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Home My WebLink AboutS-0867-KKKK Staff AnalysisMay 31, 2001 ITEM NO.: 1 FILE NO.: S-867-KKKK NAME: Chenal Valley (Phases 28 and 29) - Preliminary Plat LOCATION: North end of LaMarche Drive r,L+XrWT.n1Dr'0 • ENGINEER: Deltic Timber Corporation White-Daters and Associates #7 Chenal Club Circle 24 Rahling Circle Little Rock, AR 72223 Little Rock, AR 72223 AREA: 136.81 acres NUMBER OF LOTS: 205 FT. NEW STREET: 15,600 linear feet ZONING: R-2/MF-6 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 STAFF NOTE: The applicant submitted a letter to staff on May 17, 2001 requesting that this application be deferred to the July 12, 2001 Planning Commission agenda. Staff supports the deferral as requested. PLANNING COMMISSION ACTION: (MAY 31, 2001) Staff informed the Commission that the applicant submitted a letter on May 17, 2001 requesting that this item be deferred to the July 12, 2001 agenda. Staff supported the deferral request. May 31, 2001 SUBDIVISION ITEM NO.: 1 {Cont. FILE NO.: S-867-KKKK The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the July 12, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. 2 August 23, 2001 ITEM NO.: D FILE NO.: S-867-KKKK NAME: Chenal Valley (Phases 28 and 29) - Preliminary Plat LOCATION: North end of LaMarche Drive k91D0ADk1r613Di z Deltic Timber Corporation #7 Chenal Club Circle Little Rock, AR 72223 F.Wr-TNF!F.R White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 u AREA: 136.81 acres NUMBER OF LOTS: 205 FT. NEW STREET: 15,600 linear feet ZONING: R-2/MF-6 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow an alternate pedestrian circulation system. 2. A variance to allow a reduced design standard and stopping sight distance for a portion of Falstone Drive and a portion of Falstone Lane. 3. A variance to allow an increased intersection street grade for Abbotsbury Court and Fernhurst Court. A. PROPOSAL: The applicant proposes to subdivide 136.81 acres into 205 lots for single family residential development. Approximately 15,600 linear feet of new streets are August 23, 2001 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: 5-867-KKKK proposed to serve the subdivision. The applicant proposes to final plat the subdivision as follows: Phase I - Blocks 118-120 Phase II - Blocks 121-124 There is a Master Street Plan Amendment, a Land Use Plan Amendment and a rezoning associated with this preliminary plat application. (Items A-C on this agenda). The Master Street Plan shows a minor arterial running east -west through this property. The Master Street Plan amendment proposes to remove this street from the plan (Item A.). A small portion of this property is zoned MF-6 and is shown as low -density residential on the Land Use Plan. The applicant is proposing to down zone this area to R-2 (Item C.). The applicant is proposing three (3) variances for the proposed subdivision. The first is a variance to allow an alternate pedestrian circulation system. The proposed plat shows a series of all-weather pedestrian trails in lieu of sidewalks along the public streets. The second is a variance to allow a 20 miles -per -hour design standard and a 150 foot stopping sight distance for a portion of Falstone Drive (near Lots 56-58, Block 121) and a portion of Falstone Lane (near Lots 43-44, Block 121). The ordinance requires a minimum 25 mph design standard and a minimum 200 foot stopping sight distance for residential streets. The applicant is also requesting a variance to allow two (2) streets with an increased intersection street grade. The applicant proposes Abbotsbury Court (at Abington Lane) and Fernhurst Court (at Falstone Lane) with a 10 percent street grade. The maximum grade allowed by ordinance is five (5) percent. B. EXISTING CONDITIONS: The property is undeveloped and wooded with varying degrees of slope. The recently approved Valley Falls Estates Subdivision is located to the north. There is undeveloped F, August 23, 2001 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-867-KKKK property to the east, west and south. The LaMarche Place single family residential subdivision is located to the southwest. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from surrounding property owners. The Johnson Ranch and Bayonne Place Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Incorporate Master Street Plan right-of-way in preliminary plat, or petition Planning Department to amend Master Street Plan. 2. Show sidewalks on all streets or provide equal amount of pedestrian circulation trails. 3. Provide design of streets conforming to "MSP" (Master Street Plan). Construct full street improvements to these streets including 5-foot sidewalks with planned development. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6. Easements for proposed stormwater detention facilities are required. 7.Easements shown for proposed storm drainage are required. 8.Abington Court, Abington Lane, Falstone Court, and Falstone Lane must be changed to different names. Contact David Hathcock and obtain street name approval. 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. Water: No objection. Construction of Transmission Main (currently underway) is required for service. 