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HomeMy WebLinkAboutS-0867-TT Staff AnalysisMay 16, 1995 ITEM NO.: 2 FILE NO.: S-868-II NAME: CHENAL VALLEY OFFICE PARK -- PRELIMINARY PLAT LOCATION: At the southeast corner of Chenal Parkway and Chenal Valley Dr. DEVELOPER• ENGINEER: Jack McCray Joe White DELTIC FARM & TIMBER CO., IND. 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: 48.13 ACRES NUMBER OF LOTS: 4 FT. NEW STREET: 1,865 ZONING: 0-2 PROPOSED USES: Office and Commercial PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The applicant proposes the subdivision of a 48.13 acre tract into a four -lot office and commercial subdivision, and the extension of an 1,865 foot public street into the subdivision. The site is proposed to include a lake, and this lake, as well as being developed as a water feature, will act as a stormwater detention area for the subdivision and for the land "up -stream". The lake - detention area is to be a separate tract from the abutting lots. The Chenal Parkway, Chenal Valley Dr. and north boundary of the property are proposed to have a buffer along the property line of the subdivision, (again, designated as tracts),ranging in width of from 100 feet along Chenal Parkway, 30 feet along Chenal Valley Dr., and a minimum of 50 feet along the north property line (expanding to 100 feet at the mid -point along the north property line). The proposed internal street is to be extended to the east boundary of the subdivision so that it can be extended eastward in the future to connect with the future outer loop road which is to be located approximately 750 feet to the east. No variances are requested. A. PROPOSAL/REQUEST: Review and approval by the Planning Commission is requested for a preliminary plat for a four -lot office and commercial subdivision. May 16, 1995 i�_WSK+1I1 ITEM N 2 Cont. FILE NO.: S-868-II B. EXISTING CONDITIONS: The site is currently undeveloped and is heavily wooded. The current zoning of the site is 0-2, and is part of a larger 0-2 zoned district which includes the land to the north and south of the proposed subdivision site. The land to the northeast is zoned R-2. Across Chenal Parkway is an MF-6 zoned tract. Across Chenal Valley Dr. to the west is a Little Rock Fire Station, which is on a lot in an office and commercial subdivision which was previously approved. C. ENGINEERING UTILITY COMMENTS: The Public Works staff comments that: 1) clarification of some issues regarding the lake and dams, the proposed street system design, etc. are required; 2) sidewalks must -be provided on both sides of the interior street and along Chenal Valley Dr.; 3) an analysis must be provided on how this site fits in with the walk/bath path for Chenal Parkway; 3) variances must be requested if grades on streets are to exceed maximum allowed by Ordinance; 4) an engineering stability analysis will be required on the dams; 5) erosion control plan and a site grading plan must be provided, and all City, state, and federal permits must be obtained before any construction or clearing is begun; 6) the three-way intersection which is proposed must be combined into one at Chenal Valley Dr.; and, 7) the required stormwater detention analysis must be provided. Water Works comments that, in addition to the normal connection fees, an acreage charge of $300 per acre applies. On -site fire protection may be required. Wastewater comments that sewer main extensions, with easements, will be required. Arkansas Power and Light Co. will require a 15 foot easement along the east side of Chenal Valley Dr. and the south side of the interior street. Southwestern Bell Telephone Co. did not furnished comments. Arkansas Louisiana Gas Co. approved the submittal without comment. The Fire Department approved the submittal without comment. The Parks and Recreation Department commented that the development provides an opportunity to enhance pedestrian `a May 16, 1995 SUBDIVISIQI�j ITEM NO.: 2(Cont.)FILE NO.: S-868-II and bicycle linkages, and that Parks encourages the developer provide a bikeway through the drainage easement. D. ISSUESILEGALITECHNI_C_ALLDESIGN: The Neighborhoods and Planning staff comments that, in addition to the information supplied with the application, the following information is required to be furnished: 1) Sec. 31-87 specifies that the name and address of the owner of record and the source of title giving deed record book and page number, or instrument number are to be supplied. 2) Sec. 31-89 requires that the names of recorded subdivisions abutting the proposed subdivision, with plat book and page number or instrument number be shown. "Abutting" includes properties across the street from the site. There is a platted subdivision to the west, and the name of this subdivision is not shown. This section also requires that, on commercial subdivisions, the names of all abutting property owners are to be shown. It is presumed that Deltic Farm & Timber Co. is the sole owner, except for the City of Little Rock which owns the fire station which is located across Chenal Valley Dr. to the west. 3) Sec. 31-87 specifies that the linear feet in streets, the average size of lots and the minimum lot size, the source of water and means of wastewater, and existing and proposed covenants and restrictions are to be indicated. 