HomeMy WebLinkAboutS-0867-RRRRRRR Staff AnalysisJanuary 24, 2013
ITEM NO.: C
NAME: Chenal Valley South Preliminary Plat
FILE NO.: S-867-RRRRRRR
LOCATION; Located North of Denny Road just West of Gordon Road and North
of Wildwood Park
DEVELOPER:
Deltic Timber Corporation
7 Chenal Club Boulevard
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 16.73 acres NUMBER OF LOTS: 19 FT. NEW STREET: 2,000 LF
CURRENT ZONING
R-2, Single-family
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.13
VARIANCES/WAIVERS REQUESTED:
1. A five year deferral of the required street improvements to Denny Road or
until improvements are completed adjacent to this site.
2. A variance from Section 31-202 which requires streets not extending to the
boundary of a subdivision, and its continuation is not necessary for access to
adjoining property, the terminus is to be no closer than 50-feet to the property
line.
3. A variance from the Master Street Plan to allow the street design and street
grades in excess of the typical maximum slope for streets and intersections.
January 24, 2013
SUBDIVISION
ITEM NO.: C Cont. FILE NO.: S-867-RRRRRRR
A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT:
The applicant is requesting preliminary plat approval for a 16.73 acre tract
of property located on the north side of Denny Road adjacent to Wildwood
Park. The applicant is requesting to create 19 single-family residential lots
from the area. The area abutting Denny Road will be placed within a tract.
The lots range in size from 0.3097 acres to 0.9859 acres.
The subdivision includes three (3) new streets. The request includes a
deferral of the required street construction to Denny Road for a period of
five (5) years or until adjacent development occurs. There is also a
variance from Section 31-202 to allow the terminus of C Street nearer the
property line than the 50-feet defined in the Subdivision Ordinance. The
request includes a variance from the Master Street Plan to allow the street
design and street grades in excess of the maximum slope typically
allowed.
B. EXISTING CONDITIONS:
The property is heavily wooded sloping upward from Denny Road to the
north. Wildwood Performing Arts development is located to the south and
uses the Denny Road frontage of this property for parking. North of the
site is an approved preliminary plat for the Wildwood Subdivision.
Development of the phase abutting the proposed plat area has not
occurred. East of the site with access from Gordon Road is a single-
family subdivision, Chenal Valley Phase 35, or referred to as Sezanne.
Denny Road is a two lane County Road with open ditches for drainage.
Within this area little development has occurred. There is an approved
PD-R residential subdivision to the south approved in October 2010 for a
development containing lots sizes averaging 6,500 square feet.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a letter of concern from the property
owner to the north. All abutting property owners were notified of the public
hearing. There is not a registered neighborhood association located in the
area.
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January 24, 2013
SUBDIVISION
ITEM NO.: C Cont. FILE NO.: 5-867-RRRRRRR
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS-
1. Denny Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be
required.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Denny
Road including 5-foot sidewalks with the planned development.
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to the proposed
street including 5-foot sidewalks with the planned development.
4. 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).
5. 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.
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
7. 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.
8. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
9. 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 for additional information.
10. Street names and street naming conventions must be approved by
Public Works.
11. Turnarounds must be provided at termination of Street "A" and Street
and "C" Street.
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January 24, 2013
SUBDIVISION
ITEM NO.: C Cont. FILE NO.: S-867-RRRRRRR
12. Existing cross drains under Denny Road should be evaluated for
capacity of the proposed development.
13. Erosion controls must be installed to reduce discharge of polluted
stormwater.
14. Vegetation must be established on disturbed area within 21 days of
completion of harvest activities.
15. Provide a sketch grading and drainage plans for the proposed
streets. The maximum slope on residential streets is fifteen percent
(15%). The maximum slope at intersections is five percent (5%).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Gravity sewer not available in this area at this time. The
development will be required a pump station and sewer main extension be
installed to obtain sewer service. Sewer development for this area
requires approval from Little Rock Wastewater. For additional information
and details contact Little Rock Wastewater Utility.
