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HomeMy WebLinkAboutZ-5936 Staff Analysis1. Meeting Date: February 21, 1995 2. Case No.: Z-5936 3. Request: For THE VILLAGE AT CHENAL -- LONG -FORM PCD, approval of variances for right-of-way widths for interior streets. 4. Location: On the west side of Chenal Parkway, approximately 3/4 mile north of the west Kanis Road intersection. 5. Owner/Applicant: Deltic Farm and Timber Co., Inc. 6. Existing Status: Undeveloped; zoned C-2 & R-2 7. Proposed Use: Mixed uses, including commercial, office, and residential uses 8. Staff Recommendation: Approval 9. Planning Commission Recommendation: Approval 10. Conditions or Issues Remaining to be Resolved: Establish PCD 11. Right -of -Way Issues: None, except for variances requested. Rights-of-way will be dedicated. 12. Recommendation Forwarded With: A vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions 13. Objectors: None 14. Neighborhood Contact Person/Others: None 15. Neighborhood Plan: Chenal (19) January 10, 1995 FILE NO.: -5936 NAME: THE VILLAGE AT CHENAL -- LONG -FORM PLANNED COMMERCIAL DEVELOPMENT LOCATION: On the west side of Chenal Parkway, approximately 0.75 mile north of the Kanis Road intersection. .DEVELOPER: ENG I� NEER. Jack McCray Joe White DELTIC FARM AND TIMER CO., INC. WHITE-DATERS & ASSOCIATES, INC. #7 Chenal Club Circle 401 S. Victory St. Little Rock, AR 72211 Little Rock, AR 72201 821-5555 374-1666 AREA: 138.4 ACRES IMLBER OF LOTS: 80 FT. NEW STREET: 20,000 ZONING- C-2 & R-2 PROPOSED USES.- Mixed uses including Commercial, office, and Residential uses PLANNING DI TRICT: 19 CENSUS TRACT: 42.02 VARIANCES REVESTED: None STATEMENT OF PROPOSAL: The developer states that European style villages and neighborhoods in early American cities fostered a quality of life which the low-density suburban sprawl prevalent in America today has failed to sustain, and, as a consequence, America has lost its sense of community- The design of The Village at Chenal, maintains the applicant, applies leading-edge concepts in Community planning aimed at reversing this condition and reestablishing a village where a real sense of community can flourish. The developer proposes a PCD where a mixture of residential, commercial, office, and civic uses co -exist in a village setting. The site is a 138 -acre tract, with 80.6 acres planned to be developed for single-family uses, 14.0 acres for multi -family, and 43.5 acres for retail, office, and civic. The proposed uses constitute over 1 million square feet of building areas, exclusive of the building areas of single-family dwellings. Development of the PCD is proposed to progress in 2 principal phases, with development beginning in the area west of the future outer loop which bisects the site, and involves about 114 million square feet of multi -family, retail -office, and civic building FILE NO.: 7,-5936 Cont. area. Development is scheduled to begin with construction around the village center with, initially, service and civic uses. The developer cites ten principles of "The New American Village": 1) convenience; 2) privacy; 3) security; 4) identity/ individuality; 5) visual pleasure; 6) ecological soundness; 7) affordability; 8) inclusiveness of age; 9) social enjoyment; and, 10) economic feasibility. There are, states the developer, ten elements of "The New American Village": 1) main street or community focal point; 2) landmarks; 3) walkability; 4) gathering places or civic buildings; 5) linkages between residential and activity centers; linkages between villages and larger context; 6) historical and regional references in plan, layout, and architectures; 7) distinct edge or boundary; 8) narrower streets; 9) new zoning and subdivision standards; and, 10) integration of land uses. There are, continues the developer, qualities which are shared by communities which are successful: 1) The layout must be based on comfortable, feasible walking distances between housing, shops, schools, community services, recreation, jobs, etc. Walking brings people closer to and more in contact with their physical environment, and, this promotes interest in and respect for the village. 2) Villages have a community focus (i.e., a village green, a commons, a mixed use core, a cross-roads, etc.) as a defining architectural element. The core should provide basic employment, shopping, and a mass transit hub. 3) Streets in villages should promote walkability by offering a variety of multiple routes to destinations, and by providing wide streets with street trees and parallel parking to act as a buffer between the pedestrian and moving traffic. Streets should also be created with the convenience of users of the private automobile in mine, and the street network not only provides multiple and alternate routs for pedestrians, but for automobiles. 4) Villages should be composed of buildings with a variety of footprints, heights, and scale, and should contain a wide range of residential sizes and types which are affordable by a wide range of age and income groups. Village are strengthened by economic, social, and age diversity. 5) Villages have a mix of uses, with mixed uses occurring both horizontally, in adjacent buildings, and vertically, with residences or offices above shops. villages contain a well-proportioned balance of jobs to 2 FILE NO.: Z-5936 Cont._ housing, housing to recreation, housing to retail, and housing to civic and social uses. Buildings that contain uses other than residential uses are located primarily in the community core. 6) Villages make use of a distinct design "vocabulary"; e.g., they use common materials, colors, and building design relationships. Variation within the "vocabulary" gives richness and charter. 7) Maintenance is a priority in village living. Public and community lands and facilities must be maintained to preserve the quality and charter of the place. The physical development of the PCD is in a "conceptual" stage at this point. The location and design of perimeter streets and the bisecting outer loop can be fixed. Beyond this, a general scheme for uses areas and street configuration is proposed. The developer proposes approval of a "conceptual" PCD at this time, and then, as use areas are defined and the concept is firmed up, the developer proposes to submit amended PCD applications for approval. The developer requests, from the outset, however, an understanding on the widths of rights-of-way and streets which will be required for the internal street system, since maintaining street designs which conform to the concept of "The New American Village" is overriding. A. PROPOSALZREOUEST: Review by the Planning Commission and approval by the Board of Directors is requested for a "conceptual" PCD. Approval by staff and the Commission, and, if necessary, approval by the Board of Directors is sought for street standards for internal streets which are in conformance with the design criteria of "The New American village", with narrower right-of-way and street widths, reduced distances between access points and intersections, and angles between intersecting streets which are less than current ordinance standards. B. EXISTING CONDITIONS: The site is currently undeveloped and heavily wooded. The terrain is hilly. The site is bounded on the east by Chenal Parkway. The existing zoning includes areas which are zoned MF -18, 0-2, and C-2. C. ENGINEERING UTILITY COMMENTS: Public Works comments that the following are major deficiencies in the application: 1) the submittal plan does not provide adequate information for review of the plans M FILE NO_: Z-5936 (Cont.) conformance to the Master Street Plan; the driveways appear out of conformity with the Ordinance; 2) there is no drainage information provided, making it impossible to review the plans for conformance with the stormwater and detention regulations; 3) the lack of contours eliminates the possibility of judging cut and fill requirements; 4) a sketch grading and drainage plan, meeting the requirements of Sec. 29-186, is required before construction; a grading permit is required, and ADPL&E must be contacted for their approval prior to starting work. Traffic Engineering comments that: 1) trip generation volumes must be provided to insure interior streets and intersections will handle projected traffic volumes; 2) widths of street sections must be shown; 3) curve data and tangent distances must be shown, and must be in compliance with the Master Street Plan; and, 4) the internal street system should not have parking backing into the traffic stream. Water Works reports that, in addition to the normal charges, an acreage charge of $300 per acre applies in this area. Water Main extensions and on-site fire protection will be required. Wastewater comments that sewer main extensions, with easements, will be required. Capacity contributions will be required. Capacity Contribution fees will be required for multi -family construction. The Fire Department comments that wider turning radii should be provided at all interior streets. The Fire Department notes that, with proposed street widths of 20', it will be next to impossible to get fire equipment into the area. The Fire Department notes that "No Parking; Tow -Away" signs are to be placed along all designated streets to prohibit on - street parking. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. approved the submittal without comment. Landscape review notes that the ,areas set aside for buffers around the perimeter of the sitd meet Ordinance requirements. Areas set aside within the interior of the site for landscaping appear to meet the Landscape Ordinance requirements. Screening and many of the buffers within the site itself, that would normally be required, are absent. The Planning Division staff comments that the site is in the Chenal District. The adopted plan recommends community shopping, neighborhood shopping, multi -family and public/ 4 NO.: Z-5936 (Cont. institutional. The proposal maintains most of these uses while altering the mix and location. Staff is aware the applicant is attempting to address desires raised by planning efforts of Metroplan, and staff wishes to be supportive of attempts to try new theories; however, all issues must be carefully and thoroughly reviewed and considered before approval. D. ISSUES/LEGAL/TECHNICAL/DESIGN: Section 36-456 of the Zoning Regulations requires the following information to be furnished, which has not been submitted to date: a topographic cross section; a schematic landscaping plan and the proposed treatment of perimeters of the property; dimensions of structures and the dimensions between buildings and of building distances from property lines; contours; a legal description of the area; and a preliminary plat of the proposed development area. These item will be furnished as amended PCD site plan are submitted, and can be deferred until that time. A complete legal description, however, must be furnished in order to write the ordinance establishing the PCD. Sections 31-171 through 31-209 establish design standards for developments which require, among other things, conformance with the Master Street Plan requirements for right-of-way widths, street section designs, and sidewalks. The proposed street layout does not necessarily conform to these standards, but, instead, attempts to recapture a village concept where rights-of-way and streets are narrower and pedestrian traffic is encouraged. ordinance No. 16,577 requires that access points to sites are to be a minimum or 100 feet from the right-of-way of intersecting streets, and requires common driveway points on lots which are less than 300 feet of frontage. The proposed street system does not necessarily conform to these standards, since design of the PCD site is governed by the concepts of creating "The New American Village". E. ANALYSIS• The book Site Planning and Community Desicrn for Great Neiglborhoods, by Frederick D. Jarvis, is only one of many publication promoting a re -thinking of the design of communities, neighborhoods, and'cities, and proposing new models for the creation of more livable communities that are both economically feasible and responsive to growing environmental concerns. The applicant's concept is described in Jarvis' book