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HomeMy WebLinkAboutS-1798-A Staff AnalysisITEM NO.: 3. NAME: LaMarche Place Villas Revised Preliminary Plat S-1798-A LOCATION: located on the Northeast corner of Forest Lane and LaMarche Drive Plannina Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 15, 2017. The Office of Planning and Development must receive the proof of notice no later than November 24, 2017. 2. Will the lots abutting Lucky Lane take access from Lucky Lane? If not plat a no right of vehicular access easement along the rear of the proposed lots. 3. The general notes indicate there are no variances associated with the plat. Note the variance for a reduced front building setback and the variance from the Land Alteration Ordinance. 4. Are fences proposed along Lucky Lane? If so note the height of the fencing proposed. Variance/Waivers'. 1. A variance from the City's Land Alteration Ordinance to allow grading of the entire site with the placement of the basic infrastructure. 2. A variance from Section 36-254 to allow a reduced front yard setback. Engineering Comments: Public Works Conditions: 1. LaMarche Drive is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and is regulated discharge to the downstream storm drainage system. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owners association. 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. ITEM NO.: 3. S-1798-A 6. With a vehicle parked outside the proposed garage on Lot 12, the access easement, fire apparatus road turnaround will be reduced less than the required 70 foot length as required by the Fire Code. 7. If the access easement/fire apparatus access road turnaround is located on Lot 12, the plat should reflect no parking allowed adjacent to Lots 8 and 9 and the east half of Tract C. No Parking signage should be installed following construction. 8. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, giimmonsCa- ittlerock.gov or 501.379.1813 for more information. 9. The access easement driveway should be constructed to a commercial street standard to expected loads from City service vehicles. 10. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. This condition pertains to the access easement. 11. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 12.All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. 13.All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 14.100 year overflow swales must be constructed and placed within public drainage easements. 15.Access to detention ponds must be provided to the public right-of-way and/or access easement for future maintenance by the developer and/or local property owners association. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Existing easements must be retained. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There is an existing, primary voltage power line running along the north side of the property along Lucky Lane, and then along part of the southern edge of the property along Forest Lane. An underground power line also runs along the west side of the property along LaMarche Drive. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. ITEM NO.: 3, S-1798-A Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. 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. 4. 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. 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: No comment. Parks and Recreation: No comment received. County Planning_ No comment. Building Codes/Landscape: Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings requires foundations meet the following Sections of the Code. If the foundation cannot be verified by the building official at the time of the footing inspection the building official may require verification the foundation meets the required elevation by a licensed engineer. R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved drainage device a minimum of 12-inches (305 mm) plus two (2) percent. R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are permitted, subject to the approval of the building official. The building official is permitted to require an investigation and recommendation of a qualified engineer to demonstrate that the intent of this Section has been satisfied. Such an investigation shall include consideration of materials, height of slope, slope gradient, load intensity and erosion characteristics of slope material. ITEM NO.: 3. S-1798-A Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834. Landscape: No comment. Transportation/Planning: Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. The site is however located near Route #25, the Pinnacle Mountain Express Route. Planning Division: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, November 8, 2017. 4 ITEM NO.: 3. S-1798-A NAME: LaMarche Place Villas Revised Preliminary Plat LOCATION: located on the Northeast corner of Forest Lane and LaMarche Drive Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 15, 2017. The Office of Planning and Development must receive the proof of notice no later than November 24, 2017. Will be completed NT 11/15/2017 1. Will the lots abutting Lucky Lane take access from Lucky Lane? If not plat a no right of vehicular access easement along the rear of the proposed lots. This has been added to the plat 2. The general notes indicate there are no variances associated with the plat. Note the variance for a reduced front building setback and the variance from the Land Alteration Ordinance. 3. Are fences proposed along Lucky Lane? If so note the height of the fencing proposed. Each builder will be required to install a 6' wood privacy fence along Lucky Lane Variance/Waivers: 1. A variance from the City's Land Alteration Ordinance to allow grading of the entire site with the placement of the basic infrastructure. 