3 August 23, 2001 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: 5-867-KKKK 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: (MAY 10, 2001) Tim Daters was present, representing the application. Staff briefly described the proposed preliminary plat, noting that a small amount of additional information needed to be shown on the plat drawing. In response to a question from staff, Mr. Daters noted that this would not be a gated subdivision and that the streets would be public. The Master Street Plan was discussed at length. Staff noted that an east -west minor arterial was shown on the Master Street Plan crossing this property. Staff suggested deferring this application so that the applicant could file a Master Street Plan amendment. This issue was discussed. 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 drawing to staff on August 7, 2001. The additional information as requested by staff at the May 10, 2001 Subdivision Committee meeting has been shown on the plat. As noted in paragraph A., there are three (3) associated applications on this agenda (Items A-C). These issues must 4 August 23, 2001 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-867-KKKK be approved by the Planning Commission prior to adoption of the preliminary plat. Also noted in paragraph A., the applicant is requesting three (3) variances as part of the preliminary plat. The first is a variance to allow an alternate pedestrian circulation system. Based on the fact that the streets proposed are to be public, Public Works staff feels that sidewalks should be constructed. Staff feels that the proposed all-weather pedestrian trails will not meet ADA requirements. Staff recommends denial of this variance. J The second is a variance to allow a reduced design standard and reduced sight stopping distance for a portion of Falstone Drive and a portion of Falstone Lane. Based on the information submitted, Public Works cannot support this variance. No justification has been provided by the applicant. The final variance is to allow an increased intersection street grade for Abbotsbury Court and Fernhurst Court. The applicant has also not supplied enough information for Public Works to support the variance. In order for Public Works to consider this design variance, street profiles would need to be submitted to Public Works for review. In addition, no justification for the variance has been supplied by the applicant. Although staff supports the concept of a single family subdivision at this location, there are several issues which need to be resolved. The Master Street Plan Amendment, Land Use Plan Amendment and rezoning of the MF-6 portion of this property must be approved by the Planning Commission (and ultimately by the Board of Directors) prior to adoption of this preliminary plat. The requested variances must also be discussed and resolved by the Planning Commission. 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. 1-i August 23, 2001 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-867-KKKK 2_ The Master Street Plan Amendment, Land Use Plan Amendment and Rezoning of the MF-6 portion of this property (Items A-C on this agenda) must be approved by the City Board of Directors. 3. Staff recommends denial of the requested variances associated with the preliminary plat. These issues must be resolved by the Commission. 4. The maintenance of the common areas (Tracts A-H) must be provided by the property owner's association and explained within the Bill of Assurance. PLANNING COMMISSION ACTION: (MAY 31, 2001) Staff informed the Commission that the applicant submitted a letter on May 17, 2001 requesting that this item be deferred to the July 12, 2001 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the July 12, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. PLANNING COMMISSION ACTION: (JULY 12, 2001) Staff informed the Commission that the applicant submitted a letter on June 25, 2001 requesting that this item be deferred to the August 23, 2001 agenda. Staff supported the deferral requested. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the August 23, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays, and 3 absent. PLANNING COMMISSION ACTION: (AUGUST 23, 2001) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter present. Staff noted that the applicant had made the following revisions in the application: 6 August 23, 2001 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: 5-867-KKKK 1.The applicant withdrew the requested variance to allow an alternate pedestrian circulation system, and noted that the sidewalks would be constructed as required by City Ordinance. 2.The applicant withdrew the requested variance for reduced design standard and stopping sight distance for Falstone Drive and Falstone Lane, and noted that the streets would conform to City Ordinance. It was noted that Public Works now supported the variance to allow increased intersection street grades for Abbotsbury Court and Fernhurst Court. v The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as amended and recommended by staff. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 7