Loading...
HomeMy WebLinkAboutS-0867-WWWWW LStaff AnalysisAugust 18, 2005 ITEM NO.: F FILE NO.: S-867-WWWWW NAME: Chenal Valley Phase 30 and 31 Preliminary Plat LOCATION: Located on LaMarch Drive, East of Falstone Boulevard DEVELOPER: Deltic Timber Corporation 7 Chenal Club Boulevard Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 115 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT MBER OF LOTS: 227 R-2, Single-family 19 - Chenal 42.11 FT. NEW STREET: 14,400 LF VARIANCESMAIVERS REQUESTED: A waiver of the Master Street Plan requirement of sidewalk construction and to be allow alternative pedestrian circulation system within the subdivision. A. PROPOSAUREQUEST: The applicant is proposing the subdivision of this 115 acre tract into 227 single- family residential lots averaging 85-feet by 135-feet or 11,475 square feet in area. The applicant has indicated a density of 1.97 units per acre consistent with the development pattern in the area. The applicant has indicated the development will be constructed in three phases with Blocks 125-126 being constructed in the first phase. The second phase will consist of Blocks 129-130 and Lots 1-22 Block 127 and Lots 14-37 Block 128. The final phase will consist of Block 131 and Lots 23-74 Block 127 and Lots 1-13 Block 128. August 18, 2005 SUBDIVISION ITEM NO.: F Cont. FILE NO.: S-867-WWVWVW The applicant has indicated streets will be constructed to Master Street Plan standards but is requesting a waiver of the Master Street Plan requirement for the placement of sidewalks. The applicant is requesting an alternative pedestrian circulation system within the subdivision in the form of pedestrian trails through tracts of open space. The applicant has indicated the trail will be constructed of a hard packed surface to allow access to the trails throughout the year. The applicant has indicated through the Bill of Assurance the maintenance of the trails and open space tracts will be addressed. B. EXISTING CONDITION The site is a vacant tree covered site extending from Rahling Road to LaMarche Drive. Current there are new homes under construction in Chenal Valley Phases 28 and 29 located to the west of the site. Valley Falls Estates is located to the north of the site and Charleston Heights is located to the east of the site. The site is currently zoned R-2, Single-family with a portion of the property adjacent to Rahling Road zoned MF-6. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. The Aberdeen Court Property Owners Association, the Maywood Manor Neighborhood Association, the Bayonne Place Property Owners Association, the Margeaux Place Property Owners Association and all abutting property owners were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Lamarche Drive is classified on the Master Street Plan as a collector street. A dedication of right-of-way of 60 feet will be required. Complete construction to the adjacent property. 2. Within the site, provide designs of streets conforming to the Master Street Plan. Minimum radius on Brionne Circle must be 150 feet, being too long for classification as a minor residential loop street. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan, on all but legal loop streets and cul-de-sacs. The alternative pedestrian circulation system proposed satisfies this requirement in the west and south portions of the development. However, additional sidewalks and/or pathways are required in the northeast sector of the property. We suggest extending an alternative pathway from Block 128 across Blocks 130 and 127 to Brionne Circle, and installing a sidewalk completely around Brionne Circle with 2 August 18, 2005 SUBDIVISION ITEM NO.: F Cont. FILE NO.: S-867-WWWWW sidewalk connection to and along the eastern portion of Evran Lane. Add sidewalk along one side of Brionne Lane with appropriate handicap ramps. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. With construction plans, show improvements to the future lake area including certified dam safety engineering for water depths above 8 feet. 7. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 9. Resubmit drawing with more legible contour lines. 10. Widen Brionne Lane at Rahling Road and Lamarche Drive to three (3) lanes. Provide striping for turn lane. 11. If traffic counts warrant, two (2) additional lanes and a median may be required to be installed on Rahling Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The existing 20-inch line will have significant impact on several lots within this subdivision. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A water main extension will be required in order to provide service to this property. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. This development will have minor impact on the existing water distribution system. Proposed water facilities i1 August 18, 2005 SUBDIVISION ITEM NO.: F Cont. FILE NO.: S-867-WVWVM will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. I SS U ES/TECH N I CAL1D ES I G N: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. Joe White was present representing the request. Staff presented an overview of the proposed subdivision indicating there were additional items necessary to complete the review process. Staff stated the applicant was requesting a waiver of the Master Street Plan requirements with regard to the placement of sidewalks. Staff stated they were supportive of the alternative pedestrian pathways but feel a few of the areas would require sidewalk placement or additional pathways. Staff noted the northeastern portion of the subdivision did not have direct access to the pathways as the development was currently proposed. Staff also noted a large easement limited the developability of a few of the indicated lots. Staff requested Mr. White provide information regarding the buildable area for Lots 11 and 12 Block 125. Staff also requested Mr. White provide the building line on all the indicated lots and questioned if reduced side and rear yard setbacks would be requested. Public Works comments were addressed. Staff stated Brionne Lane at Rahling Road and LaMarche Drive should be widened to three lanes. Staff also indicated if the current traffic counts warranted, the installation of two additional lanes and a median would be required on Rahling Road. Staff noted the traffic volume, which would trigger the previously agreed to count was 12,000 cars per day. Staff noted various permits would be required prior to construction including a grading permit, NPDES permit and barricade permit for all work to be constructed in the public right of way. Staff noted comments from the Water Utility, the Fire Department and the Wastewater Utility and suggested Mr. White contact them directly with any questions. There was no further discussion of the site. The Committee then forwarded the item to the full Commission for final action. 4 August 18, 2005 SUBDIVISION ITEM NO.: F Cont. FILE NO.: S-867-WWWWW H. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated additional paths to connect the neighborhood to the alternative pedestrian trails and indicated the buildability of Lots 11 and 12 Block 125. Staff feels the indicated lots do have area sufficient for construction of a single-family home. The applicant has also indicated the proposed building line for the indicated lots. The applicant has indicated a 25-foot front building line for the lots; adequate to meet the minimum front building line required for R-2 zoned property adjacent to a residential street. The applicant has also indicated adequate right of way to widen Brionne Lane to three lanes at the intersection of Rahling Road and LaMarche Drive. The applicant is proposing the subdivision of this 115 acre tract into 227 single- family residential lots averaging 85-feet by 135-feet or 11,475 square feet in area. The applicant has indicated a density of 1.97 units per acre; consistent with the development pattern in the area. The applicant has indicated the development will be constructed in three phases with Blocks 125-126 being constructed in the first phase. The second phase will consist of Blocks 129-130 and Lots 1-22 Block 127 and Lots 14-37 Block 128. The final phase will consist of Block 131 and Lots 23-74 Block 127 and Lots 1-13 Block 128. The applicant has indicated streets will be constructed to Master Street Plan standards but is requesting a waiver of the Master Street Plan requirement for the placement of sidewalks. The applicant is requesting an alternative pedestrian circulation system within the subdivision in the form of pedestrian trails through tracts of open space. The applicant has indicated the trail will be constructed of a hard packed surface to allow access to the trails throughout the year. Staff is supportive of the requested variance to allow the alternative pedestrian trail in -lieu of sidewalks for the proposed subdivision. Other phases of Chenal have developed in a similar pattern. Staff is supportive of the applicant's request. The applicant has indicated the front, side and rear yard setbacks will comply with the R-2 zoning classification. To staffs knowledge there are no outstanding issues associated with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above agenda staff report. A August 18, 2005 SUBDIVISION ITEM NO.: F Cont. FILE NO.: S-857-WWVUVIIW Staff recommends approval of the applicant's request for a waiver of the Master Street Plan requirement for the placement of sidewalks within the subdivision and the placement of trails as alternative pedestrian circulation. PLANNING COMMISSION ACTION: (AUGUST 18, 2005) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the applicant's request for a waiver of the Master Street Plan requirement for the placement of sidewalks within the subdivision and the placement of trails as alternative pedestrian circulation. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. N. ITEM NO.: 3 FILE NO.: S-867-WWWWW NAME: Chenal Valley Phase 30 and 31 Preliminary Plat LOCATION: located on LaMarch Drive, East of Falstone Boulevard Planning Staff Comments: L�s3c'- 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the building line for Lot 11 Block 131. 3. Provide details of Tract E and along with information concerning access to Tract E. 4. Lots 11 and 12 Block 125 has a large easement located within the indicated lot area. Provide details of the buildability of these indicated lots. 5. Indicate the area located at the corner of Brionne Lane and Evran Lane as a tract or lot, which ever is applicable. 6. Are there reduced setbacks being proposed for side and rear yards? If so indicated the reduced setbacks as variances in the general notes section of the proposed preliminary plat. 7. Provide the addressed of the landowner in the general notes section of the proposed preliminary plat. 8. Are gates proposed as a part of the development? Variance/Waivers: A waiver of sidewalk construction to allow alternative pedestrian pathways within the subdivision. Public Works Conditions 1. Lamarche Drive is classified on the Master Street Plan as a collector street. A dedication of right-of-way of 60 feet will be required. Complete construction to the adjacent property. 2. Within the site, provide designs of streets conforming to the Master Street Plan. Minimum radius on Brionne Circle must be 150 feet, being too long for classification as a minor residential loop street. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan, on all but legal loop streets and cul-de-sacs. The alternative pedestrian circulation system proposed satisfies this requirement in the west and south portions of the development. However, additional sidewalks and/or pathways are required in the northeast sector of the property. We suggest extending an alternative pathway from Block 128 across Blocks 130 and 127 to Brionne Circle, and installing a sidewalk completely around Brionne Circle with sidewalk connection to and along the eastern portion of Evran Lane. Add sidewalk along one side of Brionne Lane with appropriate handicap ramps. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. With construction plans, show improvements to the future lake area including certified dam safety engineering for water depths above 8 feet. 7. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding streetlight requirements. 9. Resubmit drawing with more legible contour lines. 10. Widen Brionne Lane at Rahling Road and Lamarche Drive to three (3) lanes. Provide striping for turn lane. 11. If traffic counts warrant, two (2) additional lanes and a median may be required tc be installed on Rahling Road. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The existing 20-inch line will have significant impact on several lots within this subdivision. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A water main extension will be required in order to provide service to this property. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. Plannina Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, June 22, 2005_