2. A variance from Section 36-254 to allow a reduced front yard setback. Engineering Comments: Public Works Conditions: 1. LaMarche Drive is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 30' ROW is provided 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Any damage during construction will be repaired 3. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and is regulated discharge to the downstream storm drainage system. This has been provided by White Daters 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owners association. This has been provided by White Daters 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. A permit will be secured 6. With a vehicle parked outside the proposed garage on Lot 12, the access easement, fire apparatus road turnaround will be reduced less than the required 70 foot length as required by the Fire Code. 7. If the access easement/fire apparatus access road turnaround is located on Lot 12, the plat should reflect no parking allowed adjacent to Lots 8 and 9 and the east half of Tract C. No Parking signage should be installed following construction. No parking signage will be installed. Hatching should be shown on the plat within the right-of-way or easement along the frontage of Lots 8 and 9 and adjacent to Tract C in the vicinity of the turnaround. 8. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, giimmons@littlerock.gov or 501,379.1813 for more information. Street Lights will be installed as required 9. The access easement driveway should be constructed to a commercial street standard to expected loads from City service vehicles. The access easement will be constructed to commercial street standards 10. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. This condition pertains to the access easement. If the streets are private this will be provided 11. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. If the streets are private this will be provided 12.All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. Will provide unobstructed access & will document it on the final plat 13.All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. Will provide unobstructed access & will document it on the final plat 14.100 year overflow swales must be constructed and placed within public drainage easements. Will comply where applicable 15.Access to detention ponds must be provided to the public right-of-way and/or access easement for future maintenance by the developer and/or local property owners association. Will comply where applicable Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Existing easements must be retained. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There is an existing, primary voltage power line running along the north side of the property along Lucky Lane, and then along part of the southern edge of the property along Forest Lane. An underground power line also runs along the west side of the property along LaMarche Drive. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. ntral Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. 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. 4. 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. 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: No comment. rks and Recreation: No comment received. County Planning: No comment. Building Codes/Landscape: Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings requires foundations meet the following Sections of the Code. If the foundation cannot be verified by the building official at the time of the footing inspection the building official may require verification the foundation meets the required elevation by a licensed engineer. R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved drainage device a minimum of 12-inches (305 mm) plus two (2) percent. R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are permitted, subject to the approval of the building official. The building official is permitted to require an investigation and recommendation of a qualified engineer to demonstrate that the intent of this Section has been satisfied. Such an investigation shall include consideration of materials, height of slope, slope gradient, load intensity and erosion characteristics of slope material. Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834. Landscape: No comment. Transportation/Planning: Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. The site is however located near Route #25, the Pinnacle Mountain Express Route. Planning Division- No comment. Revised plat/Lan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, November 8, 2017. November 30, 2017 ITEM NO.: 3 FILE NO.: S-1798-A NAME: LaMarche Place Villas Revised Preliminary Plat LOCATION: Located on the Northeast corner of Forest Lane and LaMarche Drive DEVELOPER: Calex Enterprises-1, LLC 3615 Doral Drive Little Rock, AR 72212 RVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.38 acres NUMBER OF LOTS: 16 WARD: 5 PLANNING DISTRICT: 19 - Chenal CURRENT ZONING VARIANCEMAIVERS: R-2, Single-family FT. NEW STREET: 350 LF CENSUS TRACT: 42.12 1. A variance from the City's Land Alteration Ordinance to allow grading of the entire site with the placement of the basic infrastructure. 2. A variance from Section 36-254 to allow a reduced front yard setback (20-feet). BACKGROUND: On August 31, 2017, the Little Rock Planning Commission approved a proposal to allow the subdivision of 2.033-acres into 12 single-family zero lot line lots. The preliminary plat was proposed with lot development standards as outlined in Section 31-234 of the Little Rock Code of Ordinances. The lots were indicated 37-feet wide and varying in depth from 118-feet to 162-feet. Each home was proposed with a five (5) foot separation. The plat indicated 350 linear feet of new public street. The street was proposed with a 45-foot right of way and 27-feet of pavement. A variance from the City's Land Alteration Ordinance to allow grading of the entire development area with the placement of the basic infrastructure was approved by the Commission. November 30, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1798-A A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to amend the previously approved preliminary plat to allow additional land area to be included in the plat area and allow four (4) additional lots to the subdivision. One (1) of the lots previously indicated on the plat as a residential lot has been converted into a tract which will be used for stormwater detention. The street configuration will not change from the original approval. The plat indicates the placement of a 20-foot building line on the new street. According to the applicant the reduced setback will allow for a more intimate feel to the neighborhood and will still allow for the placement of a 29-foot driveway in front of the homes. Each lot is indicated with 37-feet of width and 120-foot of depth with a five (5) foot side yard setback on the line not indicated as the zero side yard. B. EXISTING CONDITIONS: The property is located on the east side of LaMarche Drive just north of the Taylor Loop Road and LaMarche Drive intersection. The area is predominately single-family with a number of the homes being newer construction. There are two (2) homes located on the site which are older homes and appear to have been constructed in the 1950's and 1960's. These homes will be removed with the new development. There is an elementary school located to the northwest of the site. Across LaMarche Drive to the west is a church. East of the development area is a single-family subdivision, Bella Rosa Estates. C. NEIGHBORHOOD COMMENTS: All abutting property owners were notified of the public hearing. There is not a contact listed in the City's Neighborhood Association contact list for the Katillus Court Property Owners Association. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. LaMarche Drive is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff 2 November 30, 2017 SUBDIVISION O.: 3 (Cont. FILE NO.: S-1798-A with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and is regulated discharge to the downstream storm drainage system. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owners association. 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. With a vehicle parked outside the proposed garage on Lot 12, the access easement, fire apparatus road turnaround will be reduced less than the required 70 foot length as required by the Fire Code. 7. If the access easement/fire apparatus access road turnaround is located on Lot 12, the plat should reflect no parking allowed adjacent to Lots 8 and 9 and the east half of Tract C. No Parking signage should be installed following construction. 8. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, simmans littlerock. ov or 501.379.1813 for more information. 9. The access easement driveway should be constructed to a commercial street standard to expected loads from City service vehicles. 10. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. This condition pertains to the access easement. 11. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 12. All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. 13. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 3 November 30, 2017 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1798-A 14. 100 year overflow swales must be constructed and placed within public drainage easements. 15. Access to detention ponds must be provided to the public right-of-way and/or access easement for future maintenance by the developer and/or local property owners association. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Existing easements must be retained. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There is an existing, primary voltage power line running along the north side of the property along Lucky Lane, and then along part of the southern edge of the property along Forest Lane. An underground power line also runs along the west side of the property along LaMarche Drive. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy_: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. 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. 4. 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. M November 30, 2017 SUBDIVISION 3 (Cont. FILE NO.: S-1798-A 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: No comment. Parks and Recreation: No comment received. County Plannin : No comment. F. Building Codes/Landscape: Building_ Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings requires foundations meet the following Sections of the Code. If the foundation cannot be verified by the building official at the time of the footing inspection the building official may require verification the foundation meets the required elevation by a licensed engineer. R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved drainage device a minimum of 12-inches (305 mm) plus two (2) percent. R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are permitted, subject to the approval of the building official. The building official is permitted to require an investigation and recommendation of a qualified engineer to demonstrate that the intent of this Section has been satisfied. Such an investigation shall include consideration of materials, height of slope, slope gradient, load intensity and erosion characteristics of slope material. Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834. Landscape: No comment. G. Transportation/Pfanninq: Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. The site is however located near Route #25, the Pinnacle Mountain Express Route. 5 November 30, 2017 SUBDIVISION ITEM NO.: 3 fCont.] FILE NO.: S-1798-A Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (November 1, 2017) Mr. Brian Dale and Mr. Bruce Henry were present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process prior to the Commission hearing the request. Staff questioned if there would be access to the lots from Lucky Lane. Staff also questioned if there would be fences located along Lucky Lane. Public Works comments were addressed. Staff stated LaMarche Drive was classified on the Master Street Plan as a collector street which would require dedication of right of way to 30-feet from the centerline of the road. Staff also stated the City's Stormwater Detention Ordinance would apply to the future development of the site. Staff stated the access easement should be constructed to commercial street standard to allow for City service vehicles. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. ANAI Y.I.q• The applicant submitted a revised preliminary plat to staff addressing the technical issues associated with the request raised at the November 1, 2017, Subdivision Committee meeting. The revised plat indicates no access to the rear yards from Lucky Lane. Six (6) foot fences will be allowed along the rear lot line adjacent to Lucky Lane. The applicant is proposing to subdivide 2.38-acres into sixteen (16) single-family zero lot line lots. Section 36-254 of the Little Rock Code of Ordinances defines the lot development standards for zero lot line home development. The ordinance states for purposes of zero -lot -line lots, the minimum lot width may be reduced to not less than thirty-five (35) feet. The lot area shall not be less than four thousand (4,000) square feet. The lots are indicated 37-feet wide and varying in depth from 111-feet to 136-feet. Each home is proposed with a five (5) foot separation. Section 31-234 of the Little Rock Code of Ordinances states submission of a plat creating a zero -lot -line development shall be accompanied by a generalized site plan showing the proposed locations and dimensions of all buildings, accessory uses and other improvements. Platted building lines shall be shown on all sides X November 30, 2017 SUBDIVISION ITEM NO.: 3 (Cont. J =: :1111111i•to] MUiIrle-%ff,1 of each lot for purposes of delineating the maximum buildable area of each lot and specify the zero -lot -line yard. The applicant has indicated fencing is proposed as allowed within the R-2, Single-family Zoning District. The applicant has also indicated there will be six (6) foot fences placed along the property line for the lots abutting Lucky Lane and Forrest Lane, both private access easements. In addition the plat indicates the placement of a ten (10) foot no right of vehicular access easement along the rear lot lines of the lots abutting these two (2) private access easements. The plat indicates buildable areas for the homes. All accessory structures will be placed as allowed per the R-2, Single-family Zoning District. The applicant has indicated a subdivision identification sign will be provided. The sign is indicated as allowed within the single-family sign development criteria of the zoning ordinance or a maximum of six (6) feet in height and 32 square feet in area. Garbage collection will take place on the north side of the proposed new street, LaMarche Place. The plat indicates an easement within the tract area along the north side of LaMarche Place to allow the residents on the south side of the street to place their trash containers. 350 linear feet of new public street is proposed. The street is indicated with a 45-foot right of way and 27-feet of pavement. Detention will be provided within a tract located adjacent to Lot 11, indicated as Tract B. The applicant is requesting a variance from the City's Land Alteration Ordinance to allow grading of the entire site with the placement of the basic infrastructure. The applicant indicates the grading is necessary to balance the site. Staff is supportive of the applicant's request. Staff is supportive of the applicant's request. The proposed preliminary plat is indicated with setbacks, lot sizes and layouts as typically allowed within the R-2, Single-family Zoning District. The proposed zero lot line plat appears to fully comply with the typical development standards of the R-2, Single-family Zoning District. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development as proposed is appropriate. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. INA November 30, 2017 SUBDIVISIO ITEM NO.: 3 (Cont. FILE NO.: S-1798-A Staff recommends approval of the variance request from the City's Land Alteration Ordinance to allow grading of the entire site with the placement of the basic infrastructure. Staff recommends approval of the variance request from Section 36-254 to allow a reduced front yard setback (20-feet). PLANNING COMMISSION ACTION_ (NOVEMBER 30, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from the City's Land Alteration Ordinance to allow grading of the entire site with the placement of the basic infrastructure. Staff presented a recommendation of approval of the variance request from Section 36-254 to allow a reduced front yard setback (20-feet). There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent.