HomeMy WebLinkAboutS-0867-EEEEEEEE Staff AnalysisI>twkArkIQ ��
NAME: Chenal Valley Phase 20 and 21 Revised Preliminary Plat
LOCATION: North of Chenal Valley Drive on Varennes Court
Plannina Staff Comments:
S-867-EEEEEEEE
1. Provide notification of the property owners located within 200-feet of the
development including the certified abstract list, notice form with affidavit executed
and proof of mailing. The notice must be mailed no later than June 15, 2016. The
Office of Planning and Development must receive the proof of notice no later than
June 24, 2016.
2. The lots appear to comply with the typical development standards of the R-2, Single-
family zoning district. What are the setbacks proposed for the side and rear lot lines
of the indicated lots both in Ensbury and Varennes?
Variance/Waivers: A request to allow the development of lots with private streets
(Section 31-207) and to allow the development of an internalized pedestrian circulation
system (Section 31-175(2)).
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. 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.
4. Streetlights are required by Section 31-403 of the Little Rock code of ordinances.
Provide plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Greg Simmons, Traffic Engineering,
501.379.1813, gsimmonsQlittlerock.org for more information.
5. 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. An easement area or language provided in the Bill of Assurance
must be included to allow the trash receptacles from Lots 11 through 14, Block 98 to
be taken to the cul de sac for pick up.
6. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site shall be repaired by
the responsible party prior to issuance of a certificate of occupancy.
7. All public drainage easements must be unobstructed and access provided to the
public right-of-way by constructed infrastructure and/or documented on the final plat.
8. All public drainage easements must contain drainage infrastructure approved by the
City of Little Rock Public Works Department.
9. 100 year overflow swales must be constructed and placed within public drainage
easements.
ITEM NO.: 2 S-867-EEEEEEEE
10. Provide a Sketch Grading and Drainage Plan per Section 29-186(e) indicating where
the proposed public drainage easements are proposed to determine if access can
be provided for maintenance.
11.The island proposed at the intersection of Chenal Valley Drive and Ensbury Loop
should be located no closer than 22 feet from the projection of the back of curb on
Chenal Valley Drive.
12. Approximately 80 feet of street width is proposed across Ensbury Loop at the
intersection of Chenal Valley Drive. The island should be designed with a
pedestrian refuge area.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements if new sewer service is
required for this project. Contact Little Rock Wastewater Utility for additional
information.
Entergy: Entergy does not object to this proposal. Three phase and single phase
underground power lines exist in the area. There do not appear to be any existing
conflicts with Entergy facilities on this property. Contact Entergy in advance to discuss
future service requirements, new facilities locations and adjustments to existing facilities
(if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
2. A water main extension will be needed to provide water service to this property.
3. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and the Little Rock Fire Department is required.
4. 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.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be one at the expanse of the developer.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department
regarding the required placement of the hydrant(s) and contact Central Arkansas
Waster regarding procedures for installation for the hydrant(s).
7. A Capital Investment Charge based on the size of meter connection(s) will apply to
this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
ITEM NO.: 2 S-867-EFEEEEEF
8. Contact Central Arkansas Water regarding the size and location of water meter.
9. Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZA) is required on the domestic water service.
This assembly must be installed prior to the first point of use. Central Arkansas
Water requires that upon installation of the RPZA, successful tests of the assembly
must be completed by a Certified Assembly Tester licensed by the State of Arkansas
and approved by Central Arkansas Water. The test results must be sent to Central
Arkansas Water's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you
would like to discuss backflow prevention requirements for this project.
10. The facilities on -site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's materials and
construction specifications and installation will be inspected by an engineer, licensed
to practice in the State of Arkansas. Execution of a Customer Owned Line
Agreement is required.
11. Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives area used, a
reduced pressure zone back flow preventer shall be required.
Fire Depar#ment:
1. Maintain Access.
2. Fire Hydrants.
3. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width
with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the
minimum road width shall be 26 feet, exclusive of shoulders.
4. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access
roads shall not exceed 10 percent in grade except as approved by the fire chief.
5. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be accessible
to fire department apparatus by way of an approved fire apparatus access road with
an asphalt, concrete or other approved driving surface capable of supporting the
imposed load of fire apparatus weighing at least 75,000 pounds.
6. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided
with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
7. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road
ITEM NO.: 2 S-867-EEEEEEEE
gates. Gates securing the fire apparatus access roads shall comply with all of the
following criteria:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual operation by one
person.
d. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
e. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
f. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible entry
tools or when a key box containing the keys to the lock is installed at the gate
location.
g. Locking device specifications shall be submitted for approval \by the fire code
official
h. Electric gate operators, where provided, shall be listed in accordance with UL
325.
i. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
8. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1
of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling
residential developments. Developments of one- or two-family dwellings where the
number of dwelling units exceeds 30 shall be provided with two separate and
approved fire apparatus access roads, and shall meet the requirements of Section
D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or private fire
apparatus access road and al dwelling units are equipped throughout with an
approved automatic sprinkler system in accordance with Section 903.3.1.1,
903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions
shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall not
be increased unless fire apparatus access roads will connect with future
development, as determined by the fire code official.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water
(Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony
Rhodes 501,918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution
of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
ITEM NO.: 2 S-867-EEEEEEEE
Rock Region Metro: Location is not currently served by METRO. The Developer's plan
indicates two dead-end courts which make providing paratransit service difficult and
inefficient. It also does not advance a future connected street network desirable in an
urban suburban environment such as Little Rock. Consider a design which provides
connection for pedestrians and cyclists as well as transit for the future along Chenal
Valley Road.
Building Code: No comment.
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, June 15, 2016.
August 11, 2016
ITEM NO.: C FILE NC
NAME: Chenal Valley Phase 20 and 21 Revised Preliminary Plat
LOCATION: North of Chenal Valley Drive on Varennes Court
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: 75.7 acres NUMBER OF LOTS: 110
WARD: 5 PLANNING DISTRICT: 19 - Chenal
CURRENT ZONING: R-2, Single-family
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FT. NEW STREET: 7,450 LF
CENSUS TRACT: 42.13
VARIANCE/WAIVERS: A request to allow the development of lots with private
streets (Section 31-207) and to allow the development of an internalized pedestrian
circulation system (Section 31-175(2)).
BACKGROUND:
On April 19, 2001, the Little Rock Planning Commission approved a preliminary plat for
Blocks 83 — 117 Chenal Valley Subdivision. The approval allow for the subdivision of
365 acres into 688 single-family lots. The developer proposed approximately
24,850 linear feet of new streets within the development constructed with public and
private accesses. As part of the plat the developer proposed the extension of Chenal
Valley Drive to the west and extended around the perimeter of the subdivision looping
back to Chenal Parkway. The plat included eight (8) smaller gated communities.
The roadway was constructed and several of the proposed smaller gated communities
have developed.
August 11, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-EEEEEEEE
On March 30, 2006, the Little Rock Planning Commission approved a revision to the
preliminary plat to allow the minimum side yard setback of six (6) feet for all lots within
Blocks 96, 97, 99, 101-104 Chenal Valley Addition. All previously proposed lot
development standards continued to apply to the proposed plat.
On July 27, 2005, a final plat was filed for Lots 1 — 21, Block 98 and Tracts A, B, C & D,
Block 98, the Varennes Neighborhood.
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to revise the approved preliminary plat, Ensbury
Neighborhood and replat a number of lots within a previously platted subdivision,
the Varennes Neighborhood. The previous approval allowed for the
development of 143 lots within the Ensbury Neighborhood. There were 25 lots
final platted within the Varennes Court Neighborhood. The current request is
to allow 36 lots within the Varennes Neighborhood and 74 lo_ts within the
Ensbury Neighborhood.
The applicant is seeking to develop the subdivision utilizing private streets.
Section 31-207 of the Little Rock Code of Ordinances states private streets for
residential development shall be discouraged. However, private streets may be
approved by the Planning Commission to serve isolated developments. The
design standard must conform to public street design standards. Private streets
are permissible only in the form of cul de sac and short loop streets and only
when it is determined that the streets can be adequately served by all public
service vehicles.
The developer is proposing the use of an internalized pedestrian circulation
system in -lieu of sidewalks. Section 31-175 of the Little Rock Code of
Ordinances outlines the minimum design requirements for sidewalks. The
ordinances states internalized pedestrian circulation systems in the form of
paved pathways may be substituted for sidewalks along collector and residential
streets upon approval by the Planning Commission.
B. EXISTING CONDITIONS:
The site is densely wooded located along the north side of Chenal Valley Drive.
To the south is Wildwood Place Subdivision, a single-family subdivision and to
the east is the Hallen Court Subdivision. North of the site is the Chenal Valley
Country Club golf course. Chenal Valley Drive has been constructed with two
(2) lanes and a marked bike path in each direction. There is curb, gutter and
sidewalk in place along Chenal Valley Drive.
2
August 11, 2016
SUBDIVISION
ITEM NO.: C(Cont.)FILE NO.: S-867-EEEEEEEE
C. NEIGHBORHOOD COMMENTS:
All abutting property owners were notified of the public hearing. There is not an
active neighborhood association located within this area.
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. 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.
4. Streetlights are required by Section 31-403 of the Little Rock code of
ordinances. Provide plans for approval to Traffic Engineering. Streetlights
must be installed prior to platting/certificate of occupancy. Contact Greg
Simmons, Traffic Engineering, 501.379.1813, gsimmons(a).iittierock.org for
more information.
5. 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. An easement area or language provided
in the Bill of Assurance must be included to allow the trash receptacles from
Lots 11 through 14, Block 98 to be taken to the cul de sac for pick up.
6. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
7. All public drainage easements must be unobstructed and access provided
to the public right-of-way by constructed infrastructure and/or documented
on the final plat.
8. All public drainage easements must contain drainage infrastructure
approved by the City of Little Rock Public Works Department.
9. 100 year overflow swales must be constructed and placed within public
drainage easements.
3
August 11, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-EEEEEEEE
10. Provide a Sketch Grading and Drainage Plan per Section 29-186(e)
indicating where the proposed public drainage easements are proposed to
determine if access can be provided for maintenance.
11. The island proposed at the intersection of Chenal Valley Drive and Ensbury
Loop should be located no closer than 22 feet from the projection of the
back of curb on Chenal Valley Drive.
12. Approximately 80 feet of street width is proposed across Ensbury Loop at
the intersection of Chenal Valley Drive. The island should be designed with
a pedestrian refuge area.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if new sewer
service is required for this project. Contact Little Rock Wastewater Utility for
additional information.
Entergy: Entergy does not object to this proposal. Three phase and single
phase underground power lines exist in the area. There do not appear to be any
existing conflicts with Entergy facilities on this property. Contact Entergy in
advance to discuss future service requirements, new facilities locations and
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water.-
1 All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock
Fire Department is required.
4. 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.
12
August 11, 2016
SUBDIVISION
1,00MIN[o•Tii#
5. If there are facilities that
Central Arkansas Water.
developer.
FILE NO.: S-867-EEEEEEEE
need to be adjusted and/or relocated, contact
That work would be one at the expense of the
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department regarding the required placement of the hydrant(s) and contact
Central Arkansas Waster regarding procedures for installation for the
hydrant(s).
7. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
8. Contact Central Arkansas Water regarding the size and location of water
meter.
9. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226
if you would like to discuss backflow prevention requirements for this
project.
10. The facilities on -site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's
materials and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
a Customer Owned Line Agreement is required.
11. Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone back flow preventer shall be required.
Fire De artment.-
1. Maintain Access.
2. Fire Hydrants.
3. Maintain fire apparatus access roads at fire hydrant locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access
road width with a hydrant. Where a fire hydrant is located on a fire apparatus
access road, the minimum road width shall be 26 feet, exclusive of shoulders.
5
August 11, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-EEEEEEEE
4. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the
fire chief.
5. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
6. Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150
feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
7. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual operation
by one person.
d. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
e. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
f. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is
installed at the gate location.
g. Locking device specifications shall be submitted for approval by the fire
code official
h. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
i. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
August 11, 2016
SUBDIVISION
ITEM NO.: C (Cont.
FILE NO.: S-867-EEEEEEEE
8. One- or Two -Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet
the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and all dwelling units are equipped
throughout with an approved automatic sprinkler system in accordance
with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire
Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road
shall not be increased unless fire apparatus access roads will connect
with future development, as determined by the fire code official.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 — C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal's Office (Capt. Tony Rhodes 501,918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per
Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO. The
Developer's plan indicates two dead-end courts which make providing paratransit
service difficult and inefficient. It also does not advance a future connected street
network desirable in an urban suburban environment such as Little Rock.
Consider a design which provides connection for pedestrians and cyclists as well
as transit for the future along Chenal Valley Road.
F. ISSUES/TECHNICAL/DESIGN�
Buildinq Code: No comment.
Planning Division- No comment.
Landscape: No comment.
7
August 11, 2016
SUBDIVISION
ITEM NO.: C Cont. FILE NO.: S-867-EEEEEEEE
G. SUBDIVISION COMMITTEE COMMENT: (June 8, 2016)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating the request was a
revision to a previously approved preliminary plat and a replat of lots previously
final platted with the Chenal Valley Subdivision. Staff stated the lots within the
Varennes Neighborhood were being increased and lots within the Ensbury
Neighborhood were being decreased. Staff stated the lots within the Varennes
Neighborhood were being replatted. Staff stated the lots within the Varennes
Neighborhood were being developed utilizing private streets. Staff stated the lots
within the Ensbury Neighborhood would be developed utilizing public streets.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any clearing on the site. Staff stated the City's Stormwater
Detention Ordinance would apply to the development of the site. Staff stated
residential waste collection would not take place on private streets unless the
Property Owners Association signed a waiver of damage claims. Staff also
stated Lots 11 through 14 would be required to take their trash bins to the cul de
sac for garage collection. Staff stated all 100 year drainage swales were to be
constructed and placed within public drainage easements. Staff stated the width
of Ensbury Loop adjacent to Chenal Valley Drive was near 80-feet. Staff stated
the island within the street should be designed as a pedestrian refuge area.
