HomeMy WebLinkAboutS-1221-K Staff AnalysisJanuary 9, 2020
ITEM NO.: 1 FILE NO.: S-1221-K
NAME: Chenal Valley Phase 18-1 Revised Preliminary Plat
LOCATION: South of Chalamont Drive between Chalamont Place and Challain Drive
DEVELOPER:
Potlatch Deltic Real Estate, LLC
7 Chenal Club Boulevard
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Potlatch Deltic Real Estate, LLC /Owner
White-Daters & Associates, Inc./Agent
SURVEYOR/ENGINEER:
White-Daters & Associates, Inc.
AREA: 29.98 acres
WARD: 5
CURRENT ZONING:
VARIANCE/WAIVERS-
NUMBER OF LOTS: 52
PLANNING DISTRICT: 19
R-2 Single -Family
1. Allow 20-foot front building line.
2. Allow 7-foot side building line.
3. Advanced site grading.
BACKGROUND:
FT. NEW STREET: 2900 LF
CENSUS TRACT: 42.13
The proposed preliminary plat is a revision to a previous preliminary plat approved in
1999. This plat would create 52 lots on approximately 30-acres. The street layout is
slightly changed from Cherain Court forming a loop upon itself and a termination in a
cul-de-sac to two culs-de-sac streets. This is one of the last remaining portions of the
initial preliminary plat setting off over 900 residential lots.
The property is zoned R-2, allowing for the development of single-family homes. Lots in
the R-2 zone are required to have a minimum of 7,000 square feet of area, a minimum
January 9, 2020
SUBDIVISION
M NO.: 1 (Cont,) FILE NO.: S-1221-K
lot width of 6-U feet, and a depth of no less than 100 fire. Tine front yard setback- is to u-
no less than 25-feet, side yard setbacks of 10% of the lot width, but not to exceed 8-feet,
and rear vards of no less than 25-feet; however, corner lots may reduce the rear yard to
8-feet provided the exterior side yard is 25-feet.
are requested to reduce the front yard setback to 20-feet arid uie side bulidii �
Variances
line to 7-feet.
Another variance is requested for advance site grading to undertake site work during the
construction of infrastructure. This would allow the earthwork to balance on the site and
prevent the need to carry material from the site.
A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT:
This project contains approximately 29.98-acres and is located south of Chalamont
Drive, near the intersection with Talmont Drive. The parcel is currently zoned
R-2. The developer would like to revise this area of the previously approved
preliminary plat.
Variances are requested for a 20-foot front building line and a 7-foot side building
line, as well as for advance grading for the site to conduct grading work with the
installation of infrastructure to eliminate the hauling material on public streets.
Q �vlcTli•IC_` f�C'1�iniTiflNC•
T tie site is undeveloped, heavily wooded, and sloping terrain.
Single-family subdivisions are located to the east, west, and north.
The land to the south is also undeveloped, heavily wooded with sloping terrain.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or neighborhood associations. Notice of the public hearing was sent to all abutting
property owners and the Talmont Place Property Owners Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
A grading permit in accordance with Section 29-186 (c) & (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
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January 9, 2020
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1221-K
and approved prior to the start of construction. Is a variance being requested
to advance grade future phases or to advance grade the lots with the
construction of the street and drainage infrastructure?
2. Storm water detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owners association.
3. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
4. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
5. Street lights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Street lights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineer Greg Simmons
at 379-1813 for more information.
6. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 South Broadway, (501) 379-1805 (Travis Herbner) for
more information.
7. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements located in the right-of-way.
8. Will the subdivision construction be phased?
9. Damage to public and private property due to hauling operations or operation
of construction -related equipment from nearby construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
10. All public drainage easements must be unobstructed and access provided to
the public right-of-way by constructed infrastructure and/ or documented on
the final plat.
11. All public drainage easements must contain drainage infrastructure approved
by the City of Little Rock Public Works Department.
12. A raised pedestrian table with appropriate striping and signage in
conformance with City of Little Rock and ADA standards should be installed
at the proposed pedestrian path.
