HomeMy WebLinkAboutS-0867-IIIIIII Staff AnalysisDecember 3, 2009
SUBDIVISION
ITEM NO.: 1 (Cont.)
FILE NO.: S-867-IIIIIII
request from Section 36-254(d)(2) to allow reduced side yard setbacks for the plat
area (5-feet) and the variance from the Subdivision Ordinance Section 31-232 to allow
a reduced lot size for Lots 1-5.
Staff recommends approval of the variance request from the Master Street Plan to
allow the intersection grade to exceed the typical ordinance standard.
PLANNING COMMISSION ACTION:
(DECEMBER 3, 2009)
The applicant was present. There were no registered objectors present. Staff presented the
item with a recommendation of approval of the proposed preliminary plat subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of the
agenda staff report. Staff presented a recommendation of approval of the variance request
from the Land Alteration Ordinance to allow grading of the entire tract with the placement of
the streets and utilities. Staff also presented a recommendation of approval of the variance
request from the Subdivision Ordinance Section 31-256 to allow a reduced front building line
for the plat area, the variance request from Section 36-254(d)(2) to allow reduced side yard
setbacks for the plat area (5-feet) and the variance from the Subdivision Ordinance Section
31-232 to allow a reduced lot size for Lots 1-5. Staff presented a recommendation of
approval of the variance request from the Master Street Plan to allow the intersection grade
to exceed the typical ordinance standard.
There was no further discussion of the item. The chair entertained a motion for approval of
the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and
2 open positions.
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ITEM NO.: 1 S-867-IIIIII
NAME: Chenal Valley Phase 18 E-2 Preliminary Plat
LOCATION: located on Chalamont Drive, East of Chalamont Place, West of Challan
Drive
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 November 19, 2009. The Office of Planning and
Development must receive the proof of notice no later than November 25, 2009.
2. A number of the lots do not meet the 7,000 square foot minimum requirement of the
R-2 zoning district. (Lots 1-5) To allow the lots as indicated the Commission must
approve a variance.
3. The plat is indicated with a 15-foot front building line. The R-2, Zoning District
typically requires the placement of a 25-foot front building setback. To allow the lots
as indicated the Commission must approve a variance.
4. A no right of vehicular access easement should be placed along the street frontage
of the tracts abutting Chalamont Drive.
5. The general notes indicate the street to be 26-feet in a 50-foot right of way. The
street is indicated 24-feet in a 45-foot right of way.
6. Provide the source of title of the landowner in the general notes section of the
preliminary plat.
Variance/Waivers:
1. A variance from the Master Street Plan to allow street grades in excess of the typical
ordinance standard.
2. A variance from the Land Alteration Ordinance to allow advanced grading of the
entire property with the installation of the basic infrastructure.
3. A variance from the Subdivision Ordinance to allow a reduced front building line for
the plat area. (Section 31-256)
4. A variance from the Subdivision Ordinance to allow reduced side yard setbacks for
the plat area (5-feet).
5. A variance from the Subdivision Ordinance to allow a reduced lot size for Lots 1-5.
(Section 31-232)
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. Is a variance for advanced grading being requested?
2. Since the street is 24 feet in width, show on the plan the area of restricted parking.
3. With site development, provide the design of street conforming to the Master Street
Item # 1.
Plan. Construct street improvement to Chalamont Court with the planned
development.
4. 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.
5. 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).
6. 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.
7. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
8. Staff is in support of the variance for a ten percent (10%) intersection grade.
9. Street improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
10. Provide a letter prepared by a registered engineer certifying the sight distance at the
intersections comply with 2004 AASHTO Green Book standards.
11.The Public Works notes pertaining to street and right-of-way width do not match the
widths shown on the plans.
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: No comment received.
Center -Paint Energy: 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. 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. Please submit plans for water facilities to
Central Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation of water
facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
Fire Department: Fire Hydrants will be required. Contact the Little Rock Fire
Department for additional information.
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, November 19, 2009.
Item # 1.
December 3, 2009
ITEM NO.: 1 FILE NO.: S-867-IIIIIII
NAME: Chenal Valley Phase 18 E-2 Preliminary Plat
LOCATION: Located on Chalamont Drive, East of Chalamont Place, West of Challan Drive
DEVELOPER:
Deltic Timber Corporation
#7 Chenal Club Boulevard
Little Rock, AR 72223
FNC=,INFFR-
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 6.1 acres NUMBER OF LOTS: 22 FT. NEW STREET: 950 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Master Street Plan to allow the intersection street grade to exceed the
typical ordinance standard.
2. A variance from the Land Alteration Ordinance to allow advanced grading of the entire
property with the installation of the basic infrastructure.
3. A variance from the Subdivision Ordinance to allow a reduced front building line for the
plat area. (Section 31-256)
4. A variance from the Zoning Ordinance to allow reduced side yard setbacks for the plat
area (5-feet). (Section 36-254(d)(2))
5. A variance from the Subdivision Ordinance to allow a reduced lot size for Lots 1-5.
(Section 31-232)
December 3, 2009
SUBDIVISION
ITEM NO.: 1 (Cont-
A. PROPOSAL/REQUEST:
I�J
FILE NO.: S-867-IIIIII1
The request is a preliminary plat to allow the creation of 22 new single-family lots from
this 6.1 acre tract located just south of Joe T. Robinson School. The subdivision is
proposed with a single access from Chalamont Drive with 950 linear feet of new public
street constructed to serve the new lots. There are a number of variances associated
with the proposed preliminary plat. All 22 of the new lots are proposed with a 15-foot
front building line and 5-foot side yard setbacks. Lots 1 — 5 are indicated with a lot
area less than the typical 7,000 square feet as required by the R-2, Single-family
zoning district. The request includes a variance from the Master Street Plan to allow a
ten percent (10%) grade over the entire length of the entrance street. The request
also includes a variance from the City's Land Alteration Ordinance to allow the grading
of the lots during the construction of the streets and utilities.
