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HomeMy WebLinkAboutS-0867-HHHHHHH Staff AnalysisITEM NO.: 1. S-867-HHHHHHH NAME: Chenal Valley Phase 24B & 27 Revised Preliminary Plat LOCATION: located on Chenal Valley Drive just West of Orle Boulevard Planning Staff Comments: 1. Provide notification of all abutting property owners, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than May 27, 2009. The Office of Planning and Development must receive the proof of notice no later than June 5, 2009. 2. Is fencing/wall construction and gates proposed for the development? Provide the location of the fencing/walls, the total height of the fence/walls and the total height of the columns. 3. Identify the areas where 'guard houses' will be located. 4. Label the streets as private in the areas proposed as private streets. 5. Provide a 10-foot restrictive access easement along the lots indicated as double frontage lots. Variance/Waivers: 1. A variance from Section 31-232(f) to allow the creation of a pipe stem lot (Lot 18 Block 107) 2. A variance from Section 31-231 to allow the creation of a lot without public street frontage (Lot 19 Block 107) 3. A variance from Section 31-232(a) to allow lots with a reduced minimum lot width (Lot 6 and Lot 13 Block 107) 4. A variance from Section 31-232(d) to allow the creation of double frontage lots (Lots 1 and 2 Block 105 and Lots 1 and 2 Block 109) 5. A request for approval of Section 31-231 to allow the development of the subdivision with private streets (Blocks 105, 106,107, 108, 109, 110, 113 and 116) 6. A variance to allow alternative pedestrian paths in -lieu of sidewalks abutting the private residential streets within the interior of the subdivision. (Section 31-402) 7. A variance to allow an increased fence/wall height along the abutting streets. Public Works Conditions: 1. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 2. Stormwater detention ordinance applies to this property. 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) 379-1805 (Travis Herbner). 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from Item # 1. the Arkansas Department of Environmental Quality prior to the start of construction. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 6. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. For City collection service, all alley radiuses should be designed for turning movement for S-Bus-36 vehicle as per the latest edition of ASSHTO Greenbook. 7. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. The names Mereville Boulevard and Mereville Circle are similar to an existing City street name. 8. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. A standard 80 foot cul-de-sac or tee type turnaround is required. 9. Turn around must be provided for a SU-30 vehicle attempting to enter development. A stacking distance of 30 feet from pavement must also be provided. 10. 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/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Approved as submitted. Center -Point Ener : No comment received, 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 the meter connection(s) will apply to this project in addition to normal charges. Water main extensions will be required in order to provide service to 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: Place fire hydrants per code. A minimum gate opening of 20 feet must be maintained on all gated entrances. An emergency secondary access must be provided to all areas developed where there are more than 30 residential dwellings. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Item # 1. Planning Division: No comment. Landscape: No comment. 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, May 27, 2009. Item # 1. June 11, 2009 ITEM NO.: 1 FILE NO.: S-867-HHHHHHH NAME: Chenal Valley Phase 24B & 27 Revised Preliminary Plat LOCATION: Located on Chenal Valley Drive just West of Orle Boulevard DEVELOPER: Deltic Timber Corp. #7 Chenal Club Boulevard Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 98.3 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT NUMBER OF LOTS: 196 R-2, Single-family 19 - Chenal 42.11 VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 11,050 LF 1. A variance from Section 31-232(f) to allow the creation of a pipe stem lot (Lot 18 Block 107) 2. A variance from Section 31-231 to allow the creation of a lot without public street frontage (Lot 19 Block 107) 3. A variance from Section 31-232(a) to allow lots with a reduced minimum lot width (Lot 6 and Lot 13 Block 107) 4. A variance to allow five foot side yard setbacks for lots located in Phases 24B, 27B — 27D. 5. A request for approval of Section 31-231 to allow the development of the subdivision with private streets (Blocks 105, 106,107, 108, 109, 110, 113 and 116) 6. A variance to allow alternative pedestrian paths in -lieu of sidewalks abutting the private residential streets within the interior of the subdivision (Section 31-402) 7. A variance to allow an increased fence/wall height along the abutting streets Section 36-516) June 11, 2009 SUBDIVISION ITENI NO.: 1 (Cont.) FILE NO.: S-867-HHHHHHH 8. A variance from the Land Alteration Ordinance to allow advanced grading for Blocks 105, 106, 109 and 110. BACKGROUND: A preliminary plat to allow the creation of 688 single-family lots on 365 acres was reviewed and approved by the Planning Commission on April 19, 2001. The approved preliminary plat included the development of nine (9) phases with several blocks in each phase. The area currently under review was identified as a portion of Phase 9. The plat included the approval of several variances from the Subdivision Ordinance related to lot development and street construction standards. The approval also allowed the construction of alternate pedestrian paths for circulation within the green spaces of the subdivision. A. PROPOSALIREQUEST: The applicant is seeking a revision to a portion of the previously approved preliminary plat to adjust the lot and street layout. The plat area contains 98.3 acres with the development of 196 single-family lots. There are several neighborhoods nestled within the overall plat area. The average lot size varies within these neighborhoods. Lot sizes nearer the golf course are indicated as larger lots with an average lot size of 150-feet by 175-feet. There are also lots with an average size of 60-feet by 150-feet, 75-feet by 150-feet and 115-feet by 150-feet. The subdivision is proposed to be developed with public and private streets and gated entrances. The plat indicates the construction of 11,050 linear feet of new public and private street. The plat indicates a phasing plan. Phase 24B includes the development of Block 113, Lots 19 — 20 and Lots 43-53 and Block 116, Lots 9-19. Phase 27A includes the development of Blocks 107 and 108. Phase 27B is proposed with the development of Blocks 105 and 106, Phase 27C includes development of Block 109, Lots 1 — 27 and 61 — 74 and Phase 27D includes development of Block 109, Lots 28 — 60. The plat includes a variance to allow alternative pedestrian paths within the open space areas of the subdivision in -lieu of sidewalks to serve the plat area. Alternative pedestrian paths have been approved with previous phases of the overall subdivision and have been designed to allow linkages within the neighborhoods and the overall Chenal Valley Subdivision. The development is proposing several variances from lot development standards. The development is also proposed with a variance to allow the development of the subdivision with private streets. More detail of the proposed variances is located within the Analysis Section of this report. 2 June 11, 2009 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-HHHHHHH A variance request from Section 36-516 is being requested to allow an increased fence height within the setback along the abutting streets. B. EXISTING CONDITIONS: The site is undeveloped and wooded with varying degrees of slope. The property is zoned R-2, Single-family, as is the property located to the south and to the north and west across Chenal Valley Drive. To the east of the area is the Chenal Valley golf course. The predominate zoning and use in the area is single-family. There is an area of MF-12 zoned property located to the northeast of the site on Chenal Valley Drive and Gordon Road. The multi -family zoned property appears to contain approximately 20 acres. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All abutting property owners, the Coalition of West Little Rock Neighborhoods, the Witry Court Property Owners Association and the Bascom Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 2. Stormwater detention ordinance applies to this property. 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) 379-1805 (Travis Herbner). 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. For City collection service, all alley radiuses should be designed for turning movement for S-Bus-36 vehicle as per the latest edition of ASSHTO Greenbook. 3 June 11, 2009 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-HHHHHHH E. 7. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. The names Mereville Boulevard and Mereville Circle are similar to an existing City street name. 8. Private access is proposed for these lots. In accordance with Section 31- 207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. A standard 80 foot cul-de-sac or tee type turnaround is required. 9. Turn around must be provided for a SU-30 vehicle attempting to enter the development. A stacking distance of 30 feet from pavement must also be provided. 10. 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/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, for this project. Contact Little Rock Wastewater Utility for additional information. Enter : Approved as submitted. Center -Point Ener : No comment received. 