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HomeMy WebLinkAboutS-0867-IIII Staff AnalysisApril 19, 2001 ITEM NO.: 3 FILE NO.: S-867-IIII NAME: Chenal Valley Subdivision (Blocks 83-117) - Preliminary Plat LOCATION: Along the west side of Chenal Parkway north of Chenal Club Circle, and at the north end of and west of Gordon Road DEVELOPER: RWaTNEER Deltic Timber Corporation White-Daters and Associates #7 Chenal Club Circle 24 Rahling Circle Little Rock, AR 72223 Little Rock, AR 72223 AREA: 365 acres NUMBER OF LOTS: 688 FT. NEW STREET: 24,850 linear feet ZONING: R-2/MF-6/C-2 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow an alternate pedestrian circulation system. 2. A variance from the maximum cul-de-sac length standards for Commentry Place. 3. A variance to allow lots that exceed the maximum lot width -to - depth -ratio. A. PROPOSAL: The applicant proposes to subdivide 365 acres into 688 single family residential lots, with approximately 24,850 linear feet of new streets. The property is located along the west side of Chenal Parkway and north and west of Gordon Road, surrounding the Chenal golf course. As part April 19, 2001 SUBDIVISION ITEM NO.: 3 (Cont.) of the plat, the developer proposes Drive to the west and extend around subdivision and eventually loop back The overall plat is made up of eight communities. FILE NO.: S-867-IIII to extend Chenal Valley the perimeter of the to Chenal Parkway. ( 8 ) small gated The applicant is proposing rear access to a number of the lots within the subdivision. The applicant is also proposing an alternate pedestrian circulation system in lieu of sidewalks for the subdivision. A variance for the alternate pedestrian system has been requested. The proposed rear access drives and pedestrian path are shown on the attached plat sketch. The applicant has noted that there will be a five (5) foot sidewalk along one side and a paved bike path along both sides of Chenal Valley Drive. The applicant is also requesting a variance to allow the following lots that exceed the maximum lot width -to -depth ratio: Lots 21-22, 39-40 and 42, Block 96 Lot 50, Block 99 The final variance requested by the applicant is for the maximum cul-de-sac length of Commentary Place. The proposed cul-de-sac is approximately 2,400 feet in length. The ordinance allows a maximum cul-de-sac length of 750 feet. Please see the attached preliminary plat sketch for the proposed lot and street designs. The subdivision will be developed in the following phases: I - Blocks 92-95 II - Blocks 99-104 III - Blocks 89-91 IV - Blocks 96-97 V - Block 98 VI - Blocks 112-117 VII - Blocks 83-84 VIII - Blocks 85-88 IX - Blocks 105-111 B. EXISTING CONDITIONS: The site is undeveloped and wooded, with varying degrees of slope. A portion of the proposed subdivision (along Chenal Parkway) is zoned MF-6 and C-2, with the remainder being zoned R-2. There is undeveloped R-2 zoned property north, south and west of the proposed subdivision, with the Chenal golf course within the interior of the proposed single family lots. There are areas of multifamily zoning to the o: April 19, 2001 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-867-IIII northeast and southeast as noted on the attached area zoning map. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the surrounding property owners. There was no established neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Submit streetlight plans to Traffic Engineering prior to construction, including junction boxes and conduits at intersection of Chenal Valley Drive and Chenal Parkway. 2. With development intensity now apparent, Chenal Valley Drive will require traffic circles (roundabouts) at Germay Blvd., Corlay Blvd., and the Wildwood collector. 3. Denny Road will require right turn lanes and left turn lanes at the Gordon Road and Wildwood collector intersections. 4. Minimum radius on Chenal Valley Drive will be 275 feet unless super -elevation is used. 5. Show the unnamed MSP collector located at the northwest corner of the plat. Add design for turnout. The exact location of this unnamed collector must be approved by Public Works. 6. The City of Little Rock will not be responsible for any private lot drainage problems that may occur and will not maintain street or drainage facilities in private subdivisions. 7. Street names are not approved. See David Hathcock for approval. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 9. Show easements for proposed storm drainage, including channels and pipes outside the Chenal Valley Drive right-of-way as previously required in street plans submitted. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Entergy: No Comment received. 3 April 19, 2001 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-867-IIII ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: Water main extensions are required. Acreage charges apply. Service will be from two (2) different pressure systems. Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. G. SUBDIVISION COMMITTEE COMMENT: (MARCH 29, 2001) Tim Daters was present, representing the application. Staff briefly described the proposed preliminary plat, noting several items needing to be shown on the plat drawing. Staff noted that the MF-6 and C-2 zoned property along Chenal Parkway needed to be down -zoned to R-2. The proposed alternate pedestrian circulation system was briefly discussed. Bob Turner, Director of Public Works, noted that this proposal was a good idea. Tim Daters noted that there would be a sidewalk and bike lanes along Chenal Valley Drive. Mr. Turner noted that traffic circles were needed along Chenal Valley Drive, as noted in comment #2, within paragraph D. of this report. He noted that these traffic circles were needed to help keep speeds down along this street. Other Public Works issues were briefly discussed. It was noted that a variance from the maximum cul-de-sac length standards had been requested for Commentry Place. 4 April 19, 2001 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: 5-867-IIII After the discussion, the Committee forwarded the preliminary plat to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat sketch to staff on April 4, 2001. The revised plat addresses the issues as raised by staff and the Subdivision Committee. The revised plat shows the pedestrian circulation system more clearly. As noted earlier, the applicant is requesting a variance to allow an alternate pedestrian circulation system in -lieu of sidewalks. The proposed system of paths will tie the individual gated subdivisions to each other, the sidewalk/bike paths along Chenal Valley Drive and to the golf cart path throughout the golf course. Public Works has noted approval of this variance, as this type of alternate pedestrian circulation system has been approved for and worked well in other subdivisions in this general area. The applicant is proposing rear access drives to a number of the lots within this plat. Where these rear drives are proposed, the applicant has shown "no access" easements along the front of the lots as requested by staff. The applicant is also requesting a variance from the maximum lot width -to -depth ratio for the six (6) lots as noted in paragraph A. The ordinance requires that a lot be no more than three (3) times as deep as the lot is wide. Based on the configuration of the overall property near the southeast corner of the plat, staff feels that the variance request is reasonable. The lots in question are just a small percentage over the maximum ratio allowed. 7 The applicant is also requesting a variance to allow a cul- de-sac street (Commentary Place) with a length in excess of the maximum length allowed by ordinance. The proposed cul- de-sac is approximately 2,400 linear feet in length. The ordinance allows a maximum cul-de-sac length of 750 feet. Public Works supports the variance as requested based on the fact that the proposed cul-de-sac will serve only 21 lots. 5 April 19, 2001 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-867-IIII As noted in paragraph D., Public Works is requiring traffic circles along Chenal Valley Drive which are intended to serve as traffic calming devices. The applicant has met with Public Works and notes that approved traffic calming devices will be constructed along Chenal Valley Drive as required by Public Works, however these devices may be something other than traffic circles. In any event, these traffic calming devices must be approved by Public Works prior to any construction. As staff noted at the Subdivision Committee meeting, portions of this property along Chenal Parkway are zoned MF-6 and C-2. These areas need to be down -zoned to R-2. The applicant has noted that a rezoning application will be filed for the June 14, 2001 Planning Commission agenda. Otherwise, to staff's knowledge, there are no outstanding issues associated with the preliminary plat, as the applicant has done an adequate job in addressing the issues as originally raised by staff. The proposed plat should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Staff recommends approval of the variance for increased lot width -to -depth ratio for the lots as noted in paragraph A. 3. Staff recommends approval of the variance to allow an alternate pedestrian circulation system. 4. Staff also recommends approval of the variance from the maximum cul-de-sac length standards for Commentry Place. 5. The MF-6 and C-2 zoning along Chenal Parkway must be rezoned to R-2 prior to any final platting. PLANNING COMMISSION ACTION: (APRIL 19, 2001) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. April 19, 2001 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-867-IIII The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. 