EXISTING CONDITIONS:
The site is a wooded site located south of Joe T Robinson School and west of the area
private neighborhood clubhouse and pool. The site appears to slope slightly from
Chalamont Drive upward to the north. Chalamont Drive is constructed as a collector
street with curb and gutter. An entrance access to this site was installed with the
construction of Chalamont Drive. The area to the southeast is developed with
single-family homes. The area to the west is vacant but was recently final platted for
new single-family home construction. South of the site is wooded with no home
constructed at this time.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from the area property owners.
All property owners abutting the site, the Coalition of West Little Rock Neighborhoods
and the Duqesne 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. Since the street is 24 feet in width, show on the plan the area of restricted
parking.
December 3, 2009
SUBDIVISION
ITEM NO.: 1(Cont.)FILE NO.: S-867-1111111
3. With site development, provide the design of street conforming to the Master
Street Plan. Construct street improvement to Chalamont Court with the planned
development.
4. 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.
5. 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).
6. 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.
7. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
8. Staff is in support of the variance for a ten percent (10%) intersection grade.
9. Street improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
10. Provide a letter prepared by a registered engineer certifying the sight distance at
the intersections comply with 2004 AASHTO Green Book standards.
11. The Public Works notes pertaining to street and right-of-way width do not match
the widths shown on the plans.
E. 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: No comment received.
Center -Point Energy: 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. 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. Please submit plans for water facilities
to Central Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation of water
3
December 3, 2009
qI 1Rni\&ginrj
ITEM NO.: 1 (Cont.
FILE NO.: S-867-IIIIIII
facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
Fire Department, Fire Hydrants will be required. Contact the Little Rock Fire
Department for additional information.
Countv 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:
(November 12, 2009)
The applicant was not present. Staff presented the item to the Committee along with
the requested variances. Staff stated there were no significant technical issues
associated with the request. Staff noted there were a number of variances related to
lot development standards but were consistent with the previous development pattern
in the area. Staff stated they would contact the applicant and provide them with the
comments and work through any issues. 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 preliminary plat to staff addressing the issues
identified for the November 12, 2009, Subdivision Committee meeting. The revised
plat indicates the source of title of the landowner and indicates the street as a 24-foot
wide street in a 45-foot right-of-way. The plat also indicates the areas of restricted
parking.
The request is to create a preliminary plat to allow the 22 new single-family lots from a
6.1 acre tract with a density of 3.6 units per acre. A single access from Chalamont
Drive is proposed with 950 linear feet of new public street constructed to serve the
new lots. The street is proposed as a minor residential street with 24 feet of pavement
in a 45 foot right-of-way.
There are a number of variances from the Subdivision Ordinance proposed for the
development of the lots. All 22 of the new lots are proposed with a 15-foot front
building line and 5-foot side yard setbacks. The ordinance typically requires the
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December 3, 2009
SUBDIVISION
ITEM NO.: 1 (Cont.
FILE NO.: S-867-IIIIIII
placement of a 25 foot front yard building line and a side yard of ten (10) percent of the
lot width not to exceed eight (8) feet.
The proposed plat contains a variance from the Subdivision Ordinance to allow lots to
develop with a reduced lot area. Lots 1 — 5 are indicated with lot areas less than the
typical 7,000 square feet as required by the R-2, Single-family Zoning District. The
lots are indicated with 6,900 square feet.
The request includes a variance from the Master Street Plan to allow a ten percent
(10%) grade over the entire length of the entrance street. The Master Street Plan
states a maximum centerline grade at intersections for the first thirty (30) feet is five (5)
percent.
The request also includes a variance from the City's Land Alteration Ordinance to
allow the grading of the lots during the construction of the streets and utilities. The
developers have indicated the variance is necessary to balance the site.
Staff is supportive of the proposed plat and the variance requests. Although there are
variances associated with the preliminary plat the development standards of the lots
are consistent with development standards of other phases of Chenal within the area.
The density proposed for the new subdivision is 3.6 units per acre which is also typical
of the development pattern in the Chenal area. Two (2) tracts of open space are
indicated on the proposed plat to allow buffering from Chalamont Drive and a third
tract is indicated along the western perimeter of the proposed subdivision. Staff is
supportive of the variance request from the Land Alteration Ordinance to allow
advanced grading of the site to allow the site to balance and eliminate the need for
hauling of material on City streets. To staff's knowledge there are no outstanding
technical issues in need of addressing. Staff feels the creation of the subdivision as
proposed should have limited impact on the adjoining properties.
STAFF RECOMMENDATION. -
Staff recommends approval of the proposed preliminary plat 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 from the Land Alteration
Ordinance to allow grading of the entire tract with the placement of the streets and
utilities.
Staff recommends approval of the variance request from the Subdivision Ordinance
Section 31-256 to allow a reduced front building line for the plat area, the variance
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