HomeMy WebLinkAboutS-0867-C Staff Analysis1 ti
August 8, 1989
SUBDIVISION
ITEM NO.: 2 FILE NO.: S-867-C
NAME: Chenal Valley Preliminary Plat, Blocks 4 and 5
LOCATION: Located off Chenal Parkway.
DEVELOPER:
Deltic Farm & Timber
Company, Inc.
10800 Financial Centre Pkwy.
Suite 330
Little Rock, AR 72211
223-0665
ENGINEER:
White-Daters & Associates,
Inc.
401 Victory Street
Little Rock, AR 72201
374-1666
AREA: 35.54 NUMBER OF LOTS: 50 FT. NEW STREET: 6,300
ZONING: 11R-2" Single Family
PROPOSED USES: Single Family residential
PLANNING DISTRICT: 17
CENSUS TRACT: 42.03
VARIANCES REQUESTED:
1. No sidewalks within blocks.
2. Double -frontage lots, Tract A, Block 4.
3. Pipe -stem lot, Lot 12, Block 4.
August 8, 1989
SUBDIVISION
Item No. 2 (Continued
�._..... !J_ _.....
A. PROPOSAL/REQUEST:
This proposal consists of a preliminary plat including
50 single family lots with a single point of access on
a closed loop street system.
B. EXISTING CONDITIONS:
The existing terrain is intact with natural foliage.
There are street construction projects adjacent to the
subdivision plat providing for the collector street
system to serve the neighborhood.
C. ENGINEERING COMMENTS:
The preliminary street grades, drainage areas and
routing of drainage and stormwater detention should be
provided on the plat. If the street system is not to
be minor residential, center line radius waivers are
necessary. The plat should indicate the sidewalk
locations.
D. ISSUES/LEGAL/TECHNICAL/DESIGN:
The staff has pointed out in Item 1 on this agenda for
Chenal Valley, Block 3, the numerous points of legal,
technical and design concern. Those concerns apply
equally to this plat and are as follows:
The staff firmly believes that sidewalks are an
integral part of a residential neighborhood and should
be included where required by ordinance.
The use and maintenance of the several islands within
street rights -of -way should be clarified and/or their
placement within the Bill of Assurance assured.
Tract A, a border parcel to this plat, should be
identified for purposes of maintenance.
The dedication of the collectors and arterial streets
in the area that are under construction should be
provided.
Southwestern Bell Telephone has requested several
easements.
August 8, 1989
SUBDIVISION
Item No. 2 (Continued)
A sketch grading plan for the physical improvements on
the site should be provided.
The plat should limit curb cuts serving Lots 33 through
39 in accordance with the agreement signed by City and
Deltic on the occasion of the zoning plan adoption.
Staff feels four (4) common drives would serve these
lots.
E. ANALYSIS:
The Staff review of this preliminary plat indicates few
design issues. The several points made in Item D above
are the primary concerns of Staff and Engineering
department. The street system to serve this area of
the City is an important system, a large portion of
which is being constructed to collector and arterial
standards prior to the development of residential
neighborhoods. Staff feels strongly committed to
recommending the denial of sidewalk waivers and their
installation where required by ordinance. As to the
cul-de-sac length in this plat, the actual measurement
of such cul-de-sacs is still a point being argued.
However, this entire plat is a cul-de-sac with respect
to access. This access issue is a part of an overall
concern on the part of Staff and the Public Works
department, having to do with the absence of an overall
preliminary or pre -preliminary to guide the
establishment of this neighborhood. In an area being
developed as large as Chenal Valley, we feel that a
pre -preliminary should be offered for our files which
would be utilized for purposes of monitoring the
interconnection of the various residential pockets.
The primary purpose of this monitoring would be to
assure that segments of critical collectors or arterial
streets are not left undeveloped at a time when traffic
will require their placement.
The several remaining design issues to be identified by
the engineer are the twelve foot drives to the rear of
most lots. We feel these should either be wider, or
specifically identified as one way with some type of
controlling devices in place. There are several
building lines that appear to require a variance or
information supporting an 18% or greater natural grade.
The several buffers along the boundary streets should
August 8, 1989
SUBDIVISION
Item No. 2 (Continued)
be placed within the public right-of-way for title
purposes rather than their inclusion within a common
open space. Staff feels that their placement in the
right-of-way will not deter maintenance on the part of
the adjacent property owners.
Our last point of concern is that the Engineering Staff
does not have a sketch grading plan for this project
indicating the change in terrain associated with
construction of streets and other physical
improvements.
