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HomeMy WebLinkAboutS-0867-ZZZZZ Staff AnalysisSeptember 29, 2005 ITEM NO.: 2 FILE NO.: S-857-ZZZZZ NAME: Chenal Valley Phase 35 (Block 125) Preliminary Plat LOCATION: Located on Chenal Valley Drive and Gordon Road 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: 34.23 acres NUMBER OF LOTS: 55 FT. NEW STREET: 3700 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.11 Variance/Waivers: 1. A variance to allow the development of lots with private streets. 2. A variance to allow an increased length of a residential cul-de-sac. 3. A variance to allow alternative pedestrian trails in -lieu of sidewalks within the development. A. PROPOSAUREQUEST: The applicant is proposing the subdivision of this 34.23-acre tract into 55 single- family lots. The applicant has indicated several variances from the Subdivision Ordinance to allow the development of the proposed subdivision. The applicant is requesting a variance to allow the development of lots with private streets, a variance to allow an increased length of a cul-de-sac street and a variance to allow alternative pedestrian trails within the subdivision. The applicant has indicated the proposed subdivision will be developed with private streets and a gated community. The applicant has indicated street widths September 29, 2005 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-867-ZZZZZ and right-of-ways will be constructed to Public Street standard. The applicant has indicated Saverne Road exceeds the length allowed for a residential cul-de- sac street. The applicant is also requesting a waiver of the required sidewalk construction. The applicant has indicated alternative pedestrian trails will be placed within the subdivision and access through open spaces within the development will allow connectivity through out the subdivision. B. EXISTING CONDITIONS: The site is a tree covered site located adjacent to the newly constructed Gordon Road and Chenal Valley Drive. The site has varying degrees of slope. Single- family homes have been constructed to the east and southeast of the site in a separate phase of Chenal. To the northeast of the site are the Chenal Valley Country Club Golf Course and maintenance buildings. C. NEIGHBORHOOD COMMENTS: All abutting property owners and the Margeaux Place Property Owners Association were notified of the public hearing. As of this writing, staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan, specifically for the eastern leg of Saverne Road. Show location of proposed alternative pedestrian path. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. 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). 4. 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. 5. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of approval of construction plans, for Block 125 on the south side of Saverne Road. 6. Easements are required for all storm water drainage areas. Overland flow and gutter flow may not be sufficient to drain all lots and streets. Inlets and underground piping may be required in certain places. 4 September 29, 2005 SUBDIVISION ITEM NO.: 2 Cont.) FILE NO.: S-867-ZZZZZ E F. ." 7. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Confirm street names with David Hathcock of Public Works. 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: Approved as submitted. 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. Central Arkansas Water requests that the portion of Tract B adjacent to Gordon Road be designated as a utility easement. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. ISSUES/TECHNICAUDESIGN: Planninq Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (September 8, 2005) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff questioned the note concerning the alternative pedestrian trails. Mr. Daters 3 September 29, 2005 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-867-ZZZZZ stated the proposed subdivision would provide trails through out the development to allow connectivity to the tracts of open space being proposed. Staff noted a few of the lots were indicated with a reduced front building line. Staff questioned Mr. Daters as for the need for the reduced front building line. Mr. Daters stated the lots were extremely steep. He stated based on Hillside Development Standards the request would likely not be a variance request. Staff stated the lots would be required to meet the minimum hillside development criteria. Mr. Daters stated he would provide staff with the necessary information to determine eligibility. Public Works comments were addressed. Staff stated Saverne Road exceeded the length allow for a residential cul-de-sac which would require a variance and staff stated a sidewalk would be required. Mr. Daters stated the developer was requesting a variance to allow the increased length of the cul-de-sac street and a waiver of the sidewalk requirement. He stated the developers intended to allow for pedestrian circulation by the placement of alternative pedestrian trails throughout the subdivision as was previously stated. Staff questioned drainage and drainage easement. Mr. Daters stated the developers would pipe drainage to a previously constructed detention area. Mr. Daters stated all easements would be indicated on the final plans. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff addressing the issues raised at the September 8, 2005, Subdivision Committee meeting. The applicant has indicated the locations of alternative pedestrian trails within the development and the connection of the existing streets and sidewalks to areas designated as open space and tracts. The applicant has indicated the front building line for all the lots at 25-feet. The applicant has indicated drainage easements on the proposed preliminary plat. The applicant has indicated detention will be provided with the previously constructed regional detention facilities. The applicant is proposing the subdivision of this 34.23-acre tract into 55 single-family lots resulting in a density of 1.60 units per acre. The applicant has indicated several variances from the Subdivision Ordinance to allow the CI September 29, 2005 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-867-ZZZZZ development of the proposed subdivision. The applicant is requesting a variance to allow the development of lots with private streets, a variance to allow an increased length of a cul-de-sac street and a variance to allow alternative pedestrian trails within the subdivision. The applicant has indicated the proposed subdivision will be developed with private streets and a gated community. The applicant has indicated street widths and right-of-ways will be constructed to public street standard. Staff is supportive of allowing the development to be constructed with private streets, if constructed to public street standards per the current ordinance requirements. The applicant has indicated Saverne Road exceeds the length allowed for a residential cul-de-sac street (1,200 feet). Staff is supportive of allowing the increased length. Typically, a minor residential street should not exceed 750-feet and serve no more than 35 lots. The street serves 21 lots. Although, the street exceeds the typical length allowed, staff is supportive of the roadway due to the small number of lots being accessed. The applicant is also requesting a waiver of the required sidewalk construction. The applicant has indicated alternative pedestrian trails will be placed within the subdivision and open spaces to allow connectivity through out the subdivision. Staff is supportive of the applicant's request for the alternative pedestrian trails to serve as access in -lieu of sidewalks. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the development of the site with single-family homes should have minimal impact on the adjoining properties. The site is shown on the City's Future Land Use Plan for single-family development and the developers are proposing a development density (1.60 units per acre) consistent with the land use plan and development patterns in the area. I. 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. Staff recommends approval of the requested variance to allow the development of lots with private streets. Staff recommends approval of the requested variance to allow an increased length of a residential cul-de-sac. Staff recommends approval of the requested variance to allow alternative pedestrian trails in -lieu of sidewalks within the development. 4� September 29, 2005 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-867-ZZZZZ PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) The applicant was present representing the request. 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 requested variance to allow the development of lots with private streets, the requested variance to allow an increased length of a residential cul-de-sac and the requested variance to allow alternative pedestrian trails in -lieu of sidewalks within the development. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent.