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HomeMy WebLinkAboutS-1471-A Staff AnalysisITEM NO.: 2 NAME: Chenal-Kanis Revised Preliminary Plat S-1471-A LOCATION: located on the Northwest corner of Chenal Parkway and Kirk Road Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than December 25, 2013. The Office of Planning and Development must receive the proof of notice no later than January 3, 2014. 2. Provide the zoning classification within the plat boundary and of abutting areas shown. Variance/Waivers- None requested. Public Works Conditions: 1. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing on an arterial street is 300 feet from other driveways and intersections and 150 feet from side property lines. The driveway is located 250 feet from the driveway to the east and 260 feet from the right-of-way of the proposed private street to the west. 2. The site has two (2) existing access driveways and proposing an additional access at the Chenal Parkway/Kanis Road intersection for a total of three (3) accesses which exceeds the usual number of accesses to a property similar in size. This application proposes a 4th driveway which is excessive. 3. The proposed driveway is within the Chenal Parkway/Kanis Road intersection resulting in vehicles crossing three (3) lanes of traffic to make a left at the intersection. 4. The proposed private street constructed as the 4th leg of the Chenal Parkway/Kanis Road intersection does not meet City ordinance requirements and standard details. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required to serve Lot 1. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Enerav: No comment received. Item # 2. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A 39-inch raw water line crosses north of this site within a 50-foot wide waterline easement on north side of property. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults or monumentation which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50-foot waterline easement. Paved parking and driveways are allowed. Due to the critical nature of the 39-inch raw water line located near this grading please contact Central Arkansas Water at 501- 594-5261, 24-hours prior to any work within the water line right of way. 3. 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. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. 5. Contact Central Arkansas Water regarding the size and location of the water meter. 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 7. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the expense of the Developer. 8. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 9. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. Item # 2. County Planning: No comment. CATA: Out of service area by over 2-miles. Parks and Recreation: No comment received. Plannina Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, December 11, 2013. Item # 2. February 20, 2014 M NO.: C FILE NO.: S-1471-A NAME: Chenal-Kanis Revised Preliminary Plat LOCATION: Located on the Northwest corner of Chenal Parkway and Kirk Road DEVELOPE Rees Commercial 11719 Hinson Road Little Rock, AR 72227 ENGINEER: White-Daters and Associates Mr. Joe White 24 Rahling Circle Little Rock, AR 72223 AREA: 4.08 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 19 - Chenal ENSUS TRACT: 42.16 VARIANCEM/AIVERS: None requested. BACKGROUND: On January 20, 2005, the Little Rock Planning Commission approved a preliminary plat for this development. The developer proposed to plat three commercial lots on 4.1 acres with two (2) driveway locations. The lots had frontage on Chenal Parkway with common driveways providing access within the development and to Kirk Road. The common drive to the north would be constructed over an existing 39-inch raw water line in a 50-foot right-of-way owned by Central Arkansas Water. The applicant indicated right-of-way dedication per the Master Street Plan along Chenal Parkway and Kirk Road would be provided. February 20, 2014 SUBDIVISION ITEM NO.: C FILE NO.: S-1471-A The lots have not been final platted at this time. The applicant is currently constructing a strip retail center on the eastern lot and has an application before the Little Rock Planning Commission on this agenda to allow the placement of a carwash on the proposed second lot. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is now requesting to amend the previously approved preliminary plat by reducing the number of lots from three (3) to two (2) and requesting an additional driveway along Chenal Parkway. The eastern location (Lot 2) will be right in/right out only. A second drive is proposed at the intersection of Kanis and Chenal Parkway which will be constructed as a private commercial street. The third is an existing driveway located along the north portion of the site and serves this development along with the undeveloped property to the north and provides access to both Kirk Road and Chenal Parkway. B. EXISTING CONDITIONS. The site is in various states of clearing and grading for the development of a proposed retail building and a potential carwash. The driveway extending from Chenal Parkway to Kirk Road is in place. 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 is in place adjacent to this site. There is a traffic signal located at the intersection of Chenal Parkway and Kanis Road. 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. C. NEIGHBORHOOD COMMENTS. - As of this writing, staff has not received any comment from area residents. All abutting property owners along with the Parkway Place POA, St. Charles Community Association and the Villages of Wellington Neighborhood Association were notified of the public hearing. 2 February 20, 2014 SUBDIVISION ITEM NO.: C Cont. FILE NO.: S-1471-A D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing on an arterial street is 300 feet from other driveways and intersections and 150 feet from side property lines. The driveway is located 250 feet from the driveway to the east (convenience store driveway) and 260 feet from the right-of-way of the proposed private street to the west (shared drive between Lots 1 and 2). 2. The site has two (2) existing access driveways and proposing an additional access at the Chenal Parkway/Kanis Road intersection for a total of three (3) accesses which exceeds the usual number of accesses to a property similar in size. This application proposes a 4th driveway which is excessive. 3. The proposed driveway is within the Chenal Parkway/Kanis Road intersection resulting in vehicles crossing three (3) lanes of traffic to make a left at the intersection. 4. The proposed private street constructed as the 4th leg of the Chenal Parkway/Kanis Road intersection does not meet City ordinance requirements and standard details. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING Wastewater: Sewer main extension required to serve Lot 1. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy has worked with the engineering firm/developer concerning this plan in the past. Both lots encroach on AP&L transmission line easement and any construction on the lots (roadways and parking included) must comply with Entergy Transmission requirements. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 3 February 20, 2014 SUBDIVISION ITEM NO.: C (Cont.) _ _ FILE NO.: S-1471-A 2. A 39-inch raw water line crosses north of this site within a 50-foot wide waterline easement on north side of property. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults or monumentation which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50-foot waterline easement. Paved parking and driveways are allowed. Due to the critical nature of the 39-inch raw water line located near this grading please contact Central Arkansas Water at 501-594-5261, 24-hours prior to any work within the water line right of way. 3. 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. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. 5. Contact Central Arkansas Water regarding the size and location of the water meter. 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 7. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the expense of the Developer. 8. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 9. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an 2 February 20, 2014 SUBDIVISION ITEM NO.: C FILE NO.: S-1471-A engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Out of service area by over 2-miles. Parks and Recreation: No comment received- F. ISSUES/TECHN ICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (December 5, 2013) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented the item stating the request was a revision to a previously approved preliminary plat to allow the placement of an additional driveway on Chenal Parkway. Staff stated there were concerns with allowing the additional drive. Staff stated the proposed driveway did not comply with the minimum driveway spacing criteria of the Subdivision or Boundary Street Ordinances. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing raised at the December 5, 2013, Subdivision Committee meeting. The request is to amend the previously approved preliminary plat by reducing the number of lots from three (3) to two (2) and requesting an additional driveway along Chenal Parkway. The eastern driveway location is proposed as right in/right out only. A second drive will be shared between the two (2) lots. This drive will be constructed to commercial street standard and connect the development to the intersection of Kanis and Chenal Parkway. A third driveway February 20, 2014 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: S-1471-A is located along the northern boundary of Lot 1. This location provides access across the rear of the development connecting Kirk Road and Chenal Parkway. This driveway is in place. As proposed the driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing on an arterial street is 300 feet from other driveways and intersections and 150 feet from side property lines. The driveway as proposed is located 250 feet from an existing driveway serving a convenience store to the east and 260 feet from the right-of-way of the proposed private street to the west (shared driveway between Lots 1 and 2). The proposed plat indicates two (2) access driveways and an additional access at the Chenal Parkway/Kanis Road intersection constructed to a commercial private street standard for a total of three (3) driveway accesses. This exceeds the usual number of driveway accesses allowed for a property similar in size. Staff is not supportive of the request. Staff feels the two existing drives as approved by the previous preliminary plat are adequate to meet the demand of the development. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JANUARY 9, 2014) The applicant was present. There were no registered objector present. The Chair informed the applicant there were eight (8) Commissioners present. The Chair stated it was the Commission's practice that when fewer than nine (9) Commissioners were present the applicant was offered the option of deferral to a later meeting to allow more members to be present to hear the request. The Chair stated for an item to be approved six (6) positive votes were required. Mr. Tim Daters requested a deferral of the item to the next available meeting date. The Chair informed Mr. Daters the item would be deferred to the February 20, 2014, Subdivision Hearing. A motion was made to approve the deferral request. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. 0 February 20, 2014 SUBDIVISION ITEM NO.: C LE NO.: S-1471 PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014) Mr. Randy Frazier, Mr. Ernie Peters, Mr. Frank Riggins and Mr. John Reese were present representing the request. Staff presented an overview of the development stating the request was to allow a driveway spacing variance along Chenal Parkway. Staff stated they were not supportive of the driveway spacing variance request as proposed by the applicant. Mr.. Frazier stated he would yield the floor to Mr. Peters who could better address the driveway spacing variance request and why the variance was necessary to facilitate traffic movement in the area. Mr. Peters stated the driveway was proposed as a right-in/right-out drive. He stated this configuration was quiet common around the City and the Commission and staff had supported a variance similar to the request on the Consent Agenda for a development just to the west of this site on Chenal Parkway. He stated the second driveway would allow additional capacity at the traffic signal by not forcing all the exiting traffic to pass through the traffic signal to leave the development. He stated the property had 700 feet of frontage which would typically allow an additional drive, other than the private street at the signalized intersection. Commissioner Nunnley questioned the private street and the spacing between the intersection. Mr. Peters stated the ordinance stated drives should be 300 feet from intersections. He stated the drive, if approved, would be 260 feet. Commissioner Nunnley questioned the downside to granting the variance. Mr. Peters stated he did not feel there was a downside to granting the variance. He stated it was not out of character with other drives which had been approved by the City. There was a general discussion concerning the existing travel lanes on Chenal Parkway and the capacity of the travel lanes. Mr. Peters stated at the time the street improvements to Chenal Parkway were installed the developer made improvements based on a 20 year plan. Commissioner Berry questioned if the driveway would be placed on a deceleration lane or if the lane was a lane providing through movement. Mr. Peters stated there were three through travel lanes in each direction adjacent to the site. He stated the drive would be located on a through travel lane. Commissioner Berry stated he had concerns with the placement of the driveway as proposed since the lane was a through travel lane. Mr. Frazier requested the driveway spacing variance request be removed from the plat and the Commission vote on the plat request to allow the creation of two (2) lots. Staff stated the reason the item was before the Commission was for the driveway spacing request. Staff stated the developer had an approved preliminary plat for the property. VA February 20, 2014 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: S-1471-A Mr. Frazier questioned since the original approval included three (3) lots did the Commission not need to approve the reduction to two (2) lots. Staff stated at an administrative level they were allowed to reduce the number of lots to two (2). There was no further discussion of the item. A motion was made to approve the withdrawal request of the item. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A