F. STAFF RECOMMENDATION:
Staff recommends approval of the preliminary plat
subject to the resolution of the several items pointed
out in our analysis.
SUBDIVISION COMMITTEE COMMENT: (July 27, 1989)
Mr. Joe White was present representing the application. Mr.
White described the preliminary plat and various elements of
the proposal. He indicated that this plat, unlike the
previous Chenal submittal on Block 3, did not provide for
rear access lots and that the building lines would be the
required 25 feet. He pointed out that this design, much
like Block 3, also constitutes a single cul-de-sac as far as
principal access is concerned. He also identified the open
space common to the various owners that will be controlled
and maintained by the Property Owners Association. These
are strips of land primarily around Lots 24 through 31 and
Lot 32. That side of the plat abuts a collector street.
There will be a maximum of eight lots, according to Mr.
White, that will take immediate access from the collector
and, in line with the rezoning agreement signed by Chenal,
the lots will have a limited number of curb cuts. He
indicated that four or five might be acceptable.
A general discussion followed during which one of the
Committee members pointed out the drainage area across the
rear of Lots 9 through 14 and the problems with controlling
fences and other physical improvements within that
floodplain of Rock Creek. The discussion resulted in a
suggestion that Mr. White review with the owner the
possibility of reducing the depth of these lots and
transferring that property to the golf course.
August 8, 1989
SUBDIVISION
Item No. 2 (Continued)
Several of the items discussed need introduction in the Bill
of Assurance. Mr. White promised to provide a Bill of
Assurance on this plat prior to the public hearing which
will address these issues. Access to the golf course was
suggested if, in fact, golf carts are permitted to access
the course from this neighborhood. Mr. White was directed
to work with the street names and house numbers so as to
provide a coherent identity to each element of this street
system. He was also instructed to provide for the record
the pre -preliminary, or overall, street networking for the
entire single family development of Chenal Valley.
PLANNING COMMISSION ACTION: (August 8, 1989)
The applicant was represented by Mr. Joe White. There were
no objectors. After a brief discussion, the Commission
determined it appropriate to place this item on the consent
agenda for approval. A motion to approve this application
as recommended by staff passed by a vote of 7 ayes, 0 noes
and 4 absent. (It was noted for the record that this item
will be submitted to the Board of Directors for a variance
ordinance to allow no sidewalks within blocks, double
frontage lots in Tracts A and B, and pipe -stem on Lot 12,
Block 4.)
ORDINANCE 15,_751_
AN ORDINANCE AMENDING CHAPTER 31 OF
THE CODE OF ORDINANCES OF THE CITY OF
LITTLE ROCK, ARKANSAS PROVIDING FOR
VARIANCES AND WAIVERS OF SIDEWALK,
DOUBLE FRONTAGE LOTS AND PIPE -STEM LOT
REQUIREMENTS.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF
LITTLE ROCK, ARKANSAS.
SECTION 1. That Chapter 31 of the Code of Ordinances
be amended to provide for variances and waivers of certain
requirements within the Subdivision Regulations of the City
of Little Rock for 10henal Valley Preliminary Plat, Blocks 4
and 5 as follows:
Subsection a. That Section 31-175 of the Code of
Ordinances be amended to provide for a waiver of sidewalks
within blocks and that Section 31-232 of the Code of
Ordinances be amended to provide for a waiver of the
prohibition of double frontage lots and pipe -stem lots.
SECTION 2. This ordinance shall take effect thirty
(30) days from and after its passage.
PASSED: September 19, 1989
ATTEST:
APPROVED:
Robbie Hancock Sharon Priest
Asst. Cit Clerk Vice Mayor
1. Meeting Date: September 19, 1989
2. Case No.: S-867-C
3. Request: Waiver of sidewalks, double frontage lots
and pipe -stem lots.
4. _Location: Chenal Valley Preliminary Plat, Blocks 4
and 5.
5. Owner/Applicant: White-Daters & Associates
6. Existing Status: The existing terrain is intact with
natural foliage. There are streets constructed
adjacent to the subdivision plat providing for the
collector street system to serve the neighborhood.
(Zoned "R-2")
7. Proposed Use: Single Family Residential
8. Staff Recommendation: Approval subject to resolution
of several items.
9.. Planning Commission Recommendation.: Approval with
waivers requested.
10. Conditions or Issues Remaining..to be Resolved: None.
11. Right -of -Way Issues: None.
12. Recommendation Forwarded With: A vote 7 ayes, 0 noes,
4 absent.
13. Objectors: None.
14. Neighborhood Plan: No. 17 - Chenal Valley.
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