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HomeMy WebLinkAboutS-1405 Staff AnalysisITEM NO 3 FILE NO.: S-1405 NAME: Chenal Parkway— Highway 10 Commercial Preliminary Plat LOCATION: Southwest Corner of Cantrell Road and Chenal Parkway Plannina Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the preliminary storm drainage analysis (data to be provided for all water courses entering and leaving the plat boundary). 3. Provide the preliminary storm drainage plan (typical ditch section required to be shown). 4. Provide the names of owners of all abutting lands. 5. Redesign the drive extending from Cantrell Road to Northfiled Drive to not allow a "straight - shot". Staff has concerns with cut -through traffic utilizing this drive to avoid the intersection of Cantrell Road and Chenal Parkway. 6. Provide the zoning classifications of the plat boundary as well as abutting zones. 7. Provide a phasing plan, if applicable. 8. Provide a no right -of -vehicle access on proposed Lots 8 and 9 to Northfiled Drive. Variance/Waivers: �� �� ��� t -����� �}�,.,.•r�� 1. None requested.,,. Public Works: �L) Cantrell Road and Chenal Parkway are classified on the Master Street Plan as principal arterials. A minimum dedication of right-of-way 55 feet from centerline will be required. At OLt,�,�a intersections, additional right-of-way may be needed to accommodate turn lanes. 2. Provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the streets including 5-foot sidewalks with the planned development. Traffic Engineering comments are as follows: Construct a right -turn lane on Cantrell Road (400-feet long with 200-foot taper), Construct corner island for south-west corner of Cantrell Road and Chenal Parkway Construct southbound right -turn lane on Chenal Parkway at Northfield Drive, Construct corner island at Chenal Parkway and Northfield Drive 3. Plans of all work in the right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 4. Obtain permits for improvements within the State Highway right-of-way from AHTH, District VI. 5. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. Indicate whether regional or individual detention is to be provided. 7. Striping and signage plans for both public and private streets should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 8. Driveway locations and widths do not meet the'spacing criteria of Section 30-43 and 31-210. It is recommended that only one driveway be constructed on Cantrell Road and all lots take access from the access easement, or spacing from the intersection be changed to a 300- foot minimum. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code 918-3752 for additional details. County_Planning: No comment received. CATA: No comment received. Planning Division: No comment. Landscape: No comment. Contact the Little Rock Fire Department at Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, November 12, 2003. December 4, 2003 t Oct) ITEM NO.: 3 FILE NO.: xT405 NAME: Chenal Parkway— Highway 10 Commercial Preliminary Plat LOCATION: on the southwest corner of Cantrell Road and Chenal Parkway DEVELOPER: Highway 10 — Chenal Parkway LLC 425 West Capitol Avenue, Suite 300 Little Rock, AR 72201 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 21.9 acres NUMBER OF LOTS: 8 FT. NEW STREET: 0 CURRENT ZONING: C-3, with conditions - Site Plan Review PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.11 VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The Little Rock Board of Directors adopted Ordinance No. 15,603 on December 20, 1988, rezoning the parcel and requiring a zoning site plan review of any future development. The site is currently zoned C-3, with conditions. The applicant proposes to subdivide this 21.9-acre tract into 9 non-residential lots. December 4, 2003 SUBDIVISION ITEM NO.: 3 FILE NO.: Z-1405 The proposed lots average 2.74 acres. Seven of the proposed nine lots range in size from 0.97 acres to 2.30 acres. Lot 9 is proposed to contain 10.49 acres. The applicant is proposing the placement of a sixty -foot access and utility easement service drive within the development to limit the number of curb -cuts onto the City streets. There are two accesses onto Cantrell Road, each being full intersections. The applicant has indicated access along the proposed lot lines. The developer will construct all improvements to Chenal Parkway when the first lot or drive to Chenal is constructed and similarly will construct all required improvements to Cantrell Road when the first lot or drive is constructed. The applicant has indicated final platting will be take place as individual lots are sold and/or developed. The applicant is also requesting consideration for lots to be combined if necessary with the stipulation that there will be no more than nine lots and the minimum lot size will not drop below the minimum lot size for C-3 zoned property. B. EXISTING CONDITIONS: The site is a vacant tree covered site sloping from north to south. The site across Chenal Parkway is currently wooded and was recently approved for development as a large-scale retail development. As a separate item on this agenda an out parcel of the retail site is being considered for rezoning to remove the condition of a site plan review prior to development (Item #15 — File No. Z- 5097-E). South of the site is Northfield Drive with vacant 0-2 zoned property on the south side of the roadway. Southeast of the site is a vacant tract also zoned 0-2. West of the site and adjacent to Cantrell Road is a tract of C-3 zoned property currently being used as a single-family home site. Adjacent to Northfield Drive to the west is undeveloped R-2 zoned property. North of the site are developed and undeveloped zoned parcels of commercial and office zoned property. A Texco is located on the northwest corner and a mini -warehouse development is located on the northeast corner of Cantrell Road and Chenal Parkway. C. NEIGHBORHOOD COMMENTS: As' of this writing, staff has received several informational phone calls concerning the proposed development. The DuQuesnne Property Owners Association, the Margeaux Property Owners Association, the Aberdeen Court Property Owners Association and the Bayonne Property Owners Association and all property owners abutting the proposed development were notified of the public hearing. 2 December 4, 2003 SUBDIVISION ITEM NO.: 3 FILE NO.: Z-1405 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road and Chenal Parkway are classified on the Master Street Plan as principal arterials. A minimum dedication of right-of-way 55 feet from centerline will be required. At intersections, additional right-of-way may be needed to accommodate turn lanes. 