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HomeMy WebLinkAboutS-1004 Staff AnalysisNO.: S-1 NAME: CHENAL SQUARE -- PRELIMINARY PLAT LOCATION: On the north side of Chenal Parkway, east of the Markham Street intersection DEVELOPER: ENGINEER• Mr. Don Woodbury Mr. Joe White DWC COMMERCIAL PROPERTIES, L.C. WHITE-DATERS & ASSOC., INC. 14850 Montfort Dr., Suite 255 401 S. Victory St. Dallas, TX 75240 Little Rock, AR 72201 (214) 960-1550 374-1666 AREA: 9.13 ACRES ZONING: C-3 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 NUMBER OF LOTS: 5 FT. NEW STREET: 0 PROPOSED USES: Commercial VARIANCES REQUESTED: Waiver from the Master Street Plan requirement to dedicate additional right-of-way and construct an additional traffic lane on Chenal Parkway STATEMENT OF PROPOSAL: The applicant proposes to develop a commercial subdivision on a 9.13-acre tract witch has 1065± feet of frontage on Chenal Parkway and 690± feet on W. Markham St. Five lots are proposed: one primary site involving 5.1 acres is proposed with frontages on both Chenal Parkway and on W. Markham St.; two lots, one being 1.13 acres and the other 0.66 acres, are proposed to have A. frontage exclusively on Chenal Parkway; one 1.25 acres lot is to face W..Markham St.; and one lot which is 0.8 acres is located at the corner of Chenal Parkway and W. Markham St. The applicant proposes to construct the required sidewalks on both boundary streets, but seeks a waiver from the Master Street Plan requirements to dedicate additional right-of-way and construct an additional traffic lane on Chenal Parkway. A. PROPO AL RE UEST• Approval by the Planning Commission is requested for a preliminary plat for a 5-lot commercial subdivision on a 9.13 acres tract located on the north side of Chenal Parkway, just east of the W. Markham St. intersection. The subdivision is proposed to contain one 5.1 acre building site for an anchor store, and has frontages on both Chenal Parkway and on W. Markham St. Two peripheral lots, containing 1.13 acres and 0.66 acres, are proposed to have frontage on Chenal Parkway. One lot, with 1.25 acres, is located at the northeast corner of the tract and faces north FILE NO.: S-1004 Continued onto W. Markham St. The fifth lot, which has 0.8 acres, is at the corner of Chenal Parkway and W. Markham St. A waiver from the Board of Directors is proposed to be sought for relief from the Master Street Plan standard which will require dedication of right-of-way and construction of an additional traffic lane along the Chenal Parkway frontage of the tract. B. EXISTING CONDITIONS: The site is undeveloped and heavily wooded. The West Markham Street right-of-way alignment which existed prior to Chenal Parkway being developed lies on the site; this right- of-way was abandoned, but a utility easement remains. The site has approximately 1065 feet of frontage on Chenal Parkway and 690 feet on West Markham Street. The Arkansas Power & Light service center abuts the site to the east. The existing zoning of the site is C-3, with C-3 zoning on sites to the north and east. A C-2 site lies to the southwest across Chenal Parkway. C. ENGINEERING/UTILITY COMMENTS: The City Engineering Office indicates that the existing Master Street Plan standards will require dedication of 10 additional feet of right-of-way along the Chenal Parkway frontage of the plat, plus will require construction of an additional traffic lane for Chenal Parkway. On both Chenal Parkway and on West Markham Street, a sidewalk is to be built. The applicant should especially be certain to coordinate the design of access points to the site from Chenal Parkway with Traffic Engineering. The Stormwater - Detention and Excavation Ordinances will be applicable. Water Works reports that there is a 20" water main in the old Markham Street right-of-way that will.have to be protected. Water main extensions will be required. Domestic service is not allowed off the 20" main. On site fire service may be required for Lot 3. Wastewater reports that there is an existing 10" sewer main which crosses the property. No permanent structure may be built over the existing Wastewater Utility easement. The existing easement must be maintained at its present location, or the developer of the property must relocate the sewer main to match any new easement alignment. Southwestern Bell Telephone Co. will require a 5 foot easements along the east property line of Lot 3 abutting the AP&L property. 