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HomeMy WebLinkAboutS-0867-AAAAAAAA Staff AnalysisITEM NO.: 1. S-867-AAAAAAAA Chenal Valley Revised Preliminary Plat LOCATION: located on the North side of Chenal Valley Drive, West of Hallen Boulevard Planning Staff Comments: 1. Provide notification of the property owners located within 200-feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 8, 2015. The Office of Planning and Development must receive the proof of notice no later than April 17, 2015. 2. During what phase will the secondary access to Hallen be constructed? 3. Plat a no access easement along the front of the lots proposed with alley access. 4. Label the alleys as access easements. 5. The lots are indicated with a 25-foot front yard setback. Will the side and rear yard setbacks comply with the typical setbacks per the R-2, Single-family zoning district? 6. Will the subdivision have an identification sign? The signage allowed per the zoning ordinance is six (6) feet in height and twenty-four (24) square feet in area. Variance/Waivers: Private streets, Pipe stem lot, Paths in lieu of sidewalks Public Works Conditions: 1. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance requested for future phases to be advanced graded with construction of Phase 1? 2. The proposed park location is not believed to be safe with streets on all 4 sides. 3. A secondary emergency access easement should be provided to the nearest public right-of-way. 4. Access must be provided to all drainage infrastructure within a public drainage easement by providing tract land or labeling to show no fences to be installed on final plat. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 6. Stormwater detention ordinance applies to this property. 7. 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. 8. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 9. Obtain a franchise agreement from Public Works (Bennie Nicolo, bnicol❑ littlerock.or or 501.371.4818) for the private improvements located in the right-of-way. The median island within Ensbury Boulevard should be located within the right-of-way and not within tract land. 10. Is the park area proposed to be tract land or right-of-way? 11.Streetlights are required by Section 31-403 of the Little Rock Code of Ordinances. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmionsCaD,littlerock.org or 501.379.1813 for more information. 12. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley,ghaley@littlerock.org or 501.371.4537. The street name Ensbury can be used a maximum of three (3) times. The street name Mornay is a duplicate of another street not in this subdivision and cannot be used. Ensbury Loop is not a loop so therefore the suffix should be changed. 13.Are the alley/common driveways proposed to be public or private? 14. 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. If residential waste is picked up in common driveways turns and radiuses must be sufficient size for a collection truck to maneuver. If residential waste is picked up in the common driveway all waste containers must be on one (1) side of the alley driveway and collection vehicles will not back up (Lot 45, Block 99). 15.A traffic calming device should be installed on Ensbury Drive with a straight portion extending over 1200 feet. Refer to the Institute of Transportation Engineer's Book, Traffic Calming: State of the Practice, Chapter 10, Traffic Calming in New Developments for more information. Show the locations and types of device proposed to be used. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A 3 phase, underground, power line exists along the southern property line along Chenal Valley Drive. There are currently no other Entergy facilities on this property. Contact Entergy well in advance to discuss service requirements and facilities locations for the phases of this development as each one begins. 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. 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. This fee will apply to all connections including metered connections off the private fire system. 7. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 8. Contact Central Arkansas Water if additional fire protection or metered water service is required. 9. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 10.The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 11. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 12. 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'. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions- 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: Building Code: No comment. Plannina Division: No comment. Landscape: 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, April 8, 2015. April 23, 2015 ITEM NO.: 1 FILE NO.: S-867-AAAAAAAA Chenal Valley Revised Preliminary Plat LOCATION: Located on the North side of Chenal Valley Drive, West of Hallen Boulevard DEVELOPER: Deltic Timber Corporation 7 Chenal Club Blvd. Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 65.19 acres CURRENT ZONING PLANNING DISTRICT NUMBER OF LOTS- 159 R-2, Single-family 19 - Chenal CENSUS TRACT: 42.13 VARIANCEM/AIVERS: FT. NEW STREET: 8,200 LF 1. A variance from Section 31-232(f) to allow the creation of a pipe stem lot. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The request is for preliminary plat approval of 65.19-acres located north of Chenal Valley Drive and West of Hallen Boulevard. The site was previously approved for preliminary platting as a part of a larger area in April 2001. The previous approval allowed the creation of 183 single-family residential lots. The current request reduces the number of lots to 154 single-family residential lots and creates 4-tracts. The plat includes a variance from the City's Subdivision Ordinance (Chapter 31) to allow the creation of a pipe stem lot. Section 31-232 states pipe stem lots are April 23, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-AAAAAAAA Section 31-2 provides the definition of a pipe stem lot and the design criteria for development of a pipe stem lot. Section 31-175 allows subdivisions to develop utilizing internalized pedestrian circulations systems in -lieu of sidewalks. Section 31-207 allows residential development to develop utilizing private streets if approved by the Planning Commission. The lots located in Block 96 (56 lots) will be developed utilizing private streets. The remaining 103 lots will be developed utilizing a series of public streets accessed by a new public street, Ensbury Boulevard, located north of Chenal Valley Drive. A 20-foot wide all weather access for walking and to provide a secondary access as required by fire code will be constructed to connect Hallen Court with Ensbury Drive to allow secondary access into these areas. B. EXISTING CONDITIONS: C Hallen Court is a gated subdivision with private streets. The area proposed for future development is heavily wooded. Chenal Valley Drive has been constructed with two (2) lanes and a marked bike path in each direction. There is curb, gutter and sidewalk in place along Chenal Valley Drive. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners along with the Hallen Court Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance requested for future phases to be advanced graded with construction of Phase 1 ? 2. The proposed park location is not believed to be safe with streets on all 4 sides. 3. A secondary emergency access easement should be provided to the nearest public right-of-way. 7 April 23, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-AAAAAAAA Access must be provided to all drainage infrastructure within a public drainage easement by providing tract land or labeling to show no fences to be installed on final plat. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Stormwater detention ordinance applies to this property. 7. 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. 8. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 9. Obtain a franchise agreement from Public Works (Bennie Nicolo, bnicolo@littlerock.org or 501.371.4818) for the private improvements located in the right-of-way. The median island within Ensbury Boulevard should be located within the right-of-way and not within tract land. 10_ Is the park area proposed to be tract land or right-of-way? 11. Streetlights are required by Section 31-403 of the Little Rock Code of Ordinances. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmionsLa_.littlerock.org or 501.379.1813 for more information. 12. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley, ghaley@littlerock.org or 501.371.4537. The street name Ensbury can be used a maximum of three (3) times. The street name Mornay is a duplicate of another street not in this subdivision and cannot be used. Ensbury Loop is not a loop so therefore the suffix should be changed. 13. Are the alley/common driveways proposed to be public or private? 14. 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. If residential waste is picked up in common driveways turns and radiuses must be sufficient size for a collection truck to maneuver. If residential waste is picked up in the common driveway all waste containers must be on one (1) side of the alley driveway and collection vehicles will not back up (Lot 45, Block 99). 15. A traffic calming device should be installed on Ensbury Drive with a straight portion extending over 1200 feet. Refer to the Institute of Transportation Engineer's Book, Traffic Calming: State of the Practice, Chapter 10, Traffic 3 April 23, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-AAAAAAAA in New Developments for more information. Show the locations and types of device proposed to be used. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING Wastewater: Sewer main extension required, with easements, if sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A 3 phase, underground, power line exists along the southern property line along Chenal Valley Drive. There are currently no other Entergy facilities on this property. Contact Entergy well in advance to discuss service requirements and facilities locations for the phases of this development as each one begins. 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. 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. This fee will apply to all connections including metered connections off the private fire system. 12 April 23, 2015 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-867-AAAAAAAA The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 8. Contact Central Arkansas Water if additional fire protection or metered water service is required. 9. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 10. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 11. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 12. 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: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 5 April 23, 2015 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-867-AAAAAAAA Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaced or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. C.1 April 23, 2015 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-867-AAAAAAAA F G. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and all dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants, Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received_ Count Planning- No comment. CATA: No comment received. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) Mr. Tim Daters of White Daters and Associates was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff requested Mr. Daters provide details of any subdivision identification signage. Staff also 7 April 23, 2015 SUBDIVISION ITEM NO.: 1 Cont.) FILE NO.: S-867-AAAAAAAA requested information concerning the proposed setbacks. Staff stated if the lots were to be rear loaded the plat needed to include a five (5) foot no right of vehicular access easement along the street side of the lots. Public Works comments were addressed. Staff stated if the trash collection would take placed from the alleys that all collection bins were to be placed on side of the alley. Staff stated the park located within the right of way should be removed. Staff stated Traffic Engineering was requesting the placement of traffic calming devices along Ensbury Drive within the straight portion of the street. Staff stated street names should be verified prior to the submission of a final plat. Fire Department comments were addressed. Staff stated a secondary access was required to serve the proposed areas which contained more than 30 lots. Mr. Daters stated he would meet with the Fire Chief to verify and satisfy their comments. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant provided a revised preliminary plat to staff addressing the issues raised at the April 1, 2015, Subdivision Committee meeting. The request is for preliminary plat approval of 183 lots contained within 65.19 acres. A portion of the plat is proposed as an extension of the Hallen Court Subdivision which is developed with private streets. The remaining area will be developed with public streets. The revised plat has removed the parking located within the right of way. The streets have been redesigned to act as traffic calming. The development is proposed with a subdivision identification sign. The sign is proposed as an entry feature with a sign area not to exceed twenty-four (24) square feet. The plat includes a variance from the City's Subdivision Ordinance to allow the creation of a pipe stem lot. Section 31-232(f) states pipe stem lots shall be prohibited in residential subdivision. Section 31-2 provides the definition of a pipe stem lot and the design standards for construction a pipe stem lot. The ordinance states the minimum width of the stem is to be 30-feet, the minimum depth of the lot is to be 300 feet and the minimum body width is to be 60 feet. The minimum lot area is to be 10,000 square feet. The lot as proposed meets these minimum standards. 0 April 23, 2015 SUBDIVISION ITEM NO.: 1 (Cont. Section 31-175 provides the guidelines for sidewalk construction. The ordinances allows subdivisions to provide internalized pedestrian circulation system in the form of paved pathways in -lieu of sidewalks along collector and residential street classifications upon the request of the applicant and the approval of the Planning Commission. Section 31-207 states private streets for residential development shall be discouraged. However, private streets may be approved by the Planning Commission to serve isolated developments. The design standards shall conform to public street standards as specified in the subdivision ordinance. Private streets are permissible only in the form of culs-de-sac and short loop streets and only when it has been determined that these streets can be adequately served by all public service vehicles. The lots located in Block 96 (56 lots) will be developed utilizing private streets. The street design is proposed consistent with street development criteria found in the Subdivision Ordinance. The remaining 103 lots will be developed utilizing a series of public streets accessed by a new public street, Ensbury Boulevard, located north of Chenal Valley Drive. A number of the lots will be developed with rear yard alley access. On the lots which have alley access the applicant has indicated a five (5) foot no right of vehicular access easement along the street side of the lots. The lots are proposed to develop in multiple phases. Phase 1A incudes the construction of 27 lots. Phase 1 B is proposed with 14 lots and 1 C is proposed with 15 lots. Phase 2A is proposed with 48 lots. Phase 213 with 30 lots and Phase 2C with 25 lots. A 20-foot wide all weather access will be constructed to connect Hallen Court with Ensbury Drive to allow secondary access into these areas as required by fire code. The applicant will work with the Fire Department at the time of final platting to determine the timing for construction of the secondary access. Staff is supportive of the request. The site was previously approved for preliminary platting as a part of a larger area in April 2001. The previous approval allowed the creation of 183 single-family lots. The current request reduces the number of lots to 154. The lots are proposed consistent with lot sizes and building setbacks per the R-2, Single-family zoning district. To staffs knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the subdivision as proposed is appropriate. I. 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. 9 April 23, 2015 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-867- Staff recommends approval of the variance request to allow the development of Lot 62 Block 99 as a pipe stem lot. PLANNING COMMISSION ACTION: (APRIL 23, 2015) 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 to allow the development of Lot 62 Block 99 Chenal Valley as a pipe stem lot. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. 10