4) Sec. 31-89 requires that the proposed design for streets (with proposed street names), with sidewalks shown, are to be indicated. 5) Sec. 31-89 requires that "natural features" (drainage channels, bodies of water, wooded areas, etc.) and "cultural features" (existing and plated streets, bridges, culverts, utility lines, pipelines, power transmission lines, easements, park areas, structures, section lines, etc.) within and immediately surrounding the proposed subdivision be shown. This section also requires that on all watercourses entering the tract, the drainage area above the point of entry shall be noted. 6) Sec. 31-89 requires that all monuments are to be shown, and that adequate physical descriptions of the monuments be noted. 3 May 16, 1995 SQBDIVISIQN ITEM NO.: 2__(Cont.)FILE NO.: S-868-II 7) Sec. 31-89 requires that the zoning classifications within the plat area and of abutting areas are to be shown. 8) Sec. 31-89 requires that the survey be filed with the office of the State Surveyor. 9) Sec. 31-89 requires that a phasing plan be stipulated. There is no indication of the phasing of this development. 10) Sec. 31-91 requires that the certifications of preliminary engineering and surveying accuracy be executed. 11) Sec. 31-93 requires that a preliminary Bill of Assurance be filed with the application 12) Sec. 31-202 requires that, in the case of temporary dead-end streets which are stub streets designed to provide future connection with unsubdivided adjacent areas, the Planning Commission may require a temporary easement for a turn -around. A sign is also to be provided to indicate that the street is eventually to be continued. 13) Sec. 31-201 prohibits the developer from retaining a parcel of land lying between a newly created "boundary street" and a former property line, the purpose of which would be to deny access by abutting owners. The street along the north boundary of Lot 4 is a boundary street, and there is a narrow tract left over to the north of the boundary street. This tract cannot be retained for "the purpose of deny(ing) access to abutting owners". E. ANALYSIS• The Public Works staff will require a change in the intersection of the new interior roadway and Chenal Valley Dr. The applicant has indicated that he will consult with the Traffic Engineering staff. The applicant has indicated that there is an adopted pedestrian path system for Chenal Valley, and that he will work with the Public Works staff regarding the requirements for sidewalks along Chenal Parkway. The Neighborhoods and Planning comments contain deficiencies which can easily be supplied, and no not prohibit the preliminary plat from being approved. The deficiencies must be included, however, on the file copy of the plat. 4 May 16, 1995 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-868-II The matter of phasing of the development needs to be addressed. Regarding the shallow tract which separates the north boundary street from the north property line, the applicant states that, since the applicant for this subdivision is also the owner of the land to the north, there is no issue involving denying access from the abutting land. The owner wishes, says the applicant, to continue the landscaping buffer around the entire perimeter of the subdivision, and this tract is part of that buffer. With this explanation, the prohibition cited in Sec. 31-201 is moot. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat. SUBDIVISION COMMITTEE COMMENT: (APRIL 27, 1995) Mr. Joe White, the project engineer, was present. Staff presented the proposed preliminary plat, and reviewed with Mr. White the comments contained in the discussion outline. Since the plan which was submitted contained a private interior street, this issue produced the majority of the discussion. Staff related that a through street is ineligible to be a private street. Mr. white responded that the developer would amend the application to change the interior street to a public street. The issue of the shallow tract along the north boundary of the site was discussed, and Mr. White pointed out that the abutting land is owned by the applicant, thus making the access issue to abutting lands moot. The Committee reviewed with Mr. White the deficiencies of the submittal, and Mr. White responded that he would make the needed changes and supply the information required. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (MAY 16, 1995) Staff reported that all issues had been resolved. Staff recommended approval of the preliminary plat. The item was included on the Consent Agenda for approval, and was approved with the approval of the Consent Agenda with the vote of 11 ayes, 0 nays, 0 abstentions, and 0 absent. 61