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HomeMy WebLinkAboutS-1185 Staff AnalysisApril 30, 1998 ITEM NO.: 5 FILE NO.: S-1185 NAME: Highland Office Complex - Preliminary Plat LOCATION: End of Embassy Drive; south of Chenal Parkway and north of Kanis Road DEVELOPER: ENGINEER: Boen Family LLC McGetrick Engineering P. O. Box 22407 11225 Huron Lane Little Rock, AR 72221 Little Rock, AR 72211 AREA: 3.70 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 650 ZONING• R-2 PLANNING DISTRICT: 11 CENSUS TRACT: 24.04 VARIANCES/WAIVERS REQUESTED: None A. PROPOSAL: The applicant proposes to subdivide 3.70 acres into two (2) lots with 650 linear feet of new street. The applicant also proposes to rezone the property to POD to accommodate an office development (see item #15). Embassy Drive will be constructed with an alignment approved by Public Works. The new portion of Embassy will align with Centerview Drive on the south side of Kanis Road. The southern portion of the currently platted Embassy Drive will be abandoned and the west 15 feet of the old right-of-way will be incorporated into Lot 2 for development. B. EXISTING CONDITIONS: The site is currently developed and heavily wooded. Embassy Suites Hotel and Pinnacle Point Hospital are located to the north with Kanis Road to the south. There is a scattering of single-family residences to the east with a single-family residence and a day care center located to the west. April 30, 1998 SUBDIVISION ITEM NO.: 5(Cont.)FILE NO.: 5-1185 C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comments as of this writing. The Birchwood Neighborhood Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Grading permit will be required on this new development, if it disturbs more than one acre. 2. Kanis Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required including an additional 10 feet for a right turn lane onto Embassy Drive. 3. Embassy Drive is listed as a collector on Master Street Plan. Dedicate 60 feet wide right-of-way. 4. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. 5. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. 6. All driveways shall be concrete aprons per City Ordinance. 7. Stormwater detention ordinance applies to this property. 8. Provide access to properties east of portion of right- of-way to be abandoned. 9. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 10. Street Improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. 11. Kanis Road has a 1996 average daily traffic count of 7,900. 12. Obtain permits for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 13. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 14. Utility excavation within proposed rights -of -way shall be per Article V of Sec. 30. 15. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. Add conduit at intersection of Embassy Drive and Kanis Road install junction boxes at turn -ups. 2 April 30, 1998 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: S-1185 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: A 5 foot easement is requested along the north and west property line of Lot 1, and the east property line of Lot 2. Water: On site fire protection will be required. Acreage charge of $150 per acre applies in addition to normal connection charges. Fire Department: Contact Dennis Free at 918-3752 regarding on -site fire protection. County Planning: No Comment. CATA: The site is not on a Central Arkansas Transit bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. G. ANALYSIS• The applicant submitted a revised preliminary plat on April 17, 1998. The revision conforms to the comments made by the Subdivision Committee with one exception. The source of title for the property must be shown on the plat. The applicant will need to submit a right-of-way abandonment application for the southern portion of Embassy Drive. Public Works has indicated to the applicant that the city can assist in obtaining the additional right-of-way needed for the construction of the northern section of Embassy Drive. H. STAFF RECOMMENDATIONS: Staff recommends approval subject to compliance with the comments noted in paragraphs D, E and G of this report. SUBDIVISION COMMITTEE COMMENT: Pat McGetrick was present, representing the application. Staff gave a brief description of the preliminary plat. 3 April 30, 1998 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1185 Staff noted several minor deficiencies in the plat. Mr. McGetrick noted that a revised plat would be submitted addressing the deficiencies. There was a detailed discussion relating to the Embassy Drive alignment and construction. Mr. McGetrick noted that additional right-of-way was needed for the construction of the northern section of Embassy Drive. Staff noted that the south platted section of the street would have to be abandoned, and that the property owner would only gain the west 15 feet of the right-of-way. Mr. McGetrick noted that the plat would be revised, taking the abandonment into consideration. After further discussion relating to the right-of-way the Committee forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (APRIL 30, 1998) Pat McGetrick was present, representing the application. Staff gave a brief description of the preliminary plat and POD, with a recommendation of approval with conditions. Staff noted that the items were placed on the regular agenda in order to discuss the construction of Embassy Drive as shown on the site plan and the abandonment of the southern portion of the old platted right-of- way. Bob Turner, Assistant Director of Public Works, informed the Commission that Public Works has required that the applicant construct Embassy Drive so that it lines up with Centerview Road at its Kanis intersection. He stated that the site plan complies with that requirement. He stated that the problem comes in with the property that the applicant does not control, the property to the east. He stated that the applicant has agreed to build the entire street and that Public Works will work with the applicant in obtaining the necessary right-of-way for road construction. There was a brief discussion concerning the road construction and the adjacent property to the east. Commissioner Berry asked if there would be a need for signalization of the Kanis Road - Embassy Drive intersection. Mr. Turner stated that a traffic signal would be installed if the increase in traffic after the road construction warranted the signal. He stated that the traffic generated by the proposed development alone would not be enough to warrant the signal. 4 April 30, 1998 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: 5-1185 Pat McGetrick addressed the Commission in support of the application. He described the current platted right-of-way and the proposed construction of the new right-of-way. There was a brief discussion concerning the construction of Embassy Drive. Commissioner Adcock asked about the Public Works comment concerning the coordinating of the traffic signal. Pat McGetrick stated that when the improvements are made to Kanis Road and the construction of Embassy Drive, conduit will be installed for the future traffic signal and the street will not have to be disturbed with the installation of the new signal. There was a brief discussion concerning the future traffic patterns with the construction of Embassy Drive. There was also additional discussion of a future traffic signal, and a possible contribution by the applicant. It was determined that due to the fact that the applicant was constructing the entire street, a contribution for the future traffic signal was not needed. A motion was made to approve the application as recommended by staff. The motion passed with a vote of 10 ayes and 1 nay. 67