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 the meter connection(s) will apply to this project in addition to normal charges. Water main extensions will be required in order to provide service to 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: Place fire hydrants per code. A minimum gate opening of 20 feet must be maintained on all gated entrances. An emergency secondary access must be provided to all areas developed where there are more than 30 residential dwellings. S June 11, 2009 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-HHHHHH County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 21, 2009) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented an overview of the request stating there were few outstanding technical issues associated with the request. Staff requested Mr. Daters provide any proposed fencing in the general notes section of the site plan indicating the total height proposed for the fencing. Staff also requested the proposed streets to be labeled private if in fact the streets within the subdivision were proposed as private streets. Pubic Works comments were addressed. Staff stated no residential waste collection service would be provided on private streets unless the property owners association signed a waiver of damage claims for operation on private property. Staff also stated the street names and street naming conventions must be approved by Public Works. Staff stated a minimum access of 45 feet was required and a minimum street width of 24 feet from back of curb to back of curb was required on all interior streets. Staff stated the State Fire Code required areas developed with more than 30 residential dwellings required a secondary access. Mr. Daters stated he had met with the Fire Department and the secondary access had been provided. 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 drawing to staff on May 27, 2009. The revised drawing has addressed the issues raised by staff at the May 21, 2009, Subdivision Committee meeting. A note has been included in the General Notes section of the preliminary plat indicating fencing and the height proposed. The plat also indicates the locations for the proposed "guard shacks" within the neighborhoods. The private streets have been labeled on the proposed plat. A fire department secondary access has been provided. 5 June 11, 2009 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-867-HHHHHHH The plat is indicated with rear/alley access for a several of the lots. If garbage collection is proposed from the alley the radiuses should be designed for turning movement for S-Bus-36 vehicle as per the latest edition of ASSHTO Greenbook. Lots located at the ends of alleys where access to customer trash bins will not be possible without extending the truck off the alley onto the customers drive will required the placement an garbage collection easement on an adjoining lot to allow the garbage collection to take place in the rear yard. The request is to allow a revision to a portion of a previously approved preliminary plat for Phases 24B and 27A-D of the Chenal Valley Subdivision. The revision allows for an adjustment of the street layout and lot layout within the previously approved plat area. The area contains 98.3 acres and 196 single- family lots for a density of 1.99 units per acre. The lots proposed nearer the golf course are larger lot sizes with an average lot size of 105-feet by 175-feet. Smaller lots are proposed within three additional neighborhoods with the lots average size ranging from 60-feet by 150-feet, 75-feet by 150-feet and 115-feet by 150-feet. The subdivision is proposed with a variance from the Subdivision Ordinance, Section 31-231, to allow the development of the subdivision with private streets for Blocks 105, 106, 107, 108, 109, 110, 113 and 116. The development is proposed with private streets and gated entrances. The plat indicates the construction of 11,050 linear feet of new street both public and private. A portion of Marimont Boulevard entering the neighborhoods from Chenal Valley Drive will be constructed as a public street. The remaining streets are private. The plat indicates development in five (5) phases. Phase 24B includes the development of Block 113, Lots 19 — 20 and Lots 43-53 and Block 116, Lots 9-19. Phase 27A includes the development of Blocks 107 and 108. Phase 27B is proposed with the development of Blocks 105 and 106, Phase 27C includes development of Block 109, Lots 1 — 27 and 61 — 74 and Phase 27D includes development of Block 109, Lots 28 — 60. The plat includes a variance from the Subdivision Ordinance, Section 31-402, to allow alternative pedestrian paths within the open space areas of the subdivision in -lieu of sidewalks. According to the applicant, alternative pedestrian paths have been approved with previous phases of the overall subdivision and have been designed to allow linkages within the neighborhoods