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HomeMy WebLinkAboutZ-4411-F Staff AnalysisFILE NO.: Z -4411-F NAME: Pleasant Ridge Town Center Revised Long -form PCD LOCATION: Located on the Southeast corner of Cantrell and Pleasant Ridge Roads DEVELOPER: Pleasant Ridge Development LLC 11601 Pleasant Ridge Road Little Rock, AR 72212 ENGINEER: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 27.0+ acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 5 PCD Shopping Center Revised PCD FT. NEW STREET: 0 LF PROPOSED USE: Shopping Center - Allow the western -most intersection along Cantrell Road to become a full service intersection. VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On December 20, 1994, through Ordinance No. 16,808, the City Board of Directors approved a PCD that would allow the development of a mixed use "Neighborhood Commercial" shopping center and an accompanying office development. The site was a 12.83 acre -tract and of the area, 11.48 acres was proposed to be developed as the shopping center. The proposed structure was 97,680 square feet, and 463 parking spaces were indicated. A 1.35 -acre tract was to have 10,000 square feet of office building space with an additional 50 parking spaces. The uses proposed for the shopping center were all by -right C-2 and C-3 zoning district, except that there were to be no service stations, auto glass or muffler shops, convenience stores, or car washes within the scope of the PCD. The uses proposed for the office building were all uses by NO.: Z -4411-F (Cont. right in the 0-2 and 0-3 zoning district. The applicant proposed the development of this 0.27 -acre tract as a convenience store with gas pumps. On January 9, 1997, the Commission reviewed a request for a change in the right-of- way dedication and street improvement requirement to Fairview Road. The developer requested all right-of-way dedication and street improvements be taken from the property located to the east of Fairview Road. The Board of Directors adopted Ordinance No. 17,331 on December 3, 1996, which allowed a five-year deferral of street improvements (or until development of the Pleasant Ridge Square PCD) to Fairview Road. The Little Rock Planning Commission granted a three-year time extension for the proposed submission of the final development plan at their December 22, 1997, Public Hearing. The applicant submitted a Final Development Plan for the Pleasant Ridge Square Long -form PCD, which was approved on February 1, 2002. The Little Rock Board of Directors adopted Ordinance No. 19,233 on November 9, 2004, establishing a revision to the Pleasant Ridge Town Center PCD. The development is proposed as a 300,000 square foot retail center with restaurant space developed as a "Life-style Center". The approval allowed the creation of three lots. Ordinance No. 19,281 adopted by the Little Rock Board of Directors on February 15, 2005, revised the previously approved PCD to allow Coulson Oil to add an additional driveway to the site and adjust the southern property line. The site plan indicated the drive would be added to the southwestern corner of the property to adjoin to the proposed driveway for Pleasant Ridge Town Center. The applicant indicated with the adjustment, the existing Coulson PCD would function more appropriately with the approved Pleasant Ridge Town Center site plan. Coulson Oil also proposed the sale of a portion of their lot to the Pleasant Ridge Town Center along the southern perimeter. The sale of the property resulted in a rear yard buffer and landscape strip that was less than the typical minimum required per the Highway 10 Design Overlay District. The applicant stated with the approval of the Pleasant Ridge Town Center PCD, the reduced rear yard buffer appeared more reasonable since PCD zonings abutted one another. The Board of Directors adopted an ordinance on November 21, 2006, revising the previously approved PCD for the shopping center to allow the creation of two additional lots for the Pleasant Ridge Town Center. The previous approval allowed for the creation of three lots which have been final platted. The developer proposed the placement of the two additional lots along Cantrell Road within the area identified as future restaurant sites. According to the applicant the restaurant out -parcels were needed to allow the transfer of property to prospective tenants. The approval brought the total available lots on the site to five. There were no other modifications proposed to the previous approval. A. PROPOSAUREQUEST: The applicant is now proposing a revision to the previously approved Planned Commercial Development to allow the western -most drive located along Cantrell FILE NO.- Z -4411-F (Cont. Road to become a full service intersection. There were no other modifications proposed to the previous approval. B. EXISTING CONDITIONS: The site is currently under construction for the shopping center with the internal "shell buildings" nearing completion. A large portion of the paving and landscaping has been installed. The restaurant out -parcels have been cleared and grading has taken place but no building construction has begun. Presently the western -most drive located on Cantrell Road is a right -in, right -out only intersection. The main entrance drive allows for left turns from the shopping center along Cantrell Road. There is a single-family home located across Woodland Heights Road on R-2, Single-family zoned property. There are office uses located on 0-3, General Office District zoned property to the east and north of the site. There is a church located to the northeast and a City of Little Rock fire station to the northwest. The Walton Heights Subdivision is also located to the north. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site, all residents located within 300 -feet of the site, who could be identified, along with the Walton Heights-Candlewood Property Owners Association, the Pleasant Forest Neighborhood Association, the Piedmont Property Owners Association and the Pleasant Valley Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Public Works opposes the requested additional access for Pleasant Ridge due to traffic safety concerns and capacity issues on this section of Cantrell Road due to increasing traffic volumes in this corridor. From recent traffic counts, the corridor was measured at 44,041 vehicle per day. Pleasant Ridge is not yet open and the traffic has increased 16 percent since 2005. Public Works is concerned that if an unprotected westbound left turn movement is allowed, ultimately a protected left turn phase will have to be added due to insufficient gaps in traffic to safely make the left turn. This would further increase congestion for eastbound motorists and increase the stacking traffic to the west past Sam Peck Road due to the insufficient roadway capacity. 2. No safety issues were identified for the proposed southbound through movement into Pleasant Ridge from Southridge Drive assuming the entrance is channelized to reduce the number of conflicts that would be created by the applicant's plan to increase access at this entrance. 3 FILE NO.: Z-441 1-F Cont. E. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were no outstanding technical issues associated with the request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: There were no outstanding technical issues associated with the request remaining from the November 16, 2006, Subdivision Committee meeting. The applicant is requesting a revision to the previously approved Planned Commercial Development to allow the western -most drive located on Cantrell Road to become a full service drive. The original approval allowed the drive to be a right -in, right -out driveway. The drive is located across from Southridge Road, which serves the Walton Heights Subdivision. According to the applicant their desire is to allow the residents of Walton Heights to access the center without having to turn onto Cantrell Road to then turn into the shopping center. Staff is opposed to the requested access for the Pleasant Ridge Development due to traffic safety concerns and capacity issues on this section of Cantrell Road. Staff's concerns are based in part to the increasing traffic volumes along this corridor. The developer has requested a change in access from the plan previously approved by the Planning Commission and the Little Rock Board of Directors. The request is to modify the entrance at Southridge Road to allow, for southbound traffic from Walton Heights to enter the site and to allow for a permissive westbound left turn into the entrance from Cantrell Road as well. In response to the Developer's application, City staff conducted new traffic counts to assess the opposing traffic flows to the proposed left turn movement. The 24-hour vehicle count in the corridor was measured at 44,041 vehicles per day. The traffic split was 48% eastbound and 52% westbound. The peak hour eastbound flows were measured at 1,715 vehicles per hour. Based on current Arkansas Highway Department policies for implementing protected left turn phasing, when the product of the left turn volume versus the opposing traffic volumes exceed 100,000 for a peak hour period, then the warrants are met based on not having sufficient gaps in traffic to safely complete the maneuver. Based on the current peak hour opposing volume, a demand of 60 vehicles for the left turn would warrant the protected movement. This implies a one vehicle per minute arrival rate. Staff is concerned that if an unprotected westbound left turn movement is allowed, ultimately a protected left turn phase will have to be added due to insufficient gaps in traffic to safely make the left turn. If the phase is added it will reduce the amount of time available for the eastbound through traffic, further increasing congestion for eastbound motorists and increasing the stacking traffic to the west past Sam Peck Road. Presently traffic backs up just 0 FILE NO.: Z-441 1-F Cont. short of Sam Peck Road due to insufficient roadway capacity. AHTD's traffic volumes map for 2005 indicates the 24-hour Average Daily Traffic (ADT) at 38,200 vehicles per day. Traffic volumes in this corridor have grown by 16 percent since 2005. The Pleasant Ridge Center has not fully opened, which will only add to the current traffic volume on Cantrell Road. The added growth in traffic (since this application was first filed) is due in part to the increased growth in housing units to the west. No safety issues were identified for the proposed southbound through movement into the Pleasant Ridge Site, assuming the entrance is channelized to reduce the number of conflicts that would be created by the applicant's plan to increase access at this entrance. There are three points of access for the Pleasant Ridge Development, two of which have protected left turn traffic signal phasing. The applicant's previous application indicated the access was sufficient. Based on the aforementioned information, the need for additional access is questionable due to traffic safety issues and due to other more safe opportunities for left turns into the development. G. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The, applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial. Mr. Phil Kaplan addressed the Commission on behalf of the owner. He stated originally the shopping center was designed and the entrance drive relocated to satisfy staff. He stated the current configuration was unsafe. He stated the motorist expected a full service intersection as all other intersections in town were and did not expect to not be able to turn once they had committed to entering the center from the drive. He stated staff's concerns with traffic stacking on Cantrell Road was not a legitimate concern since traffic already stacked on Cantrell Road from Sam Peck Road to Rodney Parham Road. He stated presently motorist were making unsafe turns, running over the median or entering against traffic to enter the drive. He stated during the peak times of use there was not stacking on Cantrell Road. He stated the drive would be used later in the day when the morning rush was over. He stated presently there were three left turns allowed on Cantrell Road in this area and traffic would not stack any more than was already occurring. He stated to allow the drive to be a full service drive would not require the addition of any time on the present signal. Mr. Jack Hitt addressed the Commission in support of the request. He stated presently Walton Heights residents were forced to make two turns to enter the site. He stated since the drive was not a full service drive cars would block the intersection not allowing 5 FILE NO.: Z -4411-F (Cont. Walton Heights residents access to the roadway. He stated signage would help but to allow the drive to become a full service drive would solve a number of the issues. Mr. John Magee addressed the Commission in support of the request. He stated no other intersection was configured as the intersection at South Ridge and the shopping center. He stated presently motorist were making an illegal turn and creating safety concerns. Mr. Ernie Peters addressed the Commission in support of the request. He stated he felt the intersection should become a full service intersection. He stated he felt this would create a safe turning movement and reduce traffic conflicts. He stated at some point a protected left turn would be required but he did not feel this would reduce the flow of traffic on Cantrell Road. Mr. Mark Shuffield addressed the Commission in support. He stated he was concerned with traffic and safety in the area. Mr. Bill Henry, Traffic Engineering, addressed the Commission providing additional information for staff. He stated staff did feel the allowance of the full service intersection would further congest traffic on Cantrell Road. He stated presently the volume on Cantrell had increased from the original approval without the shopping center being fully open and operational. He stated he did not see the need for the additional intersection. He stated the modeling indicated the traffic would fail if the intersection was allowed full movement. The Commission questioned if an accident count had been secured. Staff stated no. Mr. Henry stated the median had not been constructed according to the approved plan. He stated the median was to be a landscaped planter and signage and striping had not been installed. He stated he felt once the signage was installed this would direct motorist to an alternative location prior to entering the intersection.- The Commission questioned the distance between the drive and Pleasant Ridge Road. Staff stated approximately 300 -feet. The Commission noted this was close to have a second full service drive. The Commission questioned at what point additional improvements would be completed to Cantrell Road. Staff stated a letter to AHTD would be sent requesting additional improvements and widening when staff felt warrants were met. The Commission questioned when this would occur. Mr. Henry stated he was not sure of the date for the request. The Commission questioned Mr. Kaplan if his client was willing to try the signs to see if the flowability increased. He stated he was not willing to utilize the signs. He stated he felt the current configuration cause confusion and the motorist should be allowed to utilize the intersection as all other intersections in town were used. A motion was made to approve the request including all staff comments and conditions. The motion failed by a vote of 0 noes 9 ayes, and 2 absent. 9 FILE NO.: Z-441 1-F (Cont.) The Deputy City Attorney stated she felt the motion was incorrectly stated allowing a negative vote on a negative recommendation. A motion was made to expunge the vote. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. A motion was made to approve the request as filed. The motion carried by a vote of 0 ayes, 8 noes and 3 absent. 7 December 7, 2006 ITEM NO.: 7 FILE NO.: Z -4411-F NAME: Pleasant Ridge Town Center Revised Long -form PCD LOCATION: Located on the Southeast corner of Cantrell and Pleasant Ridge Roads DEVELOPER: Pleasant Ridge Development LLC 11601 Pleasant Ridge Road Little Rock, AR 72212 ENGINEER: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 27.0+ acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 5 PCD Shopping Center Revised PCD FT. NEW STREET: 0 LF PROPOSED USE: Shopping Center - Allow the western -most intersection along Cantrell Road to become a full service intersection. VARIANCESANAIVERS REQUESTED: None requested. BACKGROUND: On December 20, 1994, through Ordinance No. 16,808, the City Board of Directors approved a PCD that would allow the development of a mixed use "Neighborhood Commercial" shopping center and an accompanying office development. The site was a 12.83 acre -tract and of the area, 11.48 acres was proposed to be developed as the shopping center. The proposed structure was 97,680 square feet, and 463 parking spaces were indicated. A 1.35 -acre tract was to have 10,000 square feet of office building space with an additional 50 parking spaces. The uses proposed for the shopping center were all by -right C-2 and C-3 zoning district, except that there were to be no service stations, auto glass or muffler shops, convenience stores, or car washes within the scope of the PCD. The uses proposed for the office building were all uses by December 7, 2006 SUBDIVISION ITEM NO._ 7 [Cont. FILE NO.: Z -4411-F right in the 0-2 and 0-3 zoning district. The applicant proposed the development of this 0.27 -acre tract as a convenience store with gas pumps. On January 9, 1997, the Commission reviewed a request for a change in the right-of- way dedication and street improvement requirement to Fairview Road. The developer requested all right-of-way dedication and street improvements be taken from the property located to the east of Fairview Road. The Board of Directors adopted Ordinance No. 17,331 on December 3, 1996, which allowed a five-year deferral of street improvements (or until development of the Pleasant Ridge Square PCD) to Fairview Road. The Little Rock Planning Commission granted a three-year time extension for the proposed submission of the final development plan at their December 22, 1997, Public Hearing. The applicant submitted a Final Development Plan for the Pleasant Ridge Square Long -form PCD, which was approved on February 1, 2002. The Little Rock Board of Directors adopted Ordinance No. 19,233 on November 9, 2004, establishing a revision to the Pleasant Ridge Town Center PCD. The development is proposed as a 300,000 square foot retail center with restaurant space developed as a "Life-style Center". The approval allowed the creation of three lots. Ordinance No. 19,281 adopted by the Little Rock Board of Directors on February 15, 2005,.revised the previously approved PCD to allow Coulson Oil to add an additional driveway to the site and adjust the southern property line. The site plan indicated the drive would be added to the southwestern corner of the property to adjoin to the proposed driveway for Pleasant Ridge Town Center. The applicant indicated with the adjustment, the existing Coulson PCD would function more appropriately with the approved Pleasant Ridge Town Center site plan. Coulson Oil also proposed the sale of a portion of their lot to the Pleasant Ridge Town Center along the southern perimeter. The sale of the property resulted in a rear yard buffer and landscape strip that was less than the typical minimum required per the Highway 10 Design Overlay District. The applicant stated with the approval of the Pleasant Ridge Town Center PCD, the reduced rear yard buffer appeared more reasonable since PCD zonings abutted one another. The Board of Directors adopted an ordinance on November 21, 2006, revising the previously approved PCD for the shopping center to allow the creation of two additional lots for the Pleasant Ridge Town Center. The previous approval allowed for the creation of three lots which have been final platted. The developer proposed the placement of the two additional lots along Cantrell Road within the area identified as future restaurant sites. According to the applicant the restaurant out -parcels were needed to allow the transfer of property to prospective tenants. The approval brought the total available lots on the site to five. There were no other modifications proposed to the previous approval. 2 December 7, 2006 SUBDIVISION ITEM NO.: 7(Cont.)FILE NO.: Z -4411-F A. PROPOSAL/REQUEST: The applicant is now proposing a revision to the previously approved Planned Commercial Development to allow the western -most drive located along Cantrell Road to become a full service intersection. There were no other modifications proposed to the previous approval. B. EXISTING CONDITIONS: The site is currently under construction for the shopping center with the internal "Shell buildings" nearing completion. A large portion of the paving and landscaping has been installed. The restaurant out -parcels have been cleared and grading has taken place but no building construction has begun. Presently the western -most drive located on Cantrell Road is a right -in, right -out only intersection. The main entrance drive allows for left turns from the shopping center along Cantrell Road. There is a single-family home located across Woodland Heights Road on R-2, Single-family zoned property. There are office uses located on 0-3, General Office. District zoned property to the east and north of the site. There is a church located to the northeast and a. City of Little Rock fire station to the northwest. The Walton Heights Subdivision is also located to the north. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site, all residents located within 300 -feet of the site, who could be identified, along with the Walton Heights-Candlewood Property Owners Association, the Pleasant Forest Neighborhood Association, the Piedmont Property Owners Association and the Pleasant Valley Property Owners Association were notified -of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS; 1. Public Works opposes the requested additional access for Pleasant Ridge due to traffic safety concerns and capacity issues on this section of Cantrell Road due to increasing traffic volumes in this corridor. From recent traffic counts, the corridor was measured at 44,041 vehicle per day. Pleasant Ridge is not yet open and the traffic has increased 16 percent since 2005. Public Works is concerned that if an unprotected westbound left turn movement is allowed, ultimately a protected left turn phase will have to be added due to insufficient gaps in traffic to safely make the left turn. This would further 3 December 7, 2006 SUBDIVISION ITEM NO.: 7 Contj FILE NO.: Z-441 1-F increase congestion for eastbound motorists and increase the stacking traffic to the west past Sam Peck Road due to the insufficient roadway capacity. 