in his section on "Neotraditional Town and Pedestrian Pockets", and Jarvis indicates that this is an example of new models that are being tested in the early 1990's. 5 LE NO.: Z-593 The Planning Division staff has some concerns about particular elements of the proposal, and believe more detailed discussions and plans are needed about the following: 1) the single family use along La Grand Drive; 2) the characteristics, mix and delivery, and the means of waste disposal for the large retail complex; 3) the "need" for large footprint commercial- grocery, department store, etc.; 4) the physical division which the "West Loop" makes and how this will be addressed; 5) the lack of parking facilities for the Community Center; 6) the addressing of the issues of the integration of public transportation; 7) the issue of the public uses which should be given to the appropriate public agency or removed from the plan; and, 8) the integration of pedestrian and vehicular access of the outlying single family into the development should be addressed. The Planning Division staff continues that land use issues have impacts on the long term developability of the immediate area as well as surrounding areas. Staff believes that if the issues raised are properly addressed, than the proposal could work within the existing adopted city land use plan. The proposal is a "conceptual" PCD, and there must be a firm understanding that, as specific areas are developed, the PCD will be amended, and subsequent drawings will be reviewed for conformance with regulations. The current review is for the "concept" only. An agreement with the developer for conformance with the Master Street Plan requirements for boundary streets will be necessary with the approval of the "conceptual PCD"; however, as amended PCD applications are presented, the internal street system will be required to comply with Master Street Plan requirements, or the application will have to seek waivers or variances of these requirements from the Board of Directors. F. STAFF RECOMMENDATIONS: Staff recommends approval of the "conceptual" PCD, subject to the boundary streets conforming to the Master Street Plan requirements and to the requirements of Ordinance No. 16,577. , SUBDIVISION COMMITTEE COMMENT: (DECEMBER 22., 1994) Mr. Jack McCray and Mr. Joe White were present. Staff presented the request, and Mr. McCray and Mr. White reviewed the application with the Committee members. Mr. McCray made a presentation on the concept of "The New American Village" and of the proposed Village at Chenal. The City Engineering staff 11 FILE NO.: Z-593 expressed concerns regarding the proposed street system, and insisted that it be understood that, until engineering drawings showing the design of the various streets, it was withholding approval of boundary and internal street designs. Mr. White indicated that it would be necessary to seek approval from the Board of Directors for the proposed street design, if it is determined that the proposed design is in conflict with City standards. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (JANUARY 10, 1995) Mr. Jack McCray, the Real Estate manager with Deltic Farm and Timber Co., the applicant, and Mr. Joe White, with White-Daters & Associates, Inc., were present. Mr. McCray indicated that the proposed development is the commercial component to the Chenal Valley development which has been under way for several years, and that the approach which has been chosen for this commercial component is characterized as a 'village" concept. "Gathering" places will be created, he explained, which will encourage pedestrian traffic and reduce vehicular traffic. He indicated that the first phase of the proposed development is to be located on the west side of the future west loop street, and will involve approximately 140 acres, of which about 75% is to be devoted to single-family dwelling sites. The remaining 25% is to be developed for retail, office, and civic uses. He explained that the request is for approval of a "concept", specifically, the "village" concept, with more specific plans and uses to be submitted as development progresses in specific sites. Approval of the "village" concept would, he added, necessitate approval of the street "grid" which is shown on the development plan, and the street and right-of-way widths which are narrower than the Master Street Plan now permits. Ms. Ruth Bell, representing the League of Women Voters of Pulaski County, spoke in support of the application. She said that the City should give the developer the chance to try the concept to see if, indeed, it will work. Bill Henry, the manager for traffic engineering with the Public Works Department, expressed concern over approval of the street layout and right-of-way and street widths which the developer proposed. He said that the layout of the streets does not meet standard traffic engineering principals, as far as some traffic safety issues are concerned. The alignments of some of the intersections do not meet safety standards, he stated. He suggested that the "concept" of the PCD be approved, but discouraged the approval of the street layout and the rights-of- way and street widths which do not meet the Master Street Plan requirements. 