HomeMy WebLinkAboutS-0867-FF Staff AnalysisFILE-867-FF
NAME: Chenal Valley Preliminary Plat - Blocks 36-47 Phase X
LOCATION: On the east side of Chenal Parkway, north and south of
the intersection with Chenal Club Blvd.
DEVELOPER:
ENGINEER•
DELTIC FARM AND TIMBER CO. INC. WHITE-DATERS AND ASSOCIATES, INC.
Chenal Club Circle 401 Victory Street
Little Rock, AR 72211 Little Rock, AR 72201
821-5555 374-1666
AREA: 175.65 acres NUMBER OF LOTS: 253 FT. NEW STREET: 24,570 ft.
ZONING: R-2 Single Family
PLANNING DISTRICT: 19
PROPOSED USES: Single Family
Residences
CENSUS TRACT: 42.06
VARIANCES RE IIR TED:
1. Minor street designations (Auriel, Berrien, Piney, LaTour,
Aldan)
2. 10% and 7 % grades at intersections (a) LaMarche,
(b) Shambord Lane, (c) Frecourt Lane, (d) Piney at LaMarche
Drive, (e) Martel Court
3. 100 foot horizontal radius on Piney Drive and Talais
4. Pipe -stem lots for Lots 9 and 10 of Block 36
STATEMENT OF PROPOSAL:
This applicant proposes a preliminary plat in several stages
consisting of single family lots with numerous loop streets with a
single corridor access tied to a collector street exiting upon the
Chenal Parkway. There are several variances requested with the
justification as follows. The minor residential street request
involves streets with few lots and no thru traffic. The
intersection grade request involve minor intersections with no thru
traffic. The horizontal radius is justified due to limited access
and limiting geometrics. The sidewalk scheme is offered in lieu of
the original hiking and jogging trail system. The several 15 foot
building setback lines are requested to conform with those
instances where the 18% ordinance allowable cannot be met.
FILE NO,: 5-867-FF
A. PROPOSAL RE QEST:
That the Planning Commission approve a preliminary plat with
multiple phases on a single point of access. Utilizing a
divided street entry as a continuing development format for
the Chenal valley Subdivision that is, neighborhoods designed
to create a sense of community and reduce traffic flow through
residential streets.
B.' EXISTING CONDITIONS:
The existing properties have been modified, only with respect
to the adjacent Chenal Parkway. This land mass is in its
natural form with natural vegetation.
C. ENGINEERING/UTILITY „COMMENTS:
1. LaMarche Blvd. should be a collector street at 36 feet of
pavement in a 60 foot right-of-way to the end of the
current street.
2. Sidewalks should be indicated on Auriel, Alban Lane and
LaTour Lane.
3. Martel Street name has a conflict with an existing Martel
Street.
4. Sewer line extension is required. No pump stations
allowed on new development without prior approval of
Waste Water Utility.
5. An acreage charge of $300 per acre applies on this water
district. Part of this area cannot be served off of the
West Markham system. Upper elevations will require a
feeder main from the Highland Ridge system or a pump
station.
6. Show all street names.
D. ISSUESILEGAL LECHNI_CALIDESIGN:
1. Complete the ownership certificate.
2. Provide an engineer's seal on the drawings.
3. Show a tie between this sidewalk system and the jogging
trail if possible and appropriate.
4. Place a north arrow on Sheet 2.
5. Provide clarification of the plat boundaries, especially
along the Parkway.
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FILE NO.: S-867-FF
6. Provide drainage information, quantities, etc. , both
into and exiting the site.
7. Provide information as to any adjacent approved phases.
8. Provide a phasing plan.
9_ Bellgrade Drive should be two streets with a break at the
easternmost intersection.
10. Provide PAGIS information.
11. Show all street grades.
E. ANALYSIS:
The Planning staff view of this preliminary plat is that there
are few, if any, significant issues to resolve. Most of the
items noted in this write-up are of a design or technical
nature which should be easily resolved on the drawing. As to
the variances requested, the minor street designations are of
no serious consequence since they do not serve significant
residential units. For the street grades at intersections,
staff will defer to Public works to investigate these further
and report as well as the horizontal radius on the street
intersection.
The 15 foot setbacks which are indicated and meet the 18%
grade requirement are allowed by ordinance and will not
require a variance. As to the several instances where they
apparently will not meet that grade requirement, there does
not appear to be a problem with permitting this setback.
The sidewalks as shown require additional discussion with the
staff for resolution since there are apparently several
additional streets which may require sidewalk.
F. STAFF RECOMMENDATIONS:
The staff recommends approval of this preliminary plat subject
to the resolution of the design issues pointed out in the
paragraphs above. Staff understands that the engineer will
revise the plat to deal with the sidewalk and 18% grade
issues.
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SUBDIVISION COMMITTEE COMMENT:
FILE NO.: S-867-FF
(JANUARY 7, 1993)
Mr. Joe White of the White-Daters firm was present representing
this application. Mr. White in discussions with the Committee and
staff agreed to make several changes in line with the
recommendations. However, he pointed out that the sidewalk
proposals which are before the Commission he felt better suited the
circumstance and will, in fact, replace part of the originally
approved jogging trail system.
The staff offered only one item for specific discussion that being
the single point of entry street, its length and width. Mr. White
offered that the design which was presented include a divided
street for a significant portion of its length. Plus, the looping
arrangement of a number of the roadways provides alternate means of
access through the neighborhood should a blockage occur at one
point. Jerry Gardner, of the Public Works Department, indicated
that this appeared to be an acceptable approach and perhaps the
collector standard would not be required. Mr. White indicated that
he desired to meet with the staff in the coming week for purposes
of resolving the sidewalk locations and a couple of other issues.
Staff agreed to meet and perform this review.
aT LKNING COMMISSION ACTION:
(JANUARY 26, 1993)
Staff reported to the Commission that all of the various items
discussed at the Subdivision Committee level have been resolved,
and a revised preliminary plat submitted. There were no remaining
issues. There were no objectors in attendance.
After a brief discussion, the Commission
item on the Consent Agenda for approval.
was made. The motion passed by a vote of
1 absent.
determined to place this
A motion to that effect
10 ayes, 0 nays and
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1. Meeting Date: March 2, 1993
2. Case No.: S-867-FF
3. Reguest: To vary the design standards of the subdivision
for Chenal Valley Phase X for grades, street designation,
turning radius and pipe -stem lots.
4. Location: East side of Chenal Parkway at Chenal Club Blvd.
5. Owner/Applicant: Deltic Farm and Timber Company
6. Existing Status: Vacant/natural tree covered
7. Pro used Use: Single Family lots
8. Staff Recommendation: Approval of plat and variances
9. Planning Commission Recommendation: Approval of plat and
variances
10. Conditions or Issues Remaining to be Resolved: None
11. Right -of -Way Issues: None
12. Recommendation Forwarded With: A vote of 10 ayes, 0 noes
and 1 absent.
13. Oblectors: None
14. Neighborhood Plan: Chenal (19)