2. No safety issues were identified for the proposed southbound through movement into Pleasant Ridge from Southridge Drive assuming the entrance is channelized to reduce the number of conflicts that would be created by the applicant's plan to increase access at this entrance. E. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were no outstanding technical issues associated with the request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: There were no outstanding technical issues associated with the request remaining from the November 16, 2006, Subdivision Committee meeting. The applicant is requesting a revision to the previously approved Planned Commercial Development to allow the western -most drive located on Cantrell Road to become a full service drive. The original approval allowed the drive to be a right -in, right -out driveway. The drive is located across from Southridge Road, which serves the Walton Heights Subdivision. According to the applicant their desire is to allow the residents of Walton Heights to access the center without having to turn onto Cantrell Road to then turn into the shopping center. Staff is opposed to the requested access for the Pleasant Ridge Development due to traffic safety concerns and capacity issues on this section of Cantrell Road. Staff's concerns are based in part to the increasing traffic volumes along this corridor. The developer has requested a change in access from the plan previously approved by the Planning Commission and the Little Rock Board of Directors. The request is to modify the entrance at Southridge Road to allow for southbound traffic from Walton Heights to enter the site and to allow for a permissive westbound left turn into the entrance from Cantrell Road as },veil. In response to the Developer's application, City staff conducted new traffic counts to assess the opposing traffic flows to the proposed left turn movement. The 24-hour vehicle count in the corridor was measured at 44,041 vehicles per day. The traffic split was 48% eastbound and 52% westbound. The peak hour eastbound flows were measured at 1,715 vehicles per hour. Based on current Arkansas Highway Department policies for implementing protected left turn phasing, when the product of the left turn volume versus the opposing traffic volumes exceed 100,000 for a peak hour period, then the warrants are met based on not having sufficient gaps in traffic to safely complete the maneuver. 12 December 7, 2006 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z-441 1-F Based on the current peak hour opposing volume, a demand of 60 vehicles for the left turn would warrant the protected movement. This implies a one vehicle per minute arrival rate. Staff is concerned that if an unprotected westbound left turn movement is allowed, ultimately a protected left turn phase will have to be added due to insufficient gaps in traffic to safely make the left turn. If the phase is added it will reduce the amount of time available for the eastbound through traffic, further increasing congestion for eastbound motorists and increasing the stacking traffic to the west past Sam Peck Road. Presently traffic backs up just short of Sam Peck Road due to insufficient roadway capacity. AHTD's traffic volumes map for 2005 indicates the 24-hour Average Daily Traffic (ADT) at 38,200 vehicles per day. Traffic volumes in this corridor have grown by 16 percent since 2005. The Pleasant Ridge Center has not fully opened, which will only add to the current traffic volume on Cantrell Road. The added growth in traffic (since this application was first filed) is due in part to the increased growth in housing units to the west. No safety issues were identified for the proposed southbound through movement into the Pleasant Ridge Site, assuming the entrance is channelized to reduce the number of conflicts that would be created by the applicant's plan to increase access at this entrance. There are three points of access for the Pleasant Ridge Development, two of which have protected left turn traffic signal phasing. The applicant's previous application indicated the access was sufficient. Based on the aforementioned information, the need for additional access is questionable due to traffic safety issues and due to other more safe opportunities for left turns into the development. G. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial. Mr. Phil Kaplan addressed the Commission on behalf of the owner. He stated originally the shopping center was designed and the entrance drive relocated to satisfy staff. He stated the current configuration was unsafe. He stated the motorist expected a full service intersection as all other intersections in town were and did not expect to not be able to turn once they had committed to entering the center from the drive. He stated staff's concerns with traffic stacking on Cantrell Road was not a legitimate concern since traffic already stacked on Cantrell Road from Sam Peck Road to Rodney Parham Road. He stated presently motorist were making unsafe turns, running over the median 5 December 7, 2006 SUBDIVISION NO.: 7 (Cont. FILE NO.: Z -4411-F or entering against traffic to enter the drive. He stated during the peak times of use there was not stacking on Cantrell Road. He stated the drive would be used later in the day when the morning rush was over. He stated presently there were three left turns allowed