HomeMy WebLinkAboutS-0867-LLL Staff AnalysisMarch 19, 1998
ITEM NO.: 1 FILE NO.: 5-867-LLL
NAME: Chenal Valley - Margaux Place Preliminary Plat (Phase 15)
LOCATION: South of Chenenceau Blvd. and East of Chenal Parkway
DEVELOPER:
Deltic Timber Corp.
#7 Chenal Club Blvd.
Little Rock, AR 72211
ENGINEER•
White-Daters and Assoc.
401 Victory
Little Rock, AR 72201
AREA: 106.67 acres NUMBER OF LOTS: 132
ZONING• R-2
PLANNING DISTRICT: 19
CENSUS TRACT: 42.06
VARIANCES WAIVERS REQUESTED:
FT. NEW STREET: 7,100
1. A variance to allow two (2) pipestem lots (#80 and 81,
Block 51).
2. A variance for cul-de-sac length of Marguax Drive.
A. PROPOSAL:
The applicant proposes to subdivide 106.67 acres into 132
single-family residential lots with 7,100 linear feet of new
streets.
B. EXISTING CONDITIONS:
This is=s heavily wooded area on rolling terrain much like
land developed to the east along Hinson Road and north to
Hwy. 10. There are no physical improvements at this time.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing.
March 19, 1998
SUBDIVISION
ITEM NO.: 1 Cont. FILE NO.: S-867-LLL
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Chenal Parkway is to be improved to Chenal Parkway
standards prior to the platting the 600th lot on the
north face.
2. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
3. NPDES and grading permits are required prior to
construction, site grading and drainage plan will need
to be submitted and approved. (Fill lots adjacent to
large drainage above 100 year expected flows).
4. Stormwater detention ordinance applies to this property.
5. Easements for proposed stormwater detention facilities
are required.
6. Easements for proposed storm drainage are required.
7. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
8. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
9. Prepare'a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
10. Utility excavation within proposed right-of-way shall be
per Article V of Sec. 30.
11. Chenal Parkway has a 1995 average daily traffic count of
6100.
12. Margaux Drive at Chenal Parkway has a proposed traffic
generation of 1070 vehicles per day.
13. Cul-de-sac length exceeds maximum allowed -redesign or
seek waiver.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No comments received.
ARKLA: No comments received.
Southwestern Bell: 5 foot easements requested along street
frontages.
2
March 19, 1998
SUBDIVISION
ITEM NO. 1(Cont. FILE NO.: S-867-LLL
Water: Water main extensions required. A 15-foot wide
waterline easement will be required to tie into the
south end of Bayonne Dr.
Fire Department: 1. Only one access to subdivision
2. Place fire hydrants to code.
3. Turning radii should be at least 50 feet.
County Planning: No Comments.
CATA: The property is not on a Central Arkansas Transit
bus route.
F. ISSUESITECHNICALIDESIGN:
Planning Division: No Comments.
Landscape Issues: No Comments.
G. ANALYSIS•
On March 6, 1998, a revised preliminary plat was submitted
to staff. The revised preliminary plat addresses all of the
issues raised by the Subdivision Committee. The applicant
has shown the required sidewalks on Marcella Circle.
Nineteen of the lots within this subdivision have slopes
greater than 18% and fall within the hillside regulations
(10,000 square feet minimum lot size required). Of these
lots, 94% exceed the minimum lot size. The ordinance
requires that at least 80% of the lots meet the minimum size
requirements.
The applicant is requesting a variance to allow two (2) pipe
stem lots (Lots 80 and 81, Block 51). Staff supports the
variance request.
The applicant is also requesting a variance for cul-de-sac
length of Marguax Drive (maximum length of 1,000 feet
allowed by ordinance). The cul-de-sac as shown is
approximately 1,650 feet in length. Staff supports the
variance request.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to
compliance with the conditions noted in paragraphs D and E.
Staff also recommends approval of the variances as noted in
paragraph G.
3
March 19, 1998
SUBDIVISION
ITEM NO.: 1 Cont. FILE NO.: S-867-LLL
SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 26, 1998)
Tim Daters was present, representing the application. Staff gave
a brief description of the plat, and noted the deficiencies with
the plat and the filing.
The Public Works requirements and street issues were the main
topics of conversation. Bruce Kemmet, of Public Works, reviewed
his comments with the Committee.
Mr. Daters stated that a waiver of the sidewalk for Marcella
Circle would be requested (however, the revised plat shows the
sidewalk).
