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HomeMy WebLinkAboutStaff Report 080621August 12, 2021 ITEM NO.: 3 FILE NO.: S-1899 NAME: 17815 Cantrell Road Addition – Preliminary Plat LOCATION: 17815 Cantrell Road DEVELOPER: Eleanor B. Karam 2013 Charitable Trust No. 3 601 E. 3rd Street Little Rock, AR 72203 OWNER/AUTHORIZED AGENT: Eleanor B. Karam 2013 Charitable Trust No. 3 – Owner Joe White – Agent SURVEYOR/ENGINEER: Joe White and Associates, Inc. 25 Rahling Circle, Suite A2 Little Rock, AR 72223 AREA: 7.70 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12 CURRENT ZONING: C-3 VARIANCE/WAIVERS: 1. Variance to allow reduced driveway spacing. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to subdivide 7.70 acres into three (3) lots for future commercial development. August 12, 2021 ITEM NO.: 3 (Cont.) FILE NO.: S-1899 2 B. EXISTING CONDITIONS: A two-story single family residence is located within the south half of the overall property. A single driveway from Cantrell Road serves as access to the property. The majority of the property is undeveloped and tree covered. C. NEIGHBORHOOD COMMENTS: All owners of property abutting the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Chenonceau Blvd. is classified on the Master Street Plan as a minor arterial. A dedication of right- of-way 45 feet from centerline will be required. 3. Additional 10-foot Right-of-Way dedication is required at the intersection of Cantrell Rd and Chenonceau Blvd. along both street, 250-feet long from the intersection to facilitate a turn lanes. Westbound right-turn lane is required to be constructed at Cantrell Road to Chenonceau Boulevard. Revise striping on Chenonceau Boulevard to provide a left-turn lane south of the median. 4. 75-foot radial dedication is required at the intersection of Cantrell Rd and Chenonceau Blvd. 5. 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. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveways must not exceed 36 feet. Driveway spacing on arterial street is 300 ft. from intersections and other driveways, and 150 feet from side property lines. A variance must be requested for all driveway locations. The driveway between lots 1 and 2 must be constructed as right-in/right-out due to its close proximity to a signalized intersection. 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. Driveway spacing on arterial street is 300 ft., and 150 feet August 12, 2021 ITEM NO.: 3 (Cont.) FILE NO.: S-1899 3 from the side property lines. A variance must be requested for all driveway locations. The driveway between lots 1 and 2 must be constructed as right- in/right-out, due to its close proximity to a signalized intersection. 9. Per ARDOT: If the driveway along the common lot lines of Lots 3 and 4 proposed as a public ROW, the radius must be minimum 40 feet. If it is proposed as a private driveway it should to be built according to DR-1 ARDOT standard driveways, regardless of the existing Bank OZK driveway. 10. Private access is proposed for the lots inside the proposed development. In accordance with section 31-207, private streets must be designed to the same standards as public streets. The proposed 50-foot common access and utility easement must be minimum 60' wide to accommodate a 31-foot Right- of- Way, with sidewalks on both sides. 11. The portion of the lots located south of the "Common Access/Utility Easement" area should be identified as "Tract Land" on final plat due to the required maintenance. 12. Is an advance grading variance being requested to grade the lots of the future phases with the issuance of a grading permit for phase 1? 13. All driveways and private streets shall be constructed with concrete aprons per City Ordinance. 14. In accordance with section 31-207, private streets must be designed to the same standards as public streets. 15. Sidewalks with appropriate handicap ramps are required to be installed along Cantrell Road in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 16. Revise striping on Chenonceau Boulevard to provide a NB left-turn lane south of the median. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: Maintain Access: August 12, 2021 ITEM NO.: 3 (Cont.) FILE NO.: S-1899 4 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 August 12, 2021 ITEM NO.: 3 (Cont.) FILE NO.: S-1899 5 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 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. 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: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. 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. August 12, 2021 ITEM NO.: 3 (Cont.) FILE NO.: S-1899 6 6. 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. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 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 Fire Marshal Derek N. Ingram 501-918- 3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant proposes to subdivide 7.70 acres into three (3) lots for future commercial development. The property is located at 17815 Cantrell Road (southwest corner of Cantrell Road and Chenonceau Blvd.) and is zoned “C-3” General Commercial District. The site is located within the Highway 10 Design Overlay District. August 12, 2021 ITEM NO.: 3 (Cont.) FILE NO.: S-1899 7 A two-story single family residence is located within the south half of the overall property. A single driveway from Cantrell Road serves as access to the property. The majority of the property is undeveloped and tree covered. A 50 foot wide undisturbed buffer exists along the west side property line where adjacent to single family residential zoning. The proposed lots will range in size from 2.006 acres to 2.8548 acres. The proposed plat shows a 40 foot wide landscape buffer along the Cantrell Road frontage, as required by the Highway 10 Design Overlay District. The plat also shows a 100 foot platted building line from the north property line and a 25 foot platted building line along the east property boundary. The setbacks conform to ordinance standards. The applicant is proposing two (2) driveway locations from Cantrell Road and one (1) driveway from Chenonceau Blvd. at the southeast corner of the overall site. The two (2) driveways from Cantrell Road will be shared drives, between Lots 1 and 2 and Lots 2 and 3. All of the driveways will be located within 60 foot wide access and utility easements, which will allow cross-access between the lots. The applicant is requesting one (1) variance with respect to the driveway locations. Section 31-210 of the City’s Subdivision Ordinance requires that driveways from arterial streets be located at least 300 feet back from an intersecting right-of-way. The east proposed driveway from Cantrell Road will be located approximately 180 feet back from the intersecting right-of-way of Chenonceau Blvd. This section also requires that driveways be located at least 125 feet from side property lines. The driveway from Chenonceau Blvd. at the southeast corner of the property will be located approximately 45 feet back from the south property line. Staff is supportive of the variance request, as the applicant is proposing three (3) shared driveways for three (3) lots which have two (2) street frontages. Staff views this request as reasonable. The applicant proposes to final plat the lots one (1) at a time, as they are sold. The site will be graded in one (1) phase with development of the infrastructure. Based on the fact that the interior driveways have cross access between all of the lots, an advanced grading variance will not be required to grade the area of the lots with the infrastructure. As part of the property development, the applicant is requesting to remove the small median at the south end of the large median within the Chenonceau Blvd. right-of-way. This is proposed to allow north bound left turns from the subject property onto Chenonceau Blvd. Staff supports the removal of the small median as long as the applicant submits an Intersection Sight Distance Certification in conformance with AASHTO standards prior to any work within the right-of-way. August 12, 2021 ITEM NO.: 3 (Cont.) FILE NO.: S-1899 8 As noted in Paragraph D. of the staff report (Engineering comment #3), Engineering requires a right turn lane along the Cantrell Road frontage to Chenonceau Blvd. However, ARDOT has denied the widening of Cantrell Road for the right turn lane. To staff’s knowledge, there are no outstanding issues related to this preliminary plat request. The applicant has done a good job in addressing issues as raised by staff during staff’s review of this plat. The subdividing of this property should have no adverse impact on the surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed plat and associated driveway spacing variance, subject to compliance with the conditions and comments outlined in paragraphs D and E, and the staff analysis, of the agenda staff report. R2CUP R2 C2 R2 PCD O1 MF12 PCD O2 PCD C3 POD POD O3 PCD O2 PD-R PCD PCD RANCH BLVDCHEVAUX CTCANTRELL RD RANCH DR CHEVAUX CIRJOHNSON RANCH RDCHENONCEAU BLVDSTAR LN^_ Vicinity Map Case: Location: CT: Ward: TRS: PD: Area Zoning ± S-1899 17815 Cantrell Rd. 5 42.12 T2N R14W 14 19 City of Little Rock Planning & Development Rev: 6/22/2021 SUBJ EC T PROPERTY 0 160 320 Feet Case No: S-1899 Name: 17815 Cantrell Rd. Addition Location: 17815 Cantrell Rd. City of Little Rock Planning & Development Title: Preliminary Plat Sketch ±