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HomeMy WebLinkAboutS-1471 Staff AnalysisJanuary 20, 2005 ITEM NO.: 7 FILE NO.: S-1471 NAME: Chenal - Kanis Preliminary Plat LOCATION: located on the Northwest corner of Chenal Parkway and Kirk Road DEVELOPER: Jim Lasley 5110 Kavanaugh Boulevard Little Rock, AR 72207 ENGINEER: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 4.1 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 18 — Ellis Mountain CENSUS TRACT: 42.07 Variance/Waivers: None requested. A. PROPOSAUREQUEST: The developer proposes to develop three commercial lots on 4.1 acres located at the intersection of Chenal Parkway and Kanis Road. The lots will front on Chenal Parkway with common driveways providing access within the development and to Kirk Road. The common drive to the north will be constructed over an existing 39-inch raw water line in a 50-foot right-of-way owned- by Central Arkansas Water. The applicant states the proposed roadway will create a similar situation as Target, Home Depot, and Parkway Mazda, which were allowed to construct access drives within the water line easement. The proposed driveway would also serve the property to the north by providing access to Chenal Parkway and Kirk Road. The applicant has indicated right-of- way dedication per the Master Street Plan along Chenal Parkway and Kirk Road. The site plan indicates a deceleration lane will be constructed adjacent to the proposed lots. January 20, 2005 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.; S- The proposal includes the development of three lots ranging in size from 1.17 acres to 1.46 acres with an average size of 1.36 acres. The applicant has indicated front building lines of 25-feet. A 40-foot access and utility easement is proposed along the common lot line of Lots 2 and 3 and access to the site is proposed along the northern boundary of Lot 1. B. EXISTING CONDITIONS: The site is vacant and tree covered. There is an electrical transmission line located along the northern perimeter of the site. Chenal Parkway is a four lane median roadway constructed with curb and gutter but no sidewalk adjacent to the site. There is a convenience store located to the east of the site at the intersection of Kirk Road and Chenal Parkway. Kirk Road has been improved at the intersection with Chenal Parkway but is a narrow two-lane road adjacent to the proposed site. North of the site is vacant property also zoned C-3, General Commercial District as is the property located West of the site, across Chenal Parkway. Other uses in the area include retail, automobile sales and a golf driving range. North of the site is a mixed -use development which includes office, retail and a Post Office. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area residents. The abutting property owners along with the Parkway Place Neighborhood Association and the Margeaux Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Right-of-way width is acceptable, however the right-of-way width and turn lane improvements must extend the full length of the property frontage on Chenal Parkway. 2. The standard conditions shown on the plat as "Public Works Notes" apply to the property. 3. Then new Commercial Street located on the north side of the plat should line up with the existing commercial street to the east. Street widths at all locations must meet the Master Street Plan standard of 36-feet in width. 4. Street lighting is required. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code of ordinances. Contact Traffic Engineering at (501) 379-1813 for additional information regarding street lighting requirements. PA January 20, 2005 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: S-1471 5. Provide a grading plan showing existing and proposed street grades. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements is service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: A ten -foot underground or 15-foot overhead easement is required adjacent to all lot lines. Contact Entergy at 945-5158 for additional information. Center -Point Energy: No comment received. 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 Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Coordination of this development with the raw water line and 50-foot wide right-of-way owned by Central Arkansas Water is needed. Protection of the raw water line is of primary concern. Contact Central Arkansas Water to discuss requirements for this development. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. K3 January 20, 2005 SUBDIVISION ITEM NO.: 7(Cont.)_FILE NO.: S-1471 G. SUBDIVISION COMMITTEE COMMENT: (December 29, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated the proposed request was a preliminary plat to subdivide this 4.1-acre parcel currently zoned C-3, General Commercial District into three commercial lots. Staff stated there were several issues related to the proposed request most specifically related to Central Arkansas Water's comments. Staff stated the proposed site plan indicated a roadway along the northern perimeter of the site, which was not located on the applicant's property. Staff stated CAW had concerns with the protection of the raw waterline, which was located under the proposed roadway. Staff also requested the applicant provide a preliminary storm drainage analysis and preliminary storm drainage plan for the proposed site. Staff stated the note concerning right-of-way dedication should not include names of staff members and staff requested the applicant provide the proposed driveway locations. Public Works comments were addressed. Staff stated the right-of-way width and turn lane improvements should be extended the full length of the proposed property frontage along Chenal Parkway. Staff stated the indicated turn lanes were not practical from a traffic safety standpoint without continuing the entire length of the parkway. Staff also requested the proposed driveway location along the northern boundary align with an existing drive located across Kirk Road. Staff stated the street width at all locations should be a minimum of 36- feet in width. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the December 29, 2004, Subdivision Committee meeting. The northern drive is located within a 50-foot right-of-way owned by Central Arkansas Water. The applicant has indicated they will purchase from Central Arkansas Water the 50-foot right-of-way and grant Central Arkansas Water an easement for the existing raw water line. Staff is supportive of this request. The applicant must secure the property prior to final platting. The applicant has also provided a preliminary storm drainage analysis and preliminary storm drainage plan for the site. The applicant has indicated the proposed driveway locations on the preliminary plat. The applicant has indicated 4 January 20, 2005 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: S-1471 two drives from Chenal Parkway and indicated a 40-foot access easement on the shared property lines of Lots 2 and 3. The applicant has indicated a continuous right turn lane along Chenal Parkway as requested by Public Works. The applicant has also indicated they do not own the property adjacent to Kirk Road to allow the proposed drive extending from the site to align with an existing drive on Kirk Road. Staff is supportive of this configuration since the applicant does not own the property and is unable to secure the property to allow for the driveway alignment. The applicant has indicated a 25-foot front building line for the lots abutting Chenal Parkway. The site is zoned C-3, General Commercial District which typically requires a 25-foot front building line. The indicated front building line is adequate to meet the minimum ordinance requirement. Staff is supportive of the applicarrt°s request. The proposal includes the development of this 4.1-acre tract with three commercially zoned lots. The lots average 1.36 acres and range in size from 1.17 acres to 1.46 acres. The indicated lot sizes are more than adequate to meet the minimum lot size requirement of existing City ordinances. The applicant has indicated the street improvements will be constructed at the time of final platting and the development will be phased based on market demand. Staff is supportive of the phasing plan provided the street improvements are constructed in a manner as to not cause traffic conflicts or safety concerns. To staff's knowledge there are no outstanding issues associated with the proposed request. As indicated staff is supportive of the proposed preliminary plat subject to the applicant securing the area currently indicated as the northern drive from Central Arkansas Water prior to final platting. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. The applicant must secure the 50-foot utility right-of-way from Central Arkansas Water and grant the utility an easement prior to final platting. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented the item with 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 stated the applicant must secure the 50-foot utility right-of- 61 January 20, 2005 SUBDIVISION ITEM NO.: 7 (Cont_ FILE NO_: S-1471 way from Central Arkansas Water and grant the utility an easement prior to final platting. There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 no and 1 absent. ITEM NO.: 7. NAME: Chenal - Kanis Preliminary Plat FILE NO.: S-1471 LOCATION: located on the Northwest corner of Chenal Parkway and Kirk Road Planning 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 source of title of the landowner. 3. Provide a preliminary storm drainage analysis. Provide data for all watercourses entering and leaving the plat boundary. 4. Provide a preliminary storm drainage plan. Provide a typical ditch section. 5. Remove David Hamilton's name from the proposed plat regarding right-of-way dedication. 6. Provide the proposed driveway locations. 7. The indicated northern drive is not located on the applicant's property. Have agreements been made to allow the driveway to be placed in the indicated location. VarianceNVaivers: None requested. Public Works: 1. Right-of-way width is acceptable, however the right-of-way width and turn lane improvements must extend the full length of the property frontage on Kanis Road. 2. The standard conditions shown on the plat as "Public Works Notes" apply to the property. 3. Then new commercial street located on the north side of the plat should line up with the existing commercial street to the east. Street widths at all locations must meet the Master Street Plan standard of 36-feet in width. 4. Street lighting is required. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code of ordinances. Contact Traffic Engineering at (501) 379-1813 for additional information regarding street lighting requirements. 5. Provide a grading plan showing existing and proposed street grades. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements is service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received - Center -Point Energy_: No comment received. 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 Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Coordination of this development with the raw water line and 50-foot wide right-of-way owned by Central Arkansas Water is needed. Protection of the raw water line is of primary concern. Contact Central Arkansas Water to discuss requirements for this development. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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: County Planning: No comment. CATA: The site is not located on a CATA bus route. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, December 29, 2004.