HomeMy WebLinkAboutS-0867-WW Staff Analysisi
October 31, 1995
ITEM N FILE NO.: -8 7-WW
NAME: CHENAL VALLEY "DUQUESNE" COMMUNITY -- PRELIMINARY PLAT
LOCATION: Southwest of Chenal Parkway, approximately 0.25 mile
south of the Cantrell Road intersection
DEVELOPER:
ENGINEER:
Jack McCray Joe White
DELTIC FARM & TIMBER CO., INC. WHITE-DATERS & ASSOCIATES, INC.
#7 Chenal Club Circle 401 S. Victory St.
Little Rock, AR 72211 Little Rock, AR 72201
821-5555 374-1666
AREA:
81.23 ACRES NUMBER
OF
LOTS:
191 FT. NEW STREET: 12,300
ZONING:
R-2
PROPOSED
USES:
Single -Family Residential
PLANNING DISTRICT: 19
CENSUS TRACT: 42.06
VARIANCES REQUESTED: None
TATEMENT QF PROPO AL:
The applicant proposes a preliminary plat of an 81.23 acre tract
to develop a 191 lot single-family subdivision. Access to the
"Duquesne" Community is proposed to be from a single boulevard
entrance off Northfield Dr. The community is to contain 12,300
linear feet of new streets, with sidewalks, as required. A total
of 13 "tracts" are shown, these being to provide access to
abutting unplatted areas, for open space, at the boulevard
entrance and in islands in street rights -of -way, and for
stormwater detention. No variances are requested.
A. PROPOSAL RE VEST:
Planning Commission approval of a preliminary plat is
requested.
B. EXISTING CONDITIONS:
The site is undeveloped and heavily wooded. The terrain is
extremely hilly, with approximately 160 feet of grade
differential within the site.
October 31, 1995
SpBDIV'ISION
ITEM(Cont.)FILE N -8 7-WH
The existing zoning of the tract is R-2. There is an 0-2
and a C-2 tract abutting the property to the north;
otherwise, all abutting land is zoned R-2.
C. ENGINEERING/UTILITY OMME T :
Public Works Staff comments:
Implementation of the plan for Chenal Parkway for
widening of the two lane portion to the parkway to a
four -lane section, called for in the Master Street
Plan, needs to be undertaken with this development.
Northfield Dr. must be extended from the entrance to
the subdivision to Chenal Parkway to Master Street Plan
standards. The intersection of Northfield Dr. and
Chenal Parkway is to be constructed in accordance with
the Master Street Plan.
Water courses entering the tract and the planned exit
points must be shown. Rights -of -way must be dedicated
for drainage channel easements exiting the tract.
Stormwater detention is required. NPDES and grading
permits are required.
Submit a letter for street lights per Ordinance.
Water Works comments that: a) water main extensions will be
required, but that it is doubtful that the upper elevations
of the development can be served off the existing pressure
system; installation of major facilities may be needed, with
hydraulic studies being needed to determine the
requirements; and, b) annexation will be required.
Wastewater comments that Little Rock Wastewater can only
serve a part of the proposed subdivision; that the western
portion of the tract is outside the present service basin
and that pump stations will not be allowed to provide
service to this area.
Arkansas Power and Light Co. approved the submittal.
Arkansas Louisiana Gas Co. approved the submittal.
Southwestern Hell Telephone Co. approved the submittal.
The Fire Department approved the submittal, but notes that
fire hydrants will be required to be installed.
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October 31, 1995
SUBDIVISION
ITEM NO.:(ContFILE NO :n-857-WW
D. ISS ES/LE AL/TEOHN1CALLDESIGN
Sec. 31-89 requires that: a) a storm drainage analysis,
showing drainage data for all watercourses entering and
leaving the'plat"boundaries, is to be furnished; b) the
names of owners of unplatted land abutting the proposed plat
area are to be shown; c) all bearings and distances are to
be shown for all boundary lines, and the ties to all corners
of record are to be located, and sufficient curve data is to
be provided to adequately describe the curve, with the
minimum information being the radius, arc distance, delta
angle, and chord bearing and distance; d) an accurate and
adequate description of all monuments be noted, showing the
size and type of material of the monuments; and e) proposed
PAGIS monuments be shown.
Sec. 31-91 requires that the Certificates be executed.
Suggested certificate verbiage is included. Sec. 31-89
requires that the certificate include the provision that the
plat has been surveyed and duly filed for record in the
offices of the state surveyor and the county circuit
clerk/recorder within the last 7 years. The certificates
provided on the preliminary plat drawing (Surveying,
Engineering, and Planning Commission) are North Little Rock
certificates, not Little Rock certificates.
E. ANALYSIS:
The 81 acre tract, with 191 home sites and 12,300 feet of
streets, is served by way of one entrance. The internal
street system is limited to only standard residential
streets of 27 feet in width, with no collector streets
within the plat area. There is staff concern that this is
insufficient access to serve this large of an area, and that
access for emergency vehicles and residents could be limited
if the entrance roadway were blocked. It is also noted that
Northfield Dr., the collector street by which access is
taken from Chenal Parkway, runs through commercial -office
zoned property, and, once this non-residential area is
developed, traffic to the "Duquesne" community will have to
compete with the commercial traffic on Northfield Dr.
Other issues noted are easily addressed, and are routinely
remedied during the preliminary -final plat process.
October 31, 1995
SUBDIVISION
ITEM n FILE - 7-WW
F. STAFF RECOMMENDATIQN :
Staff recommends approval of the preliminary plat, subject
to the plat being amended to provide a second, or secondary,
access point to the "community" street system, and subject
to the developer agreeing on a time -table and/or "trigger"
for upgrading Chenal Parkway to Master Street Plan
standards.
SQBDIV19j1gN COMMITTEECOMMENT:
(OCTOBER 12, 1995)
Mr. Joe White, with White-Daters & Associates, Inc., was present.
Staff outlined the proposed development, and reviewed with the
applicant and the Committee members the comments contained in the
discussion outline. Mr. White responded to the Public Works
concern regarding improvements to Chenal Parkway, and stated that
there is a commitment by the developer to make the needed
improvements to Chenal Parkway as the number of lots increases.
He said that he would meet with the City Engineering staff to
reach an agreement on when the improvements would be "triggered".
Mr. White responded to the Planning staff concerns regarding the
one access point to the "community", and said that controlled and
limited access to communities are specifically desired by
residents. Mr. White reported that all deficiencies noted in the
staff outline would be addressed. The Committee forwarded the
item to the full Commission for the public hearing.
PLANNING COMMISSION ACTION:
(OCTOBER 31, 1995)
Staff reported that all issues had been resolved; that the
developer had agreed to provide a second entrance to the
development for emergency vehicle access, and approval of the
preliminary plat needed to be contingent upon that assurance.
The item was included on the Consent Agenda, and was approved in
the approval of the Consent Agenda with the vote of 9 ayes,
0 nays, 2 absent, and 0 abstentions.
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