Entergy: A 10-foot utility easement is required along each of the
proposed streets. Contact Entergy for additional information.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: A Capital Investment Charge is applicable to all
connections off the waterlines along Denny Road. All Central Arkansas
Water requirements in effect at the time of request for water service must
be met. A water main extension will be needed to provide water service to
this property. 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 the Little Rock
Fire Department is required. 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. If there are
facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the
developer. Additional fire hydrant(s) will be required. Contact the Little
Rock Fire Department to obtain information regarding the required
placement of the hydrant(s) and contact Central Arkansas Water
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January 24, 2013
SUBDIVISION
ITEM NO.: C Cont. FILE NO.: S-867-RRRRRRR
regarding procedures for installation of the hydrant(s). A Capital
Investment Charge based on the size of meter connection(s) will apply to
this project in addition to normal charges.
Fire Department: Place fire hydrants per code. Maintain a minimum
access of at least 20-feet. 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.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAUDESIGN:
Plannina Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (August 22, 2012)
Mr. Tim Daters of White-Daters and Associates was present representing
the owner. Staff presented an overview of the request stating there were
additional items necessary to complete the review process. Staff stated
the no right of vehicular access should be increased to 10-feet and
questioned if there would be any fences located within the required
setback. Staff also questioned if Wildwood would continue to use the
paved area along Denny Road for over -flow parking for events. Staff
questioned if the development would be completed in phases. Mr. Daters
stated the development would be constructed in a single phase.
Public Works comments were addressed. Staff stated the maximum slope
for a residential street was 15-percent with a maximum intersection slope
of 5-percent. Staff also stated. a grading permit would be required with the
development of the proposed subdivision. Staff stated the stormwater
detention ordinance would apply to the development of the subdivision.
Staff questioned the desire for constructing Street C and connecting with
the previously approved Wildwood Subdivision. Mr. Daters stated the
desire was to allow connectivity from Deltic's Subdivision to the north as
well as allow connectivity of the Wildwood Subdivision to the south. He
stated limited conversations had occurred between the two property
owners. He stated additional dialogue would occur to see if the
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January 24, 2013
SUBDIVISION
ITEM NO.: C Cont. FILE NO.: S-867-RRRRRRR
connectivity was desirable to the adjacent property owner and if not the
plan would be revised in some fashion to limit the impact on the abutting
preliminary platted area but allow future access should both parties agree.
Staff noted the comments from the other reporting departments and
agencies. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
K ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing a
number of issues raised at the November 15, 2012, Subdivision
Committee meeting. Based on the revised plan Public Works has the
following additional comments:
1. Deferral of boundary street improvements on residential subdivisions is
no longer accepted.
2. Since Street A accesses the large residentially zoned property to the
north, it cannot be considered a minor residential street. Therefore,
Street A should be constructed as a residential street with sidewalk on
one (1) side.
3. The turnaround on Street C must be constructed to a length of at least
80 feet for maneuvering for City and emergency vehicles.
4. Street C shows to exceed a sixteen percent (16%) running slope and
eighteen percent (18%) in locations.
5. The Street C and Street B intersection slope exceeds five percent
(5%).
The applicant is seeking preliminary plat approval for a 16.73 acre tract of
property allowing the creation of 19 single-family residential lots and one
(1) tract from the area. The area abutting Denny Road currently being
used as parking for the Wildwood Center for Performing Arts will be
placed within the tract and continue to serve as over -flow parking for
Wildwood. The single-family lots range in size from 0.3097 acres to
0.9859 acres. The average lots are proposed 115-feet by 300-feet and
140-feet by 200-feet. The setbacks are proposed to meet typical setbacks
per the R-2, Single-family Zoning District.
The subdivision includes three (3) new streets. The request includes a
deferral of the required street construction to Denny Road for a period of
five (5) years or until adjacent. development occurs. Staff is not supportive
of the deferral request. Staff feels the street construction to Denny Road
should take place with the final platting of the subdivision.
