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HomeMy WebLinkAboutS-1221 Staff AnalysisOctober 15, 1998, ITEM NO.: 3 FILE NO.: S-1221 NAME: Chenal Valley - Phase 18 -- Preliminary Plat LOCATION: Along the south side of Highway 10, west of Chenal Parkway DEVELOPER• ENGINEER• Deltic Timber Corp. White-Daters and Associates 7 Chenal Club Cr. 401 Victory Street Little Rock, AR 72223 Little Rock, AR 72201 AREA: 488.2 acres NUMBER OF LOTS: 915 FT. NEW STREET: 57,400 a ZONING• R-2 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES/WAIVERS REQUESTED: 1. A variance for an increased intersection grade for twelve (12) intersections. 2. A variance for increased cul-de-sac length for two (2) streets. A. PROPOSAL: The applicant proposes to subdivide 488.2 acres along the south side of Highway 10 into 915 single-family residential lots with 57,400 linear feet of new streets. The property is zoned R-2. The applicant proposes to final plat the subdivision in approximately 11 phases. Thirty-six (36) of the proposed lots fall within the Hillside Subdivision regulations, lots with slopes exceeding eighteen (18) percent. Eighty-three (83) percent of the lots are over 10,000 square feet in area (at least 80 percent required by ordinance), and the applicant is showing a 15 foot platted front building line for these lots, as permitted by ordinance. October 15, 1998 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S--1221 The applicant is requesting a variance to allow a 10 percent grade at the following intersections: Epernay Place at Epernay Way Epernay Place at Epernay Place Epernay Lane at Epernay Place Epernay Lane at Epernay Way Clervaux Way at Clervaux Drive Chambord Cove at Chambord Place Chambord Place at Chambord Lane Chambord Circle at Chambord Circle Chambord Lane at Chambord Circle Chambord Loop at Chambord Circle Chambord Court at Chambord Court Brionne Court at Brionne Cove (7% Requested) The applicant is also requesting a variance to allow two (2) cul-de-sac streets with lengths greater than 1,000 feet. The applicant is proposing Cherain Court with a length of 1,300 linear feet and Brionne Cove with a length of 1,400 linear feet. The applicant is also proposing to access Lots 1-7, Block 75 by utilizing a parallel street. These lots are located along the west side of Chalamont Drive between Epernay Place and Chervaux Place. The lots will not have individual access on Chalamont Drive. These are the only lots within the subdivision which actually abut Chalamont Drive. B. EXISTING CONDITIONS: The 488 acre tract is heavily wooded with varying degrees of slope. Joe T. Robinson Junior High and High Schools are located north of the site, along the south side of Highway 10. There are several single-family residences on larger tracts located along the south side of Highway 10 and the east side of Ferndale Cut-off. The Duquesne Subdivision is located at the southeast corner of this plat. Chenal Mountain is located to the south. C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comment as of this writing. All abutting property owners as well as the Aberdeen Court Neighborhood Association were notified of the public hearing. E October 15, 1998 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1221 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 feet from centerline will be required plus 10 feet for right lane at Chalamont Drive. 2. Clervaux Drive needs to be collector street (31 foot wide with residential alignment standards. No parking permitted on Chalamont Drive. 3. No access from lot to Chalamont Drive. Left turn lanes to be provided at each street access to Chalamont Drive. We recommend that sidewalks and bike lanes be required on both sides of Chalamont Drive. 4. Prepare streetlights plan for review by Traffic Engineer. 5. Geo tech firm required certifying dam construction 100- year spillway design without over topping roadway. 6. Contribute 66% of construction cost and design cost to traffic light at the intersection of Hwy. 10 and Chalamont Drive. Show width of streets and right-of- ways with all curve data per preliminary plat requirements. 7. All pavement markings should be at the developer's expense. E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Capacity Contribution Fees will be charged for this project. Up sizing of existing outfalls may be required as project is phased in, contact Little Rock Wastewater Utility for details. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: Additional 5 foot utility easement requested beyond the street right-of-way line on all streets. Contact utility for details. Water: No objection. Water Main extensions required. Fire Department: 1. Recommend 50 foot turning radius for cul-de-sacs. 2. Place fire hydrants per code. 3. One-way in only on some sections. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: Not located on a CAT fixed -route. Hwy. 10 Express serves the area. Not a good example of neo-traditional design; too many cul-de-sacs, circuitous streets. 3 October 15, 1998 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1221 F. G. ISSUES/TECHNICAL/DESIGN: Planning Division: Landscape Issues: ANALYSIS• No Comment. No Comment. The applicant submitted a revised preliminary plat to staff on September 30, 1998. The revised plat addresses some of the issues as raised by staff and the Subdivision Committee. The applicant needs to note the following on a revised plat: a. Lot line dimension for all corner lots, including radii. b. Names of owners of abutting unplatted tracts. c. Names of recorded subdivision abutting the proposed plat. d. Zoning of property and abutting property. e. Location of PAGIS Monuments. There are several traffic islands shown within this proposed plat. The applicant must provide for the maintenance of these traffic islands within the subdivision's Bill of Assurance. Any specific design issues associated with these islands can be addressed with final platting. As noted in paragraph A, the applicant wishes to prohibit direct access from any lot to Chalamont Drive, and is proposing a parallel street to serve Lots 1-7, Block 75. Public Works has noted no problem with the idea of a parallel street, however, some minor redesign needs to be done to the street. The applicant is requesting a variance to allow a 10 percent grade at the intersections as noted in paragraph A. According to the City's Subdivision Ordinance, Section 31- 206(d), "In approaching intersections, the leveling area shall have a grade not exceeding five (5) percent for a distance of not less than thirty (30) feet measured from the nearest curb or edge of the pavement." Public Works is recommending denial of the variance request. The applicant is also requesting a variance to allow two (2) cul-de-sac streets with lengths greater than 1,000 feet. Cherain Court is proposed to be 1,300 linear feet in length and Brionne Cove is proposed to be 1,400 linear feet. According to the City's Subdivision Ordinance, Section 31- 202(a), "Cul-de-sacs shall have a maximum length of 1,000 4 October 15, 1998- SUBDIVISION7 ITEM NO.: 3 (Cont.) FILE NO.: S- feet." Staff can support this variance request due to the fact that the cul-de-sacs serve less than 35 lots each. Staff feels comfortable that the major technical issues associated with the preliminary plat have been discussed and resolved. This item will need to be retained on the regular agenda to allow for discussion by the full Commission of the requested variance of street grades at intersections. H. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the following conditions: 1. Compliance with the comments as noted in paragraphs D, E and G of this report. 2. Staff recommends denial of the variance for increased grades at several intersections. 3. Staff recommends approval of the variance for increased cul-de-sac length for Cherain Court and Brionne Cove. 4. The applicant must provide for the maintenance of the traffic islands within the subdivision's Bill of Assurance. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998) Joe White and Tim Daters were present, representing the application. Staff gave a brief description of the preliminary plat, noting several items which need to be shown on a revised preliminary plat. Staff informed the applicant that a detailed letter requesting the specific variances needed to be submitted. Mr. White stated that a letter requesting variances for maximum cul-de-sac length and street grades at some of the intersections would be submitted. In response to questions from staff, the applicants stated that the property at the southeast and southwest corners of Hwy. 10 and Chalamont Drive would possibly be a future commercial node. The applicants also noted that the individual phases of the subdivision would not be gated and that there would be a neighborhood park along the north side of Chalamont Drive. There was a brief discussion relating to the connectivity of the various phases of the subdivision. The applicants stated that there would be a path system within the open space areas which would connect the phases of the subdivision. 0 October 15, 1998 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1221 Tad Borkowski, of Public Works, reviewed the Public Works requirements with the applicants and Committee. The applicants indicated no problem in conforming to the requirements. After the discussion, the Committee forwarded the preliminary plat to the full Commission for final action. PLANNING COMMISSION ACTION: (OCTOBER 15, 1998) Tim Daters and Joe White were present, representing the application. There were no objectors present. Staff gave a brief description of the preliminary plat and a recommendation of approval with conditions. Jim Lawson, Director of Planning and Development, asked that the concerns of the commissioners be discussed without a full presentation by the applicant. Commissioner Berry asked why staff was recommending approval of the waiver of maximum cul-de-sac length for two streets. Bob Turner, of Public Works, stated that the variance could be supported based on the fact that each street will serve less than 35 lots. Commissioner Berry asked if the proposed intersection grades (being 5 percent instead of the 10 percent grades originally proposed) would cause any deep land cuts. Tim Daters stated that the difference would only be 2 or 3 feet in depth. Commissioner Berry asked how much of the 488 acres will be devoted to parks and open space. Mr. Daters stated that there was approximately 110 acres of park and open space in this development. He stated that the community park site was approximately 5 acres in size. Mr. Daters described the various open space areas within the development including the area around the proposed lakes. He noted that all open space and park areas will be maintained by the homeowner's association. Commissioner Berry asked if the amount of park space was adequate for a development of this size. Mr. Daters noted that there were other community parks in the area. Commissioner Berry asked staff what the standard was for park space (number of persons per acre of park). R. October 15, 1998- SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1221 Mr. Lawson stated that a member of the parks department would be called. The path areas which would connect the various phases of the subdivision were briefly discussed. Brian Day, of Parks and Recreation, stated the national standard for park space was somewhere in the range of 3 to 5 acres per 1,000 people. Commissioner Hawn noted traffic circulation concerns. The access to the development was briefly discussed. Bob Turner, of Public Works, noted that the street system within the development would be more than adequate to handle the traffic generated by the residences. There was a brief discussion relating to sidewalk construction. Mr. Daters noted that most of the streets within the subdivision would have a sidewalk on one side. He pointed out the minor residential streets within the subdivision where no sidewalk is required. Commissioner Berry asked who would maintain the pathway system. Mr. Daters stated that the property owner's association would maintain these areas. Commissioner Earnest stated that he would like for traffic impact studies to be done in the future for these types of developments. Mr. Turner stated that the traffic generated by this development will not adversely impact the area. A motion was made to approve the application as recommended by staff, including the variance for cul-de-sac lengths. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 7