, East of 1-430 DEVELOPER: H & L Properties, Inc. 505 West Dixon Road Little Rock, AR 72209 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA:71.668 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: 24.05 Variance/Waivers: NUMBER OF LOTS: 227 R-2, Single-family 12 — 65th Street West FT. NEW STREET: 9,075 LF 1. A variance to allow a reduced lot depth for Lots 127, 130, 162, 165 and 214. 2. A variance to allow a reduced lot width for Lots 28, 42, 95 and 100. 3. A variance to allow an increased lot depth to width ratio for Lots 5, 199 and 200. BACKGROUND: A preliminary plat was reviewed and approved for this site in October of 2003. The applicant proposed to subdivide this 51-acre site into 165 single-family lots. The lots average sixty-five by one hundred twenty feet or 7,800 square feet in area. The proposed subdivision was to be developed in three phases with 60 lots in Phase I, 64 lots in Phase it and 41 lots in the final phase. The applicant proposed the placement of 5,800 linear feet of new public street to serve the proposed subdivision. The proposed development required variances from the Subdivision Ordinance related to lot depth to width ratio, minimum lot depth, minimum lot area and minimum lot width. FILE NO.: S-1428-B (C The applicant also proposed the placement of a common recreational facility within the development. The lake area along with two tot lots and a neighborhood center were proposed as a Conditional Use Permit and were approved as a separate item (File No. Z-7473) at the Commission's October 2003, Public Hearing. On April 22, 2004, the Planning Commission approved a different request for the subdivision of this 51-acre site into 149 single-family lots. The lots would be developed in two phases; with 89 lots in the first phase and 60 lots in the second phase. The proposed preliminary plat indicated an average lot size of 75-feet by 120-feet or 9,000 square feet. The applicant indicated 5,800 linear feet of new street would be added as a result of the development. The new street would end in a cul-de-sac and not connect to the existing Shady Brook subdivision. The applicant indicated an emergency gate at Shady Brook to allow access to the site if an emergency situation were to arise. The proposed subdivision included a series of trails around the proposed lake area to allow access of the subdivision residents to the lake area. The proposed subdivision also included the development of tot lots and green space within the proposed development. On July 7, 2005, the Planning Commission approved a revision request for the proposed preliminary plat. The revision included the addition of land area to the proposed plat. The applicant purchased additional acreage along David O' Dodd Road to the west of the subdivision entrance. The applicant indicated the additional land area allowed them to rework the entrance to the subdivision. The applicant indicated the development of 156 single-family lots in three phases. The applicant indicated there was no change to the rear of the proposed subdivision and the previous phasing plan remained. The previously indicated playground areas, walking trails and water amenities around the existing lake would remain as were previously proposed and approved. A. PROPOSAUREQUEST: The applicant now proposes to revise the previously approved preliminary plat to add additional land area to the proposed plat. The applicant has purchased an additional twenty (20) acre of property located along David O' Dodd Road to the north and to the east of 1-430. The applicant has indicated the additional land area allows them to gain a second entrance to the subdivision. The applicant has indicated the development of 227 single-family lots in four phases. The applicant has indicated an average lot size of 75-feet by 120-feet or 9,000 square feet. The applicant has indicated lots will be developed with a 25-foot front building line per the Subdivision Ordinance. The applicant is requesting a variance to allow a reduced lot depth for Lots 127, 130, 162, 165 and 214; a variance to allow a reduced lot width for Lots 28, 42, 95 and 100; and a variance to allow an increased lot depth to width ratio for Lots 5, 199 and 200. The applicant has indicated 9075 linear feet of new public street will be added as a result of the new subdivision. 2 FILE NO.: S-1428-B (Cont. B. EXISTING CONDITIONS: The site is a vacant tree covered site with a large pond located near the southern boundary of the property. The applicant has been issued a permit for reconstruction of the levee of the pond. The applicant has indicated the existing pond will be utilized in the proposed development as a recreational area and for detention. There is a single-family subdivision located to the south of the site with new homes being constructed on Sandy Lane. There are also single-family homes located on David O Dodd Road south of the site. A new single-family subdivision is under development to the south of the site. The area to the north of the site is vacant tree covered, as is the area to the east of the site. The area to the west of the site if also vacant and tree covered with Interstate 1-430 located near the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, Southwest Little Rock United for Progress and Stagecoach Dodd Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. David O' Dodd Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. Show existing right-of-way for this arterial. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. 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. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Easements are required for all storm water drainage areas. 6. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to David O' Dodd, along all locations that abut the development, including a 5-foot sidewalk. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING - Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. 3 FILE NO.: S-1428-B Cont.) Center -Point Energy: Approved as submitted. 