7 FILE NO.: S-867-IIII NAME: Chenal Valley Subdivision (Blocks 83-117) - Preliminary Plat LOCATION: Along the west side of Chenal Parkway north of Chenal Club Circle, and at the north end of and west of Gordon Road DEVELOPER: ENGINEER: Deltic Timber Corporation White-Daters and Associates #7 Chenal Club Circle 24 Rahling Circle Little Rock, AR 72223 Little Rock, AR 72223 AREA: 365 acres NUMBER OF LOTS: 688 FT. NEW STREET: 24,850 linear feet ZONING: R-2/MF-6/C-2 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05 VARIANCES/WAIVERS REQUESTED: 1.A variance to allow an alternate pedestrian circulation system. 2.A variance from the maximum cul-de-sac length standards for Commentry Place. 3. A variance to allow lots that exceed the maximum lot width -to - depth -ratio. A. PROPOSAL: The applicant proposes to subdivide 365 acres into 688 single family residential lots, with approximately 24,850 linear feet of new streets. The property is located along the west side of Chenal Parkway and north and west of Gordon Road, surrounding the Chenal golf course. As part of the plat, the developer proposes to extend Chenal Valley Drive to the west and extend around the perimeter of the FILE NO.: S-867-IIII (Cont. subdivision and eventually loop back to Chenal Parkway. The overall plat is made up of eight (8) small gated communities. The applicant is proposing rear access to a number of the lots within the subdivision. The applicant is also proposing an alternate pedestrian circulation system in lieu of sidewalks for the subdivision. A variance for the alternate pedestrian system has been requested. The proposed rear access drives and pedestrian path are shown on the attached plat sketch. The applicant has noted that there will be a five (5) foot sidewalk along one side and a paved bike path along both sides of Chenal Valley Drive. The applicant is also requesting a variance to allow the following lots that exceed the maximum lot width -to -depth ratio: Lots 21-22, 39-40 and 42, Block 96 Lot 50, Block 99 The final variance requested by the applicant is for the maximum cul-de-sac length of Commentary Place. The proposed cul-de-sac is approximately 2,400 feet in length. The ordinance allows a maximum cul-de-sac length of 750 feet. Please see the attached preliminary plat sketch for the proposed lot and street designs. The subdivision will be developed in the following phases: I - Blocks 92-95 II - Blocks 99-104 III - Blocks 89-91 IV - Blocks 96-97 V - Block 98 VI - Blocks 112-117 VII - Blocks 83-84 VIII - Blocks 85-88 IX - Blocks 105-111 B. EXISTING CONDITIONS: The site is undeveloped and wooded, with varying degrees of slope. A portion of the proposed subdivision (along Chenal Parkway) is zoned MF-6 and C-2, with the remainder being zoned R-2. There is undeveloped R-2 zoned property north, south and west of the proposed subdivision, with the Chenal golf course within the interior of the proposed single family lots. There are areas of multifamily zoning to the northeast and southeast as noted on the attached area zoning map. 2 FILE NO.: S-867-IIII (Cont. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the surrounding property owners. There was no established neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Submit streetlight plans to Traffic Engineering prior to construction, including junction boxes and conduits at intersection of Chenal Valley Drive and Chenal Parkway. 2. With development intensity now apparent, Chenal Valley Drive will require traffic circles (roundabouts) at Germay Blvd., Corlay Blvd., and the Wildwood collector. 3. Denny Road will require right turn lanes and left turn lanes at the Gordon Road and Wildwood collector intersections. 4. Minimum radius on Chenal Valley Drive will be 275 feet unless super -elevation is used. 5. Show the unnamed MSP collector located at the northwest corner of the plat. Add design for turnout. The exact location of this unnamed collector must be approved by Public Works. 6. The City of Little Rock will not be responsible for any private lot drainage problems that may occur and will not maintain street or drainage facilities in private subdivisions. 7. Street names are not approved. See David Hathcock for approval. 8. Plans of all work in right-of-way shall be submitted fox approval prior to start of work. 9. Show easements for proposed storm drainage, including channels and pipes outside the Chenal Valley Drive right-of-way as previously required in street plans submitted. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Entergy: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment received. 3 FILE NO.: S-867-IIII (Cont.) F. G. Water: Water main extensions are required. Acreage charges apply. Service will be from two (2) different pressure systems. Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. County Planninq: No Comment received. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. SUBDIVISION COMMITTEE COMMENT: (MARCH 29, 2001) Tim Daters was present, representing the application. Staff briefly described the proposed preliminary plat, noting several items needing to be shown on the plat drawing. Staff noted that the MF-6 and C-2 zoned property along Chenal Parkway needed to be down -zoned to R-2. The proposed alternate pedestrian circulation system was briefly discussed. Bob Turner, Director of Public Works, noted that this proposal was a good idea. Tim Daters noted that there would be a sidewalk and bike lanes along Chenal Valley Drive. Mr. Turner noted that traffic circles were needed along Chenal Valley Drive, as noted in comment #2, within paragraph D. of this report. He noted that these traffic circles were needed to help keep speeds down along this street. Other Public Works issues were briefly discussed. It was noted that a variance from the maximum cul-de-sac length standards had been requested for Commentry Place. After the discussion, the Committee forwarded the preliminary plat to the full Commission for final action. 4 FILE NO.: 5-867-IIII (Cont.) H. ANALYSIS: The applicant submitted a revised preliminary plat sketch to staff on April 4, 2001. The revised plat addresses the issues as raised by staff and the Subdivision Committee. The revised plat shows the pedestrian circulation system more clearly. As noted earlier, the applicant is requesting a variance to allow an alternate pedestrian circulation system in -lieu of sidewalks. The proposed system of paths will tie the individual gated subdivisions to each other, the sidewalk/bike paths along Chenal Valley Drive and to the golf cart path throughout the golf course. Public Works has noted approval of this variance, as this type of alternate pedestrian circulation system has been approved for and worked well in other subdivisions in this general area. The applicant is proposing rear access drives to a number of the lots within this plat. Where these rear drives are proposed, the applicant has shown "no access" easements along the front of the lots as requested by staff. The applicant is also requesting a variance from the maximum lot width -to -depth ratio for the six (6) lots as noted in paragraph A. The ordinance requires that a lot be no more than three (3) times as deep as the lot is wide. Based on the configuration of the overall property near the southeast corner of the plat, staff feels that the variance request is reasonable. The lots in question are just a small percentage over the maximum ratio allowed. The applicant is also requesting a variance to allow a cul- de-sac street (Commentary Place) with a length in excess of the maximum length allowed by ordinance. The proposed cul- de-sac is approximately 2,400 linear feet in length. The ordinance allows a maximum cul-de-sac length of 750 feet. Public Works supports the variance as requested based on the fact that the proposed cul-de-sac will serve only 21 lots. As noted in paragraph D., Public Works is requiring traffic circles along Chenal Valley Drive which are intended to serve as traffic calming devices. The applicant has met with Public Works and notes that approved traffic calming devices will be constructed along Chenal Valley Drive as 5 FILE NO.: 5-867-IIII (Cont. required by Public Works, however these devices may be something other than traffic circles. In any event, these traffic calming devices must be approved by Public Works prior to any construction. As staff noted at the Subdivision Committee meeting, portions of this property along Chenal Parkway are zoned MF-6 and C-2. These areas need to be down -zoned to R-2. The applicant has noted that a rezoning application will be filed for the June 14, 2001 Planning Commission agenda. Otherwise, to staff's knowledge, there are no outstanding issues associated with the preliminary plat, as the applicant has done an adequate job in addressing the issues as originally raised by staff. The proposed plat should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Staff recommends approval of the variance for increased lot width -to -depth ratio for the lots as noted in paragraph A. 3. Staff recommends approval of the variance to allow an alternate pedestrian circulation system. 4. Staff also recommends approval of the variance from the maximum cul-de-sac length standards for Commentry Place. 5. The MF-6 and C-2 zoning along Chenal Parkway must be rezoned to R-2 prior to any final platting. PLANNING COMMISSION ACTION: (APRIL 19, 2001) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. C