7 FILE NO.: Z-5936 (Cont.) Mr. McCray responded that, in order to proceed with the design and marketing of the project, the approval of the proposed street layout and right-of-way and street widths must be established at the outset. Mr. Henry expressed concerns regarding the safety, as well as the accessibility, of the site, with the street widths being less than standard engineering practices and the Master Street Plan provide. Mr. McCray responded that the "Neo -Traditional village" with its "pedestrian pockets" necessitates the narrower street system; the concept of the village is dependent upon these being approved in order to promote the "pedestrian friendly" environment. The developer, he stated, does not intend to build a system which is unsafe or inaccessible; the developer, he states, would accommodate the concerns of the Fire Department and of Public Works. In the retail areas, he continued, a system of rear private access ways would be provided for delivery trucks, so that delivery trucks will not be double-parked in the streets. He indicated that the angle of intersecting streets, about which Public Works has noted a concern previously, had been addressed, with the angle being adjusted at the intersection. He said that the public transportation system would have a centralized "gathering" point for riders, and that busses would not be traveling along the narrow residential or commercial streets. He related that the village concept is being implemented in cities across the country, and that the concept is being implemented successfully. Mr. White added that the older part of downtown Little Rock has many 36 foot wide streets which have parking along both sides of the street; that this concept for street widths is a 70-80 year old concept to which city planners wish to return in order to re - achieve a pedestrian friendly village. The narrower streets promote slower traffic; the wider streets promote faster traffic, he said, and the slower traffic is the desired effect. David Scherer, with the Public Works staff, reminded the Commission that the developer is seeking approval of the streets as public streets, not private streets, and that any variance from the Master Street Plan standards will necessitate Board of Directors approval. Jim Lawson, Interim Assistant City M4nager, spoke, and urged the Commission to approve the conceptual'PCD. He said that the concept is being implemented across the country, and where it has been implemented, it has been successful. He said that the street system cannot be judged on the basis of what has been done for the past 10-15 years, because it is different, but he said, the differences between the proposed street system and the Master Street Plan standards can be worked out. 8 FILE NO.: Z-5936 (Cont.) Tim Polk, Acting Director of Neighborhoods and Planning, cited a book written by Frederick D. Jarivs, Site Planning and community Design, and read selections form it dealing with the concept of the "neo -traditional neighborhood" and "pedestrian pockets". He indicated that this is the first of a number of such projects which will be heard by the Commission, and urged the Commission to approve the PCD. Commissioner Walker related that the PUD or PD ordinance needs to have a provision which allows the Commission and Board of Directors to approve a specific street design as part of a PUD or PD; that the Engineering staff cannot do its job if the Master Street Plan is not amended to accept the streets which are proposed in a PUD or PD. Mr. white -clarified the request: the proposed west loop and the perimeter collector street are to meet the Master Street Plan standards; all the streets in the commercial areas of the site are to be 36 foot streets; the residential streets are to be 24 foot streets, which is provided for in the Master Street Plan for minor residential streets. Mr. McCray related that he would request Planning Commission approval of the concept of the PCD at this meeting, but would ask that further consideration of the requested variances from the Master Street Plan standards be deferred until further meetings with staff could be held to hammer out the staff concerns. A motion was made and seconded to approve the "Conceptual" PCD, exclusive of approval of the requested variances for street rights-of-way and street widths, and with the public hearing on these variance items being deferred until the applicant and staff have met to address the City Engineering staff's concerns. The motion carried with the vote of 11 ayes, 0 nays, 0 absent, and 0 abstentions. PLANNING COMMISSION ACTION: (JANUARY 24, 1995) Mr. Joe White, with White-Daters and Associates, Inc., was present to represent the developer. Staff reported that the conceptual PCD had been approved by the Commission on January 10, 1995, but that at that meeting, a recommendation on the requested variances had been deferred. Staff reported that a meeting involving the developer, the Public Works staff, and the Neighborhoods and Planning Staff had been held, and that specific variance requests had been discussed. Mr. Joe White reported that the applicant was proposing that the streets serving commercial and multi -use areas have 36 foot wide streets within a 56 foot wide right-of-way; streets serving single-family areas with no more than 50 homes have 24 foot wide streets within a 44 foot right-of-way; streets serving larger 0 -5936 {Cont single-family areas have a 32 foot wide street in a 52 foot right-of-way; and alleys have 12 foot wide pavement within a 22 foot right-of-way. He noted that the proposal includes that, in commercial and multi -use areas, the sidewalk area is to be landscaped and extended 16 feet on both sides of the street; in the smaller single-family areas, where the streets are to be 24 feet wide, sidewalks are proposed along one side only of the right-of-way; and that in the larger single-family areas, sidewalks are to be constructed along both sides of the rights- of-way and parking is to be allowed on both sides of the street. He reported that the developer and the City staff had agreed that all radii would be a minimum of 25 feet; that on -street parking would be restricted to a minimum of 30 feet from intersections of street lines; and that the angle of street intersections will be within 15 degrees of 90 degrees. He reported that an agreement had been reached with the City staff that the developer, and eventually the Village property owners association, would pay the cost differential for maintenance of other -than -normal materials in the public right-of-way. He said that the concern of Public Works and the Fire Department for planting and pedestrian areas which extend into the street would be addressed by having these areas level with the driving surface and be able to be driven over, yet might have different types of materials used to differentiate them. A motion was made and seconded to recommend approval of the variances. The motion carried with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. N 10 1. Meeting Date: February 21, 1995 2. Case No.: Z-5936 3. Request: Establish THE VILLAGE AT CHENAL -- LONG -FORM PCD 4. Location: On the west side of Chenal Parkway, approximately 3/4 mile north of the west Kanis Road intersection. 5. Owner/Applicant: Deltic Farm and Timber Co., Inc. 6. Existing Status: Undeveloped; zoned C-2 & R-2 7. Proposed Use: Mixed uses, including commercial, office, and residential uses 8. Staff Recommendation: Approval 9. Planning Commission Recommendation: Approval 10. Conditions or Issues Remaining to be Resolved: Approval of variances for right-of-way widths for interior streets. 11. Right -of -Way Issues: None, except for variances noted in No. 10, above. Rights-of-way will be dedicated. 12. Recommendation Forwarded With: A vote of 11 ayes, 0 nays, 0 absent, and 0 abstentions 13. Objectors: None 14. Neighborhood Contact Person/Others: None 15. Neighborhood Plan: Chenal (19) January 10, 1995 FILE NO.- Z-5936 NAME: THE VILLAGE AT CHENAL -- LONG -FORM PLANNED COMMERCIAL DEVELOPMENT LOCATION: On the west side of Chenal Parkway, approximately 0.75 mile north of the Kanis Road intersection. DEVELOPER: ENGINEER: Jack McCray Joe White DELTIC FARM AND TIMER CO., INC. WHITE-DATERS & ASSOCIATES, INC. #7 Chenal Club Circle 401 S. Victory St. Little Rock, AR 72211 Little Rock, AR 72201 821-5555 374-1666 AREA: 138.4 ACRES NUMBER OF LOTS: 80 FT. NEW STREET: 20,000 ZONING• C-2 & R-2 PROPOSED [IBES: Mixed uses including Commercial, Office, and Residential uses PLANNING DISTRICT: 19 CEN CTS TRACT: 42.02 VARIANCES RE E TED: None STATEMENT OF PROPOSAL: The developer states that European style villages and neighborhoods in early American cities fostered a quality of life which the low-density suburban sprawl prevalent in America today has failed to sustain, and, as a consequence, America has lost its sense of community. The design of The Village at Chenal, maintains the applicant, applies leading-edge concepts in Community planning aimed at reversing this condition and reestablishing a'village where a real sense of community can flourish. The developer proposes a PCD where a mixture of residential, commercial, office, and civic uses co -exist in a village setting. The site is a 138 -acre tract, with 80.6 acres planned to be developed for single-family uses, 14.0 acres for multi -family, and 43.5 acres for retail, office, and civic. The proposed uses constitute over 1 million square feet of building areas, exclusive of the building areas of single-family dwellings. Development of the PCD is proposed to progress in 2 principal phases, with development beginning in the area west of the future outer loop which bisects the site, and involves about 114 million square feet of multi -family, retail -office, and civic building FILE NO.: Z-5936 Cont..) - area. Development is scheduled to begin with construction around the village center with, initially, service and civic uses. The developer cites ten principles of "The New American Village": 1) convenience; 2) privacy; 3) security; 4) identity/ individuality; 5) visual pleasure; 6) ecological soundness; 7) affordability; 8) inclusiveness of age; 9) social enjoyment; and, 10) economic feasibility. There are, states the developer, ten elements of "The New American Village": 1) main street or community focal point; 2) landmarks; 3) walkability; 4) gathering places or civic buildings; 5) linkages between residential and activity centers; linkages between villages and larger context; 6) historical and regional references in plan, layout, and architectures; 7) distinct edge or boundary; 8) narrower streets; 9) new zoning and subdivision standards; and, 10) integration of land uses. There are, continues the developer, qualities which are shared by communities which are successful: 1) The layout must be based on comfortable, feasible walking distances between housing, shops, schools, community services, recreation, jobs, etc. Walking brings people closer to and more in contact with their physical environment, and, this promotes interest in and respect for the village. 2) villages have a community focus (i.e., a village green, a commons, a mixed use core, a cross-roads, etc.) as a defining architectural element. The core should provide basic employment, shopping, and a mass transit hub. 3) Streets in villages should promote walkability by offering a variety of multiple routes to destinations, and by providing wide streets with street trees and parallel parking to act as a buffer between the pedestrian and moving traffic. Streets should also be created with the convenience of users of the private automobile in mine, and the street network not only provides multiple and alternate routs for pedestrians, but for automobiles. 4) villages should be composed of buildings with a variety of footprints, heights, and scale, and should contain a wide range of residential sizes and types which are affordable by a wide range of age and income groups. village are strengthened by economic, social, and age diversity. 5) Villages have a mix of uses, with mixed uses occurring both horizontally, in adjacent buildings, and vertically, with residences or offices above shops. villages contain a well-proportioned balance of jobs to 2 FILE NO.: Z-5936 Cont . housing, housing to recreation, housing to retail, and housing to civic and social uses. Buildings that contain uses other than residential uses are located primarily in the community core. 6) villages make use of a distinct design "vocabulary"; e.g., they use common materials, colors, and building design relationships. Variation within the "vocabulary" gives richness and charter. 