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January 9, 2020
SUBDIVISION
ITEM NO.: 1 (Cont.) -FILE NO.: 5-1221-K
C. V i li-I itSlRRE DEPAR i uli ENT/PARKSi%COUNTY PLANNING.
Little Rock Water Reclamation Authorit : Sewer main extension required with
easements if new sewer service is required fcr this project.
Entergy
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. The easements are not shown on
this plot. Entergy would require 5' easement for UG primary. The loop would be
served from Chalamont Drive. Contact Entergy in advance to discuss electrical
service requirements, or adjustments to existing facilities (if any) as this project
proceeds.
CenterPoint Energy: No comment received.
AT & T : No comment received.
Central Arkansas Water:
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Till l..ei1L101 I_% N llaas Water IGgl�ireli�enis in G 1Gl+L =1L Lile :Imv V7 rli uL 7. 7 Y L7
service must be met.
PIPacP si,hmit plans for water facilities and/or fire protection system to Central
Arkansas Water for revie::,. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding proced� gyres for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
Fire Department.
Maintain Access:
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.
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January 9, 2020
SUBDIVISION
ITEM NO.. 1(Cont.)FILE NO.: 5-1221-K
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.
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 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
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:
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 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
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January 9, 2020
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1221 K
F BUiLUNG CODESiLANDSCAPE:
Building Code:
n:__1_ Drive
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Oing.le r�ccess Drive Or 52 L-ols needs to be reviewed by rile IVlars'll 11 s %jillil1e for
aiiowed access.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: December 11, 2019
The applicant was present_ Staff presented the item
Planning staff asked if the subdivision would be phased and if so to show it on the
plat.
Public "Works noted the request and requirement for an advance grading variance.
Thy rc 1einc olcn rlisnmicsinn of +hc nerrlec+rien nuth rrnssinn (`hornin (vn«irh P jihlir
1 eav
11�/ 1._ a J L..: table
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vvor l<s requested a raised pedestrian Ian +.able w.itl i appropriate su ipii g and signrage.
Comments from other departments and reviewing agencies were noted and the
applicant was advised to submit responses by December 18, 2019.
The committee forwarded the item to the full commission for consideration
ANALYSIS:
A revised plat was submitted adding a notation for the pedestrian crossing of
Cherrain Court to be marked with striping, signage and landscape feature.
The number of proposed lots has been reduced to 46, this is due to making some
lots wider and reducing the length of the west cul-de-sac.
The subdivision is proposed to be constructed in a single phase.
A pedestrian walk is shown one the west side of Cherrain Place, the entry drive
from Chalamont Drive. The aforementioned pedestrian crossing of Cherrain Court
is a part of a pedestrian path allowing pedestrian access from the exterior lots on
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January 9, 2020
SUBDIVISION
ITEM NO.: 1 Cont. FILE NO.: S-1221-K
the south part of the subdivision to traverse the development along a central
axis with a pedestrian path from the cul-de-sac in the core of the neighborhood
through a common area tract, crossing Cherrain Court and continuing on through
another common area tract to along an emergency access way to connect to
Chalamont Drive.
Stormwater detention would be provided in two ponds.
Centralized mail delivery would be provided at a mail kiosk near the entrance to
the subdivision. A vehicular pull -off lane is shown by the kiosk.
A variance is requested to provide a 20-foot front building line and a 7-foot side
building line. These variances are reasonable and will provide for sufficient
setbacks and efficient use of the property.
Public Works finds the proposed signage and striping request for the pedestrian
crossing on Cherrain Place to be an acceptable alternative to the pedestrian table
due to the number of vehicles projected to use the street.
Public Works also supports the advance grading permit to allow sitework in
conjunction with the construction of infrastructure to not have material leaving the
site along public roadways.
STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat and variances subject
to compliance with the comments and conditions outlined in paragraphs D, E and
F and the staff analysis in the agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the "staff recommendation"
above. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff, including all staff comments and conditions. The
vote was 10 ayes, 0 noes, and 1 absent.
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