MARCH 3, 2005

 

ITEM NO.:        1                                                                                      

 

FILE NO.:         S-867-SSSSS  

 

NAME:             Chenal Valley Phase 25 (Lots 1 – 79 Block 83) Replat

 

LOCATION:     Located West of Chenal Parkway and North of Chenal Club Blvd.

 

 

DEVELOPER:                                                  

 

Chenal Properties

#7 Valley Club Circle

Little Rock, AR 72211

 

ENGINEER:

 

White-Daters and Associates

#24 Rahling Circle

Little Rock, AR 72223

 

           

AREA: 32.54 acres              NUMBER OF LOTS: 79                   FT. NEW STREET: 4,300 

 

CURRENT ZONING:             R-2, Single-family

 

PLANNING DISTRICT:         19 – Chenal Planning District

 

CENSUS TRACT:                42.11

 

VARIANCES/WAIVERS REQUESTED:

 

1. A variance to allow a five (5) foot side yard setback for Lots 2 – 12, 20 – 23, 31 – 32 and 40 – 79, Block 83 of the Chenal Valley Phase 26.   

 

 

BACKGROUND:

 

On June 22, 2001, a preliminary plat was approved for the proposed subdivision.  On October 7, 2004, the applicant proposed to replat the existing lots to allow a reduced platted building line on a portion of the lots.  The applicant indicated a fifteen (15) foot platted building line for Lots 11 – 12 and 61 – 62 Block 83 of the Chenal Valley Phase 25 Subdivision.  The applicant indicated a twenty (20) foot building line for Lots 22 – 23, 32, 38 – 43, 55 - 56, 64 and 67 – 72 Block 83 of the Chenal Valley Phase 25 Subdivision and the applicant requested a reduced rear yard setback of fifteen feet for Lots 53 – 79 Block 83 of the Chenal Valley Phase 25 Subdivision.   

 

The development was proposed as a gated community with private streets.  There were seventy-nine (79) lots proposed and the site contained 32.54 acres.  The applicant indicated the average lot size as 75-feet by 130-feet or 9,750 square feet.  The proposed density was 2.42 units per acre.  

 

Three phases were proposed with Lots 1 – 12, 20 – 23, 31 – 32 and 40 – 79 in the first phase.  Lots 13 – 19 in the second phase and Lots 24 – 30 and 33 – 39 in the final phase. 

 

The area abutting Chenal Parkway was indicated as a dedicated tract to be preserved as open space.  The applicant indicated a no vehicular access easement through the proposed tract. 

 

A.        PROPOSAL/REQUEST:

 

The applicant is now proposing to revise the previously approved plat to allow for five-foot side yard setbacks within the proposed subdivision.   The developer of the project is requesting a variance to allow the development of the subdivision similar to the “Oaks Development” across Chenal Club Boulevard.  The developer is requesting the variances for a five-foot side yard setback for Lots 2 – 12, 20 – 23, 31 – 32 and 40 – 79, Block 83 of the Chenal Valley Phase 26 Subdivision.   

 

B.        EXISTING CONDITIONS:

 

The site was final platted in July 2004, and construction of new homes has begun.  The construction of a guardhouse, which is located at the entrance to the subdivision, is also underway.  The Chenal Valley Country Club is located to the west of the site with the tennis courts being located near the proposed residential lots.  The area abutting Chenal Parkway has been indicated as a dedicated tract to be preserved as open space.  

 

To the south of the site, is a single-family subdivision (the Oaks at Chenal), which has developed with reduced front, side and rear yard setbacks.  Chenal Parkway, a four-lane median divided roadway, is located to the east of the site. 

 

C.        NEIGHBORHOOD COMMENTS:

 

As of this writing, staff has not received any comment from area residents.  The abutting property owners along with the Bayonne Place Property Owners Association, the Duquesne Place Property Owners Association and the Margeaux Property Owners Association were notified of the public hearing. 

 

D.        ENGINEERING COMMENTS:

 

Public Works Conditions:  No comment on the proposed revision to side yard setbacks.

 

E.        UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:

 

Wastewater:  Sewer main extension required with easements if service is required for the project.  Contact the Little Rock Wastewater Utility at 688-1414 for additional information.  

 

Entergy:    No comment received.

 

Center-Point Energy:   Approved as submitted.

 

SBC:   No comment received.

 

Central Arkansas Water: Easements are required as platted in Instrument 2004-051912, Plat Book H, Page 4.  Contact Central Arkansas Water at 377-1225 for additional information.         

 

Fire Department:  Place fire hydrants per code.  Contact the Little Rock Fire Department at 918-3700 for additional information. 

 

County Planning:    No comment.

 

CATA:     No comment received.

 

F.         ISSUES/TECHNICAL/DESIGN:

 

Planning Division:     No comment.

 

Landscape:    No comment.

 

G.        SUBDIVISION COMMITTEE COMMENT:                              (February 10, 2005)

 

Mr. Tim Daters of White-Daters and Associates was present representing the request.  Staff stated the applicant had previously final platted the lots but was now requesting to amend the final plat to allow for reduced side yard setbacks.  Staff noted there were no outstanding technical issues associated with the proposed request.    There was no further discussion of the item.  The Committee then forwarded the item to the full Commission for final action. 

 

H.        ANALYSIS: 

 

There were no outstanding issues associated with the proposed request from the February 10, 2005, Subdivision Committee meeting.  The applicant is proposing to revise the previously approved plat to allow a five-foot side yard setback within the proposed subdivision.   Previous approvals allow for reduced setbacks on selected lots for the fronts and rear yards.  The developer of the project is requesting a variance to allow the development of the subdivision similar to the “Oaks Development” across Chenal Club Boulevard.  The effected lots include Lots 2 – 12, 20 – 23, 31 – 32 and 40 – 79, Block 83 of the Chenal Valley Phase 26 Subdivision. 

 

The developer has indicated a reduced side yard setback on these selected lots would allow the subdivision to be developed in an alternating pattern and allow for additional buildable area on these lots.  The developer has also indicated the concept of the subdivision is one that allows for varying side yard setbacks which adds character to the development.  Staff is supportive of this request.  Staff does not feel the reduced side yard setback will have an adverse impact on the adjoining properties.  To staff’s knowledge there are no outstanding issues associated with the proposed request.   

 

I.          STAFF RECOMMENDATION: 

 

Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report.

 

Staff recommends approval of the applicant’s request to allow a five-foot side yard setback on the indicated lots.