Mr. Daters stated the design of the street was previously approved by Public
Works staff and the street was presently under construction.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
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
raised at the June 8, 2016, Subdivision Committee meeting. The applicant has
provided a secondary access as requested by staff. The applicant has indicated
at the time of final platting easements will be provided to allow the placement of
trash containers as necessary for Lots 11 through 14.
The request is to revise the previously approved preliminary plat for the Ensbury
Neighborhood and for a replat of a number of lots within the previously platted
Varennes Neighborhood. The previous approval allowed for the development of
143 lots within the Ensbury Neighborhood. There were 25 lots final platted within
the Varennes Court Neighborhood. The current request is to allow 36 lots within
L]
August 11, 2016
SUBDIVISION
ITEM NO.: C
FILE NO.: S-867-EEEEE
the Varennes Neighborhood and 74 lots within the Ensbury Neighborhood. All
lots as proposed comply with the typical development standards of the R-2,
Single-family zoning district with regard to lot dimensions, lot sizes and setbacks.
The applicant is seeking to develop the subdivision utilizing both public and
private streets. Section 31-207 of the Little Rock Code of Ordinances states
private streets for residential development shall be discouraged. However,
private streets may be approved by the Planning Commission to serve isolated
developments. The design standard must conform to public street design
standards. Private streets are permissible only in the form of cul de sac and
short loop streets and only when it is determined that the streets can be
adequately served by all public service vehicles. The streets within the Varennes
Neighborhood will be developed as private streets. The streets within the
Ensbury Neighborhood will be developed as public streets. There will be
7,450 linear feet of both public and private streets developed within this phase of
Chenal Valley.
The streets within the subdivision will be constructed as per the Master Street
Plan for a residential street. Varennes Court and Ensbury Loop will be
constructed 27-foot pavement width, back of curb to back of curb, within a
50-foot right of way. Varennes Cove and Ensbury Place will be constructed with
a 27-foot pavement width, back of curb to back of curb, within a 45-foot right of
way as allowed per the Master Street Plan for a minor residential street.
The developer is proposing the use of an internalized pedestrian circulation
system in -lieu of sidewalks. Section 31-175 of the Little Rock Code of
Ordinances outlines the minimum design requirements for sidewalks. The
ordinances states internalized pedestrian circulation systems in the form of
paved pathways may be substituted for sidewalks along collector and residential
streets upon approval by the Planning Commission.
The first phase of the Ensbury Neighborhood is currently under construction.
40 of the proposed lots are included in the first phase. The remaining lots will be
developed in no more than two (2) additional phases. Varennes Court in the
Varennes Neighborhood was previously installed with the final platting of the lots.
Varennes Cove will be installed to allow access to the new proposed lots in a
single phase.
Staff is supportive of the applicant's request for a revision to the previously
approved preliminary plat and the replatting of the lots within the Varennes
Neighborhood. The lots are proposed similar in size to lots within the Chenal
Valley Subdivision. To staff's knowledge there are no remaining outstanding
technical issues in need of addressing related to the proposed platting of the lots.
M
August 11, 2016
SUBDIVISION
ITEM NO.: C (Cont.
FILE NO.: S-867-EEEEEEEE
Staff feels the request to allow the development of single-family lots is
appropriate.
STAFF RECOMMENDATION:
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: (JUNE 30, 2016)
The applicant was present. There were registered objectors present. The Chair stated
it was the Commission's practice that when there were eight (8) or few members
present the Commission offered to the applicant the ability to defer their item to a later
hearing date to allow for more Commissioners to be present to hear the request. The
Chair stated it took six (6) positive votes to move an item forward to the Board of
Directors with a recommendation of approval.
Mr. Justin T. Allen stated the owner was requesting to defer the item to the August 11,
2016, public hearing. There was no further discussion. The Chair entertained a motion
for approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and
3 absent.
STAFF UPDATE:
There has been no change to the application request since the previous write-up and
analysis. Staff continues to recommend approval of the request.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
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 comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes
and 2 absent.
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