on Cantrell Road in this area and traffic would not stack any more than was already occurring. He stated to allow the drive to be a full service drive would not require the addition of any time on the present signal. Mr. Jack Hitt addressed the Commission in support of the request. He stated presently Walton Heights residents were forced to make two turns to enter the site. He stated since the drive was not a full service drive cars would block the intersection not allowing Walton Heights residents access to the roadway. He stated signage would help but to allow the drive to become a full service drive would solve a number of the issues. Mr. John Magee addressed the Commission in support of the request. He stated no other intersection was configured as the intersection at South Ridge and the shopping center. He stated presently motorist were making an illegal turn and creating safety concerns. Mr. Ernie Peters addressed the Commission in support of the request. He stated he felt the intersection should become a full service intersection. He stated he felt this would create a safe turning movement and reduce traffic conflicts. He stated at some point a protected left turn would be required but he did not feel this would reduce the flow of traffic on Cantrell Road. Mr. Mark Shuffield addressed the Commission in support. He stated he was concerned with traffic and safety in the area. Mr. Bill Henry, Traffic Engineering, addressed the Commission providing additional information for staff. He stated staff did feel the allowance of the full service intersection would further congest traffic on Cantrell Road. He stated presently the volume on Cantrell had increased from the original approval without the shopping center being fully open and operational. He stated he did not see the need for the additional intersection. He stated the modeling indicated the traffic would fail if the intersection was allowed full movement. The Commission questioned if an accident count had been secured. Staff stated no. Mr. Henry stated the median had not been constructed according to the approved plan. He stated the median was to be a landscaped planter and signage and striping had not been installed. He stated he felt once the signage was installed this would direct motorist to an alternative location prior to entering the intersection. The Commission questioned the distance between the drive and Pleasant Ridge Road. Staff stated approximately 300 -feet. The Commission noted this was close to have a second full service drive. The Commission questioned at what point additional improvements would be completed to Cantrell Road. Staff stated a letter to AHTD would be sent requesting additional improvements and widening when staff felt warrants were met. 0 December 7, 2006 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-441 1-F The Commission questioned when this would occur. Mr. Henry stated he was not sure of the date for the request. The Commission questioned Mr. Kaplan if his client was willing to try the signs to see if the flowability increased. He stated he was not willing to utilize the signs. He stated he felt the current configuration cause confusion and the motorist should be allowed to utilize the intersection as all other intersections in town were used. A motion was made to approve the request including all staff comments and conditions. The motion failed by a vote of 0 noes 9 ayes, and 2 absent. The Deputy City Attorney stated she felt the motion was incorrectly stated allowing a negative vote on a negative recommendation. A motion was made to expunge the vote. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. A motion was made to approve the request as filed. The motion carried by a vote of 0 ayes, 8 noes and 3 absent. 7 ITEM NO.: 7. Z -4411-F NAME: Pleasant Ridge Town Center Revised Long -form PCD LOCATION: located on the Southeast corner of Cantrell and Pleasant Ridge Roads Plannina Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 22, 2006. The Office of Planning and Development must receive the proof of notice no later than November 30, 2006. 2. Provide a cover letter and the required application forms for this request. Variance/Waivers: None requested. Public Works Conditions: 1. Public Works opposes the requested additional access for Pleasant Ridge due to traffic safety concerns and capacity issues on this section of Cantrell Road due to increasing traffic volumes in this corridor. From recent traffic counts, the corridor was measured at 44,041 vehicle per day. Pleasant Ridge is not yet open and the traffic has increased 16 percent since 2005. Public Works is concerned that if an unprotected westbound left turn movement is allowed, ultimately a protected left turn phase will have to be added due to insufficient gaps in traffic to safely make the left turn. This would further increase congestion for eastbound motorists and increase the stacking traffic to the west past Sam Peck Road due to the insufficient roadway capacity. 2. No safety issues were identified for the proposed southbound through movement into Pleasant Ridge from Southridge Drive assuming the entrance is channelized to reduce the number of conflicts that would be created by the applicant's plan to increase access at this entrance. Utilities and Fire Department/County Planning: Wastewater: No objection. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Item # 7 Central Arkansas Water: No objection to change in traffic access. Fire Department: No comment. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 —the Highway 10 Express Route. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, November 22, 2006. Item # 7