2 FILE NO.: S-1004 (Continued) Arkansas Louisiana Gas Co. approved the submittal without comment. The Fire Department approved the submittal without comment. D. ISSUES/LEGAL/TECHNICAL/DESIGN: The plat locates access easements along lot lines for shared driveways from both Chenal Parkway and West Markham Street. Along West Markham Street, three such access points are designated. Three within the 690 foot frontage of West Markham Street. does not meet the separation requirements of the Subdivision and Master Street Plan regulations. At least one of the access points needs to be eliminated, and the 300 foot minimum separation requirement should be met. A preliminary Bill of Assurance will need to be submitted. E. ANALYSIS: The site is zoned C-3, and the design of the proposed lots exceeds the minimum area and lot width requirements for lots in this zoning district. Other than the concern expressed about the location of access points from Chenal Parkway and West Markham Street, there are no issues to be resolved. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, subject to compliance with Engineering comments or obtaining the required waivers from the Board of Directors. STAFF UPDATE The agenda for the Planning Commission meeting for which this item is scheduled to be heard will be published and distributed prior to the date of the subdivision committee meeting at which the item will be reviewed. A report of the subdivision committee's findings will be made to the Commission at the March 8, 1994 hearing. SUBDIVISION --COMMITTEE COMMENT: (MARCH 3, 1994) The applicant's engineer, Mr. Joe White, and representatives of the applicant were present. Mr. White reported that the improvements required by the Master Street Plan for West Markham Street would be provided by the applicant, these to include providing an additional traffic lane. The dedication of Q FILE NO.• -1 4 ntin right-of-way and providing an additional lane for Chenal Parkway would be taken to the Board of Directors for a waiver. Staff reported that the Board is taking up a discussion of the imposition of such requirements along Chenal Parkway, and that the Board would be setting an overall policy for right-of-way dedication and construction of the additional traffic lane for all developments along Chenal. The applicant indicated that the current plans which had been submitted reflected all required changes following the staff reviews. With these reports, the Committee forwarded the item to the Commission for the public hearing. PLANNING COMMISSION ACTIONS: (MARCH 8, 1994) The item was included on the Consent Agenda for approval. It was approved with the approval of the Consent Agenda with the vote of 8 ayes, no nays, no abstentions, 2 absent, and 1 open position. 4 March 8, 1994 ITEM NO.: 3 FILE NO.: S-1004 NAME: CHENAL SQUARE -- PRELIMINARY PLAT LOCATION: On the north side of Chenal Parkway, east of the Markham Street intersection DEVELOPER: ENGINEER: Mr. Don Woodbury Mr. Joe White DWC COMMERCIAL PROPERTIES, L.C. WHITE-DATERS & ASSOC., INC. 14850 Montfort Dr., Suite 255 401 S. Victory St. Dallas, TX 75240 Little Rock, AR 72201 (214) 960-1550 374-1666 AREA: 9.13 ACRES NUMBER OF LOTS: 5 FT. NEW STREET: 0 ZONING• C-3 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 PROPOSED USES: Commercial VARIANCES REOUESTED: Waiver from the Master Street Plan requirement to dedicate additional right-of-way and construct an additional traffic lane on Chenal Parkway STATEMENT OF PROPOSAL: The applicant proposes to develop a commercial subdivision on a 9.13-acre tract witch has 1065± feet of frontage on Chenal Parkway and 690± feet on W. Markham St. Five lots are proposed: one primary site involving 5.1 acres is proposed with frontages on both-Chenal Parkway and on W. Markham St.; two lots, one being 1.13 acres and the other 0.66 acres, are proposed to have frontage exclusively on Chenal Parkway; one 1.25 acres lot is to face W. Markham St.; and one lot which is 0.8 acres is located at the corner of Chenal Parkway and W. Markham St. The applicant proposes to construct the required sidewalks on both boundary streets, but seeks a waiver from the Master Street Plan requirements to dedicate additional right-of-way and construct an additional traffic lane on Chenal Parkway. A: PROPOSAL/REQUEST: Approval by the Planning Commission is requested for a preliminary plat for a 5-lot commercial subdivision on a 9.13 acres tract located on the north side of Chenal Parkway, just east of the W. Markham St. intersection. The subdivision is proposed to contain one 5.1 acre building site for an anchor store, and has frontages on both Chenal Parkway and on W. Markham St. Two peripheral lots, March 8, 1994 ITEM NO.: 3 (Continued. FILE NO.: 5-1004 B. C. Parkway and on W. Markham St. Two peripheral lots, containing 1.13 acres and 0.66 acres, are proposed to have frontage on Chenal Parkway. One lot, with 1.25 acres, is located at the northeast corner of the tract and faces north onto W. Markham St. The fifth lot, which has 0.8 acres, is at the corner of Chenal Parkway and W. Markham St. A waiver from the Board of Directors is proposed to be sought for relief from the Master Street Plan standard which will require dedication of right-of-way and construction of an additional traffic lane along the Chenal Parkway frontage of the tract. EXISTING CONDITIONS: The site is undeveloped and heavily wooded. The West Markham Street right-of-way alignment which existed prior to Chenal Parkway being developed lies on the site; this right- of-way was abandoned, but a utility easement remains. The site has approximately 1065 feet of frontage on Chenal Parkway and 690 feet on West Markham Street. The Arkansas Power & Light service center abuts the site to the east. The existing zoning of the site sites to the north and east. A southwest across Chenal Parkway. ENGINEERI_NG1UTILITY COMMENTS: is C-3, with C-3 zoning on C-2 site lies to the The City Engineering Office indicates that the existing Master Street Plan standards will require dedication of 10 additional feet of right-of-way along the Chenal Parkway frontage of the plat, plus will require construction of an additional traffic lane for Chenal Parkway. On both Chenal Parkway and on West Markham Street, a sidewalk is to be built. The -applicant should_ especially be certain to coordinate the design of access points to -the site from Chenal Parkway with Traffic Engineering. The Stormwater Detention and Excavation Ordinances will be applicable. Water Works reports that there is a 20" water main in the old Markham Street right-of-way that will have to be protected. Water main extensions will be required. Domestic service is not allowed off the 20" main. On site fire service may be required for Lot 3. Wastewater reports that there is an existing 10" sewer main which crosses the property. No permanent structure may be built over the existing Wastewater Utility easement. The existing easement must be maintained at its present location, or the developer of the property must relocate the sewer main to match any new easement alignment. 2 March 8, 1994 ITEM NO.: 3 tContinued) FILE NO.: S-1004 Southwestern Bell Telephone Co. will require a 5 foot easements along the east property line of Lot 3 abutting the AP&L property. Arkansas Louisiana Gas Co. approved the submittal without comment. The Fire Department approved the submittal without comment. D. ISSUESILEGALITECHNICALIDESIGN: The plat locates access easements along lot lines for shared driveways from both Chenal Parkway and West Markham Street. Along West Markham Street, three such access points are designated. Three within the 690 foot frontage of West Markham Street. does not meet the separation requirements of the Subdivision and Master Street Plan regulations. At least one of the access points needs to be eliminated, and the 300 foot minimum separation requirement should be met. A preliminary Bill of Assurance will need to be submitted. E. ANALYSIS• The site is zoned C-3, and the design of the proposed lots exceeds the minimum area and lot width requirements for lots in this zoning district. Other than the concern expressed about the location of access points from Chenal Parkway and West Markham Street, there are no issues to be resolved. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, subject to compliance with Engineering comments or obtaining the required waivers from the Board of Directors. STAFF UPDATE The agenda for the Planning Commission meeting for which this item is scheduled to be heard will be published and distributed prior to the date of the subdivision committee meeting at which the item will be reviewed. A report of the subdivision _ committee's findings will be made to the Commission at the March 8, 1994 hearing. SUBDIVISION COMMITTEE COMMENT: (MARCH 3, 1994) The applicant's engineer, Mr. Joe White, and representatives of the applicant were present. Mr. White reported that the 3 March 8, 1994 ITEM NO.: 3 Continued FILE NO.: S-1004 improvements required by the Master Street Plan for West Markham Street would be provided by the applicant, these to include providing an additional traffic lane. The dedication of right-of-way and providing an additional lane for Chenal Parkway would be taken to the Board of Directors for a waiver. Staff reported that the Board is taking up a discussion of the imposition of such requirements along Chenal Parkway, and that the Board would be setting an overall policy for right-of-way dedication and construction of the additional traffic lane for all developments along Chenal. The applicant indicated that the current plans which had been submitted reflected all required changes following the staff reviews. With these reports, the Committee forwarded the item to the Commission for the public hearing. PLANNING COMMISSION ACTIONS: (MARCH 8, 1994) The item was included on the Consent Agenda for approval. It was approved with the approval of the Consent Agenda with the vote of 8 ayes, no nays, no abstentions, 2 absent, and 1 open position. 4 ORDINANCE NO. 16,621 AN ORDINANCE AMENDING CHAPTER 31 OF THE CODE OF ORDINANCES OF THE CITY OF LITTLE ROCK, ARKANSAS, PROVIDING FOR A WAIVER OF THE REQUIREMENT TO DEDICATE ADDITIONAL RIGHT-OF-WAY AND CONSTRUCT AN ADDITIONAL TRAFFIC LANE ALONG CHENAL PARKWAY FOR CHENAL SQUARE SUBDIVISION (S-1004), LOCATED AT THE SOUTHEAST CORNER OF CHENAL PARKWAY AND W. MARKHAM STREET. BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That Chapter 31 of the code of Ordinances be amended to provide for a waiver of certain requirements within the Subdivision Regulations of the City of Little Rock for Chenal Square Subdivision (S-1004), located at the southeast corner of Chenal Parkway and W. Markham Street, as follows: Subsection a. That Chapter 31, Section 31-209, be amended to waive the requirement for dedication of additional right-of-way along the Chenal Parkway frontage of the subdivision and for the construction of an additional traffic lane for Chenal Parkway along the subdivision boundary. SECTION 2. This ORDINANCE shall take effect thirty (30) days from and after its passage. PASSED: March 15, 1994 ATTEST: APPROVED: Robbie Hancock Jim Daile City Clerk Mayor ORDINANCE NO. 16,621 AN ORDINANCE AMENDING CHAPTER 31 OF THE CODE OF ORDINANCES OF THE CITY OF LITTLE ROCK, ARKANSAS, PROVIDING FOR A WAIVER OF THE REQUIREMENT TO DEDICATE ADDITIONAL RIGHT-OF-WAY AND CONSTRUCT AN ADDITIONAL TRAFFIC LANE ALONG CHENAL PARKWAY FOR CHENAL SQUARE SUBDIVISION (S-1004), LOCATED AT THE SOUTHEAST CORNER OF CHENAL PARKWAY AND W. MARKHAM STREET. BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That Chapter 31 of the code of Ordinances be amended to provide for a waiver of certain requirements within the Subdivision Regulations of the City of Little Rock for Chenal Square Subdivision (S-1004), located at the southeast corner of Chenal Parkway and W. Markham Street, as follows: Subsection a. That Chapter 31, Section 31-209, be amended to waive the requirement for dedication of additional right-of-way along the Chenal Parkway frontage of the subdivision and for the construction of an additional traffic lane for Chenal Parkway along the subdivision boundary. SECTION 2. This ORDINANCE shall take effect thirty (30) days from and after its passage. PASSED: March 15, 1994 ATTEST: Robbie Hancock City Clerk APPROVED: Jim Daile Mayor