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HomeMy WebLinkAboutS-0867-TTTTTT Staff Analysis1 July 5, 2007 r ITEM NO.: D NAME: Chenal Valley Phase 34 Preliminary Plat FILE NO.: S-867-TTTTTT 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: 39.21 acres NUMBER OF LOTS: 32 FT. NEW STREET: 2,670 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 — Chenal Planning District CENSUS TRACT: 42.11 VARIANCES/WAIVERS REQUESTED 1. A variance to allow an increased length of a cul-de-sac street, 2,670 linear feet, (Section 31-2). 2. A variance to allow a reduced front building line 15-feet for Lots 26 and 27 (Section 31-256). 3. A variance to allow alternative pedestrian trails in -lieu of sidewalks for the proposed new street, Marbais Court. A. PROPOSAL/REQUEST: The request includes the subdivision of a 39.21 acre tract into 32 single-family lots. The lots average 120-feet by 200=feet or 24,000 square feet. The plat indicates the placement of a 25-foot front building line for lots abutting the residential street with the exception of Lots 26 and 27. These lots have been indicated with a 15-foot front building line. These lots have a slope in excess of July 5, 2007 SUBDIVISION ITEM NO.: D (Cont. FILE NO.: S-867-TTTTTT 18 percent and according to the developer the variance is necessary to allow the lots to develop utilizing the Hillside Development Standards per the Subdivision Ordinance. Each lot is proposed in excess of 10,000 square feet, the typical minimum lot size required for hill side development standards. A single cul-de-sac is proposed extending from Chenal Valley Drive. The street is proposed with a maximum length of 2,670 linear feet. A variance is being requested to allow the increased length of the cul-de-sac street. The plan indicates pedestrian trails will be utilized in lieu of sidewalks and is requesting a variance from the Master Street Plan to allow the proposed pedestrian trails. The subdivision is proposed in a single phase. B. EXISTING CONDITIONS: The site is heavily wooded abutting Gordon Road and Chenal Valley Drive. Gordon Road has been relocated from the original alignment and now ties into Chenal Valley Drive near Saverne Court. Abutting the plat area Gordon Road has been constructed to Master Street Plan standard as has Chenal Valley Drive. To the north of the site are several private gated single-family subdivisions containing six to eight homes accessed from Chenal Valley Drive. There are single-family homes located to the east of the site constructed along Champagnolle Court. South of the site is a large tract containing a lake and two single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Aberdeen Property Owners Association, the Bayonne Place Property Owners Association, the Coalition of West Little Rock Neighborhoods, the Margeaux Place Property Owners Association and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: With site development, provide the design of the street conforming to the Master Street Plan. Construct street improvements to these streets including 5-foot sidewalks with the planned development. 2. 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) 379-1805 (Travis Herbner). 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2 July 5, 2007 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-867-TTTTTT 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. Show the proposed location for storm water detention facilities on the plan. 6. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 7. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 8. Section 31-403 of the Little Rock code requires streetlights. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 9. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 10. Provide street grades of Marbais Court. Centerline grades cannot exceed 16 percent while maintaining AASHTO sight distance requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of metered connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to a portion of this property. 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 for additional information. July 5, 2007 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-867-TTT TT County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. 1SSUES/TECHN ICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) Mr. Tim Daters was present representing the request. Staff presented an overview of the proposed development stating there were two variances associated with the request. Staff stated the variances included a reduced front building line and an increased length of a cul-de-sac street. Staff stated a separate fire apparatus road access was typically required when a single street was proposed to serve in excess of 30 homes. Staff stated the plat as indicated did not exceed the maximum number of homes allowed. Public Works comments were addressed. Staff stated grading permits would be required prior to the start of construction. Staff also stated streetlights must be installed prior to the issuance of the final plat for the subdivision. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were few technical issues associated with the request remaining outstanding from the May 3, 2007, Subdivision Committee meeting. The proposal is to allow the creation of 32 lots from this 39.21 acres. The lots are proposed with an average lot size of 120-feet by 200-feet or 24,000 square feet. A 25-foot front building line has been indicated for the lots abutting the residential street with the exception of Lots 26 and 27. These lots have been indicated with a 15-foot front building line. These lots have a slope in excess of 18 percent and are proposed with a lot area in excess of 10,000 square feet. The developer is seeking the allowance of the Hillside Development Standards per the Subdivision Ordinance. The indicated slope and lot area would qualify the lots for the Hillside development standards. A single cul-de-sac is proposed extending from Chenal Valley Drive. The street is proposed with a maximum length of 2,670 linear feet. A variance is being requested to allow the increased length of the cul-de-sac street. The plan indicates pedestrian trails will be utilized in lieu of sidewalks and is requesting a July 5, 2007 SUBDIVISION ITEM NO.: D Cont. FILE NO.: S-867-TTTTTT variance from the Master Street Plan to allow the proposed pedestrian trails. Staff is supportive of the variances request. The proposed trail system has been constructed in previous phases of the Chenal Valley Subdivision and appears to not have negatively impacted the area. The master street plan typically allows a maximum length of a cul-de-sac street to be 1,500 feet serving a maximum of 35 lots. Staff does not feel the street length as proposed will significantly impact the area. Staff is supportive of the applicant's request. The subdivision is proposed in a single phase with the development of the area at 1.21 units per acre. The development is proposed to create large areas of open space adjacent to many of the proposed lots. In staffs opinion the variances associated with the request will not impact the development or the properties in the area. To staffs knowledge there are no outstanding issues associated with the request. Staff feels the construction of the new homes in the area should provide a positive impact on the area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request to allow an increased length of a cul-de-sac street. Staff recommends approval of the variance request to allow the construction of pedestrian trails in -lieu of sidewalks. Staff recommends approval of the applicant's request to allow the utilization of Hillside Development Standards and allow a 15-foot front building line for proposed Lots 26 and 27. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 9, 2007, requesting a deferral of the item to the July 5, 2007, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. 5 July 5, 2007 SUBDIVISION ITEM NO.: D (Cont. FILE NO.: S-867-TTTTTT PLANNING COMMISSION ACTION: (JULY 5, 2007) Mr. Tim Daters was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Staff stated they were supportive of the applicant's variance request to allow an increased length of a cul-de-sac street and the variance request to allow the construction of pedestrian trails in -lieu of sidewalks. Staff stated two of the indicated lots would be developed utilizing the Hillside Development Standards and allow a 15-foot front building line for proposed Lots 26 and 27. Mr. Lloyd and Ms. Ferris Garrison addressed the Commission in opposition. They stated when they purchased their home the developer indicated he would provide a 100-foot dedicated open space behind their home. They stated this would be behind Lots 23 — 25. Mr. Garrison stated the buffer was indicated at substantially less than the previously agreed 100-feet. Ms. Garrison stated presently there were 164 homes for sale in Chenal and 213 lots for sale by Chenal Properties. She stated in her opinion there was ample areas for new home construction. Ms. Lynn Hopkins addressed the Commission in opposition of the request. She stated her home was located adjacent to Lot 26. She stated she was told her lot would have a green belt on two sides. She stated Lot 26 was extremely steep. She requested a buffer be provided along the common lot line with Lot 26. Mr. Tim Daters stated the 100-foot buffer was previously agreed and he would provide the buffer. He stated on Lot 26 he could provide between 25 and 50-feet without changing the lot layout. He stated he would provide the maximum amount possible. Ms. Hopkins stated she would feel better if a number was provided. Mr. Daters stated he could not provide an exact number but would provide as much as possible. He stated the buffer depended on the amount that could be provided and not impact the develop ability of the proposed lot. There was no further discussion of the item. The Chair entertained a motion for approval of the item. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. ITEM NO.: 4. NAME: Chenal Valley Phase 34 Preliminary Plat LOCATION: located on Chenal Valley Drive and Gordon Road Planning Staff Comments: S-867-TTTTTT 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. The notice must be mailed no later than May 9, 2007. The Office of Planning and Development must receive the proof of notice no later than May 16, 2007. 2. Provide the purpose of Tract D. Who will be responsible for maintenance of the tract. 3. A separate fire apparatus road access is typically limited to a maximum of 30 dwelling units. 4. Provide the total area and the percent of slope for the lots proposed with 15-foot building lines. Variance/Waivers: 1. A variance to allow an increased length of a cul-de-sac street, 2,670 linear feet, (Section 31-2). 2. A variance to allow a reduced front building line 15-feet for Lots 26 and 27 (Section 31-256). Public Works Conditions: 1. With site development, provide the design of the street conforming to the Master Street Plan. Construct street improvements to these streets including 5-foot sidewalks with the planned development. 2. 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) 379-1805 (Travis Herbner). 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 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. Show the proposed location for storm water detention facilities on the plan. 6. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 7. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 8. Section 31-403 of the Little Rock code requires streetlights. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to Item # 4 platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 9. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379- 1805 (Travis Herbner) for more information. 10. Provide street grades of Marbais Court. Centerline grades cannot exceed 16 percent while maintaining AASHTO sight distance requirements. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of metered connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to a portion of this property. 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 for additional information. County Plannin : 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 plat (to include the additional information as noted above) to staff on Wednesday, May 9, 2007. Item # 4