After a brief discussion, the Committee forwarded the plat to the
full Commission for final action.
PLANNING COMMISSION ACTION: (MARCH 19, 1998)
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
11 ayes and 0 nays. Commissioner Adcock abstained on the
variance request for two pipestem lots.
4
FILE NO.: S-867-LLL
NAME: Chenal Valley - Margaux Place Preliminary Plat (Phase 15)
LOCATION: South of Chenenceau Blvd. and East of Chenal Parkway
DEVELOPER: ENGINEER:
Deltic Timber Corp. White-Daters and Assoc.
#7 Chenal Club Blvd. 401 Victory
Little Rock, AR 72211 Little Rock, AR 72201
AREA: 106.67 acres NUMBER OF LOTS: 132 FT. NEW STREET: 7,100
ZONING• R-2
PLANNING DISTRICT: 19
CENSUS TRACT: 42.06
VARIANCESIWAIVERS REQUESTED:
1. A variance to allow two (2) pipestem lots (#80 and 81,
Block 51).
2. A variance for cul-de-sac length of Marguax Drive.
A. PROPOSAL:
The applicant proposes to subdivide 106.67 acres into 132
single-family residential lots with 7,100 linear feet of new
streets.
B. EXISTING 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. There are no physical improvements at this time.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing.
FILE NO.: 5-867-LLL (Cont.)
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Chenal Parkway is to be improved to Chenal Parkway
standards prior to the platting the 600th lot on the
north face.
2. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
3. NPDES and grading permits are required prior to
construction, site grading and drainage plan will need
to be submitted and approved. (Fill lots adjacent to
large drainage above 100 year expected flows).
4. Stormwater detention ordinance applies to this property.
5. Easements for proposed stormwater detention facilities
are required.
6. Easements for proposed storm drainage are required.
7. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
8. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
9. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
10. Utility excavation within proposed right-of-way shall be
per Article V of Sec. 30.
11. Chenal Parkway has a 1995 average daily traffic count of
6100.
12. Margaux Drive at Chenal Parkway has a proposed traffic
generation of 1070 vehicles per day.
13. Cul-de-sac length exceeds maximum allowed -redesign or
seek waiver.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No comments received.
ARKLA: No comments received.
Southwestern Bell: 5 foot easements requested along street
frontages.
Water: Water main extensions
waterline easement will be
south end of Bayonne Dr.
required. A 15-foot wide
required to tie into the
2
NO.: S-867-LLL
Fire Department: 1. Only one access to subdivision
2. Place fire hydrants to code.
3. Turning radii should be at least 50 feet.
County Planning: No Comments.
CATA: The property is not on a Central Arkansas Transit
bus route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comments.
Landscape Issues: No Comments.
G. ANALYSIS:
On March 6, 1998, a revised preliminary plat was submitted
to staff. The revised preliminary plat addresses all of the
issues raised by the Subdivision Committee. The applicant
has shown the required sidewalks on Marcella Circle.
Nineteen of the lots within this subdivision have slopes
greater than 18% and fall within the hillside regulations
(10,000 square feet minimum lot size required). Of these
lots, 94% exceed the minimum lot size. The ordinance
requires that at least 80% of the lots meet the minimum size
requirements.
The applicant is requesting a variance to allow two (2) pipe
stem lots (Lots 80 and 81, Block 51). Staff supports the
variance request.
The applicant is also requesting a variance for cul-de-sac
length of Marguax Drive (maximum length of 1,000 feet
allowed by ordinance). The cul-de-sac as shown is
approximately 1,650 feet in length. Staff supports the
variance request.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to
compliance with the conditions noted in paragraphs D and E.
Staff also recommends approval of the variances as noted in
paragraph G.
3
FILE NO.: 5-867-LLL Cont.
SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 26, 1998)
Tim Daters was present, representing the application. Staff gave
a brief description of the plat, and noted the deficiencies with
the plat and the filing.
The Public Works requirements and street issues were the main
topics of conversation. Bruce Kemmet, of Public Works, reviewed
his comments with the Committee.
Mr. Daters stated that a waiver of the sidewalk for Marcella
Circle would be requested (however, the revised plat shows the
sidewalk).
After a brief discussion, the Committee forwarded the plat to the
full Commission for final action.
PLANNING COMMISSION ACTION: (MARCH 19, 1998)
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
11 ayes and 0 nays. Commissioner Adcock abstained on the
variance request for two pipestem lots.
4