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HomeMy WebLinkAboutZ-5646 Staff AnalysisDecember 15, 1592 ITEM NO.: 5(Cont.)FILE NO.: 5-5646 into the Chenal Valley development. There were several persons present offering comments concerning the development potential of the existing properties they owned or represented which indicated that the road connection could possibly occur in a short term. They felt extension of that arterial street to Chenal Parkway would support the need for a traffic signal for Highway 10 at Taylor Loop and the possibility of a land use modification of the Highway 10 Plan. Specific resolution was not gained on any of the several subjects discussed; however, the applicants reported they would pursue resolution of each. The committee then forwarded this item to the full Commission for final resolution. December 15, x,92 ITEM NO.: 5 Cont. FILE NO.: 2--5646 13. Identify the large paved apron in the front of the building as part of the building closed floor space. 14. A treatment plan for the improvement of Forest Lane should be indicated, if it is to be improved. 15. Remove the concrete access aprons in the curb line along Highway 10, serving existing driveways. 16. A site lighting plan E. ANALYSIS• The staff has performed the usual site visits, plan reviews and distribution for comment. We have held a meeting with the developer and his design professionals for purposes of developing the request to the fullest, in order to gain a base upon which to base our judgment. Staff concentrated its analysis in four areas. These were land use, traffic, site design and building mass. Land Use The current Highway 10 Plan indicates transitional and expansive amounts cf residential. Established commercial nodes are centered well away from this corner. The intended commercial use is not compatible with residential. It cannot be made compatible on this site such as Harvest Foods was accomplished at the east end of Taylor Loop. This change would have a major detrimental effect on the plan. It would make the areas adjacent to the west unsuitable as residential. The Highway 10 Plan and overlay standards were written to make nonresidential compatible with residential through certain use types and increased design standards. The other commercial nodes such as Candlewood (Kroger) Center are not this intense. Traffic Circulation: Even though a five lane arterial, Highway 10 is not an interstate. A tremendous amount of truck traffic would have a negative effect on an already heavily traveled arterial. The existing nodes on the plan when fully developed will use the roadway capacity. Site Design and Building Mass The building plan offered cannot utilize the existing landscaping or terrain. The main building will be on about ten feet of fill. The finished floor elevation of 4 December 15, 19y2 ITEM NO.• 5 Cont. FILE NO.: Z-5545 This site was located at the intersection of two arterial streets because it will provide easy accessibility for future construction sites in West Little Rock. This facility is proposed to serve a market radius of approximately 50 miles involving Perry County, Saline County and other counties within this radius. A. PROPOSALIREOUEST: This application was filed as a planned commercial district in order to approach the subject of modification of the Highway 10 land use plan and to incorporate an additional commercial node at two arterial streets. The application is for a major home center with significant building materials sales and delivery. The site is a large tract of land currently residential in nature and surrounded by residential occupancy. B. EXISTING CONDITIONS: The property is residential in nature with several residential structures in place. To the south along a narrow residential street is a church and several homes. To the west are large homes on large residential lots. To the east and north are residential occupancies. The land is rolling terrain with a pond and several highpoints. C. ENGINEERINGZUTILITY COMMENTS: Public Works Department reports that minor arterial right-of-way and improvements are required for Taylor Loop Road. Sidewalks are required on Cantrell Road frontage. The Excavation and Detention Ordinance applies. Little Rock Water Works reports that on-site fire protection will be required reflecting the location of fire hydrants and main sizes. The Waste Water Utility reports that a sewer main extension will be required with appropriate easements. This will tie to the Hinson Interceptor charges apply for this area. Contact should be made with the Waste Water Utility for detail. D. ISSUES/LEGAL/TECHNICALZDESIGN: The staff review of this planned unit development reflects a number of areas of design concern. Many of these have been discussed with the applicant with resolution to be gained prior to the public hearing of the Commission on December 15. At this writing, these items remain for discussion until the site plan has been updated to resolve them. 2 � i� ..�.., �• • : tx'� r.�. r�± ,r..,; ,�� m yy��r a� i y t�- • � . T YY S� ,,.. «�� _ i �t 're �fi� ry t }: .• y � � i.:C 1 rp u4 .. ':'�' . z. �4 '•.ti r.