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HomeMy WebLinkAboutS-0867-HHHH Staff AnalysisSeptember 14, 2000 ITEM NO.: 1 FILE NO.: S-867-HHHH NAME: Chenal Valley (Phase XIX) - Preliminary Plat LOCATION: Approximately 0.8 mile west of the future intersection of Chenal Parkway and Chenal Valley Drive (west of Gordon Road) DEVELOPER: ENGINEER: Deltic Timber Corp. White-Daters and Associates #7 Chenal Club Circle 401 S. Victory Street Little Rock, AR 72211 Little Rock, AR 72201 AREA: 79 acres NUMBER OF LOTS: 79 FT. NEW STREET: 9,000 if ZONING: R-2 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES/WAIVERS REQUESTED: 1. Variance to allow a pipe -stem lot (Lot 18, Block 92) 2. Variance to allow 10 foot rear building lines (Lots 1-3, 6-13 and 17-18, Block 93) A. PROPOSAL: The applicant proposes to subdivide 79 acres into 79 lots for single family residential development. Access to the subdivision will be from Chenal Valley Drive, which will be constructed from Chenal Parkway to the east with this development. The subdivision is proposed to be gated with private streets and developed in one phase. The applicant is proposing an alternate pedestrian circulation system for this subdivision. Instead of sidewalks along the interior streets, the applicant will September 14, 2000 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-HHHH provide a sidewalk within the interior open space areas within this subdivision. Public Works supports the pedestrian circulation plan. The applicant is requesting a variance for a pipe -stem lot (Lot 18, Block 92), at the south end of Allaines Circle. The applicant is also requesting a variance to allow a 10 foot rear yard setback line for Lots 1-3, 6-13 and 17-18, Block 93. The applicant notes that the entire Drive will be constructed with this street will start at Chenal Parkway southward west of this subdivision east and connect to Gordon Road. B. EXISTING CONDITIONS: length of Chenal Valley development. This and proceed west, turn and loop back to the The property is undeveloped and heavily wooded, with varying degrees of slope. Other phases of Chenal Valley are located to the east, east of Gordon Road. There is undeveloped R-2 zoned property to the north, west and south. There are single family residences on large tracts further to the south and southwest along Denny Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from surrounding property owners. There was no established neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Chenal Valley Drive is listed on the Master Street plan as a collector. A dedication of right-of-way to 30 feet from centerline is required. 2. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5-foot sidewalks with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 5. Easements for proposed stormwater detention facilities are required. 6. Easements shown for proposed storm drainage are required. K September 14, 2000 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: 5-867-HHHH 7. Prepare a letter of pending development addressing streetlights as required by section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 8. Abandon part of Gordon Road at the time when Chenal Valley Drive is completed and accepted for traffic. 9. Street name Aston is a duplication of existing street name. Submit alternate street names. 10. Public Works supports alternate pedestrian circulation. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comments. ARKLA: No Comments received. Southwestern Bell: No Comments received. Water: This proposed development will likely require extension of facilities within two pressure systems (West Markham and Highland Ridge) due to the elevations covered. The Water Works will work with the Engineer to develop a plan to serve all lots with adequate pressures. Fire Department: Place fire hydrants per city code. There is only one entrance to this subdivision. Contact Dennis Free at 918-3752 for details. County Planning: No Comments received. CATA: Site is not on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: No Comment. Landscape Issues: No Comment. 3 September 14, 2000 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-HHHH G. SUBDIVISION COMMITTEE COMMENT: (AUGUST 24, 2000) Tim Daters was present, representing the application. Staff briefly described the proposed preliminary plat. Staff noted that variances for a pipe -stem lot (Lot 18) and 10 foot rear building lines were needed. In response to a question from staff, Mr. Daters noted that the subdivision would be created in one phase. He noted that the entire length of Chenal Valley Drive would be constructed with this development. Mr. Daters also noted that the Public Works requirements would be complied with. The alternate pedestrian circulation system was briefly discussed. Mr. Daters noted that there will be pedestrian connections between this subdivision and other subdivisions in the area. Staff informed the applicant to meet with the Fire Department to determine if a second, emergency entrance to the subdivision is needed. 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 to staff on August 30, 2000. The revised plat addresses the issues as raised by staff and the Subdivision Committee. The zoning of the property has been noted on the plat and 25 foot platted front building lines have been shown on all of the lots. As noted in paragraph A., the applicant is requesting a variance to allow a pipe -stem lot (Lot 18, Block 92). Typically, pipe -stem lots are prohibited in residential subdivisions. Based on the property's configuration at the end of the cul-de-sac (Allaines Circle) it would be difficult to meet the minimum lot width for this lot. Therefore, staff will support the variance. The applicant is also requesting a variance to allow 10 foot platted rear building lines for Lots 1-3, 6-13 and 17-18, Block 93. This variance is requested based on the fact that the lots back up to open space areas and not other lots. Staff supports the variance as requested. The 4 September 14, 2000 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: 5-867-HHHH ordinance would typically require a 25 foot rear building setback for these lots. Otherwise, to staff's knowledge, there are no outstanding issues associated with the preliminary plat. The proposed plat should have no adverse effect 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 to allow a pipe -stem lot (Lot 18, Block 92). 3.Staff also recommends approval of the variance to allow 10 foot platted rear building lines for Lots 1-3, 6-13 and 17-18, Block 93. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2000) 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 Chairperson 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. 5 FILE NO.: S-867-HHHH NAME: Chenal Valley (Phase XIX) - Preliminary Plat LOCATION: Approximately 0.8 mile west of the future intersection of Chenal Parkway and Chenal Valley Drive (west of Gordon Road) nF.VFM0PER ENGINEER: Deltic Timber Corp. White-Daters and Associates #7 Chenal Club Circle 401 S. Victory Street Little Rock, AR 72211 Little Rock, AR 72201 AREA: 79 acres NUMBER OF LOTS: 79 FT. NEW STREET: 9,000 if ZONING: R-2 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES/WAIVERS REQUESTED: 1. Variance to allow a pipe -stem lot (Lot 18, Block 92) 2. Variance to allow 10 foot rear building lines (Lots 1-3, 6-13'and 17-18, Block 93) A. PROPOSAL: The applicant proposes to subdivide 79 acres into 79 lots for single family residential development. Access to the subdivision will be from Chenal Valley Drive, which will be constructed from Chenal Parkway to the east with this development. The subdivision is proposed to be gated with private streets and developed in one phase. The applicant is proposing an alternate pedestrian circulation system for this subdivision. Instead of sidewalks along the interior streets, the applicant will provide a sidewalk within the interior open space areas FILE NO.: S-867-HHHH (Cont.) B C. within this subdivision. Public Works supports the pedestrian circulation plan. The applicant is requesting a variance for a pipe -stem lot (Lot 18, Block 92), at the south end of Allaines Circle. The applicant is also requesting a variance to allow a 10 foot rear yard setback line for Lots 1-3, 6-13 and 17-18, Block 93. The applicant notes that the entire Drive will be constructed with this street will start at Chenal Parkway southward west of this subdivision east and connect to Gordon Road. EXISTING CONDITIONS: length of Chenal Valley development. This and proceed west, turn and loop back to the The property is undeveloped and heavily wooded, with varying degrees of slope. Other phases of Chenal Valley are located to the east, east of Gordon Road. There is undeveloped R-2 zoned property to the north, west and south. There are single family residences on large tracts further to the south and southwest along Denny Road. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from surrounding property owners. There was no established neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Chenal Valley Drive is listed on the Master Street plan as a collector. A dedication of right-of-way to 30 feet from centerline is required. 2. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5-foot sidewalks with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 5. Easements for proposed stormwater detention facilities are required. 6. Easements shown for proposed storm drainage are required. 7. Prepare a letter of pending development addressing streetlights as required by section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. P% FILE NO.: S-867-HHHH (Cont.) E F G. 8. Abandon part of Gordon Road at the time when Chenal Valley Drive is completed and accepted for traffic. 9. Street name Aston is a duplication of existing street name. Submit alternate street names. 10. Public Works supports alternate pedestrian circulation. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comments. ARF.?A: No Comments received. Southwestern Bell: No Comments received. Water: This proposed development will likely require extension of facilities within two pressure systems (West Markham and Highland Ridge) due to the elevations covered. The Water Works will work with the Engineer to develop a plan to serve all lots with adequate pressures. Fire Department: Place fire hydrants per city code. There is only one entrance to this subdivision. Contact Dennis Free at 918-3752 for details. County Planning: No Comments received. CATA: Site is not 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: (AUGUST 24, 2000) Tim Daters was present, representing the application. Staff briefly described the proposed preliminary plat. Staff noted that variances for a pipe -stem lot (Lot 18) and 10 foot rear building lines were needed. 3 FILE NO.: 5-867-HHHH (Cont. In response to a question from staff, Mr. Daters noted that the subdivision would be created in one phase. He noted that the entire length of Chenal Valley Drive would be constructed with this development. Mr. Daters also noted that the Public Works requirements would be complied with. The alternate pedestrian circulation system was briefly discussed. Mr. Daters noted that there will be pedestrian connections between this subdivision and other subdivisions in the area. Staff informed the applicant to meet with the Fire Department to determine if a second, emergency entrance to the subdivision is needed. 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 to staff on August 30, 2000. The revised plat addresses the issues as raised by staff and the Subdivision Committee. The zoning of the property has been noted on the plat and 25 foot platted front building lines have been shown on all of the lots. As noted in paragraph A., the applicant is requesting a variance to allow a pipe -stem lot (Lot 18, Block 92). Typically, pipe -stem lots are prohibited in residential subdivisions. Based on the property's configuration at the end of the cul-de-sac (Allaines Circle) it would be difficult to meet the minimum lot width for this lot. Therefore, staff will support the variance. The applicant is also requesting a variance to allow 10 foot platted rear building lines for Lots 1-3, 6-13 and 17-18, Block 93. This variance is requested based on the fact that the lots back up to open space areas and not other lots. Staff supports the variance as requested. The ordinance would typically require a 25 foot rear building setback for these lots. Otherwise, to staff's knowledge, there are no outstanding issues associated with the preliminary plat. The proposed plat should have no adverse effect on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the following conditions: 4 FILE NO.: 5-867-HHHH (Cont. 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Staff recommends approval of the variance to allow a pipe -stem lot (Lot 18, Block 92). 3. Staff also recommends approval of the variance to allow 10 foot platted rear building lines for Lots 1-3, 6-13 and 17-18, Block 93. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2000) 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 Chairperson 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. 5