ITEM TITLE:
Approval of Preliminary Plat for Black Forest Subdivision, A Replat of Tract D, U.S. Survey No. 197 as per Plats 1975-6 & 1991-20. Creating Lots 1, 2, 3, 4, & 5 Black Forest Subdivision.
SUBMITTED BY: Paul Nylund - Senior Planner/GIS Technician
FISCAL NOTES:
Expenditure Required: N/A
Unencumbered Balance: N/A
Funding Source: N/A
RECOMMENDATION:
Approve preliminary plat for Black Forest Subdivision, A replat of Tract D, U.S. Survey No. 197 as per plats 1975-6 & 1991-20. Creating Lots 1, 2, 3, 4, & 5 Black Forest Subdivision.
SUMMARY STATEMENT:
Scott Smith, member of High Tides LLC, has requested a replat within Section
30, Township 9 South, Range 4 West, Copper River Meridian, Alaska.
High Tides LLC, is the property owner of the land on which the replat is to take place.
Robert Lumpkin, of Alaska Remote Imaging, is the land surveyor on the project.
The purpose of this subdivision is to create more affordable and manageable parcels to sell to other interested buyers.
This property is not serviced by public water or sewer. No individual water supply system or sewage disposal system shall be permitted on any lot unless such system is located, constructed and equipped in accordance with the requirements, standards and recommendations of the State of Alaska Department of Environmental Conservation which governs those systems.
Floodplain Considerations:
This property is not located within the special flood hazard area (SFHA). However, there is an unnamed stream flowing through the property and low-lying portions of the property should be considered susceptible to flooding.
The preliminary plat depicts a steam maintenance and protection easement 25 feet on each side of the centerline of the existing stream. However, VMC 16.16.070(D). requires a minimum of 25 feet on each side of the stream measured from the ordinary high water mark. One of the purposes of this easement it to protect adjacent property from flooding. Furthermore, this easement width does not appear to take into consideration the adjacent terrain. VMC 16.16.070(C) requires that the width also be sufficient to protect the stream and adjacent property from soil erosion, flooding, water pollution, and destruction of fish and wildlife habitat.
The City of Valdez recommends that flood insurance be obtained for any structures located near waterbodies that are outside of the SFHA. This flood determination was made using the Flood Insurance Rate Map (FIRM), effective January 3rd, 2019, referencing panel number 0200940335D as amended by Letter of Map Revision (LOMR) 19-10-0070P, effective November 13, 2020.
Zoning Considerations
The minimum lot width in the rural residential district is 120 feet per Valdez Municipal Code 17.06.060. Proposed Lot 5 Black Forest has a minimum lot is less than 120’ but the average width across the lot is great than 120’ overall. Per Valdez Municipal Code 16.16.030 (G) below this is permitted for flag pole lots.
Notwithstanding any other provision of this section, the width of the flag pole portion of a flag shaped lot shall be no less than:
1. Thirty feet when both public water and sewer systems are to serve such a residential lot;
2. Forty feet when both public water and sewer systems are to serve such a commercial or industrial lot;
3. Twenty feet when only a public water or a public sewer system are to serve such a lot;
4. Twenty feet when the lot is located in a rural area and will not be served by either public water or public sewer systems.
The minimum lot area in the rural residential district is 40,000 square feet. The proposed lots meet the minimum lot dimension requirements of Title 17.
Notification:
Notice was sent to all property owners within 300 feet of the property, per Section 16.04.090 of the Valdez Municipal Code, on September 12th, 2024.
Notice was sent to the utilities on September 16th, 2024.
Staff will continue to work with the surveyor and landowner to ensure all final plat requirements are met before bringing the final version of this plat to the commission for approval.