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HomeMy WebLinkAboutS-1090 Staff AnalysisJanuary 30, 1996 ITEM N.O.: FILE NO.: -14 0 NAME: CHENAL LOOP COMMERCIAL -- PRELIMINARY PLAT LOCATION: On the east side of Chenal Parkway, approximately 0.4 mile north of the west Ranis Rd. intersection. DEVELOPER: ENGINEER: Jack McCray Joe White DELTIC FARM & TIMBER CO. 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: 31.94 ACRES NUMBER OF LOTS: 8 FT. NEW STREET: 1,580 ZONING: C-2 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES RE UESTED: PROPOSED USES: Commercial 1. Approval of a variance from the requirement that the minimum horizontal radius on commercial streets be 450 feet, to permit a radius on the proposed internal commercial street of approximately 240 feet. 2. Approval of a variance from the design requirement of Public Works that the access points for Lots 2 through 7 be restricted, and limited to common or shared access driveways. STATEMENT OF PROPOSAL: Development of an 8-lot commercial subdivision on a 31.94 acre tract is proposed. The development entails the construction of a 900 foot long commercial cul-de-sac street, and construction of the Outer Loop Rd. along the north boundary of the tract. In conjunction with construction of the Outer Loop Rd., the required deceleration and acceleration lanes on Chenal Parkway are to be built. The internal commercial cul-de-sac street is to provide frontage for each of the lots, and sidewalks are proposed to be provided along both sides of the internal street, as well as along the Outer Loop Rd. frontage of the tract. The pedestrian trail system, approved as part of the overall Chenal Properties development, is to be extended along the Chenal Parkway boundary of the site. Individual drive access points from the cul-de-sac January 30, 1996 SUBDIVISIOI+1 ITEM NO C nt. FILE NO.: S-1090 street to each of Lots 1 through 6 is requested. Two drive access points to Lots 7 and 8 are requested. A common drive access point off the Outer loop Rd. for Lots 1 and 8 is requested. A variance from the commercial street standard for the minimum horizontal radius is requested to permit a horizontal radius, at the centerline of the cul-de-sac street of approximately 240 feet, in lieu of the required 450 foot radius. A. PROPOSALIREOQEST: Planning Commission approval of a preliminary plat is requested. Planning Commission review and a recommendation to the Board of Directors for approval of a variance is requested from the requirement that the minimum horizontal radius on commercial streets be 450 feet, to permit a radius on the proposed internal commercial street of approximately 240 feet. Planning Commission review and a recommendation to the Board of Directors for approval of a variance is requested from the design requirement of Public works that the access points for Lots 2 through 7 be restricted, and limited to common or shared access driveways, to permit individual access points from the cul-de-sac street for Lot 1 through 6, two access points for both Lots 7 and 8, as well as a shared, or common access point from the Outer Loop Rd. to serve Lots 1 and 8. B. EXISTING CONDITIONS: The site is undeveloped and wooded. The terrain is rolling, rising 20 to 40 feet in elevation from the outer boundaries of the site to the center of the tract. The existing zoning of the site is C-2. To the south, along Chenal Parkway, is a large 0-2 zoned tract. To the north, along Chenal Parkway, and across the proposed Outer Loop Rd., is a C-3 zoned parcel, with an 0-2 zoned tract across the Outer Loop Rd. at the northeast corner of the tract. Immediately to the east is a large R-2 zoned tract. Across Chenal Parkway to the west is a tract which is zoned PRD, and is the location of the proposed Chenal village development. 2 January 30, 1996 EDIVI I ITEM NO.: 5 (Cont.) FILE NO.: S-1090 C. ENOINEERING/UTILITY COMMENTS: Public Works staff comments: Provide a right -turn lane from the Outer Loop Rd. onto the proposed internal street. Provide the required right-of-way pursuant to the Master Street Plan. At the intersection of the interior commercial street with the Outer Loop Rd., at the traffic island between the incoming and outgoing traffic, a 27 foot street section is required on the outgoing/exit side of the island. A minimum right-of-way width of 100 feet is required in this section of the roadway. The minimum radii at the intersection of the internal commercial street with the Outer Loop Rd. is to be 31.5 feet. The cul-de-sac at the southern termination of the internal commercial street must have a 20 foot, one-way drive around the island, and provision for the permanent maintenance of the island must be made in the Bill of Assurance. Sidewalks are required along both sides of the internal commercial street and along the boundary of the subdivision with the Outer Loop Rd. Construction of the portion of the pedestrian path along the Chenal Parkway frontage of the site must be accomplished. Access points to lots must be restricted. Common drives between Lots 2 and 3, 4 and 5, and 6 and 7 are recommended. Grading permits must be obtained, and erosion control plans must be provided prior to construction. All disturbed areas are to be seeded and mulched for erosion control prior to final platting of the lots. Stormwater detention analysis is required. Open ditches are generally not permitted by the Stormwater Management and Drainage Manual. If ditches are planned, they must be shown on the preliminary plat and must be approved by the City Engineer prior to Planing Commission approval of the plat. (Ref. Sec. 31-89.9 of the Code of Ordinances) A letter requesting street lights must be provided to Public Works. 3 January 30, 1996 SUBDIVISION ITEM NO,; 5 (C-Qnt.) _ FILE NO.: S-1090 Little Rock Municipal Water Works commented that a water main extension will be required, and that, in addition to the normal charges, an acreage charge of $300 per acre is applicable to the development. Little Rock Wastewater utility commented that a sewer main extension, with easements, will be required. Arkansas Power and Light Co. noted that 15 foot easements will be required along the Outer Loop Rd. frontage of the site and at the rear of all lots along the boundary of the tract, and will require a 15 foot easement, centered on the lot lines between Lots 5 and 6, 7 and 8, and 1 and 8. Arkansas Louisiana Gas Co. reported no objection to the development, providing that no ARRLA facilities are disturbed. Southwestern Bell Telephone Co. noted that they have (or need) a 15 foot by 20 foot Fiber Optic hub site, located at the southeast corner of the intersection of Chenal Parkway and Outer Loop Rd. The Fire Department approved the submittal. D. ISSUES/LEGAL/TECHNICAL/RESIGN: The submitted information did not include, as required by Sec. 31-87 of the Code of Ordinances: 1) the address of the owner of record and the source of title; 2) a breakdown of the average and minimum lot sizes; 3) any existing and the proposed covenants and restrictions; and, 4) noting the source of water supply and the means of wastewater disposal. The following requirements, as cited in Sec. 31-89, are deficient: 1) Minimum building front yard setback lines are to be shown on the plat; 2) The storm drainage plan and analysis must be provided; 3) The names of owners of all land contiguous to the proposed subdivision must be shown; 4) The physical description of monuments must be noted; 5) The zoning classification of abutting land is to be shown; 6) a phasing plan must be provided; and, 7) proposed PAGIS monuments are to be shown. Sec. 31-91 requires the Certificate of Preliminary Surveying Accuracy be properly executed. Sec. 31-93 requires a preliminary Bill of Assurance be supplied. This has not been furnished. Sec. 31-201.h states that: "New boundary streets shall be avoided, except where a requirement of the Master Street 4 January 30, 1996 S-UBDIVISIO ITEM N nt- FILE NO.;S-1090 Plan provides a defined alignment. In that event, the (developer) shall provide one-half of the Master Street Plan's specified improvements and right-of-way." Sec. 31-202 provides that the maximum length of a cul-de-sac street is 1,000 feet. Sec. 31-283 specifies that the vertical and horizontal alignment for streets in proposed commercial or office subdivision shall conform to the standards for collector streets, as shown in Sec. 31-209. Sec. 31-209, for example, specifies that the minimum horizontal radius at the centerline is 450 feet. Sec. 31-210.e states that the spacing requirements for points of access to a boundary street for commercial, industrial, office, or multifamily lots, from principal or minor arterial roadways, commercial or residential collectors streets, or industrial streets: "shall be limited to 1 driveway or access point for each 300 feet of lot frontage." The section continues: "Access points shall not be placed closer than 100 feet to the right-of-way of any intersecting street, when one of the intersecting streets is a minor arterial or higher classification of street." Continuing, the section provides that: " Shared or common driveway points are encouraged to reduce impact of these requirements on lots less than 300 feet in frontage." The section concludes: "For purposes of intersections involving any other street classification, specific review and approval -shall be the responsibility of (Public Works)." Sec. 36-127 requires that developments in C-2 zoning districts are subject to site plan review by the Planning Commission. Sec. 36-300 states that the minimum front, side, and rear yard building setbacks is 40 feet. Sec. 31-286 and Sec. 31- 89 require that front building setback lines be platted. E. ANALYSIS: The preliminary plat is substantially complete, except for noted requirements from Public Works and the deficiencies from Sections 31-87, 31-89, 31-91, and 31-93. The deficiencies from Sections 31-87, 81-89, 31-91- and 31-93 are either minor in nature and easily remedied, or are normally supplied after Planning Commission approval of the Preliminary Plat, but prior to submission of final plats. Sec. 31-201.h requires that, when a proposed boundary street is required by the Master Street Plan, a developer provide the minimum of one-half of the Master Street Plan's 5 January 30, 1996 SUBDIVISION ITEM NO.: 5 (Cont.] FILE NO.: 5-1020 specified improvements and right-of-way. The Outer Loop Rd. is a requirement of the Master Street Plan; however, in lieu of the required one-half street improvements, the developer is indicating the full width of the improvements is to be built along the north boundary of the subdivision. Sec. 31-202 limits the maximum length of a cul-de-sac street to 1,000 feet; the proposed cul-de-sac street meets this requirement. Sec. 31-283 requires that the minimum horizontal radius at the centerline of the commercial cul-de-sac street to be 450 feet at the centerline. The plat proposes a radius of approximately 240 feet. Public Works has not indicated an objection to this variance. Public Works has commented that the number and spacing of drive access points be restricted, and has recommended common or shared access drives for the lots. Sec. 31-210.e permits a limitation of the spacing requirements for points of access from principal or minor arterial roadways, commercial or residential collector streets, or industrial streets, but does not apply the limitations from non - collector commercial streets. The Subdivision Ordinance, then, will not restrict the access points from the cul-de- sac street to the various lots. Public Works needs to address the issue, and, if the access points can be limited in other ordinance provisions, then Public Works needs to be responsible for taking to the Board of Directors any variance which is requested. Sec. 36-127 requires that developments in C-2 zoning districts are subject to site plan review by the Planning Commission. Any development plans of the individual lots within the subdivision will have to be reviewed by the Commission. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, subject to compliance with the comments cited above, except where variances are specifically approved. Public Works needs to specifically address the requested variance from the requirement that the minimum horizontal radius on commercial streets is 450 feet, to permit a radius on the proposed internal commercial street of approximately 240 feet. Public Works needs to specifically address the requested variance from the requirement of Public Works that the 6 January 30, 1996 : 0 1 ITEM n FILE0-1090 access points for Lots 2 through 7 be restricted, and limited to common or shared access driveways. OBDIVISION COMMITTEE COMMENT: (JANUARY 4, 1996) Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. Staff outlined the applicant's proposed development and reviewed with Mr. white and the Committee members the comments contained in the discussion outline. Mr. White reported that Lot 7 was a proposed site for a Post Office facility, and that, since the Post Office requires two drive approaches, Lot 7 was shown with the two access points. He said that, since the street is a short cul-de-sac commercial street, he would like to have individual access points to each of the other lots, in lieu of shared or common access points. He said that a shared or common access point between Lots 1 and 8 off the Outer Loop Rd. would be utilized. David Scherer, with the Public Works Department, reviewed with Mr. White the various engineering concerns. The Committee forwarded the item to the full Commission for the public hearing. PLANNIN CION ACTION: (JANUARY 30, 1996) Staff presented the requested preliminary plat, and recommended approval of the preliminary plat, subject to approval of needed variances. Staff explained that the applicant had requested a variance from the limitation on the horizontal radius of the cul- de-sac street, and that Public Works needed to make its recombination on this requested variance. Staff explained that the applicant had requested individual access points to each of the lots with less than 300 feet of lot frontage on the cul-de- sac street, plus two access points to Lot 7, which is to be the location of a U. S. Post`Office facility. Staff explained that the Subdivision Ordinance limits the spacing requirements for points of access to streets to one access point for each 300 feet of lot frontage when the street fronting the lots are principal or minor arterial roadways, commercial or residential collector streets, or industrial streets. Since the street fronting the lots in question is not one of the types of streets listed, the Subdivision Ordinance, staff continued, does not limit the access points. Staff noted that the requested variance for access points was not needed, as far as the Subdivision Ordinance is concerned; that Public Works needed to determine whether a variance is needed and address the procedure for approval of any needed variance. Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. He presented the proposed preliminary plat, and stated that it was the developer's desire to have access points to each of Lots 2 through 6, plus two 7 January 30, 1996 SODIVISI ITEM n FILE -1 access points for Lot 7, where a post office is planned. He said that Lot 8 has 610 feet of frontage on the cul-de-sac street, plus 140 feet of frontage on the outer loop road. He said that Lot 1 has 310 feet of frontage on the cul-de-sac street, plus 460 feet of frontage on the outer loop road. He reported that he anticipated a shared, or common, access point between Lots 1 and 2 onto the outer loop road. David Scherer, with the Public works staff, recommended approval of the requested variance of the horizontal radius of the cul-de- sac street. He expressed concern, however, that the limitation on access points was not applicable to the commercial street. He said that the regulations state that the design standards of a collector street are to be applied to the design standards of a commercial street, whether it is a collector or not, and that the Public Works staff normally enforced the access points regulations which pertain to collectors streets to commercial, non -collector streets, as well. He said that Public Works would propose clarifying the restriction in Section 30, the streets section of the Code. Mr. White said that the cul-de-sac street is a fairly short street, with only a limited number of lots having access to the street. He said that traffic volumes would not be great, and that traffic speeds would not be high. He said that, to properly market the lots, the individual access points needed to be retained. Commissioner Daniel asked for clarification on the lot on which the post office would be built. Mr. White indicated that Lot 7 was the intended location of the post office. Commissioner Brandon asked if other uses were identified. Mr. White confirmed that negotiations were in process with other users; that a grocery store is the possible buyer of Lot 8 and that a bank might occupy one of the other lots. He pointed out that Lot 1 is identified as a service station site. He added that the proposed cul-de-sac street is 36 feet wide, and that this provides for a continual center left turn lane. Director of Neighborhoods and Planning Jim Lawson said that the Planning Commission may approve the preliminary plat, and make a recommendation on the requested variance from the standard of the Subdivision Ordinance; but that, since Public Works has jurisdiction in the matter of streets and access to streets, any variances to Public Works issues needs to be taken by Public Works to the Board of Directors. He suggested that the issue be resolved during the preliminary plat process rather than waiting 8 January 30, 1996 BDIV ITEM FILE 140-1-0-9Q until a building permit is requested and having to deal with the access issue at that time. Mr. Jack McCray, the applicant, said that he would agree to limiting the number of curb cuts to no more than one for each of Lots 2 through 6, with the two access points to Lot 7. He pointed out, though, that the proposed plat is preliminary; that he was not sure, at this point, how the development will take place; that a buyer may want more area than a single lot, or, in fact, common or shared curb cuts may be desired when sales and plans are finalized. He asked that the preliminary plat be approved, and suggested that issues regarding access points be addressed at a later date when it can be determined the specific variances needed. A motion was made and seconded to approve the preliminary plat, and to recommend to the Board of Directors approval of the variance to the horizontal radius of the cul-de-sac street. The motion carried with the vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions. 0 FILE -1 NAME: CHENAL LOOP COMMERCIAL -- PRELIMINARY PLAT LOCATION: On the east side of Chenal Parkway, approximately 0.4 mile north of the west Ranis Rd. intersection. DEVELOPER: ENGINEER: Jack McCray Joe white DELTIC FARM & TIMBER CO. 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: 31.94 ACRES NUMBER OF LOTS: 8 FT. NEW STREET: 11580 ZONING: C-2 PROPOSED USES: Commercial PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES REQUESTED: 1. Approval of a variance from the requirement that the minimum horizontal radius on commercial streets be 450 feet, to permit a radius on the proposed internal commercial street of approximately 240 feet. 2. Approval of a variance from the design requirement of Public Works that the access points for Lots 2 through 7 be restricted, and limited to common or shared access driveways. STATEMENT OF PROPOSAL: Development of an 8-lot commercial subdivision on a 31.94 acre tract is proposed. The development entails the construction of a 900 foot long commercial cul-de-sac street, and construction of the Outer Loop Rd. along the north boundary of the tract. In conjunction with construction of the Outer Loop Rd., the required deceleration and acceleration lanes on Chenal Parkway are to be built. The internal commercial cul-de-sac street is to provide frontage for each of the lots, and sidewalks are proposed to be provided along both sides of the internal street, as well as along the Outer Loop Rd. frontage of the tract. The pedestrian trail system, approved as part of the overall Chenal Properties development, is to be extended along the Chenal Parkway boundary of the site. Individual drive access points from the cul-de-sac street to each of Lots 1 through 6 is requested. Two drive access points to Lots 7 and 8 are requested. A common drive access point off the Outer loop Rd. for Lots 1 and 8 is FILE NO -1 (Cont,) requested. A variance from the the minimum horizontal radius is radius, at the centerline of the approximately 240 feet, in lieu A. PROP AL RE E T• commercial street standard for requested to permit a horizontal cul-de-sac street of of the required 450 foot radius. Planning Commission approval of a preliminary plat is requested. Planning Commission review and a recommendation to the Board of Directors for approval of a variance is requested from the requirement that the minimum horizontal radius on commercial streets be 450 feet, to permit a radius on the proposed internal commercial street of approximately 240 feet. Planning Commission review and a recommendation to the Board of Directors for approval of a variance is requested from the design requirement of Public Works that the access points for Lots 2 through 7 be restricted, and limited to common or shared access driveways, to permit individual access points from the cul-de-sac street for Lot 1 through 6, two access points for both Lots 7 and 8, as well as a shared, or common access point from the Outer Loop Rd. to serve Lots 1 and 8. B. EXISTING CONDITIONS: The site is undeveloped and wooded. The terrain is rolling, rising 20 to 40 feet in elevation from the outer boundaries of the site to the center of the tract. The existing zoning of the site is C-2. To the south, along Chenal Parkway, is a large 0-2 zoned tract. To the north, along Chenal Parkway, and across the proposed Outer Loop Rd., is a C-3 zoned parcel, with an 0-2 zoned tract across the Outer Loop Rd. at the northeast corner of the tract. Immediately to the east is a large R-2 zoned tract. Across Chenal Parkway to the west is a tract which is zoned PRD, and is the location of the proposed Chenal Village development. C. ENGINEERING/UTILITY COMMENTS: Public Works staff comments: Provide a right -turn lane from the Outer Loop Rd. onto the proposed internal street. Provide the required right-of-way pursuant to the Master Street Plan. At the intersection of the interior commercial street with the Outer Loop Rd., at the traffic island between the incoming and outgoing traffic, a 27 foot street 2 FILE NO.: 8-1020 (Cgnt. ) section is required on the outgoing/exit side of the island. A minimum right-of-way width of 100 feet is required in this section of the roadway. The minimum radii at the intersection of the internal commercial street with the Outer Loop Rd. is to be 31.5 feet. The cul-de-sac at the southern termination of the internal commercial street must have a 20 foot, one-way drive around the island, and provision for the permanent maintenance of the island must be made in the Hill of Assurance. Sidewalks are required along both sides of the internal commercial street and along the boundary of the subdivision with the Outer Loop Rd. Construction of the portion of the pedestrian path along the Chenal Parkway frontage of the site must be accomplished. Access points to lots must be restricted. Common drives between Lots 2 and 3, 4 and 5, and 6 and 7 are recommended. Grading permits must be obtained, and erosion control plans must be provided prior to construction. All disturbed areas are to be seeded and mulched for erosion control prior to final platting of the lots. Stormwater detention analysis is required. - open ditches are generally not permitted by the Stormwater Management and Drainage Manual. If ditches are planned, they must be shown on the preliminary plat and must be approved by the City Engineer prior to Planing Commission approval of the plat. (Ref. Sec. 31-89.9 of the Code of Ordinances) A letter requesting street lights must be provided to Public Works. Little Rock Municipal Water Works commented that a water main extension will be required, and that, in addition to the normal charges, an acreage charge of $300 per acre is applicable to the development. Little Rock Wastewater Utility commented that a sewer main extension, with easements, will be required. Arkansas Power and Light Co. noted that 15 foot easements will be required along the Outer Loop Rd. frontage of the site and at the rear of all lots along the boundary of the tract, and will require a 15 foot easement, centered on the lot lines between Lots 5 and 6, 7 and 8, and 1 and 8. 3 Arkansas Louisiana Gas Co. reported no objection to the development, providing that no ARRLA facilities are disturbed. Southwestern Bell Telephone Co. noted that they have (or need) a 15 foot by 20 foot Fiber Optic hub site, located at the southeast corner of the intersection of Chenal Parkway and Outer Loop Rd. The Fire Department approved the submittal. D. ISSUES/LEGAL/TECHNICAL/DESIGN: The submitted information did not include, as required by Sec. 31-87 of the Code of Ordinances: 1) the address of the owner of record and the source of title; 2) a breakdown of the average and minimum lot sizes; 3) any existing and the proposed covenants and restrictions; and, 4) noting the source of water supply and the means of wastewater disposal. The following requirements, as cited in Sec. 31-89, are deficient: 1) Minimum building front yard setback lines are to be shown on the plat; 2) The storm drainage plan and analysis must be provided; 3) The names of owners of all land contiguous to the proposed subdivision must be shown; 4) The physical description of monuments must be noted; 5) The zoning classification of abutting land is to be shown; 6) a phasing plan must be provided; and, 7) proposed PAGIS monuments are to be shown. Sec. 31-91 requires the Certificate of Preliminary Surveying Accuracy be properly executed. Sec. 31-93 requires a preliminary Bill of Assurance be supplied. This has not been furnished. Sec. 31-201.h states that: "New boundary streets shall be avoided, except where a requirement of the Master Street Plan provides a defined alignment. In that event, the (developer) shall provide one-half of the Master Street Plan's specified improvements and right-of-way." Sec. 31-202 provides that the maximum length of a cul-de-sac street is 1,000 feet. Sec. 31-283 specifies that the vertical and horizontal alignment for streets in proposed commercial or office subdivision shall conform to the standards for collector streets, as shown in Sec. 31-209. Sec. 31-209, for example, specifies that the minimum horizontal radius at the centerline is 450 feet. 4 FILE O. • -1 (Cont.) Sec. 31-210.e states that the spacing requirements for points of access to a boundary street for commercial, industrial, office, or multifamily lots, from principal or minor arterial roadways, commercial or residential collectors streets, or industrial streets: "shall be limited to 1 driveway or access point for each 300 feet of lot frontage." The section continues: "Access points shall not be placed closer than 100 feet to the right-of-way of any intersecting street, when one of the intersecting streets is a minor arterial or higher classification of street." Continuing, the section provides that: "Shared or common driveway points are encouraged to reduce impact of these requirements on lots less than 300 feet in frontage." The section concludes: "For purposes of intersections involving any other street classification, specific review and approval shall be the responsibility of (Public Works)." Sec. 36-127 requires that developments in C-2 zoning districts are subject to site plan review by the Planning Commission. Sec. 36-300 states that the minimum front, side, and rear yard building setbacks is 40 feet. Sec. 31-286 and Sec. 31- 89 require that front building setback lines be platted. Eo ANALYSIS• The preliminary plat is substantially complete, except for noted requirements from Public Works and the deficiencies from Sections 31-87, 31-89, 31-91, and 31-93. The deficiencies from Sections 31-87, 81-89, 31-91- and 31-93 are either minor in nature and easily remedied, or are normally supplied after Planning Commission approval of the Preliminary Plat, but prior to submission of final plats. Sec. 31-201.h requires that, when a proposed boundary street is required by the Master Street Plan, a developer provide the minimum of one-half of the Master Street Plan s specified improvements and right-of-way. The Outer Loop Rd. is a requirement of the Master Street Plan; however, in lieu of the required one-half street improvements, the developer is indicating the full width of the improvements is to be built along the north boundary of the subdivision. Sec. 31-202 limits the maximum length of a cul-de-sac street to 1,000 feet; the proposed cul-de-sac street meets this requirement. Sec. 31-283 requires that the minimum horizontal radius at the centerline of the commercial cul-de-sac street to be 450 feet at the centerline. The plat proposes a radius of approximately 240 feet. Public works has not indicated an objection to this variance. 5 FILE NO • S-1090 (font.) Public Works has commented that the number and spacing of drive access points be restricted, and has recommended common or shared access drives for the lots. Sec. 31-210.e permits a limitation of the spacing requirements for points of access from principal or minor arterial roadways, commercial or residential collector streets, or industrial streets, but does not apply the limitations from non - collector commercial streets. The Subdivision ordinance, then, will not restrict the access points from the cul-de- sac street to the various lots. Public Works needs to address the issue, and, if the access points can be limited in other ordinance provisions, then Public works needs to be responsible for taking to the Board of Directors any variance which is requested. Sec. 36-127 requires that developments in C-2 zoning districts are subject to site plan review by the Planning Commission. Any development plans of the individual lots within the subdivision will have to be reviewed by the Commission. F . STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, subject to compliance with the comments cited above, except where variances are specifically approved. Public Works needs to specifically address the requested variance from the requirement that the minimum horizontal radius on commercial streets is 450 feet, to permit a radius on the proposed internal commercial street of approximately 240 feet. Public Works needs to specifically address the requested variance from the requirement of Public Works that the access points for Lots 2 through 7 be restricted, and limited to common or shared access driveways. SUBDIVISION COMMITTEE COMMENT: (JANUARY 4, 1996) Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. Staff outlined the applicant's proposed development and reviewed with Mr. White and the Committee members the comments contained in the discussion outline. Mr. White reported that Lot 7 was a proposed site for a Post Office facility, and that, since the Post Office requires two drive approaches, Lot 7 was shown with the two access points. He said that, since the street is a short cul-de-sac commercial street, he would like to have individual access points to each of the other lots, in lieu of shared or common access points. He said that a shared or common access point between Lots 1 and 8 off the Outer Loop Rd. would be utilized. David Scherer, with the Public Works Department, reviewed with Mr. White the various 6 FILE N -10 n engineering concerns. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (JANUARY 30, 1996) Staff presented the requested preliminary plat, and recommended approval of the preliminary plat, subject to approval of needed variances. Staff explained that the applicant had requested a variance from the limitation on the horizontal radius of the cul- de-sac street, and that Public works needed to make its recombination on this requested variance. Staff explained that the applicant had requested individual access points to each of the lots with less than 300 feet of lot frontage on the cul-de- sac street, plus two access points to Lot 7, which is to be the location of a U. S. Post Office facility. Staff explained that the Subdivision Ordinance limits the spacing requirements for points of access to streets to one access point for each 300 feet of lot frontage when the street fronting the lots are principal or minor arterial roadways, commercial or residential collector streets, or industrial streets. Since the street fronting the lots in question is not one of the types of streets listed, the Subdivision Ordinance, staff continued, does not limit the access points. Staff noted that the requested variance for access points was not needed, as far as the Subdivision Ordinance is concerned; that Public works needed to determine whether a variance is needed and address the procedure for approval of any needed variance. Mr. Joe white, with White-Daters & Associates, Inc., the project engineering firm, was present. He presented the proposed preliminary plat, and stated that it was the developer's desire to have access points to each of Lots 2 through 6, plus two access points for Lot 7, where a post office is planned. He said that Lot 8 has 610 feet of frontage on the cul-de-sac street, plus 140 feet of frontage on the outer loop road. He said that Lot 1 has 310 feet of frontage on the cul-de-sac street, plus 460 feet of frontage on the outer loop road. He reported that he anticipated a shared, or common, access point between Lots 1 and 2 onto the outer loop road. David Scherer, with the Public works staff, recommended approval of the requested variance of the horizontal radius of the cul-de- sac street. He expressed concern, however, that the limitation on access points was not applicable to the commercial street. He said that the regulations state that the design standards of a collector street are to be applied to the design standards of a commercial street, whether it is a collector or not; and that the Public works staff normally enforced the access points regulations which pertain to collectors streets to commercial, non -collector streets, as well. He said that Public works would propose clarifying the restriction in Section 30, the streets section of the Code. 7 FILE NO.; s-1090 (Con Mr. White said that the cul-de-sac street is a fairly short street, with only a limited number of lots having access to the street. He said that traffic volumes would not be great, and that traffic speeds would not be high. He said that, to properly market the lots, the individual access points needed to be retained. Commissioner Daniel asked for clarification on the lot on which the post office would be built. Mr. White indicated that Lot 7 was the intended location of the post office. Commissioner Brandon asked if other uses were identified. Mr. White confirmed that negotiations were in process with other users; that a grocery store is the possible buyer of Lot 8 and that a bank might occupy one of the other lots. He pointed out that Lot 1 is identified as a service station site. He added that the proposed cul-de-sac street is 36 feet wide, and that this provides for a continual center left turn lane. Director of Neighborhoods and Planning Jim Lawson said that the Planning Commission may approve the preliminary plat, and make a recommendation on the requested variance from the standard of the Subdivision Ordinance; but that, since Public Works has jurisdiction in the matter of streets and access to streets, any variances to Public Works issues needs to be taken by Public Works to the Board of Directors. He suggested that the issue be resolved during the preliminary plat process rather than waiting until a building permit is requested and having to deal with the access issue at that time. Mr. Jack McCray, the applicant, said that he would agree to limiting the number of curb cuts to no more than one for each of Lots 2 through 6, with the two access points to Lot 7. He pointed out, though, that the proposed plat is preliminary; that he was not sure, at this point, how the development will take place; that a buyer may want more area than a single lot, or, in fact, common or shared curb cuts may be desired when sales and plans are finalized. He asked that the preliminary plat be approved, and suggested that issues regarding access points be addressed at a later date when it can be determined the specific variances needed. A motion was made and seconded to approve the preliminary plat, and to recommend to the Board of Directors approval of the variance to the horizontal radius of the cul-de-sac street. The motion carried with the vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions. 8 January 30, 1996 ITEM NO.: 5 FILE NO.: S-1090 DAME: CHENAL LOOP COMMERCIAL -- PRELIMINARY PLAT LOCATION: On the east side of Chenal Parkway, approximately 0.4 mile north of the west Ranis Rd. intersection. DEVELOPER: ENGINEER: Jack McCray Joe White DELTIC FARM & TIMBER CO. 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: 31.94 ACRES NUMBER OF LOTS: 8 FT. NEW STREET: 1,580 ZONI C-2 PROPOSED USES: Commercial PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES REQUESTED: 1. Approval of a variance from the requirement that the minimum horizontal radius on commercial streets be 450 feet, to permit a radius on the proposed internal commercial street of approximately 240 feet. 2. Approval of a variance from the design requirement of Public Works that the access points for Lots 2 through 7 be restricted, and limited to common or shared access driveways. STATEMENT OF PROPOSAL: Development of an 8-lot commercial subdivision on a 31.94 acre tract is proposed. The development entails the construction of a 900 foot long commercial cul-de-sac street, and construction of the Outer Loop Rd. along the north boundary of the tract. In conjunction with construction of the Outer Loop Rd., the required deceleration and acceleration lanes on Chenal Parkway are to be built. The internal commercial cul-de-sac street is to provide frontage for each of the lots, and sidewalks are proposed to be provided along both sides of the internal street, as well as along the Outer Loop Rd. frontage of the tract. The pedestrian trail system, approved as part of the overall Chenal Properties development, is to be extended along the Chenal Parkway boundary of the site. Individual drive access points from the cul-de-sac January 30, 1996 SUBDIVISION ITEM Na.:nt. FILE NO.: -1090 street to each of Lots 1 through 6 is requested. Two drive access points to Lots 7 and 8 are requested. A common drive access point off the Outer loop Rd. for Lots 1 and 8 is requested. A variance from the commercial street standard for the minimum horizontal radius is requested to permit a horizontal radius, at the centerline of the cul-de-sac street of approximately 240 feet, in lieu of the required 450 foot radius. A. PROP SAL RE ❑EST: Planning Commission approval of a preliminary plat is requested. Planning Commission review and a recommendation to the Board of Directors for approval of a variance is requested from the requirement that the minimum horizontal radius on commercial streets be 450 feet, to permit a radius on the proposed internal commercial street of approximately 240 feet. Planning Commission review and a recommendation to the Board of Directors for approval of a variance is requested from the design requirement of Public Works that the access points for Lots 2 through 7 be restricted, and limited to common or shared access driveways, to permit individual access points from the cul-de-sac street for Lot 1 through 6, two access points for both Lots 7 and 8, as well as a shared, or common access point from the Outer Loop Rd. to serve Lots 1 and 8. B. EXISTING CONDITIONS: The site is undeveloped and wooded. The terrain is rolling, rising 20 to 40 feet in elevation from the outer boundaries of the site to the center of the tract. The existing zoning of the site is C-2. To the south, along Chenal Parkway, is a large 0-2 zoned tract. To the north, along Chenal Parkway, and across the proposed Outer Loop Rd., is a C-3 zoned parcel, with an 0-2 zoned tract across the Outer Loop Rd. at the northeast corner of the tract. Immediately to the east is a large R-2 zoned tract. Across Chenal Parkway to the west is a tract which is zoned PRD, and is the location of the proposed Chenal village development. 