7) Maintenance is a priority in village living. Public and community lands and facilities must be maintained to preserve the quality and charter of the place. The physical development of the PCD is in a "conceptual" stage at this point. The location and design of perimeter streets and the bisecting outer loop can be fixed. Beyond this, a general scheme for uses areas and street configuration is proposed. The developer proposes approval of a "conceptual" PCD at this time, and then, as use areas are defined and the concept is firmed up, the developer proposes to submit amended PCD applications for approval. The developer requests, from the outset, however, an understanding on the widths of rights-of-way and streets which will be required for the internal street system, since maintaining street designs which conform to the concept of "The New American Village" is overriding. A. PROPOSALLREODEST: Review by the Planning Commission and approval by the Board of Directors is requested for a "conceptual" PCD. Approval by staff and the Commission, and, if necessary, approval by the Board of Directors is sought for street standards for internal streets which are in conformance with the design criteria of "The New American Village", with narrower right-of-way and street widths, reduced distances between access points and intersections, and angles between intersecting streets which are less than current Ordinance standards. B. EXISTING CONDITIONS: The site is currently undeveloped and heavily wooded. The terrain is hilly. The site is bounded on the east by Chenal Parkway. The existing zoning includes areas which are zoned MF -18, 0-2, and C-2. C. ENGINEERTNG/UTILITY COMMENTS: Public Works comments that the following are major deficiencies in the application: 1) the submittal plan does not provide adequate information for review of the plans 3 FILE NO_: Z-5936 (Cont.) conformance to the Master Street Plan; the driveways appear out of conformity with the Ordinance; 2) there is no drainage information provided, making it impossible to review the plans for conformance with the stormwater and detention regulations; 3) the lack of contours eliminates the possibility of judging cut and fill requirements; 4) a sketch grading and drainage plan, meeting the requirements of Sec. 29-186, is required before construction; a grading permit is required, and ADPC&E must be contacted for their approval prior to starting work. Traffic Engineering comments that: 1) trip generation volumes must be provided to insure interior streets and intersections will handle projected traffic volumes; 2) widths of street sections must be shown; 3) curve data and tangent distances must be shown, and must be in compliance with the Master Street Plan; and, 4) the internal street system should not have parking backing into the traffic stream. Water Works reports that, in addition to the normal charges, an acreage charge of $300 per acre applies in this area. Water Main extensions and on-site fire protection will be required. wastewater comments that sewer main extensions, with easements, will be required. Capacity contributions will be required. Capacity Contribution fees will be required for multi -family construction. The Fire Department comments that wider turning radii should be provided at all interior streets. The Fire Department notes that, with proposed street widths of 201, it will be next to impossible to get fire equipment into the area. The Fire Department notes that "No Parking; Tow -Away" signs are to be placed along all designated streets to prohibit on - street parking. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Hell Telephone Co. approved the submittal without comment. Landscape review notes that the areas set aside for buffers around the perimeter of the sitd meet Ordinance requirements. Areas set aside within the interior of the site for landscaping appear to meet the Landscape Ordinance requirements. Screening and many of the buffers within the site itself, that would normally be required, are absent. The Planning Division staff comments that the site is in the Chenal District. The adopted plan recommends community shopping, neighborhood shopping, multi -family and public/ 4 FIDE NO.: Z-5936 Cont.) _ institutional. The proposal maintains most of these uses while altering the mix and location. Staff is aware the applicant is attempting to address desires raised by planning efforts of Metroplan, and staff wishes to be supportive of attempts to try new theories; however, all issues must be carefully and thoroughly reviewed and considered before approval. D. ISSUES/LEGAL/TECHNICAL/DESIGN: Section 36-456 of the zoning Regulations requires the following information to be furnished, which has not been submitted to date: a topographic cross section; a schematic landscaping plan and the proposed treatment of perimeters of the property; dimensions of structures and the dimensions between buildings and of building distances from property lines; contours; a legal description of the area; and a preliminary plat of the proposed development area. These item will be furnished as amended PCD site plan are submitted, and can be deferred until that time. A complete legal description, however, must be furnished in order to write the ordinance establishing the PCD. Sections 31-171 through 31-209 establish design standards for developments which require, among other things, conformance with the Master Street Plan requirements for right-of-way widths, street section designs, and sidewalks. The proposed street layout does not necessarily conform to these standards, but, instead, attempts to recapture a village concept where rights-of-way and streets are narrower and pedestrian traffic is encouraged. Ordinance No. 16,577 requires that access points to sites are to be a minimum or 100 feet from the right-of-way of intersecting streets, and requires common driveway points on lots which are less than 300 feet of frontage. The proposed street system does not necessarily conform to these standards, since design of the PCD site is governed by the concepts of creating "The New American Village". E. ANALYSIS• The book Site Planning and community Design for Great Neighborhoods, by Frederick D. Jarvis, is only one of many publication promoting a re-thinXing of the design of communities, neighborhoods, and'cities, and proposing new models for the creation of more livable communities that are both economically feasible and responsive to growing environmental concerns. The applicant's concept is described in Jarvis' book in his section on "Neotraditional Town and Pedestrian