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HomeMy WebLinkAboutS-0867-AAAAA Staff AnalysisSubdivision Committee Comments ITEM NO.: 2 May 22, 2003 FILE NO.: S- 867-XXXX NAME: Chenal Valley Phase XXVIII and XXIX Revised Preliminary Plat LOCATION: North of LaMarche Drive, west of Rahling Road, east of Chenal Parkway and south of Valley Falls Estates Planning Staff Comments: 1. Provide notification of abutting property owners complete with the certified abstract list, notice form with affidavit executed and proof of mailing. C.O 2. Indicate general public access to the passive park to the west. "60 3. Describe the construction materials of the all weather trails. -� 4. Indicate how residents not located adjacent to the trail systems will access the trail system without walking in the streets. Variance/Waivers: 1. Waiver of Master Street Plan requirement for the placement of sidewalks. 2. A variance to allow 20 mph and 150' SSD Design for Flastone Drive in the vicinity of crest curve at Lots 56 — 58, Block 121 and Flastone Lane in the vicinity of Lots 43 and 44, Block 121. c 3. A variance to allow an increased street intersection grade at Abbotsbury Court and Fernhurst Court. I=61 mylyffmY" 1. This proposal is to substitute pedestrian trails for street -side sidewalks. 2. Identify the specific locations and grades requested for variances. Utilities and Fire Department/County Planning: Wastewater: A sewer main extension will be required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. 0 ., N. Central Arkansas Water: Installation of water facilities will be required in order to provide adequate fire protection and water service to this property. All Central Arkansas Water requirements in effect at the Ime of request for water service must be met. Requirements for this development have been taken into consideration when installing the existing infrastructure in this area. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, May 28, 2003. June 12, 2003 ITEM NO.: 2 FILE NO.: S- 867-XXXX NAME: Chenal Valley Phase XXVIII and XXIX Revised Preliminary Plat LOCATION: North of LaMarche Drive, west of Rahling Road, east of Chenal Parkway and south of Valley Falls Estates DEVELOPER: Deltic Timber Corporation #7 Chenal Club Circle Little Rock, AR 72223 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 136.81 acres NUMBER OF LOTS: 201 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 — Chenal Planning District CENSUS TRACT: 42.11 VARIANCESMAIVERS REQUESTED: FT. NEW STREET: 15,600 1. A waiver of the Master Street Plan requirement to place sidewalks within the subdivision and to allow an alternative pedestrian circulation system. 2. 20 mph and 150-foot SSD design for Flastone Lane and Flastone Drive. 3. Intersection street grade at Abbotsbury Court and Fernhurst Court. BACKGROUND: The Commission reviewed this request at their August 23, 2001 Public Hearing. The applicant proposed to subdivision this 136.81 acre tract into 205 single-family residential lots. The applicant proposed construction of 15,600 linear feet of new street to serve the subdivision. The applicant proposed 'to final plat the subdivision in two phases. Phase I was to include Blocks 118-120 and Phase I I was to include Blocks 121-124. June 12, 2003 SUBDIVISION ITEM NO.: 2 FILE NO.: S- 867-XXXX There were three additional items concerning the area at the August 23, 2001 Public Hearing. The applicant requested a Master Street Plan Amendment, a Land Use Plan amendment and a rezoning request. The Master Street Plan at the time indicated a Minor Arterial running east -west through the property. The abandonment of the Minor Arterial was approved by the Commission at the August 23, 2001 Public Hearing. A small portion of this property was zoned MF-6 and was shown as Low Density Residential on the Land Use Plan. The applicant requested the site be down zoned to R-2 and the Land Use Plan be amended to Single Family. These two request were also approved by the Commission at their August 23, 2001 Public Hearing. At the time of the proposal the applicant requested three variances for the proposed subdivision. The first was a variance to allow an alternative pedestrian circulation system. The proposed plat indicated a series of all-weather pedestrian trails in lieu of sidewalks along the public streets. The applicant withdrew their request prior to the Public Hearing. The second variance was to allow a 20 mile -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. This variance request was also withdrawn by the applicant prior to the August 23, 2001 Public Hearing. Public Works has reviewed the current request and has approved the applicant to begin construction of the streets in the subdivision, based on the previously approved preliminary plat, with reduced design standards. The final requested variance was to allow two (2) streets with an increased intersection street grade. The applicant proposed Abbotsbury Court (at Abington Lane) and Fern hurst Court (at Falstone Lane) with a 10 percent street grade. The maximum grade allowed by ordinance is five (5) percent. This request was supported by Public Works and approved by the Planning Commission with the previous proposal at the August 23, 2001 Public Hearing. Per the Subdivision Ordinance, a preliminary plat approved by the Planning Commission shall be effective and binding upon the Commission for one (1) year from the date of approval or as long as work is actively progressing, at the end of which time the final plat application for the subdivision must have been submitted to the planning staff. The applicant has indicated through correspondence with staff that work has been progressing and the applicant has been working to final plat the development. The water and wastewater lines have been installed and the streets for the first phase are currently under construction. Staff feels the applicant has an approved preliminary plat and the request is only for modifications to the previously approved plat. A. PROPOSAL: The current proposal includes the alternative pedestrian circulation system and the request to allow a 20 miles -per -hour design standard at 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 two (2) issues 2 June 12, 2003 SUBDIVISION ITEM NO.: 2 FILE NO.: S- 867-XXXX related to the street request have been previously approved. The requested waiver is to continue the development of the streets based on the design agreed to by the applicant and staff. The waiver request before the Commission is the consideration of the all weather trail system in lieu of sidewalks to serve the subdivision. The trail system will be constructed of asphalt materials to allow the areas to be ADA compliant. B. EXISTING CONDITIONS: The site is undeveloped and wooded with varying degrees of slope. The Valley Falls Estates Subdivision is located to the north. There is undeveloped 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 one informational phone call from the Margeaux Place Property Owners Association. All abutting property owners and the Johnson Ranch and the Margeaux Place Property Owners Associations were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. This proposal is to substitute pedestrian trails for street -side sidewalks. 2. Identify the specific locations and grades requested for variances. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: A sewer main extension will be required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Ener : Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Installation of water facilities will be required in order to provide adequate fire protection and water service to this property. All Central Arkansas Water requirements in effect at the time of request for water service must 3 June 12, 2003 SUBDIVISION ITEM be met. Requirements for this development have been taken into consideration when installing the existing infrastructure in this area. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DES[GN: Plannina Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 22, 2003) Mr. Joe White of White-Daters and Associates was present representing the application. Staff briefly described the proposed preliminary plat stating the plat was previously reviewed and approved by the Commission. Staff stated the request before the commission was the consideration of all weather trails to service as an alternative pedestrian circulation system. Staff noted that a small amount of additional information needed to be shown on the plat drawing. In response to a question from staff, Mr. White noted that the development would not be gated and the streets would be public. There was a general discussion concerning the all weather trails and the lack of connectivity of the residents located to the north to the trail system. Staff stated they were supportive of the request to allow trails as an alternative to sidewalks but requested all residents have access to the trail system without having to travel in the city streets. Mr. White stated he would consider adding additional cut -through to allow the residents to the north and south access to the trail system. The requested variance for the street design standard and stopping distance was discussed. Public Works commented additional information would be required before a determination could be made with regard to support for the request. Mr. White stated the streets were under construction. He stated the street design was based on an agreement made with Public Works staff and the developer. Mr. White stated two variances related to street issues had been resolved to his 4 June 12, 2003 SUBDIVISION ITEM NO.: 2 FILE NO.: S- 867-XXXX knowledge and the only item before the Commission was the allowance of the alternative trail/sidewalk issue. The comments from the various other agencies and departments were noted. Staff suggested the applicant contact these individually if there any specific question. There were no additional comments for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat drawing to staff on August 28, 2003. The additional information as requested by staff at the May 22, 2003 Subdivision Committee meeting has been shown on the plat. The applicant has noted the construction material of the all weather trail system. The trails will be constructed of asphalt to allow the trails to be ADA compliant with the exception of a few locations where the grade will not allow compliance. The applicant has also indicated connectivity of the northern areas to the trail system by allowing easements along additional lot lines as proposed for the southern connection. Staff feels this is a better solution than previously submitted. The current proposal allows most residents access to the trails without walking in the city streets to access the system. The applicant has also indicated access to the city park located west of this site will be accomplished from an extension of Chenal Valley Drive. The desire of the developer is to allow trails in the area, which would allow residents to access the system and travel to and from the city park and other neighborhoods. To staffs knowledge there are no outstanding issues associated with the proposed preliminary plat. The lot configuration and street design is very much similar to the previously approved preliminary plat. The exception is the allowance of all weather trails to act as an alternative pedestrian circulation system. This development is somewhat similar to the development pattern in the area and should have minimal to no adverse impact on the surrounding neighborhoods. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested waiver of the Master Street Plan requirement to install sidewalks within the subdivision and to allow all weather trails as an alternative pedestrian circulation system. 5 June 12, 2003 SUBDIVISION ITEM NO.: 2 (co FILE NO.: S- 867-XXXX PLANNING COMMISSION ACTION: (JUNE 12, 2003) Mr. Joe White of White-Daters and Associates was present representing the application. There were no objectors present. Staff presented a recommendation of approval of the requested preliminary plat subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation of approval of the requested waiver of the Master Street Plan requirement to install sidewalks within the subdivision and to allow all weather trails as an alternative pedestrian circulation system. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. C. June 12, 2003 ITEM NO.: 2 FILE NO.: S- 867-XXXX NAME: Chenal Valley Phase XXVIII and XXIX Revised Preliminary Plat LOCATION: North of LaMarche Drive, west of Rahling Road, east of Chenal Parkway and south of Valley Falls Estates DEVELOPER: Deltic Timber Corporation #7 Chenal Club Circle Little Rock, AR 72223 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 1.36.81 acres NUMBER OF LOTS: 201 FT. NEW STREET: 15,600 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 — Chenal Planning District CENSUS TRACT: 42.11 VARIANCES/WAIVERS REQUESTED: 1. A waiver of the Master Street Plan requirement to place sidewalks within the subdivision and to allow an alternative pedestrian circulation system. 2. 20 mph and 150-foot SSD design for Flastone Lane and Flastone Drive. 3. Intersection street grade at Abbotsbury Court and Fernhurst Court. BACKGROUND: The Commission reviewed this request at their August 23, 2001 Public Hearing. The applicant proposed to subdivision this 136.81 acre tract into 205 single-family residential lots. The applicant proposed construction of 15,600 linear feet of new street to serve the subdivision. The applicant proposed to final plat the subdivision in two phases. Phase I was to include Blocks 118-120 and Phase 11 was to include Blocks 121-124. June 12, 2003 SUBDIVISION ITEM NO.: 2 FILE NO.: S- 867-XXXX There were three additional items concerning the area at the August 23, 2001 Public Hearing. The applicant requested a Master Street Plan Amendment, a Land Use Plan amendment and a rezoning request. The Master Street Plan at the time indicated a Minor Arterial running east -west through the property. The abandonment of the Minor Arterial was approved by the Commission at the August 23, 2001 Public Hearing. A small portion of this property was zoned MF-6 and was shown as Low Density Residential on the Land Use Plan. The applicant requested the site be down zoned to R-2 and the Land Use Plan be amended to l;ingle Family. These two request were also approved by the Commission at their August 23, 2001 Public Hearing. At the time of the proposal the applicant requested three variances for the proposed subdivision. The first was a variance to allow an alternative pedestrian circulation system. The proposed plat indicated a series of all-weather pedestrian trails in lieu of sidewalks along the public streets. The applicant withdrew their request prior to the Public Hearing. The second variance was to allow a 20 mile -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. This variance request was also withdrawn by the applicant prior to the August 23, 2001 Public Hearing. Public Works has reviewed the current request and has approved the applicant to begin construction of the streets in the subdivision, based on the previously approved preliminary plat, with reduced design standards. The final requested variance was to allow two (2) streets with an increased intersection street grade. The applicant proposed 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. This request was supported by Public Works and approved by the Planning Commission with the previous proposal at the August 23, 2001 Public Hearing. Per the Subdivision Ordinance, a preliminary plat approved by the Planning Commission shall be effective and binding upon the Commission for one (1) year from the date of approval or as long as work is actively progressing, at the end of which time the final plat application for the subdivision must have been submitted to the planning staff. The applicant has indicated through correspondence with staff that work has been progressing and the applicant has been working to final plat the development. The water and wastewater lines have been installed and the streets for the first phase are currently under construction. Staff feels the applicant has an approved preliminary plat and the request is only for modifications to the previously approved plat. A. PROPOSAL: The current proposal includes the alternative pedestrian circulation system and the request to allow a 20 miles -per -hour design standard at 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 two (2) issues 2 June 12, 2003 SUBDIVISION ITEM NO.: 2 FILE NO.: S- 867-XXXX related to the street request have been previously approved. The requested waiver is to continue the development of the streets based on the design agreed to by the applicant and staff. The waiver request before the Commission is the consideration of the all weather trail system in lieu of sidewalks to serve the subdivision. The trail system will be constructed of asphalt materials to allow the areas to be ADA compliant. B. EXISTING CONDITIONS: The site is undeveloped and wooded with varying degrees of slope. The Valley Falls Estates Subdivision is located to the north. There is undeveloped 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 one informational phone call from the Margeaux Place Property Owners Association. All abutting property owners and the Johnson Ranch and the Margeaux Place Property Owners Associations were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. This proposal is to substitute pedestrian trails for street -side sidewalks. 2. Identify the specific locations and grades requested for variances. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: A sewer main extension will be required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Installation of water facilities will be required in order to provide adequate fire protection and water service to this property. All Central Arkansas Water requirements in effect at the time of request for water service must K June 12, 2003 SUBDIVISION ITEM NO.: 2 FILE NO.: S- 867-XXXX be met. Requirements for this development have been taken into consideration when installing the existing infrastructure in this area. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 22, 2003) Mr. Joe White of White-Daters and Associates was present representing the application. Staff briefly described the proposed preliminary plat stating the plat was previously reviewed and approved by the Commission. Staff stated the request before the commission was the consideration of all weather trails to service as an alternative pedestrian circulation system. Staff noted that a small amount of additional information needed to be shown on the plat drawing. In response to a question from staff, Mr. White noted that the development would not be gated and the streets would be public. There was a general discussion concerning the all weather trails and the lack of connectivity of the residents located to the north to the trail system. Staff stated they were supportive of the request to allow trails as an alternative to sidewalks but requested all residents have access to the trail system without having to travel in the city streets. Mr. White stated he would consider adding additional cut -through to allow the residents to the north and south access to the trail system. The requested variance for the street design standard and stopping distance was discussed. Public Works commented additional information would be required before a determination could be made with regard to support for the request. Mr. White stated the streets were under construction. He stated the street design was based on an agreement made with Public Works staff and the developer. Mr. White stated two variances related to street issues had been resolved to his 4 June 12, 2003 SUBDIVISION ITEM NO.: 2 H ILE NO.: S- 867-XXXX knowledge and the only item before the Commission was the allowance of the alternative trail/sidewalk issue. The comments from the various other agencies and departments were noted. Staff suggested the applicant contact these individually if there any specific question. There were no additional comments for discussion. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised preliminary plat drawing to staff on August 28, 2003. The additional information as requested by staff at the May 22, 2003 Subdivision Committee meeting has been shown on the plat. The applicant has noted the construction material of the all weather trail system. The trails will be constructed of asphalt to allow the trails to be ADA compliant with the exception of a few locations where the grade will not allow compliance. The applicant has also indicated connectivity of the northern areas to the trail system by allowing easements along additional lot lines as proposed for the southern connection. Staff feels this is a better solution than previously submitted. The current proposal allows most residents access to the trails without walking in the city streets to access the system. The applicant has also indicated access to the city park located west of this site will be accomplished from an extension of Chenal Valley Drive. The desire of the developer is to allow trails in the area, which would allow residents to access the system and travel to and from the city park and other neighborhoods. To staffs knowledge there are no outstanding issues associated with the proposed preliminary plat. The lot configuration and street design is very much similar to the previously approved preliminary plat. The exception is the allowance of all weather trails to act as an alternative pedestrian circulation system. This development is somewhat similar to the development pattern in the area and should have minimal to no adverse impact on the surrounding neighborhoods. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested waiver of the Master Street Plan requirement to install sidewalks within the subdivision and to allow all weather trails as an alternative pedestrian circulation system. 5