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 Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. There is an existing 12-inch and 16-inch water main that crosses this property in an existing 20-foot-wide waterline easement being the south 20 feet of NE 1/4 NE 1/4, Section 28, T-1-N, R-13-W. It appears that this water main will impact several proposed lots. A water main extension will be required in order to provide service to this property. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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 fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 8, 2005) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the development indicating the developers had added additional area to a site previously approved by the Commission for preliminary platting. Staff stated there were few outstanding issues associated with the proposed request. Staff noted a few of the variances indicated were those previously proposed in addition to variances added with the new land area. Staff requested Mr. McGetrick provide the source of title of the landowner in the general notes section of the site plan in addition to the names of owners of all platted and unplatted tracts abutting the plat area. Staff also questioned if the development would provide a second connection to David O' Dodd Road. Mr. McGetrick stated the development would have two access point with David O' Dodd Road. He stated the second access connection would be made with Phase IV of the development. 4 FILE NO.: S-1428-B (Co Public Works comments were addressed. Staff stated street improvements and right-of-way would be required along David O' Dodd where the development abutted the roadway. Staff stated sidewalks would be required to meet the current Master Street Plan requirement. Staff stated a grading permit would be required prior to development and the storm water detention ordinance would apply to future development. Staff stated all storm water detention facilities should be included on the plan. 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 site plan to staff addressing most of the issues raised at the September 8, 2005, Subdivision Committee meeting. The applicant has indicated the second connection to David O' Dodd Road. The applicant has also indicated additional right-of-way along David O' Dodd Road to allow construction to a minor arterial per the Master Street Plan. The applicant has indicated 9075 linear feet of new public street will be added as a result of the new subdivision. The applicant has indicated an average lot size of 75-feet by 120-feet or 9,000 square feet. The applicant has indicated lots will be developed with a 25-foot front building line per the Subdivision Ordinance. The applicant has indicated the development of 71.6 acres with 227 single-family lots resulting in a density of 3.1 units per acre. The applicant is requesting a variance to allow a reduced lot depth for Lots 127, 130, 162, 165 and 214, a variance to allow a reduced lot width for Lots 28, 42, 95 and 100 and a variance to allow an increased lot depth to width ratio for Lots 5, 199 and 200. Staff is supportive of the applicant's requested variances. The Subdivision Ordinance typically requires a minimum lot depth of 100-feet. The applicant has indicated lot depths on the indicated lots ranging from 95-feet to 99-feet. The remainder of the lots meet or exceed the minimum 100-foot depth requirement. The applicant has indicated a few of the lots with a minimum lot width of 57-feet. The Subdivision Ordinance typically requires a minimum lot width of 60-feet. Staff does not feel the reduced lot width will negatively impact the developability of the proposed lots. The indicated lots have an increased lot depth, which allows sufficient area for development. The applicant has also indicated a variance request to allow an increased lot depth to width ratio for three of the proposed lots. These lots are located adjacent to the entrance to the subdivision and were previously approved as a variance. Staff continues to support this variance request. Staff is supportive of the applicant's request. The applicant has indicated the development of 71.6 acres with 227 new single-family homes. The applicant is FILE NO.: S-1428-B Cont. proposing an overall density of 3.1 units per acre consistent with single-family development per the City's Future Land Use designation. The applicant has indicated a pond within the development to serve as detention and an amenity for the residents. The proposed subdivision will include tot lots, a fishing pier and trail around the pond to serve as green space for the development. To staffs knowledge, there are no outstanding issues associated with the proposed request and staff feels if the development is constructed as proposed there should be minimal impact on the adjoining 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 to allow a reduced lot depth for Lots 127, 130, 162, 165 and 214. Staff recommends approval of the requested variance to allow a reduced lot width for Lots 28, 42, 95 and 100. Staff recommends approval of the requested variance to allow an indreased lot depth to width ratio for Lots 5, 199 and 200. PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) The applicant was present representing the requests. 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 recommendations of approval for the requested variance to allow a reduced lot depth for Lots 127, 130, 162, 165 and 214, the requested variance to allow a reduced lot width for Lots 28, 42, 95 and 100 and the requested variance to allow an increased lot depth to width ratio for Lots 5, 199 and 200. 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. n. September 29, 2005 ITEM NO.: 3 FILE NO.: S-1428-B NAME: Waters Edge Revised Preliminary Plat LOCATION: Located North of David O Dodd Road, East of 1-430 DEVELOPER: H & L Properties, Inc. 505 West Dixon Road Little Rock, AR 72209 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA:71.668 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: 24.05 NUMBER OF LOTS: 227 R-2, Single-family 12 — 65th Street West FT. NEW STREET: 9,075 LF Variance/Waivers: 1. A variance to allow a reduced lot depth for Lots 127, 130, 162, 165 and 214. 2. A variance to allow a reduced lot width for Lots 28, 42, 95 and 100. 3. A variance to allow an increased lot depth to width ratio for Lots 5, 199 and 200. BACKGROUND: A preliminary plat was reviewed and approved for this site in October of 2003. The applicant proposed to subdivide this 51-acre site into 165 single-family lots. The lots average sixty-five by one hundred twenty feet or 7,800 square feet in area. The proposed subdivision was to be developed in three phases with 60 lots in Phase I, 64 lots in Phase II and 41 lots in the final phase. The applicant proposed the placement of 5,800 linear feet of new public street to serve the proposed subdivision. The proposed development required variances from the Subdivision Ordinance related to lot depth to width ratio, minimum lot depth, minimum lot area and minimum lot width. September 29, 2005 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1428-B The applicant also proposed the placement of a common recreational facility within the development. The lake area along with two tot lots and a neighborhood center were proposed as a Conditional Use Permit and were approved as a separate item (File No. Z-7473) at the Commission's October 2003, Public Hearing. On April 22, 2004, the Planning Commission approved a different request for the subdivision of this 51-acre site into 149 single-family lots. The lots would be developed in two phases; with 89 lots in the first phase and 60 lots in the second phase. The proposed preliminary plat indicated an average lot size of 75-feet by 120-feet or 9,000 square feet. The applicant indicated 5,800 linear feet of new street would be added as a result of the development. The new street would end in a cul-de-sac and not connect to the existing Shady Brook subdivision. The applicant indicated an emergency gate at Shady Brook to allow access to the site if an emergency situation were to arise. The proposed subdivision included a series of trails around the proposed lake area to allow access of the subdivision residents to the lake area. The proposed subdivision also included the development of tot lots and green space within the proposed development. On July 7, 2005, the Planning Commission approved a revision request for the proposed preliminary plat. The revision included the addition of land area to the proposed plat. The applicant purchased additional acreage along David O' Dodd Road to the west of the subdivision entrance. The applicant indicated the additional land area allowed them to rework the entrance to the subdivision. The applicant indicated the development of 156 single-family lots in three phases. The applicant indicated there was no change to the rear of the proposed subdivision and the previous phasing plan remained. The previously indicated playground areas, walking trails and water amenities around the existing lake would remain as were previously proposed and approved. A. PROPOSALIREQUEST: The applicant now proposes to revise the previously approved preliminary plat to add additional land area to the proposed plat. The applicant has purchased an additional twenty (20) acre of property located along David O' Dodd Road to the north and to the east of 1-430. The applicant has indicated the additional land area allows them to gain a second entrance to the subdivision. The applicant has indicated the development of 227 single-family lots in four phases. The applicant has indicated an average lot size of 75-feet by 120-feet or 9,000 square feet. The applicant has indicated lots will be developed with a 25-foot front building line per the Subdivision Ordinance. The applicant is requesting a variance to allow a reduced lot depth for Lots 127, 130, 162, 165 and 214; a variance to allow a reduced lot width for Lots 28, 42, 95 and 100; and a variance to allow an increased lot depth to width ratio for Lots 5, 199 and 200. The applicant has indicated 9075 linear feet of new public street will be added as a result of the new subdivision. 2 September 29, 2005 SUBDIVISION ITEM NO.: 3(Cont.)FILE NO.: S-1428-B B. EXISTING CONDITIONS: The site is a vacant tree covered site with a large pond located near the southern boundary of the property. The applicant has been issued a permit for reconstruction of the levee of the pond. The applicant has indicated the existing pond will be utilized in the proposed development as a recreational area and for detention. There is a single-family subdivision located to the south of the site with new homes being constructed on Sandy Lane. There are also single-family homes located on David O Dodd Road south of the site. A new single-family subdivision is under development to the south of the site. The area to the north of the site is vacant tree covered, as is the area to the east of the site. The area to the west of the site if also vacant and tree covered with Interstate 1-430 located near the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, Southwest Little Rock :United for Progress and Stagecoach Dodd Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS - Public Works Conditions: 1. David O' Dodd Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. Show existing right-of-way for this arterial. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. 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. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Easements are required for all storm water drainage areas. 6. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to David O' Dodd, along all locations that abut the development, including a 5-foot sidewalk. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for 3 September 29, 2005 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1428-B additional information. Enter : Approved as submitted. Center -Point Ener : Approved as submitted. 