HomeMy WebLinkAboutS-0867-HHH Staff AnalysisFebruary 5, 1998
ITEM NO.• A FILE NO.: S-867-HHH
NAME: Chenal Valley - Bayonne Preliminary Plat (PH. 14-D)
LOCATION: A large tract of land lying south of Chenenceau Blvd.
and east of Chenal Parkway.
DEVELOPER•
Deltic Timber Corporation
#7 Chenal Valley Circle
Little Rock, AR 72211
821-5555
ENGINEER•
White-Daters and Assoc., Inc.
401 Victory Street
Little Rock, AR 72201
374-1666
AREA: 99.0 acres NUMBER OF LOTS: 150 FT. NEW STREET: 9,260
ZONING: R-2 ALLOWED USES: Single Family
PROPOSED USE: Single Family
VARIANCES WAIVERS REQUESTED:
1. Pipe stem lots (33, 34 and 35)
2. Sidewalks as an interpretation of how the ordinance should
apply.
BACKGROUND•
This large tract is a continuing development of the north slope,
Deltic Development. The area was reflected on the Deltic Plan
and City Land Use Plan as single family.
A. PROPOSAL/REQUEST:
To develop 150 lots in a conventional subdivision format,
public streets and utilities.
B. EKISTING CONDITIONS:
This is a heavily wooded area on rolling terrain much like
land developed to the east along Hinson Road and north to
Hwy. 10. Then are no physical improvements at this time.
February 5, 1998
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-HHH
C. NEIGHBORHOOD COMMENTS:
None received at this writing. However all the abutting
lands are Deltic.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. NPDES and grading permits are required prior to
construction, site grading and drainage plan will need
to be submitted and approved.
2. Stormwater detention ordinance applies to this property.
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Provide striping and signage plans for the development,
Traffic Engineering approval.
5. Prior to construction obtain barricade permit for work
done within right-of-way.
6. All new street names approved.
7. All streets shall conform to centerline radii, tangent
distances, and street grades per MSP and be shown on the
plat.
8. Bayonne Drive, Bayonne Court, and Nemours Drive need to
be designed to standard residential street standards
their entire length and not be reduced to minor
residential street standards in any portion of the
street. Therefore sidewalks apply.
E. UTILITIES•
Wastewater: Sewer main extension required with easements.
AP&L: No comment at this writing.
Arkla: OK as submitted.
Southwestern Bell: An additional 5 foot easement beyond the
street right-of-way along all front lot line.
Water: Water main extension, required.
Fire Department:
County Planning: No comment, inside city.
CATA: No bus service this area.
Planning Division: No comment on plat.
Landscape: No comment on plat.
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February 5, 1998
SUBDIVISION
ITEM NO.: A Cont. FILE NO.: S-867-HHH
F. ISSUES/TECHNICAL/DESIGN:
1. 30 feet minimum on pipe stems on lots
2. Vicinity map needs work.
3. Show building line on Lots 48-50, Block 25
4. Show narrow dimension on Tract E, where do Tracts E and
F separate.
5. Show contours on Lots 31, 32, 33, Block 25.
6. Show sidewalks on balance of Bayonne Dr. (at cul-de-
sac) also on Nemours Dr. and Bayonne Court.
7. Show city limits.
8. Discuss commitment to widen Chenal relative to abutting
property development.
G. ANALYSIS
This is a well -thought through plat and appears to work at
every design level. The several items in issues -above are
typical kinds of plat issues and staff feels comfortable
that they can be resolved.
H. STAFF RECOMMENDATIONS:
Approval of the plat subject to resolving the points in
Public Works, Engineering write-up as well as planning
comments.
SUBDIVISION COMMITTEE COMMENT:
(NOVEMBER 20, 1997)
The applicant was represented by the engineer for the plat.
Numerous questions were posed abut street design, width of
pipestems. Mr. white, the engineer, was asked to discuss the
commitment on Deltics part to build the remaining lanes on Chenal
Parkway. Mr. White stated that he believed that 600 lots along
the corridor was the key but that he would check. Sidewalk
waivers were discussed with staff and commission requesting a
basis for the deletion at the cul-de-sac ends. Mr. White said
that he thought policy permitted reduction to minor street
standards in these designs where the street narrows to serve a
few lots.
The Committee wanted more on this. It will require full
discussion at the public hearing. A question arose about what
was the future use of the large green space along Chenal Parkway.
The answer was permanent open space due to severe grades and very
steep slopes along Chenal Parkway.
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February 5, 1998
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: 5-867-HHH
PLANNING COMMISSION ACTION:
(DECEMBER 18, 1997)
Staff reported to the Commission this applicant has requested
that this plat be deferred to the regular public hearing on
February 5, 1998. It was reported there are apparently some
concerns from property owners in the Johnson Ranch area as well
as property owners immediately to the north along Bayonne Drive
and other adjacent streets.
After a brief discussion, the Commission determined that this
item should be placed on the Consent Agenda for deferral to allow
sufficient time for the applicant to meet with the neighborhood.
A motion was made to defer the application to February 5, 1998.
A vote on the motion produced 11 ayes, 0 nays and 0 absent.
F
PLANNING COMMISSION ACTION:
(FEBRUARY 5, 1998)
Tim Daters was present, representing the application. There were
several persons present with concerns. Staff gave a description
of the preliminary plat. Staff stated that the plat had been
revised, adding only 26 lots to the Bayonne Subdivision.
Tom Beach, of the Bayonne Subdivision, addressed the Commission.
He stated that several of the residents of the subdivision had
not seen the revised plat.
The Chairman instructed the applicant to meet with the residents
in the hall and describe the revised plat to them.
Tim Daters and Tom Beach returned to the hearing room. Mr.
Daters stated that he had explained the revised plat to the
interested parties. Mr. Beach stated the residents were
satisfied with the plat and that no further changes would be made
to the plat. Mr. Daters confirmed that this plat would finish
the Bayonne Subdivision.
A motion was made to approve the preliminary plat as revised by
the applicant. The motion passed by a vote of 10 ayes, 0 noes
and 1 absent.
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