HomeMy WebLinkAboutS-1221-F Staff AnalysisMarch 10, 2011
ITEM NO.: 1 FILE NO.: S-1221-F
NAME: Chalamont — Chenal Valley Phase 18-K Revised Preliminary Plat
LOCATION: Located North of Chalamont Drive, just South of Joe T. Robinson School
DEVELOPER:
Deltic Timber Corporation
7 Chenal Club Boulevard
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 26.8 acres
CURRENT ZONING:
NUMBER OF LOTS: 82
R-2, Single-family
LANNING DISTRICT: 19 — Chenal
CENSUS TRACT: 42.11
VARIANCESNI/AIVERS REQUESTED:
FT. NEW STREET: 3170 LF
1. A variance from Section 31-256 to allow a front building line on a residential lot of
twenty (20) feet.
2. A variance from Section 31-256 to allow a ten (10) foot front building line on
residential Lots 9, 23, 24 and 63.
3. A variance from Section 36-254(2) to allow side yard setback on each side of the lot
at five (5) feet.
4. A variance from the City's Land Alteration Ordinance to allow grading of future
phases with the development of Phase I.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting to amend the previously approved preliminary plat for
Phase 18 of the Chalamont Subdivision. The applicant is requesting three (3)
variances from various City ordinances. The request includes a variance from
March 10, 2011
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1221-F
the City's Subdivision Ordinance to allow a front building line of 20-feet and
5-foot side yard setbacks for all the lots proposed for development. Lots 9, 23,
24 and 63 are indicated with a 10-foot front building line. The request also
includes a variance from the City's Land Alteration ordinance to allow grading of
the entire development with the construction of street improvements in Phase I.
The subdivision is proposed in four (4) phases with 20 lots developed in the first
phase, 16 lots in the second phase, 20 lots in the third phase and 26 lots
developed in the final phase. The average lot sizes proposed are 60-feet by
150-feet and 60-feet by 120-feet. The development is indicated with 3,170 linear
feet of new public street constructed to residential street standard. A secondary
emergency access is proposed to connect to an existing paved parking area
located on the adjacent private recreational area and extend to this subdivision
via a 16-foot all weather emergency access.
B. EXISTING CONDITIONS:
The site is wooded sloping upward from the street to the north. North of the site
proposed for development is Joe T. Robinson School and to the west is a private
recreational facility. East of the site is a developed single-family subdivision,
Bronte Court. South of the site is Chalamont Drive, which as been constructed to
Master Street Plan standard. Across Chalamont Drive is the Challain Place
Subdivision.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property owners.
All abutting property owners of the site, the Coalition of West Little Rock
Neighborhoods and the Duqesne Place Property Owners Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of the street conforming to the
Master Street Plan. Construct street improvements to these streets with the
planned development.
2. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
3. 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
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March 10, 2011
SUBDIVISION
ITEM NO.: 1 (Cont.
E.
FILE NO.: S-1221-F
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. A variance is
being requested for advanced grading of future phases with the
development of the first phase.
4. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
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. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
7. 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 Engineer 379-1813
(Steve Philpott) for more information.
8. Since the streets are proposed to be 24 feet in width, show on the plan the
area of streets where parking will be restricted to one side.
9. Hammerheads should be designed to be at least 80 feet in length and the
same width as the street. A hammerhead built to this standard should be
provided Caurel Court.
10. The applicant proposes an emergency access across another property.
Provide proof of access granted by adjacent property owner. Today the
emergency access route is barricaded, not permitting access.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Enter : Additional easements are required. A ten -foot easement is required to
extend from the existing subdivision to the east to the proposed Caurel Lane.
Center -Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request to water service must be met. A water main extension will be
needed to provide water service to this property. Please submit plans for water
facilities to Central Arkansas Water for review. Plan revision may be required
after additional review. Contact Central Arkansas Water regarding procedures
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March 10, 2011
SUBDIVISIO
ITEM NO.: 1(Cont_
F.
G
FILE NO.: S-1221-F
for installation of water facilities. Approval of plans by Central Arkansas Water,
the Arkansas Department of Health Engineering Division and Little Rock Fire
Department is required. 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. 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).
Fire Department: Place fire hydrants per code. The proposed secondary access
may not be adequate to serve the development. Contact the Little Rock Fire
Department to discuss secondary access alternatives.
County Planning: No comment.
CATA: The site is not located near a dedicated CATA Bus Route.
Parks and Recreation: No comment.
ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
SUBDIVISION COMMITTEE COMMENT:
(February 17, 2011)
Mr. Joe White and Mr. Tim Daters of White-Daters and Associates were present
representing the request. Staff presented an overview of the development
stating there were few outstanding technical issues associated with the request
in need of addressing prior to the Commission acting on the request. Staff
questioned if the development would request a fence height variance for the lots
abutting the school. Staff questioned if the development would request a
variance to allow an increased size for the subdivision identification sign.