2 January 30, 1996 J:3 ITEM NO • 5 (CQnt ) FILE NO.: S-10.90 C. ENGINEERING/UTILITY COMMENTS: Public Works staff comments: Provide a right -turn lane from the Outer Loop Rd. onto the proposed internal street. Provide the required right-of-way pursuant to the Master Street Plan. At the intersection of the interior commercial street with the Outer Loop Rd., at the traffic island between the incoming and outgoing traffic, a 27 foot street section is required on the outgoing/exit side of the island. A minimum right-of-way width of 100 feet is required in this section of the roadway. The minimum radii at the intersection of the internal commercial street with the Outer Loop Rd. is to be 31.5 feet. The cul-de-sac at the southern termination of the internal commercial street must have a 20 foot, one-way drive around the island, and provision for the permanent maintenance of the island must be made in the Bill of Assurance. Sidewalks are required along both sides of the internal commercial street and along the boundary of the subdivision with the Outer Loop Rd. Construction of the portion of the pedestrian path along the Chenal Parkway frontage of the site must be accomplished. Access points to lots must be restricted. Common drives between Lots 2 and 3, 4 and 5, and 6 and 7 are recommended. Grading permits must be obtained, and erosion control plans must be provided prior to construction. All disturbed areas are to be seeded and mulched for erosion control prior to final platting of the lots. Stormwater detention analysis is required. Open ditches are generally not permitted by the Stormwater Management and Drainage Manual. If ditches are planned, they must be shown on the preliminary plat and must be approved by the City Engineer prior to Planing Commission approval of the plat. (Ref. Sec. 31-89.9 of the Code of Ordinances) A letter requesting street lights must be provided to Public Works. M January 30, 1996 SDBnIVISION ITEM NO • S Cont.) FILE NO.: S-1Q90 Little Rock Municipal Water Works commented that a water main extension will be required, and that, in addition to the normal charges, an acreage charge of $300 per acre is applicable to the development. Little Rock wastewater Utility commented that a sewer main extension, with easements, will be required. Arkansas Power and Light Co. noted that 15 foot easements will be required along the Outer Loop Rd. frontage of the site and at the rear of all lots along the boundary of the tract, and will require a 15 foot easement, centered on the lot lines between Lots 5 and 6, 7 and 8, and 1 and 8. Arkansas Louisiana Gas Co. reported no objection to the development, providing that no ARRLA facilities are disturbed. Southwestern Bell Telephone Co. noted that they have (or need) a 15 foot by 20 foot Fiber Optic hub site, located at the southeast corner of the intersection of Chenal Parkway and Outer Loop Rd. The Fire Department approved the submittal. D. I UE LEGAL TE H I AL DE IGN: The submitted information did not include, as required by Sec. 31-87 of the Code of Ordinances: 1) the address of the owner of record and the source of title; 2) a breakdown of the average and minimum lot sizes; 3) any existing and the proposed covenants and restrictions; and, 4) noting the source of water supply and the means of wastewater disposal. The following requirements, as cited in Sec. 31-89, are deficient: 1) Minimum building front yard setback lines are to be shown on the plat; 2) The storm drainage plan and analysis must be provided; 3) The names of owners of all land contiguous to the proposed subdivision must be shown; 4) The physical description of monuments must be noted; 5) The zoning classification of abutting land is to be shown; 6) a phasing plan must be provided; and, 7) proposed PAGIS monuments are to be shown. Sec. 31-91 requires the Certificate of Preliminary Surveying Accuracy be properly executed. Sec. 31-93 requires a preliminary Bill of Assurance be supplied. This has not been furnished. Sec. 31-201.h states that: "New boundary streets shall be avoided, except where a requirement of the Master Street 4 January 30, 1996 S]2BDIVISIO ITEM NO.: 5 (CQnt.) FILE N 5-10 Plan provides a defined alignment. In that event, the (developer) shall provide one-half of the Master Street Plan's specified improvements and right-of-way." Sec. 31-202 provides that the maximum length of a cul-de-sac street is 1,000 feet. Sec. 31-283 specifies that the vertical and horizontal alignment for streets in proposed commercial or office subdivision shall conform to the standards for collector streets, as shown in Sec. 31-209. Sec. 31-209, for example, specifies that the minimum horizontal radius at the centerline is 450 feet. Sec. 31-210.e states that the spacing requirements for points of access to a boundary street for commercial, industrial, office, or multifamily lots, from principal or minor arterial roadways, commercial or residential collectors streets, or industrial streets: "shall be limited to 1 driveway or access point for each 300 feet of lot frontage." The section continues: "Access points shall not be placed closer than 100 feet to the right-of-way of any intersecting street, when one of the intersecting streets is a minor arterial or higher classification of street." Continuing, the section provides that: "Shared or common driveway points are encouraged to reduce impact of these requirements on lots less than 300 feet in frontage." The section concludes: "For purposes of intersections involving any other street classification, specific review and approval. shall be the responsibility of (Public Works)." Sec. 36-127 requires that developments in C-2 zoning districts are subject to site plan review by the Planning Commission. Sec. 36-300 states that the minimum front, side, and rear yard building setbacks is 40 feet. Sec. 31-286 and Sec. 31- 89 require that front building setback lines be platted. E. ANALYSIS: The preliminary plat is substantially complete, except for noted requirements from Public Works and the deficiencies from Sections 31-87, 31-89, 31-91, and 31-93. The deficiencies from Sections 31-87, 81-89, 31-91- and 31-93 are either minor in nature and easily remedied, or are normally supplied after Planning Commission approval of the Preliminary Plat, but prior to submission of final plats. Sec. 31-201.h requires that, when a proposed boundary street is required by the Master Street Plan, a developer provide the minimum of one-half of the Master Street Plan's F1 January 30, 1996 SUBDIVISION ITEM N(Cont.)FILE NO.: S-10 0 specified improvements and right-of-way. The Outer Loop Rd. is a requirement of the Master Street Plan; however, in lieu of the required one-half street improvements, the developer is indicating the full width of the improvements is to be built along the north boundary of the subdivision. Sec.-31-202 limits the maximum length of a cul-de-sac street to 1,000 feet; the proposed cul-de-sac street meets this requirement. Sec. 31-283 requires that the minimum horizontal radius at the centerline of the commercial cul-de-sac street to be 450 feet at the centerline. The plat proposes a radius of approximately 240 feet. Public Works has not indicated an objection to this variance. Public Works has commented that the number and spacing of drive access points be restricted, and has recommended common or shared access drives for the lots. Sec. 31-210.e permits a limitation of the spacing requirements for points of access from principal or minor arterial roadways, commercial or residential collector streets, or industrial streets, but does not apply the limitations from non - collector commercial streets. The Subdivision Ordinance, then, will not restrict the access points from the cul-de- sac street to the various lots. Public works needs to address the issue, and, if the access points can be limited in other ordinance provisions, then Public Works needs to be responsible for taking to the Board of Directors any variance which is requested. Sec. 36-127 requires that developments in C-2 zoning districts are subject to site plan review by the Planning Commission. Any development plans of the individual lots within the subdivision will have to be reviewed by the Commission. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, subject to compliance with the comments cited above, except where variances are specifically approved. Public Works needs to specifically address the requested variance from the requirement that the minimum horizontal radius on commercial streets is 450 feet, to permit a radius on the proposed internal commercial street of approximately 240 feet. Public Works needs to specifically address the requested variance from the requirement of Public Works that the 11 January 30, 1996 SDBDIVISION ITEM NO.: 5_ (Cont) FILE NO.: S-IM access points for Lots 2 through 7 be restricted, and limited to common or shared access driveways. SUBDIVISION CaMMTTTEE COMMENT: (JANUARY 4, 1996) Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. Staff outlined the applicant's proposed development and reviewed with Mr. White and the Committee members the comments contained in the discussion outline. Mr. White reported that Lot 7 was a proposed site for a Post Office facility, and that, since the Post Office requires two drive approaches, Lot 7 was shown with the two access points. He said that, since the street is a short cul-de-sac commercial street, he would like to have individual access points to each of the other lots, in lieu of shared or common access points. He said that a shared or common access point between Lots 1 and 8 off the Outer Loop Rd. would be utilized. David Scherer, with the Public Works Department, reviewed with Mr. White the various engineering concerns. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (JANUARY 30, 1996) Staff presented the requested preliminary plat, and recommended approval of the preliminary plat, subject to approval of needed variances. Staff explained that the applicant had requested a variance from the limitation on the horizontal radius of the cul- de-sac street, and that Public works needed to make its recombination on this requested variance. Staff explained that the applicant had requested individual access points to each of the lots with less than 300 feet of lot frontage on the cul-de- sac street, plus two access points to Lot 7, which is to be the location of a U. S. Post Office facility. Staff explained that the Subdivision Ordinance limits the spacing requirements for points of access to streets to one access point for each 300 feet of lot frontage when the street fronting the lots are principal or minor arterial roadways, commercial or residential collector streets, or industrial streets. Since the street fronting the lots in question is not one of the types of streets listed, the Subdivision Ordinance, staff continued, does not limit the access points. Staff noted that the requested variance for access points was not needed, as far as the Subdivision Ordinance is concerned; that Public Works needed to determine whether a variance is needed and address the procedure for approval of any needed variance. Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. He presented the proposed preliminary plat, and stated that it was the developer's desire to have access points to each of Lots 2 through 6, plus two 7 January 30, 1996 SUBDIVISION ITEM ri E -1 090 access points for Lot 7, where a post office is planned. He said that Lot 8 has 610 feet of frontage on the cul-de-sac street, plus 140 feet of frontage on the outer loop road. He said that Lot 1 has 310 feet of frontage on the cul-de-sac street, plus 460 feet of frontage on the outer loop road. He reported that he anticipated a shared, or common, access point between Lots 1 and 2 onto the outer loop road. David Scherer, with the Public Works staff, recommended approval of the requested variance of the horizontal radius of the cul-de- sac street. He expressed concern, however, that the limitation on access points was not applicable to the commercial street. He said that the regulations state that the design standards of a collector street are to be applied to the design standards of a commercial street, whether it is a collector or not, and that the Public Works staff normally enforced the access points regulations which pertain to collectors streets to commercial, non -collector streets, as well. He said that Public Works would propose clarifying the restriction in Section 30, the streets section of the Code. Mr. White said that the cul-de-sac street is a fairly short street, with only a limited number of lots having access to the street. He said that traffic volumes would not be great, and that traffic speeds would not be high. He said that, to properly market the lots, the individual access points needed to be retained. Commissioner Daniel asked for clarification on the lot on which the post office would be built. Mr. White indicated that Lot 7 was the intended location of the post office. Commissioner Brandon asked if other uses were identified. Mr. White confirmed that negotiations were in process with other users; that a grocery store is the possible buyer of Lot 8 and that a bank might occupy one of the other lots. He pointed out that Lot 1 is identified as a service station site. He added that the proposed cul-de-sac street is 36 feet wide, and that this provides for a continual center left turn lane. Director of Neighborhoods and Planning Jim Lawson said that the Planning Commission may approve the preliminary plat, and make a recommendation on the requested variance from the standard of the Subdivision Ordinance; but that, since Public Works has jurisdiction in the matter of streets and access to streets, any variances to Public Works issues needs to be taken by Public Works to the Board of Directors. He suggested that the issue be resolved during the preliminary plat process rather than waiting 8 January 30, 1996 SUBDIVISIO ITEM NO.; —(Cont.)FILE N -1 until a building permit is requested and having to deal with the access issue at that time. Mr. Jack McCray, the applicant, said that he would agree to limiting the number of curb cuts to no more than one for each of Lots 2 through 6, with the two access points to Lot 7. He pointed out, though, that the proposed plat is preliminary; that he was not sure, at this point, how the development will take place; that a buyer may want more area than a single lot, or, in fact, common or shared curb cuts may be desired when sales and plans are finalized. He asked that the preliminary plat be approved, and suggested that issues regarding access points be addressed at a later date when it can be determined the specific variances needed. A motion was made and seconded to approve the preliminary plat, and to recommend to the Board of Directors approval of the variance to the horizontal radius of the cul-de-sac street. The motion carried with the vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions. 9