January 24, 2013
SUBDIVISION
ITEM! NO.: C(Cont.)FILE NO.: S-867-RRRRRRR
The plat indicates Street A to access a large area of residentially zoned
property to the north. With the placement of the street to serve future
development Street A cannot be considered a minor residential street and
must be constructed as a residential street which requires the placement
of 26-feet of pavement and a sidewalk on one (1) side.
As noted the street design does not comply with the typical standards of
the Master Street Plan. Street C shows to exceed a sixteen percent
(16%) running slope and eighteen percent (18%) in locations and the
Street C and Street B intersection slope exceeds five percent (5%). Staff
is not supportive of the street design as proposed.
The turnaround on Street C has not been shown at a length of at least
80 feet to allow maneuvering of City and emergency vehicles. The
turnaround must be constructed to allow for the required maneuvering.
There is also a variance from Section 31-202 to allow the terminus of
C Street nearer the property line than the 50-feet defined in the
Subdivision Ordinance. Staff is supportive of this variance request.
Staff does not support the application as submitted with regard to the
street design and deferral of boundary street improvements to Denny
Road. Staff feels the street design and construction should be in
compliance with development criteria of the various ordinances.
STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (SEPTEMBER 13, 2012)
Mr. Tim Daters and White-Daters and Associates was present representing the
request. There were no registered objectors present. Staff presented the item
stating the applicant had submitted a request dated August 30, 2012, requesting
deferral of the item to the October 25, 2012, 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
approval of the item on the Consent Agenda as presented by staff. The motion
carried by a vote of 10 ayes, 0 noes and 1 absent.
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January 24, 2013
SUBDIVISION
ITEM NO.: C Cont. FILE NO.: 5-857-RRRRRRR
STAFF UPDATE:
The applicant has not responded to comments raised at the August 22, 2012,
Subdivision Committee meeting and the applicant has indicated they are
continuing to develop a plan which will limit the impact on the adjacent property
owner. Staff recommends deferral of this item to the December 13, 2012, public
hearing.
PLANNING COMMISSION ACTION: (OCTOBER 25, 2012)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. There were no registered objectors present. Staff presented the item
stating the applicant had not responded to comments raised at the
August 22, 2012, Subdivision Committee meeting and the applicant had
indicated they were continuing to develop a plan which would limit the impact on
the adjacent property owner. Staff presented a recommendation of deferral of
this item to the December 13, 2012, public hearing.
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
7 ayes, 0 noes and 4 absent.
PLANNING COMMISSION ACTION; (DECEMBER 13, 2012)
The applicant was present. There was one registered objector present. The
Chair stated there were seven Commissioners present to hear the item. The
Chair stated when there were eight or fewer Commissioners the Commission's
policy was to allow the applicant the option of deferral to a later hearing date.
The Chair questioned the applicant if he desired to move forward with the item or
if he desired to defer the item to the January 24, 2013, public hearing.
Mr. Tim Daters of White Daters and Associates stated he desired to defer
the item.
There was no further discussion of the item. The Chair entertained a motion for
approval of the deferral of the item. The motion carried by a vote of 7 ayes,
0 noes and 4 absent.
STAFF UPDATE:
The applicant submitted a revised preliminary plat to staff eliminating the final
variance from the proposed subdivision by relocating the terminus of Street C to
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January 24, 2013
SUBDIVISION
ITEM NO.: C (Cont) FILE NO.:_ S-867-RRRRRRR
50-feet from the northern property line. The revised plat also removes the
connection of former Street B to the property located to the north and indicates
the area as Tract D which will be held by the property owners association and be
used as open space. As noted in the previous staff update the applicant has
eliminated the deferral request for street construction to Denny Road and has
indicated the design of the interior streets to comply with design standards and
street grades per the City's Master Street Plan. To staffs knowledge there are
no remaining outstanding technical issues associated with the request. It
appears the preliminary plat as proposed fully complies with the minimum
standards of the City's Subdivision Ordinance. 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.
PLANNING COMMISSION ACTION: (JANUARY 24, 2013)
Mr. Tim Daters of White Daters and Associates was present representing the
request. There were no registered objectors present. Staff stated the applicant
had submitted a revised preliminary plat to staff removing the proposed streets to
the north and eliminating any variances for the subdivision from the Subdivision
Ordinance and the Master Street Plan. Staff stated the plat as currently
proposed appeared to fully comply with the minimum standards of the various
City ordinances. Staff stated to their knowledge there are no remaining
outstanding technical issues associated with the request. Staff presented a
recommendation of approval of the plat subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report.
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
10 ayes, 0 noes, 0 absent and 1 open position.
0
ITEM NO.: 1. 5-867-RRRRRRR
NAME: Chenal Valley South Preliminary Plat
LOCATION: located North of Denny Road just West of Gordon Road
Planning Staff Comments:
1. Provide notification of the abutting property owners of the site including the certified
abstract list, notice form with affidavit executed and proof of mailing. The notice
must be mailed no later than August 28, 2012. The Office of Planning and
Development must receive the proof of notice no later than September 7, 2012.
2. The no right of vehicular access easement should be increased to 10-feet. (Section
31-257)
3. Will there be fences located along Denny Road within the required setback? If so
provide a note on the plan indicating the location of the fences and the total height of
the fences.
4. Will Wildwood continue to utilize the paved parking
5. Will the subdivision be developed in phases? If
line.
6. Provide the location of the pedestrian trails.
7. The required building line along Denny Road,
indicates a 50-foot platted building line.
area along Denny Road.
;o provide the proposed phasing
an arterial, is 35-feet. The plat
Variance/Waivers: 5-year deferral of improvements to Denny Road
Public Works Conditions:
1. Denny Road is classified on the Master Street Plan as a minor arterial. A dedication
of right-of-way 45 feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvement to Denny Road including 5-foot
sidewalks with the planned development.
3. With site development, provide design of street conforming to the Master Street
Plan. Construct street improvement to the proposed street including 5-foot
sidewalks with the planned development.
4. 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).
5. 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.
6. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
7. 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.
Item # I .
8. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
9. 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 for additional
information.
10. Street names and street naming conventions must be approved by Public Works.
Contact David Hathcock at (501) 371-4808.
11. Turnarounds must be provided at termination of Street "A" and Street and "C" Street.
12. Existing cross drains under Denny Road should be evaluated for capacity of the
proposed development.
13. Erosion controls must be installed to reduce discharge of polluted stormwater.
14. Vegetation must be established on disturbed area within 21 days of completion of
harvest activities.
15. Provide a sketch grading and drainage plans for the proposed streets. The
maximum slope on residential streets is fifteen percent (15%). The maximum slope
at intersections is five percent (5%).
Utilities and Fire Department/County Planning:
Wastewater: Gravity sewer not available in this area at this time. The development
will be required a pump station and sewer main extension be installed to obtain sewer
service. Sewer development for this area requires approval from Little Rock
Wastewater. For additional information and details contact Little Rock Wastewater
Utility.
Enter : A 10-foot utility easement is required along each of the proposed streets.
Contact Entergy for additional information.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: A Capital Investment Charge is applicable to all connections
off the waterlines along Denny Road. All Central Arkansas water requirements in effect
at the time of request for water service must be met. A water main extension will be
needed to provide water service to this property. 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 the Little Rock Fire Department is required. 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. If there
are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water.
That work would be done at the expanse of the developer. Additional fire hydrant(s) will
be required. Contact the Little Rock Fire Department to obtain information regarding the
required placement of the hydrant(s) and contact Central Arkansas Water regarding
procedures for installation of the hydrant(s). A Capital Investment Charge based on the
size of meter connection(s) will apply to this project in addition to normal charges.
Item # 1.
Fire Department: Place fire hydrants per code. Maintain a minimum access of at
least 20-feet. 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.
Parks and Recreation: No comment received.
Planning ā¯‘ivisiom 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, August 29, 2012.
Item # L