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 Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. There is an existing 12-inch and 16-inch water main that crosses this property in an existing 20-foot-wide waterline easement being the south 20 feet of NE 1/4 NE 1/4, Section 28, T-1-N, R-13-W. It appears that this water main will impact several proposed lots. A water main extension will be required in order to provide service to this property. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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 fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSU ES/TECH N ICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 8, 2005) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the development indicating the developers had added additional area to a site previously approved by the Commission for preliminary platting. Staff stated there were few outstanding issues associated with the proposed request. Staff noted a few of the variances indicated were those previously proposed in addition to variances added with the new land area. Staff requested Mr. McGetrick provide the source of title of the landowner in the general notes section of the site plan in addition to the names of owners of all CI September 29, 2005 SUBDIVISION ITEM NO.: 3 Cont.) FILE NO.: S-1428-B platted and unplatted tracts abutting the plat area. Staff also questioned if the development would provide a second connection to David O' Dodd Road. Mr. McGetrick stated the development would have two access point with David O' Dodd Road. He stated the second access connection would be made with Phase IV of the development. Public Works comments were addressed. Staff stated street improvements and right-of-way would be required along David O' Dodd where the development abutted the roadway. Staff stated sidewalks would be required to meet the current Master Street Plan requirement. Staff stated a grading permit would be required prior to development and the storm water detention ordinance would apply to future development. Staff stated all storm water detention facilities should be included on the plan. 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 site plan to staff addressing most of the issues raised at the September 8, 2005, Subdivision Committee meeting. The applicant has indicated the second connection to David O' Dodd Road. The applicant has also indicated additional right-of-way along David O' Dodd Road to allow construction to a minor arterial per the Master Street Plan. The applicant has indicated 9075 linear feet of new public street will be added as a result of the new subdivision. The applicant has indicated an average lot size of 75-feet by 120-feet or 9,000 square feet. The applicant has indicated lots will be developed with a 25-foot front building line per the Subdivision Ordinance. The applicant has indicated the development of 71.6 acres with 227 single-family lots resulting in a density of 3.1 units per acre. The applicant is requesting a variance to allow a reduced lot depth for Lots 127, 130, 162, 165 and 214, a variance to allow a reduced lot width for Lots 28, 42, 95 and 100 and a variance to allow an increased lot depth to width ratio for Lots 5, 199 and 200. Staff is supportive of the applicant's requested variances. The Subdivision Ordinance typically requires a minimum lot depth of 100-feet. The applicant has indicated lot depths on the indicated lots ranging from 95-feet to 99-feet. The remainder of the lots meet or exceed the minimum 100-foot depth requirement. The applicant has indicated a few of the lots with a minimum lot width of 57-feet. The Subdivision Ordinance typically requires a minimum lot width of 60-feet. Staff does not feel the reduced lot width will negatively impact 5 September 29, 2005 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1428-B the developability of the proposed lots. The indicated lots have an increased lot depth, which allows sufficient area for development. The applicant has also indicated a variance request to allow an increased lot depth to width ratio for three of the proposed lots. These lots are located adjacent to the entrance to the subdivision and were previously approved as a variance. Staff continues to support this variance request. Staff is supportive of the applicant's request. The applicant has indicated the development of 71.6 acres with 227 new single-family homes. The applicant is proposing an overall density of 3.1 units per acre consistent with single-family development per the City's Future Land Use designation. The applicant has indicated a pond within the development to serve as detention and an amenity for the residents. The proposed subdivision will include tot lots, a fishing pier and trail around the pond to serve as green space for the development. To staff's knowledge, there are no outstanding issues associated with the proposed request and staff feels if the development is constructed as proposed there should be minimal impact on the adjoining 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 to allow a reduced lot depth for Lots 127, 130, 162, 165 and 214. Staff recommends approval of the requested variance to allow a reduced lot width for Lots 28, 42, 95 and 100. Staff recommends approval of the requested variance to allow an increased lot depth to width ratio for Lots 5, 199 and 200. PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) The applicant was present representing the requests. 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 recommendations of approval for the requested variance to allow a reduced lot depth for Lots 127, 130, 162, 165 and 214, the requested variance to allow a reduced lot width for Lots 28, 42, 95 and 100 and the requested variance to allow an increased lot depth to width ratio for Lots 5, 199 and 200. 0 September 29, 2005 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1428-B 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. 7