Public Works comments were addressed. Staff questioned if advanced grading
was being requested. Staff stated the hammerheads should be designed to
allow at least an 80-foot length and to be the same width as the street to allow for
proper maneuvering.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action,
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March 10, 2011
SUBDIVISION
ITEM NO_: 1 (Cont.) FILE NO.: S-1221-F
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing the issues
raised at the February 17, 2011, Subdivision Committee meeting. The applicant
has indicated the subdivision identification sign will be a maximum of six (6) feet
in height and thirty-two (32) square feet in area. The subdivision identification
sign is consistent with signage allowed per the zoning ordinance. The applicant
has indicated a fence height variance for the proposed subdivision will not be
required. The revised site plan increases the length of the hammerhead turn
arounds as requested by Public Works staff.
The request includes a variance from the City's Land Alteration Ordinance to
allow advanced grading of the lots with the installation of the basic infrastructure.
The applicant has indicated the need to grade the entire site is to allow the site to
balance eliminating the need to haul excess materials from the site.
The request is to amend the previously approved preliminary plat for Phase 18 of
the Chalamont Subdivision. The are variances from the City's Subdivision
Ordinances to allow a front building line of 20-feet and 10-feet and 5-foot side
yard setbacks. Lots 9, 23, 24 and 63 are indicated with a 10-foot front building
line. The remaining lots are indicated with a 20-foot front building line. All lots
are proposed with five (5) foot side yard setbacks.
The subdivision is proposed in four (4) phases with 20 lots developed in the first
phase, 16 lots in the second phase, 20 lots in the third phase and 26 lots
developed in the final phase. The average lot sizes proposed are 60-feet by
150-feet and 60-feet by 120-feet. The development is indicated with 3,170 linear
feet of new public street constructed to residential street standard. A secondary
emergency access is proposed to connect to an existing paved parking area
located on the adjacent private recreational area and extend to this subdivision
via a 16-foot all weather emergency access. A portion of the subdivision is not
located within the City limits of the City of Little Rock. The applicant has
indicated Lots 9 - 19 will not be developed until the lots are annexed into the City
of Little Rock.
The applicant has indicated a number of the streets will be constructed to a minor
residential street standard. These streets will be constructed with 24-feet of
pavement within a 45-foot right of way. Although the Master Street Plan allows
for streets to be constructed to this standard the City typically restricts parking to
one side of a minor residential street. Public Works staff has requested the
applicant include on the preliminary and final plats the location of the restricted
parking. The applicant has not done so. Staff recommends the area of restricted
parking be included on the preliminary and final plats.
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March 10, 2011
SUBDIVISION
ITEM NO.: 1 (Cont.
FILE NO.: S-1221-F
Staff is supportive of the request to allow the subdivision of this property. The
development is proposed consistent with the City's Future Land Use plan for this
site with an overall density of 3.06 units per acre. To staff's knowledge there are
no remaining outstanding technical issues associated with the request. Staff
feels the subdivision and the associated variances is appropriate for the area.
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.
Staff recommends approval of the following variance request:
1. A variance from Section 31-256 to allow a front building line on a residential
lot of twenty (20) feet.
2. A variance from Section 31-256 to allow a ten (10) foot front building line on
residential Lots 9, 23, 24 and 63.
3. A variance from Section 36-254(2) to allow side yard setback on each side of
the lot at five (5) feet.
4. A variance from the City's Land Alteration Ordinance to allow grading of
future phases with the placement of the basic infrastructure within the
development.
Staff recommends the applicant provide on the preliminary and final plats the
area of restricted parking on the streets proposed with 24-feet of pavement.
PLANNING COMMISSION ACTION: (MARCH 10, 2011)
Mr. Tim Daters and White Daters and Associates was present representing the request.
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 following variance request:
1. A variance from Section 31-256 to allow a front building line on a residential lot of
twenty (20) feet.
2. A variance from Section 31-256 to allow a ten (10) foot front building line on
residential Lots 9, 23, 24 and 63.
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March 10, 2011
SUBDIVISION
ITEM NO.: 1 (Cont.
FILE NO.: S-1221-F
3. A variance from Section 36-254(2) to allow side yard setback on each side of the lot
at five (5) feet.
4. A variance from the City's Land Alteration Ordinance to allow grading of future
phases with the placement of the basic infrastructure within the development.
Staff also presented a recommendation the applicant provide on the preliminary and
final plats the area of restricted parking on the streets proposed with 24-feet of
pavement.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 11 ayes,
0 noes and 0 absent.
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