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HomeMy WebLinkAboutS-0969-H Staff AnalysisNovember 19, 2015 IT NAME: Chenal Park Centre Preliminary Plat LOCATION: Located in the 15400 Block of Chenal Parkway DEVELOPER: Commercial Realty LLC P.O. Box 22407 Little Rock, AR 72221 ..l iR\/FynR- Crafton Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72221 AREA: 6.208 acres CURRENT ZONING: PLANNING DISTRICT: NUMBER OF LOTS: 4 C-2, Shopping Center District 19 - Chenal CENSUS TRACT: 42.16 VARIANCE/WAIVERS: FILE NO.: S-969-H FT. NEW STREET: 0 LF 1. A variance from Section 36-300 to allow lot sizes less than the ordinance typically allows. 2. A variance from Section 31-284 to allow the creation of a pipe stem lot. 3. A variance from the City's Land Alteration Ordinance to allow grading of all four (4) lots with the request for a grading permit and construction not imminent on all the lots. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is requesting preliminary plat approval to allow the creation of four (4) lots from this 6.208 acre tract. The property is currently zoned C-2, Shopping Center District. There is a variance associated with the request to allow the creation of lots with acreage less than the five (5) acre minimum typically allowed per the zoning district. The request also includes a variance to allow the creation November 19, 2015 SUBDIVISIO ITEM NO.: 1 (Cont. FILE NO.: S-969-H of a pipe stem lot and a variance from the land alteration ordinance to allow advanced grading of the site. B. EXISTING CONDITIONS: The property is located on the north side of Chenal Parkway with the wooded median of the parkway located to the south. This property is tree covered. There are apartments located to the north of this site and a commercial center located to the west. Along this section of Chenal Parkway there are no sidewalks in place. There are however sidewalks located along the development property to the west. C. NEIGHBORHOOD COMMENTS - As of this writing, staff has received an informational phone call from an area property owner. All abutting property owners of the site along with Parkway Place Property Owners Association and the St. Charles Community Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Chenal Parkway including 5-foot sidewalks with the planned development. The back of curb should be located at the same width as the existing curb and gutter to the west and provide a total of 3 - 11 foot lanes and a 2 foot curb and gutter (at least 35 feet). 2. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance requested to advance grade future lots with construction on the 1st lot? 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 5. The minimum Finish Floor elevation of at least 1 foot above the base flood elevation is required to be shown on plat and grading plans. 2 November 19, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-969-H 6. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 8_ Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 501.379.1813 Greg Simmons (gsimmonsCcDlittlerock.org) for more information. 9. Show all proposed driveway locations and radiuses. 10. In accordance with Section 31-210 (h) (12), access driveways running parallel to the street shall not create a four-way intersection within 75-feet of the future curb line of the street. 11. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 12. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 13, Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 14. No clearing or tree removal is allowed within the right-of-way located in the middle of the divided Chenal Parkway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if new sewer service is required for this project. Entergy: Entergy does not object to this proposal. There are no conflicts with existing Entergy facilities as there are no electrical lines on this property. Entergy does have three phase power along Wellington Hills Road to the west. Three phase overhead lines also exist on the south side of Chenal Parkway and again to the north of the property. Contact Entergy in advance regarding future service requirements to the development so that line extensions can be planned and an electrical layout can be developed as this project proceeds. CenterPoint EneLgy: No comment received. K3 November 19, 2015 SUBDIVISION ITEM NO.: 1 (Cont) FILE NO.: S-969-H AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245 Jason. Lowder carkw.com ) and the Little Rock Fire Marshal's Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location not currently served by METRO. Chenal Parkway is part of future plans for the West Little Rock express bus. No Issues with the drawing as shown. Future development should consider access to transit service in their design. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2015) Mr. Frank Riggins of Crafton Tull and Associates was present representing the request. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff stated there were variances associated with the request. Staff stated the minimum lot size for properties zoned C-2, Shopping Center District was typically five (5) acres. Staff stated there was also a variance from the typical ordinance standards to allow the creation of a pipe stem lot. Public Works comments were addressed. Staff stated a grading permit would be required prior to any land clearing or development of the site. Staff also stated the minimum floor elevations of one (1) foot above the base flood elevation was required to be shown on the plat. L, November 19, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-969-H Staff questioned if the developer was requesting to advance grade the site. Mr. Riggins stated the request did include a variance to allow grading of the entire site area with the development of the first lot. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS. - The applicant provided staff with the additional information as requested by staff and the Subdivision Committee members at the October 28, 2015, Subdivision Committee meeting. A note has been included on the proposed preliminary plat concerning the finished floor elevation of any new structures. The applicant has also submitted a formal request to allow a variance from the City's Land Alteration Ordinance to allow advanced grading. The applicant is requesting preliminary plat approval to allow the creation of four (4) lots from this 6.208-acre tract. The property is currently zoned C-2, Shopping Center District. The ordinance states the minimum site area for the C-2, Shopping Center District zoned property is to be five (5) acres, except in those instances where a subdivision site plan and plat proposing peripheral lots and multiple ownership is approved by the Planning Commission. The ordinance states the Planning Commission shall establish the size, orientation and access to multiple lot C-2, Shopping Center zoned development with special emphasis on interior circulation, curb cuts and siting of physical improvements. The ordinance states there shall be not less than three hundred (300) feet of district frontage on at least one (1) abutting street, whether for single or multiple building/lot development. The development is also proposed with a pipe stem lot, proposed Lot 1. Lot 1 is indicated with a 60-foot shared access and utility easement extending from Chenal Parkway into the lot. The minimum width of the pipe stem at the Parkway is 60-feet. The depth of the pipe stem is 154-feet. The access will be shared between Lots 1, 2 and 3. Lot 4 is proposed with a shared access along the eastern perimeter. This access is shared with an adjacent multi -family development. The applicant has indicated the lots will be final platted individually as the market demands. The request includes a variance from the City's Land Alteration Ordinance to allow advanced grading of the site. The applicant has indicated grading of all four (4) lots will be conducted with the issuance of a grading permit for one (1) of the proposed lots. The applicant has stated the advanced grading is necessary to balance the site and limit the number of truck trips to and from the site hauling material in and out to allow the future development. 5 November 19, 2015 SUBDIVISION ITEM NO.: 1 FILE NO.: S-969-H Staff is supportive of the applicant's request. The applicant is seeking preliminary plat approval to allow the creation of four (4) commercially zoned lots with the primary user located on the larger lot and the remaining three (3) lots located along Chenal Parkway to be sold or held as peripheral lots for future development of complementary uses for the overall site. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the subdivision as proposed is appropriate for this site. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the following variance requests: 1. A variance from Section 36-300 to allow lot sizes less than the ordinance typically allows. 2. A variance from Section 31-284 to allow the creation of a pipe stem lot. 3. A variance from the City's Land Alteration Ordinance to allow grading of all four (4) lots with the request for a grading permit for one (1) lot. PLANNING COMMISSION ACTION: (NOVEMBER 19, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the following variance requests: 1. A variance from Section 36-300 to allow lot sizes less than the ordinance typically allows. 2. A variance from Section 31-284 to allow the creation of a pipe stem lot. 3. A variance from the City's Land Alteration Ordinance to allow grading of all four (4) lots with the request for a grading permit for one (1) lot. Mr. Stephen Bimksy addressed the Commission stating his concerns were related to landscaping and screening. He stated he was aware the Commission was reviewing a preliminary plat at this time and would not be discussing the future development of the lots. 9 November 19, 2015 SUBDIVISION ITEM NO.: 1 (Co FILE NO.: S-969- Staff stated the site was zoned C-2, Shopping Center District which was a site plan review zoning district. Staff stated at the time the lots were proposed for development the Commission would review to ensure compliance with the ordinances that Mr. Bimksy was addressing. There was no further discussion. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was also made to approve the variance request from the City's Land Alteration Ordinance. This motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7