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HomeMy WebLinkAboutS-0969-E Staff AnalysisITEM NO.: 2, FILE NO.: S-969-E NAME: Chenal Commercial Park II Revised Preliminary Plat LOCATION: located on the Northeast corner of Chenal Parkway and Wellington Village Road Planning Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the name/address of the landowner along with the source of title. 3. Provide the liner feet of internal street within the proposed plat area. 4. Provide the average size of the lots/Minimum lot size of the lots in the general notes section of the site plan. 5. Provide the number of lots in the general notes section of the site plan. 6. Provide the zoning within the proposed plat boundary and of abutting areas shown. 7. Provide a phasing plan, if applicable. 8. Provide the proposed driveway locations within the proposed plat boundary. Variance/Waivers: None requested Public Works- 1 . Dedication of additional right-of-way and construction of right -turn lane per ASHTO standards will be required for Wellington Village Road and Dietz Road. Turn lanes may need to be lengthened depending on future drive locations. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code of Ordinances and the Master Street Plan. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 4. Storm water detention ordinance applies to this property. 5. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements is service is required for Lots 2, 3 and 6. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy_: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. A water main extension will be required in order to provide service to this property. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: County Planning: No comment. CATA: The site is not located on a CATA bus route. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, December 29, 2004. February 3, 2005 ITEM NO.: K FILE NO.: S-969-E NAME: Chenal Commercial Park II Revised Preliminary Plat LOCATION: Located on the Northeast corner of Chenal Parkway and Wellington Huns Koaa DEVELOPER: Dietz and Bowman Realtors 4221 Richard North Little Rock, AR 72117 ENGINEER: The Mehlburger Firm 201 South Izard Street P.O. Box 3887 Little Rock, AR 72203 AREA: 13.619 acres NUMBER OF LOTS: 6 FT. NEW STREET: 380 LF CURRENT ZONING: C-2, Shopping Center District PLANNING DISTRICT. 19 — Chenal Planning District ENSUS TRACT: 42.10 Variance/Waivers: 1. A variance from the Land Alteration Ordinance to allow grading of the entire site without imminent construction plans for the portion of the site containing 5.97 acres and five proposed lots. 2. A variance from the Subdivision Ordinance to allow a commercial cul-de-sac street. 3. A variance from the Subdivision Ordinance to allow lots with reduced street frontage for Lots 2 — 6. 4. An in -lieu contribution for storm water detention. A. PROPOSAL/REQUEST: A preliminary plat was approved for the Chenal Commercial Park Subdivision on March 15, 1993, which allowed for the creation of 6 lots. This 13.6 acre site was February 3, 2005 ITEM NO.: K FILE NO.: S-969-E shown on the approved preliminary plat as Lot 6 of the Chenal Commercial Park Subdivision. Lots 3 and 5 of the Chenal Commercial Park have been final platted (August 31, 1995 — Lot 5 and July 24, 1998 — Lot 3). Lot 3 remains undeveloped, while Lot 5 was developed as a multi -family apartment complex. Wellington Hills Road, which bisects the commercial subdivision, has been constructed and currently provides access to the Villages of Wellington Subdivision located to the north. The applicant now proposes the subdivision of this 13.619-acre tract indicated as Lot 6 on the Chenal Commercial Park Subdivision into six lots, which are zoned C-2, Commercial Shopping District. One of the indicated lots contains 7.64 acres and the remaining 5.97 acres is to be developed as a five lot commercial subdivision, accessed by a proposed cul-de-sac off of Chenal Parkway. The seven -acre tract is proposed to have two access points. One access drive is proposed off of Chenal Parkway, and the other from Wellington Hills Road. The applicant has indicated a deceleration lane that begins east of the proposed cul-de-sac, with a full width turn lane extending uninterrupted to Wellington Hills Road. The plans also include development of the Chenal Parkway and Wellington Hills Road intersection. The applicant is requesting the City provide and install signalization improvements at the intersection. The applicant has indicated the developer has immediate plans for the development of the 7.64-acre tract (proposed Lot 1) but does not have immediate plans for the remainder of the site. The applicant has indicated the 5.97 acre tract will be marketed as a single site or as individual lots not to exceed five lots. The applicant is requesting to perform earthwork throughout the 13.619 acres. The applicant has indicated the 7.64 acre tract consists of terrain that will result in excess cut material that is needed to fill the lower areas within the 5.97 acre or proposed five lot subdivision area. The applicant has indicated a 35-foot buffer along Chenal Parkway and a 40-foot buffer along Wellington Village Road. The applicant has indicated the intent is to retain existing trees throughout both buffers, except they propose to remove underbrush, and 8 inch and smaller caliper trees from within the buffers. The applicant is seeking three variances from existing City ordinances. The applicant is requesting a variance from the Land Alteration Ordinance to allow advanced grading of the site. The applicant has indicated the cut material from proposed Lot 1 will be utilized to fill proposed Lots 2 — 6. The applicant is seeking a variance from Section 31-285 of the Subdivision Ordinance. The ordinance states cul-de-sac streets shall not be permitted as termination devises for commercial streets. The applicant is also requesting a variance to allow lots with a reduced street frontage. The site is zoned C-2, Shopping Center District. The ordinance requires C-2, Shopping Center District zoned properties to have lots with not less than three hundred feet of district frontage on at least one 2 February 3, 2005 ITEM NO,: K Cont. FILE NO.: S-969-E abutting street, whether for single or multiple building/lot development. The applicant is also requesting an in -lieu contribution for the required storm water detention. B. EXISTING CONDITIONS: The site is located on the corner of Chenal Parkway and Wellington Hills Road. Chenal Parkway is a divided roadway with the westbound lanes located adjacent to the site. A traffic light and median break are proposed for the intersection however, there is not currently a break in the median to allow eastbound travel at this location. There is a large multi -family complex located to the northeast of the site and Parkway Village Retirement community is located further to the east. To the north of the site is a vacant tract zoned 0-3. To the west of the site across Wellington Hills Road is a tract zoned PDC to allow the development of the Saturn automobile dealership. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The abutting property owners along with the St. Charles Property Owners Association, the Parkway Place Neighborhood Association and the Margeaux Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Dedication of additional right-of-way and construction of a right -turn lane per ASHTO standards will be required for Wellington Hills Road and Dietz Road. Turn lanes may need to be lengthened depending on future drive locations. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code of Ordinances and the Master Street Plan. 3. A grading permit in accordance with Section 29-186 (c) and (d) will prior to any land clearing or grading activities at the site. Site drainage plans will need to be submitted and approved prior construction. 4. Storm water detention ordinance applies to this property. 5. Prepare a letter of pending development addressing streetlights Section 31-403 of the Little Rock Code of Ordinances. Engineering at (501) 379-1813 for more information. [M be required grading and the start of as required by Contact Traffic 3 February 3, 2005 TEM NO.: K (Cont.) FILE NO.- S-969-E E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for Lots 2, 3 and 6. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: A ten -foot underground or 15-foot overhead easement is required around the perimeter of the property and adjacent to the interior street. Contact Entergy at 945-5158 for additional information. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. A water main extension will be required in order to provide service to this property. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a CATA bus route. F. ISSUESlTECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (December 29, 2004) The applicant was not present. Staff stated they had previously met with the applicant and provided them with comments, which needed addressing. Staff stated due to a scheduling conflict the applicant was unable to attend the Subdivision Committee meeting after the meeting was rescheduled. Staff presented an overview of the proposed request indicating the request was El February 3, 2005 FILE NO.: S-969- for the subdivision of a tract into six lots. Staff stated the area was previously approved as a preliminary plat for a single lot but neither development nor final platting had occurred. Staff stated the site was currently zoned C-2, Shopping Center District which typically required a minimum lot size of five acres. Staff stated through an overall development plan, lots less than five acres could be established and reviewed by the Planning Commission. Staff noted comments from the various reporting departments and agencies and there was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the issues raised at the December 29, 2004, Subdivision Committee meeting. The proposed site plan includes the placement of a turn -around on the existing drive located along the eastern property line. The applicant has indicated the drive will not be extended through the platting of this site. The applicant has indicated the subdivision of 13.619 acres into six lots. The lots are currently zoned C-2, General Commercial District which typically requires a lot size of five acres except where a subdivision plan and plat proposing peripheral lots and multiple ownership is approved by the Planning Commission. The applicant has indicated the lots range in size from 7.64 acres to 0.88 acres. The applicant has indicated Lot 1 will contain 7.64 acres and the remaining 5.97 acres will be subdivided into no more than five lots or held as a single tract. The proposed average lot size of Lots 2 — 6 is 1.15 acres. The applicant has also indicated a 40-foot building line adjacent to the street sides for the indicated lots. The applicant has indicated street improvements will be constructed to Chenal Parkway and Wellington Village Road per the City and Master Street Plan requirements. The developer is proposing to "punch through" the median of Chenal Parkway allowing for access to the eastbound lane. The applicant has indicated all improvements will be in roadway construction and is requesting the City install the proposed traffic signal at the intersection. The City is not currently prepared to install a traffic signal at this location. The applicant is requesting an in -lieu contribution for storm water detention. The applicant has indicated the proximity of the Rock Creek to the site and states storm water detention would only hinder the peak flows rather than enhance the peak flows. The applicant has indicated storm water would be detained only to be released at the time the peak flows from the watershed reach the discharge site. Staff is not supportive of this request. Staff feels the required storm water detention facilities should be placed on the site per ordinance requirement. The applicant has indicated the proposed driveway locations on the preliminary 5 February 3, 2005 ITEM NO.: K (Cont. FILE NO.: S-969-E plat. The applicant has indicated shared drives in a few locations and individual drives in other locations. Staff would recommend drives be shared on the lot lines of Lots 2 and 3 and Lots 4 and 5 (as indicated). Staff would also recommend the drive on proposed Lot 6 align with the drive shared by Lots 2 and 3. The applicant is requesting a variance to allow lots to develop with a reduced lot frontage. The ordinance requires lots to have a 300-foot district frontage on at least one abutting street for each lot. The proposal includes the development of Lots 2 — 6 with less than the minimum district frontage required. Staff is supportive of this requested variance to allow a reduced lot frontage abutting a street. The proposal includes the placement of a cul-de-sac street 380-feet in length to serve Lots 2 — 6. The Subdivision Ordinance specifically states commercial streets must not terminate in a cul-de-sac street. The applicant is requesting a variance to allow the development of the indicated cul-de-sac street as proposed. The street will be constructed to Commercial Street standard or 36- feet of paving in a 60-foot right-of-way. Staff is supportive of this requested variance. The applicant has indicated the roadway per commercial standard and staff does not feel the placement of a cul-de-sac street to serve the proposed lots will have any adverse impact on adjoining properties. The applicant has indicated the development will be constructed in two phases with proposed Lot 1 being constructed in the first phase. The developer is requesting a variance from the Land Alteration Ordinance to allow advanced grading of proposed Lots 2 — 6 with the development of proposed Lot 1. The applicant has indicated the site is such that the cut material from Lot 1 will be used as fill material for proposed Lots 2 — 6. The developer has indicated to allow the advanced grading will balance the cut -and -fill; reducing the amount of dirt to be hauled off the site only to reenter the site upon development of the future phase. Staff is not supportive of this request. Staff feels the Land Alteration Ordinance was put in place to prevent scarring of lands, which would have a negative impact on adjoining properties. Staff feels without development plans for the indicated area, advanced grading should not be allowed. Staff is supportive of aspects of the proposed preliminary plat but is not supportive of the requested variance from the Land Alteration Ordinance or the requested in -lieu contribution for storm water detention. In addition, the City is not prepared to fund a traffic signal as requested by the developers at the intersection of Chenal Parkway and Wellington Hills Road. At this time, there are too many outstanding issues associated with the proposed request for staff to 0 February 3, 2005 ITEM NO.: K (Cont. FILE NO.: S-969-E recommend approval of the proposed preliminary plat. Staff will continue to work with the applicant prior to the public hearing to resolve as many issues as possible. At this time staff recommends denial of the request as filed. STAFF RECOMMENDATION: Staff recommends denial of the request as filed - PLANNING COMMISSION ACTION: The applicant was not present. There we stated they were requesting the item be Hearing to allow the item to be discussed been filed for one of the proposed lots. (JANUARY 20, 2005) re no registered objectors present. Staff deferred to the February 3, 2005, Public with a Conditional Use Permit which had There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 no and 1 absent. PLANNING COMMISSION ACTION: (FEBRUARY 3, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant and staff had resolved the outstanding issues associated with the proposed storm water detention and the waiver request from the Land Alteration Ordinance. Staff resented a r�comme-ndati-on-o-f-ap-p-ro-va-�-of the applicant's requested preliminary plat subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the applicant's requested variances to allow the development of a commercial cul-de-sac street and to allow the development of Lots 2 - 6 with reduced street frontages. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7