Pockets", and Jarvis indicates that this is an example of new models that are being tested in the early 1990's. 5 FILE NO.: Z-5936 Cant.l The Planning Division staff has some concerns about particular elements of the proposal, and believe more detailed discussions and plans are needed about the following: 1) the single family use along La Grand Drive; 2) the characteristics, mix and -delivery, and the means of waste disposal for the large retail complex; 3) the "need" for large footprint commercial- grocery, department store, etc.; 4) the physical division which the "West Loop" makes and how this will be addressed; 5) the lack of parking facilities for the Community Center; 6) the addressing of the issues of the integration of public transportation; 7) the issue of the public uses which should be given to the appropriate public agency or removed from the plan; and, 8) the integration of pedestrian and vehicular access of the outlying single family into the development should be addressed. The Planning Division staff continues that land use issues have impacts on the long term developability of the immediate area as well as surrounding areas. Staff believes that if the issues raised are properly addressed, than the proposal could work within the existing adopted city land use plan. The proposal is a "conceptual" PCD, and there must be a firm understanding that, as specific areas are developed, the PCD will be amended, and subsequent drawings will be reviewed for conformance with regulations. The current review is for the "concept" only. An agreement with the developer for conformance with the Master Street Plan requirements for boundary streets will be necessary with the approval of the "conceptual PCD"; however, as amended PCD applications are presented, the internal street system will be required to comply with Master Street Plan requirements, or the application will have to seek waivers or variances of these requirements from the Board of Directors. F. STAFF RECOMMENDATIONS: Staff recommends approval of the "conceptual" PCD, subject to the boundary streets conforming to the Master Street Plan requirements and to the requirements of Ordinance No. 16,577. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 22, 1994) Mr. Jack McCray and Mr. Joe White were present. Staff presented the request, and Mr. McCray and Mr. White reviewed the application with the Committee members. Mr. McCray made a presentation on the concept of "The New American Village" and of the proposed Village at Chenal. The City Engineering staff P FILE NO.: Z-5936 (Cont - expressed concerns regarding the proposed street system, and insisted that it be understood that, until engineering drawings showing the design of the various streets, it was withholding approval of boundary and internal street designs. Mr. White indicated that it would be necessary to seek approval from the Board of Directors for the proposed street design, if it is determined that the proposed design is in conflict with City standards. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (JANUARY 10, 1995) Mr. Jack McCray, the Real Estate manager with Deltic Farm and Timber Co., the applicant, and Mr. Joe White, with White-Daters & Associates, Inc., were present. Mr. McCray indicated that the proposed development is the commercial component to the Chenal Valley development which has been under way for several years, and that the approach which has been chosen for this commercial component is characterized as a "village" concept. "Gathering" places will be created, he explained, which will encourage pedestrian traffic and reduce vehicular traffic. He indicated that the first phase of the proposed development is to be located on the west side of the future west loop street, and will involve approximately 140 acres, of which about 75% is to be devoted to single-family dwelling sites. The remaining 25% is to be developed for retail, office, and civic uses. He explained that the request is for approval of a "concept", specifically, the "village" concept, with more specific plans and uses to be submitted as development progresses in specific sites. Approval of the "village" concept would, he added, necessitate approval of the street "grid" which is shown on the development plan, and the street and right-of-way widths which are narrower than the Master Street Plan now permits. Ms. Ruth Bell, representing the League of Women Voters of Pulaski County, spoke in support of the application. She said that the City should give the developer the chance to try the concept to see if, indeed, it will work. Bill Henry, the manager for traffic engineering with the Public Works Department, expressed concern over approval of the street layout and right-of-way and street widths which the developer proposed. He said that the layout of the streets does not meet standard traffic engineering principals, as far as some traffic safety issues are concerned. The alignments of some of the intersections do not meet safety standards, he stated. He suggested that the "concept" of the PCD be approved, but discouraged the approval of the street layout and the rights-of- way and street widths which do not meet the Master Street Plan requirements. 