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Home My WebLink AboutZ-5096-E Staff Report Minutes ITEM NO.: 13 FILE NO.: Z-5096-E NAME: Rezoning from PCD and R-2 to C-1 and C-3 LOCATION: Southeast and Southwest corners of Kanis Road and Woodlands Trail DEVELOPER: Rocket Properties, LLC 1701 Centerview Drive Little Rock, AR 72211 Woodland Park of Little Rock, LLC 15100 Pride Valley Little Rock, AR 72211 OWNER/AUTHORIZED AGENT: Brian Dale White-Dater & Associates, Inc. 24 Rahling Circle Little Rock, AR 72223 SURVEYOR/ENGINEER: AREA: 10.28 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07 CURRENT ZONING: PCD, Planned Commercial Development and R-2, Single-Family District VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the 10.28-acre property from PCD Planned Commercial Development and R-2 Single-Family District to C-1 Neighborhood Commercial District and C-3 General Commercial District. The rezoning is proposed to allow C-3 uses for the property fronting Kanis Road and C-1 uses for the southern portion of the property along Woodlands Trail. B. EXISTING CONDITIONS: The property is located on the south side of Kanis Road at Woodlands Trail. The site is undeveloped and heavily wooded. The Taylor Park residential development is to the east of the property. To the north of the property is the Woodlands Edge Subdivision. The property is currently zoned PCD, Planned Commercial Development and R-2, Single-Family District. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site; and Parkway Place, Citizens of West Pulaski County, and Woodlands Edge Neighborhood Associations were notified of public hearing. D. ENGINEERING COMMENTS: 1. Private access is proposed for these lots. In accordance with section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 60 ft is required and street width of 36 ft from back of curb to back of curb. With site development, provide design of street conforming to the Master Street Plan. Construct street improvement to the proposed streets including 5-ft sidewalks on both sides of the service easements with planned development. October 29, 2020 Chenal Parkway is a Principal Arterial (divided parkway) with high traffic volume (23,000 vpd) and posted speed limit of 45 mph. Measured 85th percentile speeds are slightly higher. The traffic volume was 18,000 vpd in 2011 and increased to 23,000 vpd in 2019. As more development occurs to the west, traffic volumes will increase further. As such, additional median cuts cannot be allowed as it will introduce additional conflict points and increase the chances for crashes. Currently, due to the increased traffic volume and speeding issues, residents at Chenal Club Blvd. have requested a traffic signal at the intersection at Chenal. However, the side street traffic is not adequate to warrant a signal. Installing new traffic signals so close to other existing signals will deteriorate signal coordination, especially during peak hours and increase delay for all motorists. This has been an ongoing problem on Hwy 10 near the Pleasant Ridge/Rodney Parham Rd. area, causing traffic congestion problems on a daily basis. For the proposed development, the existing traffic signal at Chenal Pkwy. and Rahling Rd. provides protected left-turn movements, which will be a safer option for all motorists and also makes it possible to retain efficient arterial coordination. 2. The adopted Chenal Parkway Master Street Plan specifies median cuts allowed only at designated arterial and collector street intersections. 3. Sidewalks with appropriate handicap ramps are required in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan along Chenal Parkway and along the proposed service easements. 4. Dual left turn movements are proposed on Chenal Parkway without a traffic signal which is not permitted. 5. Is the north unnamed street proposed to be public or private? 6. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). Excessive slopes are shown at location of proposed right-in/right-out entrance off Chenal Parkway. 7. Storm water detention ordinance applies to this property. 8. Provide a letter prepared by a registered engineer certifying intersection sight distance at proposed intersections complies with 2004 AASHTO Green Book standards. 9. 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 the applicant requesting an advanced grading variance to advance grade future phases with construction of the first phase? 10. A 75 to 100 feet radial dedication of Right-of-Way is required per the Master Street Plan at the intersection of Rahling Road and Chenal Parkway. 11. Show proposed driveway aprons off proposed streets both public or private to provide access to lots. 12. If an advanced grading variance is approved, vegetation must be established on October 29, 2020 ITEM NO.: 13 (Cont.) FILE NO.: Z-5096-E 4 disturbed area within 21 days of completion of harvest activities. 13. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 14. 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). 15. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 16. 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. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Entergy: No comments received. CenterPoint Energy: No comments. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: Parks and Recreation: No comments received. County Planning: No Comments. F. BUILDING CODES/LANDSCAPE: Building Code: October 29, 2020 ITEM NO.: 13 (Cont.) FILE NO.: Z-5096-E 5 Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Steve Crain at 501-371- 4875; scrain@littlerock.gov Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: The request is in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for the requested area. Mixed Office Commercial provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. The application is to change an area from PCD (Planned Commercial Development) District and R-2 (Single Family District) to C-3 (General Commercial District) and C-1 (Neighborhood Commercial District) to allow the future development on the site. Surrounding the application area, the Land Use Plan shows Residential Low Density (RL) to the south. Suburban Office (SO) is shown to the east of the site. Mixed Office Commercial (MOC) is shown to the north across Kanis Road and to the west of the application area. The Residential Low-Density category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The Suburban Office category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. Mixed Office Commercial provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. Master Street Plan: To the north is Kanis Road is shown as a Minor Arterial on the Master Street Plan. Woodlands Trail by-sects the application and is shown as a Collector on the Master Street Plan. A Minor Arterial provides connections to and October 29, 2020 ITEM NO.: 13 (Cont.) FILE NO.: Z-5096-E 6 through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. ANALYSIS: STAFF RECOMMENDATION: