Loading...
HomeMy WebLinkAboutS-0867-YYYYYY-1 Staff AnalysisNovember 8, 2007 ITEM NO.: 1 FILE N NAME: Chenal Valley Phase 34 Revised Preliminary Plat LOCATION: Located on Chenal Valley Drive near Gordon Road DEVELOPER: Deltic Timber Corporation 7 Chenal Club Circle Little Rock, AR 72223 FNC'2INFFRR White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 S-867- 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 VARIANCESMAIVERS REQUESTED: A variance to allow an increased street grade of 18% for a section of the proposed new street. BACKGROUND: The Little Rock Planning Commission reviewed and approved a preliminary plat request for this site at their July 5, 2007, public hearing. The request included the subdivision of a 39.21 acre tract into 32 single-family lots. The lots averaged 120-feet by 200-fleet or 24,000 square feet. The plat indicated the placement of a 25-foot front building line for lots abutting the residential street with the exception of Lots 26 and 27 which were approved with a reduced building setback of 15-feet. These lots have a slope in excess of 18 percent and according to the developer the variance was necessary to allow the lots to develop utilizing the Hillside Development Standards per the Subdivision Ordinance. Each lot was proposed in excess of 10,000 square feet, the typical minimum lot size required for hill side development standards. November 8, 2007 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-YYYYYY A single cul-de-sac was proposed extending from Chenal Valley Drive. The street was proposed with a maximum length of 2,670 linear feet. A variance was requested to allow the increased length of the cul-de-sac street. The plan indicated pedestrian trails would be utilized in lieu of sidewalks and requested a variance from the Master Street Plan to allow the proposed pedestrian trails. The subdivision was to develop in a single phase. A. PROPOSAL/REQUEST: The applicant is now proposing a revision to the previously approved preliminary plat to allow an increased street grade for a section of the street. Approximately 50 to 60 feet of the street is proposed with an 18 percent grade. The street is designed as a minor residential street and the design speed is 25 mph. No other modifications are proposed. 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: 1. With site development, provide the design of the street conforming to the Master Street Plan. Construct street improvement to Marbais Court with the planned development. 2. 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 2 November 8, 2007 SUBDIVISION ITEM NO.: 1 (Cont.) E F FILE NO.: S-867-YYYYYY grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting or certificate of occupancy. Contact Traffic Engineer 379-1813 (Steve Philpott) for more information. 6. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 7. 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). SUBDIVISION COMMITTEE COMMENT: (October 18, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were no remaining outstanding technical issues associated with the request. Staff stated the request was to allow an increased street grade for a section of the roadway. The Commissioners questioned Mr. White as to the location of the increased grade and the need for the grade. Mr. White stated the grade was located near the entrance to the subdivision. The Committee members questioned staff as to their thoughts on the increased grade. Staff stated the issue did not raise a great concern. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: A revised preliminary plat was not required based on the comments received at the October 18, 2007, Subdivision Committee meeting. The applicant is seeking approval of an increased street grade for a section of Marbais Court. The street is proposed with approximately 50 to 60 feet exceeding the allowed maximum centerline grade of 16%. This centerline grade may be increased to 18% if approved by the Commission. The street is designed as a minor residential street and the design speed is 20 mph and a minimum sight distance of 200-feet. The previous preliminary plat approved the minor residential street with variances to allow an increased length of the street and allow pedestrian paths in -lieu of sidewalks. Staff is supportive of the request. Staff does not feel the increased street grade as proposed will significantly impact the development or the area. 3 November 8, 2007 SUBDIVISION ITEM NO.: 1 Cont.) FILE NO.: S-867-YYYYYY G. STAFF RECOMMENDATIONS: Staff recommends approval of the request to allow an increased street grade as proposed by the applicant. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow an increased street grade as proposed by the applicant. 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 11 ayes, 0 noes and 0 absent. rd ITEM NO.: 1. S-867-YYYYYY NAME: Chenal Valley Phase 34 Revised Preliminary Plat LOCATION: located on Chenal Valley Drive near Gordon Road Planning Staff Comments: 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 October 24, 2007, The Office of Planning and Development must receive the proof of notice no later than November 2, 2007. Variance/Waivers: A variance to allow an increased street grade of 18% for a section of the proposed new street. Public Works Conditions: 1. With site development, provide the design of the street conforming to the Master Street Plan. Construct street improvement to Marbais Court with the planned development. 2. 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. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting or certificate of occupancy. Contact Traffic Engineer 379-1813 (Steve Philpott) for more information. 6. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 7. 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). Revised plat/plan. Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, October 24, 2007. Item # I