HomeMy WebLinkAboutS-867-FFFFFFFFF Staff AnalysisMay 14, 2020
ITEM NO.- A
NAME: Chenal Valley Phase 30 & 31 Revised Preliminary Plat
LOCATION: East of La Marche Drive
DEVELOPER:
Potlatch Deltic Real Estate, LLC
7 Chenal Club Boulevard
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Potlatch Deltic Real Estate, LLC /Owner
White-Daters & Associates, Inc./Agent
SURVEYOR/ENGINEER:
White-Daters & Associates, Inc.
AREA: 107.65 acres
WARD: 5
CURRENT ZONING
VARIANCE/WAIVERS:
NUMBER OF LOTS: 187
PLANNING DISTRICT: 19
R-2 Single -Family
1. Advanced site grading
2. Pedestrian paths in lieu of sidewalks
3. Slopes to exceed 3:1 ratio
4. Detention pond depth greater than 4-feet
BACKGROUND:
FILE NO.: S-867-F
FT. NEW STREET: 10,450 LF
CENSUS TRACT: 42.12
A preliminary plat was approved by the planning commission on this site in August 2005
creating a subdivision with 227 single-family lots having average dimensions of 85 feet in
width by 135 feet in depth, being an average of 11,475 square feet in area. The net
density was calculated to be 1.97 dwelling units per acre, consistent with the development
May 14, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-F
pattern in the vicinity. The construction of the development was proposed to be in three
phases. A pedestrian trail system was approved, rather than sidewalks. This
development was not constructed.
Another preliminary plat was approved by the planning commission in August 2017. This
revision contained 246 single-family lots to be developed in 8 phases. Pedestrian paths
were again proposed instead of sidewalks, as with the initial preliminary plat. The average
lot sizes were 80 feet by 130 feet with 25-foot front and rear setbacks. The side setback
was approved to be the R-2 standard of 10% of the lot width, not to exceed 8 feet on
either side. A variance was granted to allow grading of the entire parcel with the
development of the first phase to balance the site cut and fill. A second variance was
allowed for slopes to exceed the maximum 3:1 slope for some of the lots. The maximum
grade allowed was a 2:1 slope. Third, a variance was approved to permit the maximum
water surface storage elevation in the stormwater detention ponds of 4 feet in order to
construct detention ponds capable of detaining stormwater beyond the minimum
requirements and to make modifications to the drainage discharge locations within the
subdivision balancing the discharge flow from this property to perhaps improve some
existing downstream flooding issues. This subdivision was also not constructed.
In August 2019 a Conditional Use Permit was approved by the planning commission for
a Kindergarten through Grade 12 school campus on the southeast corner of Phase 31 of
the preliminary plat.
Also, in August 2019, the planning commission granted a 1-year extension of time for the
approval of a final plat. No changes were proposed to the preliminary plat. The reason
given for the extension request was to have additional time to complete the process to
obtain an individual Section 404 permit from the Corps of Engineers.
The current proposal has removed the portion of the previous preliminary plat that has
subsequently been approved for use as a school and reconfigured the remaining
107.65 acres into 187 single-family lots.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
This project is located on the east side of La Marche Drive. Development will be
in five phases, as shown on the preliminary plat. All of Phase 30 and 31 would be
graded in conjunction with the development of the first phase. The
owner/developer proposes to continue the construction of pedestrian trails and
paths in lieu of sidewalks adjacent to streets.
B. EXISTING CONDITIONS:
The site is undeveloped, heavily wooded, and sloping terrain.
Single-family subdivisions are located to the north, west, and east-
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SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867-F 9
The land to the south is also undeveloped, heavily wooded with sloping terrain.
As noted above, a school is slated to be developed southeast of the proposed
subdivision. This school would take access from Rahling Road and would not have
vehicular access to this subdivision.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one comment expressing concern about area
flooding issues and information on proposed drainage plans. Notice of the public
hearing was sent to all abutting property owners and The Courts Neighborhood
Association and the Madison Valley Property Owners Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
With site development, provide design of street conforming to the Master
Street Plan. Construct street improvement to these streets with planned
development.
2. Access ramps should be provided at intersections of pedestrian trails and
streets. An access ramps should be installed on the west side of La Marche
Drive at the proposed intersections.
3. A grading permit in accordance with section 29-186 (c) & (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 an advance grading
variance being requested? Provide further explanation of what phases are
proposed to be advance graded with construction of the first phase.
4. Property flooding routinely occurs downstream of the proposed subdivision.
A public drainage infrastructure project is proposed downstream of the
subject property. Per Sec. 29-102 an evaluation should be conducted on the
basis of existing downstream development and an analysis of stormwater
runoff with and without the proposed development. If the proposed
development will cause or increase downstream flooding conditions, the
downstream drainage infrastructure should be improved to pass the expected
flows or detention provided in excess of the 25-year storm event to the
downstream infrastructure capacity.
5. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
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SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: S-867-F
6. 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. All public drainage easements must contain drainage
infrastructure approved by the City of Little Rock Public Works Department.
100 year overflow swales must be constructed and placed within public
drainage easements.
7. Storm water detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner's association.
8. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
9. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements located in the right-of-way.
10. Street lights are required by Section 31-403 of the LR code. Provide
plans for approval to Traffic Engineering. Street lights must be installed
prior to platting/certificate of occupancy. Contact Traffic Engineer 379-1818
(Nat Banihatti) for more info.
11. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more
information
12. Access to detention ponds must be provided to the public right-of-way and/or
access easement for future maintenance by the developer and/or local
property owners' association. A strip of tract land should be provided
between lots 20 and 21 block 127 for access to the proposed detention
facilities located to the north.
13. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the proposed intersection(s) comply with 2004 AASHTO
Green Book standards. In the previous application Deltic Potlatch proposed
to provide sufficient traffic calming measures at La Marche Drive and Evran
Drive. Please provide a letter addressing this proposal. What traffic calming
measures are being considered?
14. 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.
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SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: S-867-F(9
15. No walls/landscaping at intersection with La Marche Drive should be
constructed that cause sight obstructions. If entrance walls are constructed,
they must be set back enough to provide unobstructed view of traffic on
La Marche Drive.
16. Street names and street naming conventions must be approved by Public
Works. The loop street off Molieres Drive should be named such as Molieres
Loop. Contact Glenn Haley at (501) 371-4537 with any questions.
17. The proposed emergency access road appears to be constructed at a slope
of 14%. The Fire Code states slopes exceeding 10% must be approved by
the Fire Marshall.
18. Are any slopes proposed to exceed 3:1? A variance was requested in the
last application for proposed 2:1 slopes for the southside of the lots in Phase
31-2.
19. In the previous application, a variance request was made to exceed the
maximum
4 ft. depth of stormwater storage in the detention pond. Is the same variance
being requested?
20. The proposed mail kiosk will create a traffic generator or local destination on
a collector street providing service to residents of the surrounding residential
subdivisions. The location does not provide safe pedestrian access. The
location does not follow the USPS guideline.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority- Sewer main extension required with
easements if new sewer service is required for this project.
Entergy
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities (if any)
as this project proceeds.
CenterPoint Energy: No comment.
AT & T: No comment received.
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SUBDIVISION
ITEM NO.: A Cont. FILE NO.: S-867-F 9
Central Arkansas Water:
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 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 Little Rock Fire Department is required.
There is an existing 20-inch water main on this property that will need to be
adjusted and/or relocated, contact Central Arkansas Water. That work would be
done at the expense of the developer.
Additional fire hydrants will be required. Contact the Little Rock Fire Department
to obtain information regarding the required placement of the hydrants and contact
Central Arkansas Water regarding procedures for installation of the hydrants.
Fire Department
Full plan review
Maintain Access:
Fire Hydrants.
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.
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.
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
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ITEM NO.: A _(Cont.) FILE NO.: S-867-F(9}
capable of supporting the imposed load of fire apparatus weighing at least
75,000 pounds.
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.
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.
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 (Daniel Tull 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.
F. BUILDING CODES/LANDSCAPE:
Buildina Code: No comment.
Landscape: No comment.
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SUBDIVISION
ITEM NO.: A Cont. FILE NO.: S-867-F(9)
G. TRANSPORTATION/PLANNING:
Rock Region Metro:
Planning Division
No comment received.
No comment.
H. SUBDIVISION COMMITTEE COMMENT: January 29, 2020
The applicant was present. Staff presented the item.
Planning staff requested natural features, such as creeks or streams be added to
the plat, also the applicant was reminded of the notification requirements.
Public Works noted the comments were largely the same as the previous
submittal. A specific request was made for a letter prepared by a registered
engineer certifying the intersection(s) comply with 2004 AASHTO Green Book
standards. The proposed intersection of La Marche Drive and Evran Drive was of
concern. A request was made regarding any proposed traffic calming measures,
as had been previously provided. A comment was made regarding confirming the
street naming convention for the subdivision. There was conversation about the
proposed mail kiosk shown on La Marche Drive and the potential for it to be a
traffic generator and possible pedestrian improvements required.
Comments from other departments and reviewing agencies were noted and the
applicant was advised to submit responses by February 5, 2020.
The committee forwarded the item to the full commission for consideration.
ANALYSIS:
This revised preliminary plat would allow for the development of two separate
neighborhoods, as each has a separate access point to La Marche Drive; however,
they would be connected via shared pedestrian paths.
Phase 30, the southern neighborhood, is shown having 78 lots with an average
width of 85 feet and average depth of 130 feet. These lots are situated along a
long cul-de-sac, Molieres Drive, with a secondary loop. A second cul-de-sac
branches off near the subdivision entrance to the north, called Molieres Circle.
A significant stormwater detention pond is proposed to be located north of Molieres
Drive and east of Molieres Circle.
The northern neighborhood is Phase 31. The 109 lots in this section would
be slightly smaller than those in Phase 30, with an average width of 80 feel
and depth of 130 feet. These lots front on a looped drive, called Evran Drive,
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May 14, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-867
and a cul-de-sac extending to the southeast named Evran Court. Proposed
stormwater detention is in a pond located north of Evran Drive and another at the
northeast corner of the site. A series of three narrow rectangular ponds toward the
northern edge of the subdivision are also shown on the preliminary plat. The
pedestrian circulator path would begin just east of the subdivision entrance from
La Marche Drive and would run generally, as well as in the middle of the
open space loop made by Evran Drive. A secondary emergency access is
provided connected the cul-de-sac bulbs at the termination of Evran Court and
Molieres Drive.
As requested, natural features have been added to the plat showing the
watercourses running on the property.
Accessible ramps have been added at the intersections of the two drives with
La Marche Drive.
A preliminary grading and drainage plan has been submitted by the applicant for
review by Public Works. The applicant had previously committed to the following:
The post -development stormwater discharge to the creek west of Madison
Valley and east of Carter Lane would not exceed existing discharge for the 25-
year rainfall event;
2. The post -development stormwater discharge to the three storm drains stubbed
out to the south side of Madison Valley would not exceed the existing discharge
for the 25-year rainfall event.
3. The post -development stormwater discharge to the swale across the rear of
Lot 70 in the southeast corner of Madison Valley would not exceed the existing
discharge for the 25-year rainfall event; and,
4. A cut off ditch will be constructed to intercept the flow from the proposed fill
slope on the rear of Lots 7-20 along the north side of Evran Drive and south of
Madison Valley. Flow from the cut off ditch will be directed into the existing
culverts on the south side of Madison Valley and to the proposed detention
areas on the northside of Evran Drive.
Access has been provided between Lots 20 and 21 of Block 127 for access to the
proposed stormwater detention pond.
The intersection of La Marche Drive and Evran Drive does not provide adequate
site distance based on observed vehicular speeds on La Marche Drive. Adequate
sight distance is provided based on the designed speeds. The applicant met with
staff and discussed traffic calming on La Marche Drive. It was agreed the City will
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SUBDIVISION
ITEM NO.: A Cont. FILE NO.: S-867-F 9
determine methods for reduction of operational speeds on
La Marche Drive in the vicinity of the intersection for future installation of traffic
control or calming devices as necessary at the intersection.
Staff is amenable to the proposed mail kiosk on the east side of La Marche Drive
north of Falstone Drive. The applicant has amended the site plan by providing
a sidewalk on the east side of La Marche Drive from Falstone Drive to the proposed
mail kiosk. A pedestrian crossing on La Marche Drive at the kiosk location is no
longer proposed.
The previously approved variance to allow 2:1 slopes for lots on the southern
portion of Phase 31-2 is being requested with this proposed preliminary plat, as
well as the variance request to allow the maximum 4-foot depth of the detention
pond to be exceeded. Staff is in support of approving these variances.
It appears all technical issues have been addressed.
J. STAFF RECOMMENDATION:
Staff recommends approval of the preliminary plat subject to compliance with the
comments and conditions outlined in paragraphs D, E and F and the staff analysis
in the agenda staff report.
Staff also recommends approval of the variances to allow advanced site grading,
pedestrian trails in lieu of sidewalks, slopes greater than 3:1 on the southern
portion of Phase 31-2, and the maximum depth of the detention ponds to exceed
4-feet.
PLANNING COMMISSION ACTION: (MARCH 12, 2020)
The applicant was present. There was one registered objector present.
Mr. Tim Daters of White-Daters & Associates was present as the applicant. Two previous
preliminary plats had been approved for this property.
This revision was being brought forward due to remove the portion of the property that
was sold for a school fronting on Rahling Road.
Mr. Daters stated all the earlier conditions and agreements with the surrounding
neighborhoods remained in place.
He then introduced Mr. Robert Teague, the owner of a neighboring property downstream
from the subject parcel.
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May 14, 2020
SUBDIVISION
ITEM NO. A Cont. FILE NO.: S-867-F 9
Mr. Teague lives at 4109 Carter Lane, immediately to the north of the proposed
subdivision. He has been talking with Mr. Daters about this development since last year.
He has lived at his property for 52 years and in the last 10 to 15 years there have been
what he described as "walls of water' that come from the south on to his property during
rain storms. Previously, the stream coming from the subject property on to his property
was a wet -weather trickle that would be about one -foot in depth. Now, the water is closer
to 6-feet in depth during recent rains.
He constructed a home for his mother on a portion of his land about 25 years ago. Access
to this house was from the northern drive. 48-inch culverts were sufficient to handle the
storm water until recently. Lately, water comes over the top in heavy rain. He has done
some repairs several times and wonders if the next rain will take the structure out. He
has kept the house vacant because of concern about it being cut off due to water.
He told the commission he is not opposed to progress, but he knows what happens when
property is developed. He is scared by water that could be coming and wants to figure
out how to get the water across his property and to the river.
Mr. Daters re -addressed the commission and stated he doesn't want to proceed without
the support of Mr. Teague.
The drainage basin this property sits in is about 300 acres, of which this property is about
100 acres.
He and the owners want to assist Mr. Teague and it may take about a year to develop
detailed plans.
Mr. Daters proposed to add a condition to the approval of the subdivision outlining an
agreement with Mr. Teague; however, the Assistant City Attorney Mr. Overton stated he
was uncomfortable with the planning commission voting on such a condition.
Mr. Daters requested a deferral of the item to the April 2, 2020 meeting. The commission
approved this request by a vote of 7 ayes, 0 noes, and 4 absent.
PLANNING COMMISSION ACTION (MAY 14, 2020)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
"staff recommendation" above. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 10 ayes, 0 noes and 1 absent.
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