7 FILE NO.: 7-5936 Cont.) Mr. McCray responded that, in order to proceed with the design and marketing of the project, the approval of the proposed street layout and right-of-way and street widths must be established at the outset. Mr. Henry expressed concerns regarding the safety, as well as the accessibility, of the site, with the street widths being less than standard engineering practices and the Master Street Plan provide. Mr. McCray responded that the "Neo -Traditional Village" with its "pedestrian pockets" necessitates the narrower street system; the concept of the village is dependent upon these being approved in order to promote the "pedestrian friendly" environment. The developer, he stated, does not intend to build a system which is unsafe or inaccessible; the developer, he states, would accommodate the concerns of the Fire Department and of Public Works. In the retail areas, he continued, a system of rear private access ways would be provided for delivery trucks, so that delivery trucks will not be double-parked in the streets. He indicated that the angle of intersecting streets, about which Public Works has noted a concern previously, had been addressed, with the angle being adjusted at the intersection. He said that the public transportation system would have a centralized "gathering" point for riders, and that busses would not be traveling along the narrow residential or commercial streets. He related that the village concept is being implemented in cities across the country, and that the concept is being implemented successfully. Mr. White added that the older part of downtown Little Rock has many 36 foot wide streets which have parking along both sides of the street; that this concept for street widths is a 70-80 year old concept to which city planners wish to return in order to re - achieve a pedestrian friendly village. The narrower streets promote slower traffic; the wider streets promote faster traffic, he said, and the slower traffic is the desired effect. David Scherer, with the Public Works staff, reminded the Commission that the developer is seeking approval of the streets as public streets, not private streets, and that any variance from the Master Street Plan standards will necessitate Board of Directors approval. Jim Lawson, Interim Assistant City Manager, spoke, and urged the Commission to approve the conceptual'PCD. He said that the concept is being implemented across the country, and where it has been implemented, it has been successful. He said that the street system cannot be judged on the basis of what has been done for the past 10-15 years, because it is different, but he said, the differences between the proposed street system and the Master Street Plan standards can be worked out. 8 FILE NO.: Z-5936_ (Cont Tim Polk, Acting Director of Neighborhoods and Planning, cited a book written by Frederick D. Jarivs, Site Planning and Community Design, and read selections form it dealing with the concept of the "neo -traditional neighborhood" and "pedestrian pockets". He indicated that this is the first of a number of such projects which will be heard by the Commission, and urged the Commission to approve the PCD. Commissioner Walker related that the PUD or PD ordinance needs to have a provision which allows the Commission and Board of Directors to approve a specific street design as part of a PUD or PD; that the Engineering staff cannot do its job if the Master Street Plan is not amended to accept the streets which are proposed in a PUD or PD. Mr. White clarified the request: the proposed west loop and the perimeter collector street are to meet the Master Street Plan standards; all the streets in the commercial areas of the site are to be 36 foot streets; the residential streets are to be 24 foot streets, which is provided for in the Master Street Plan for minor residential streets. Mr. McCray related that he would request Planning Commission approval of the concept of the PCD at this meeting, but would ask that further consideration of the requested variances from the Master Street Plan standards be deferred until further meetings with staff could be held to hammer out the staff concerns. A motion was made and seconded to approve the "Conceptual" PCD, exclusive of approval of the requested variances for street rights=of-way and street widths, and with the public hearing on these variance items being deferred until the applicant and staff have met to address the City Engineering staff's concerns. The motion carried with the vote of 11 ayes, 0 nays, 0 absent, and 0 abstentions. PLANNING COMMISSION ACTION: (JANUARY 24, 1995) Mr. Joe White, with White-Daters and Associates, Inc., was present to represent the developer. Staff reported that the conceptual PCD had been approved by the Commission on January 10, 1995, but that at that meeting, a recommendation on the requested variances had been deferred. Staff reported that a meeting involving the developer, the Public Works staff, and the Neighborhoods and Planning Staff had been held, and that specific variance requests had been discussed. Mr. Joe White reported that the applicant was proposing that the streets serving commercial and multi -use areas have 36 foot wide streets within a 56 foot wide right-of-way; streets serving single-family areas with no more than 50 homes have 24 foot wide streets within a 44 foot right-of-way; streets serving larger LE NO.: Z-5936 (Cont. single-family areas have a 32 foot wide street in a 52 foot right-of-way; and alleys have 12 foot wide pavement within a 22 foot right-of-way. He noted that the proposal includes that, in commercial and multi -use areas, the sidewalk area is to be landscaped and extended 16 feet on both sides of the street; in the smaller single-family areas, where the streets are to be 24 feet wide, sidewalks are proposed along one side only of the right-of-way; and that in the larger single-family areas, sidewalks are to be constructed along both sides of the rights- of-way and parking is to be allowed on both sides of the street. He reported that the developer and the City staff had agreed that all radii would be a minimum of 25 feet; that on -street parking would be restricted to a minimum of 30 feet from intersections of street lines; and that the angle of street intersections will be within 15 degrees of 90 degrees. He reported that an agreement had been reached with the City staff that the developer, and eventually the village property owners association, would pay the cost differential for maintenance of other -than -normal materials in the public right-of-way. He said that the concern of Public Works and the Fire Department for planting and pedestrian areas which extend into the street would be addressed by having these areas level with the driving surface and be able to be driven over, yet might have different types of materials used to differentiate them. A motion was made and seconded to recommend approval of the variances. The motion carried with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. 10