2. Provide design of street conforming to the Master Street Plan. Construct one- half street improvement to the streets including 5-foot sidewalks with the planned development. Traffic Engineering comments are as follows: - Construct a right -turn lane on Cantrell Road (400-feet long with 200- foot taper) - Construct corner island for south-west corner of Cantrell Road and Chenal Parkway - Construct southbound right -turn lane on Chenal Parkway at Northfield Drive - Construct corner island at Chenal Parkway and Northfield Drive 3. Plans of all work in the right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of- way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 4. Obtain permits for improvements within the State Highway right-of-way from AHTH, District VI. 5. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. Indicate whether regional or individual detention is to be provided. 7. Striping and signage plans for both public and private streets should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 8. Driveway locations and widths do not meet the spacing criteria of Section 30- 43 and 31-210. It is recommended that only one driveway be constructed on Cantrell Road and all lots take access from the access easement, or spacing from the intersection be changed to a 300-foot minimum. 3 December 4, 2003 SUBDIVISION ITEM NO.: 3 FILE NO.: E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Locate all utilities before excavating or digging. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Joe White and Mr. Tim Daters were present representing the request. Staff presented an overview of the proposed development indicating there were some concerns with the access drive extending from Chenal Parkway to Northfield Drive. Mr. Daters stated the development was proposing the placement of two drives onto Chenal Parkway both of which were right -in and right -out only drives and only one full access driveway onto Cantrell Road. Staff stated even so there were still concerns with traffic cutting through the development to access the future traffic light at Chenal Parkway and Northfield Drive. Staff also noted the 4 December 4, 2003 SUBDIVISION ITEM NO.: 3 FILE NO.: Z- driveway spacing did not meet the criteria established by the Master Street Plan or the Subdivision Ordinance. Mr. Daters stated he would work with Public Works staff to resolve this issue. Staff also requested additional information concerning the street improvements. Mr. Daters stated the street improvements would be constructed to the roadways when a lot abutting the road was developed. Mr. Daters also stated the lots would be final platted as each individual lot was sold. Public Works comments were addressed. Staff noted a grading permit would be required prior to any land clearing or grading activities at the site. Staff also noted storm water detention ordinance would apply to the property. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant has also indicated shared driveway locations for Lots 1, 2 and 3 abutting Cantrell Road and shared drives between Lots 4 and 5 and 6 and 7 to limit the number of curb cuts on Chenal Parkway. Proposed Lot 8 is to be served by a 60-foot Access and Utility Easement extending from Cantrell Road to Northfield Drive. The applicant has indicated the eastern most drive along Cantrell Road the minimum required distance from the intersection of Chenal Parkway. Section 31- 210 (e)(1) states "a lot will require seven hundred fifty feet of frontage for two drives, if the lot is adjacent to an intersecting collector street or street of a higher classification. The site has approximately 670 feet of frontage but staff feels the placement of two drives should have minimal to no impact on adjoining properties and traffic flow in the area. The applicant has revised the proposed preliminary plat to address staffs concerns with regard to the cut -through traffic. As per Section 31-210(g)(6) "service drives shall not connect in direct line to public streets, so as to provide short cuts or alternate street flows". The current placement of the drive does not provide a cut -through from Cantrell Road to Northfield Drive. The site is currently zoned C-3 with conditions (zoning site plan review). The site is also located in the Highway 10 Design Overlay District. The proposed lots meet the minimum lot area requirement for C-3 zoned property (14,000 square feet) as required per the Subdivision Ordinance and they meet the minimum lot size requirement for the Highway 10 Design Overlay District (a minimum of two acres). Staff is supportive of the proposed lot layout and size. 5 December 4, 2003 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: Z-1405 The applicant has indicated a one hundred foot building line adjacent to Cantrell Road and a fifty foot building line adjacent to Chenal Parkway. The one hundred foot building line for Cantrell Road meets the minimum requirement for the Highway 10 Design Overlay District. The proposed fifty foot building line along Chenal Parkway is more than adequate to meet the minimum requirement for commercially zoned property. The applicant has indicated street construction will be phased with the final platting of the lots. The applicant has indicated when one of the lots abutting Cantrell Road is final platted the entire road frontage will be constructed. The applicant has indicated the same is true for the frontage along Chenal Parkway. Staff is supportive of the request to phase the street improvements in this manner. Per the Master Street Plan right -turn lanes are required at major intersections. The applicant will be required to dedicate additional right-of-way on both Chenal Parkway and Cantrell Road to allow the right -turn lanes to be installed. The proposed preliminary plat does not indicate the required right-of-way to allow for the right -turn lane construction. To staffs knowledge there are no outstanding issues associated with the proposed request. The applicant has meet the minimum requirements of the Subdivision Ordinance as well as the minimum requirements of the Highway 10 Design Overlay District. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the applicant indicated required right-of-way along Chenal Parkway and Cantrell Road for the right -turn lane. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation the applicant indicate the required right-of-way along Chenal Parkway and Cantrell Road for the right -turn lane. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. C-1