and the overall Chenal Valley Subdivision. There are several variances from the typical lot development standards of the Subdivision Ordinance. The plat indicates a variance from Section 31-232(f) to allow the creation of a pipe stem lot for Lot 18 Block 107. The plat also indicates a variance from Section 31-231 to allow the creation of a lot without public street frontage for Lot 19 Block 107. Lots 6 and 13 of Block 107 are indicated with a variance from Section 31-232(a) to allow lots with a reduced minimum lot width. The request includes a variance to allow five (5) foot side yard setbacks for the 9 June 11, 2009 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-867-HHHHHHH lots located within Phases 246, 27B - 27D. Staff is supportive of the variances proposed. The lot development standards being requested are similar to development standards approved with the previous preliminary plat. The request includes a variance from the City's Land Alteration Ordinance to allow grading of the lot area contained within Blocks 105, 106, 109 and 110. The developers have indicated there are areas of cut and fill in located in these Blocks that can be distributed on -site to eliminate the need to haul out and in dirt at the time of development of the individual lots. The developer has stated if the lots are filled on an individual lot basis there will be drainage concerns. Staff feels the request is reasonable and is supportive of the request. Staff recommends the issuance of the advanced grading permit be tied to the grading request associated with the final platting of one of the Blocks proposed for advanced grading. The request includes a variance to allow an increased fence/wall height along the abutting streets. The plat indicates the placement of a ten (10) foot decorative fence with twelve (12) foot brick and stone columns around the perimeters of the subdivision. Staff is supportive of the fencing/wall as indicated. The request is similar to fence/wall construction that has occurred in several previous phase of Chenal Valley. Staff is supportive of the proposed plat and the associated variances. The subdivision is proposed with similar development standards as previous phases of Chenal Valley. Staff does not feel the variances requested will significantly impact the development or the area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comment and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the following variance requests: 1. From Section 31-232(f) to allow the creation of a pipe stem lot (Lot 18 Block 107) 2. From Section 31-231 to allow the creation of a lot without public street frontage (Lot 19 Block 107) 3. From Section 31-232(a) to allow lots with a reduced minimum lot width (Lot 6 and Lot 13 Block 107) 7 June 11, 2009 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-HHHHHHH 4. From Section 31-231 to allow the development of the subdivision with private streets (Blocks 105, 106,107, 108, 109, 110, 113 and 116) 5. To allow alternative pedestrian paths in -lieu of sidewalks abutting the private residential streets within the interior of the subdivision (Section 31-402 ) 6. From Section 36-516 allow an increased fence/wall height along the abutting streets 7. From the Land Alteration Ordinance to allow advanced grading of the lots located within Blocks 105, 106, 109 and 110 subject to the issuance of a grading permit related to the final platting for one of the Blocks proposed for advanced grading 8. To allow a five (5) foot side yard setback on lots located within Blocks 24B, 27B — 27D PLANNING COMMISSION ACTION: (JUNE 11, 2009) 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 comment and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the following variance requests: 1. From Section 31-232(f) to allow the creation of a pipe stem lot (Lot 18 Block 107) 2. From Section 31-231 to allow the creation of a lot without public street frontage (Lot 19 Block 107) 3. From Section 31-232(a) to allow lots with a reduced minimum lot width (Lot 6 and Lot 13 Block 107) 4. From Section 31-231 to allow the development of the subdivision with private streets (Blocks 105, 106,107, 108, 109, 110, 113 and 116) 5. To allow alternative pedestrian paths in -lieu of sidewalks abutting the private residential streets within the interior of the subdivision (Section 31-402) 6. From Section 36-516 allow an increased fence/wall height along the abutting streets 7. From the Land Alteration Ordinance to allow advanced grading of the lots located within Blocks 105, 106, 109 and 110 subject to the issuance of a grading permit related to the final platting for one of the Blocks proposed for advanced grading 8. To allow a five (5) foot side yard setback on lots located within Blocks 24B, 27B — 27D W June 11, 2009 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-867-HHHHHHH 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 9 ayes, 0 noes and 2 absent. 9