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Home My WebLink AboutS-1116 Staff AnalysisNovember 21, 1996 ITEM NO.: 4 FILE NO.• S-1116 NAME: CHENAL DOWNS -- PRELIMINARY PLAT LOCATION: South of Kanis Road and north of Burlingame Road located in part of Section 34, T-2-N, R-14-W and part of Section 3, T-1-N, R-14-W, all in Pulaski County, Arkansas. DEVELOPER• ENGINEER• Deltic Farm and Timber Company White-Daters Engineering #7 Chenal Club Road 401 South Victory Street Little Rock, AR 72211 Little Rock, AR 72201 AREA: 4.04 ACRES NUMBER OF LOTS: 104 FT. NEW STREET: 17,000 ZONING: R-2 PROPOSED USES: Single Family Residential PLANNING DISTRICT: #21 Burlingame Valley CENSUS TRACT: 42.02 VARIANCES REQUESTED: 1. Maximum cul-de-sac length 2. All side walk construction 3. Improvements to Kanis Road with exception of left turn lane at entrance. 4. Extension of sanitary sewer mains 5. Private streets with access and utility easements 6. Open drainage in natural draws adjacent to and across lots. 7. Lot width/depth ratio 8. Double frontage lots BACKGROUND• The applicant has submitted a proposal for 104 lots of three acres each. The project engineer has stated to staff that if the requested variances are not approved then the applicant will develop five acres lots without city review. A. PROPOSAL RE UEST: To develop 104 lots of three acres each within an equestrian oriented residential community. B. EXISTING CONDITIONS: The site is vacant and undeveloped. November 21, 1996 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S-1116 C. NEIGHBORHOOD COMMENTS: Staff has received no responses from the public on this proposal. D. ENGINEERING COMMENTS: PUBLIC WORKS COMMENTS: The main concern with street names is the potential confusion between Chenal Downs and the Chenal Development and the fact that they are in different emergency services jurisdictions. There are also some questions about using the names of Chenal on the drives that are not connected with Chenal Parkway. Special Programs division of the Public Works Department will be working with the Pulaski County area to determine whose 911 jurisdiction will have regulatory rights of determining street names for this area, hopefully before Planning Commission, we will be able to make a determination about the appropriateness of the names for these streets within this subdivision. Sketch grading and drainage plans will be required. A grading permit will be required, ADPC&E permit will be required and an NPDES permit will be required due to this large development disturbing more than 5 acres. Traffic Engineering recommends removing small islands from the cul-de-sacs. There is a difficulty with parked vehicles and emergency vehicles and/or sanitation vehicles maneuvering with parked vehicles on island cul-de-sacs. Staff has concerns about the drive called Chenal Downs Drive due to length from its intersection with Chenal Downs Cove. This long drive that loops around and up on top of the ridge will be the only access for emergency vehicles. Recommend that there be some type of emergency access to create secondary access for this large loop street. Burlingame Road is a principal arterial on the Master Street Plan, dedication of right-of-way to 55 feet from centerline will be required. A in -lieu contribution for that portion of Burlingame Road that falls within plat boundary. Kanis Road is a minor arterial, the existing pavement is approximately 20 feet in width. There is currently a plan to do some work on Kanis Road for safety reasons with the Pulaski County Public Works Department. Recommendation that staff : Pulaski County Road Department and developer for Chenal Downs meet prior to Planning Commission and try to resolve what improvements on Kanis Road would be appropriate for this multi -lot subdivision to improve the safety for Kanis Road and what will be appropriate due to the impact of this subdivision. At this time, we are not prepared to make a decision about what improvements or what waivers or deferrals of improvements for Kanis Road will be appropriate until that meeting is 0� November 21, 1996 SUBDIVISION ITEM NO.: 4(Cont.)FILE NO.: S-1116 held. A dedication of right-of-way on Kanis Road to 45 feet from centerline would be required. These roads within the Chenal Downs Subdivision are shown to be within an access easement and are to be private roads. The shown construction does appear to be in line with public street construction, a 4 inch thick asphaltic concrete base course is substituted for a 7 inch aggregated base and is acceptable. Staff can support a sidewalk waiver subject to City Attorney's approval with an internal combination horse and recreational trail being provided. However, plans for the construction of all private roads are to be submitted to Public Works for review and approval per City Ordinance. We would be supportive of the length of the cul-de-sacs as long as the emergency access will be provided. However, all safety standards of these roadways would be maintained, that includes sight distance, curve radii, vertical grades, vertical curves. Staff will not support the variance in the 5% grade at intersections, due to safety concerns. This 5% within the first 30 feet of an intersection is for safety reasons for stopping and starting on wet pavement. Stormwater detention ordinance does apply, staff would look at this large lot development and it's impacts on increase runoffs with development on adjacent drainage ways and adjacent areas. Some efforts must be made to control increase runoff from this large development and its impact on adjoining properties. This 104 lot subdivision will generate 1040 trips per day. 1992 ADT for Kanis Road was 1, 670. E. UTILITIES FIRE DEPARTMENT COUNTY PLANNING: Wastewater: Outside service boundary. Arkla: No comment Southwestern Bell: Easements required. Water: Water service to structures with floor elevations above 600 feet MSL is not available at this time. Installation of a tank in the Chenal Parkway area is required. Major off -site water main extensions will be required. An acreage charge of $300/acre applies. AP&L: 15 feet easement in front of each lot Fire Department: OK County Plannin : See enclosed letter from Bob Lane. 3 November 21, 1996 SUBDIVISION ITEM NO.: 4 (Cont. F. ISSUES/TECHNICAL/DESIGN: Landscape: N/A Issues: ILE NO.: S-1116 • Tract "A" Equestrian Center will require additional discretionary review. • Define phasing plan. • who will maintain roads, open space, drainage areas? • Who will provide garbage removal services? Planning Division: No comment G. ANALYSIS• Planning Staff is not comfortable with the magnitude of variance requested from this applicant. At the time of the preparation of this report, Public Work had not indicated there position on variances requested. Planning Staff would recommend that the Planning Commission determine the merits of the proposed variances as the focal point of the preliminary plat discussion. H. STAFF RECOMMENDATIONS: NONE. There is no staff recommendation of this preliminary plat for the reasons stated above. If the Planning Commission approves this preliminary plat, it should be based on the exhibit dated November 7, 1996 and conditions listed in paragraphs D, E and F of this report. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 31, 1996) Tim Daters presented the preliminary plat for review. There was a great deal of discussion in respect to the specific waiver requested by the applicant. Planning and Public Works Staff expressed concern about approving a preliminary plat with the requested waivers. The Committee determined that the preliminary plat would be presented to the Planning Commission on November 21, 1996 for consideration. 4 November 21, 1996 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: 5-1116 PLANNING COMMISSION ACTION: (NOVEMBER 21, 1996) The project engineer requested that this item be withdrawn. It was included as part of the Consent withdrawal agenda. A motion to approve the Consent Agenda was approved with 9 ayes, 0 nays and 2 absent. �i