Loading...
HomeMy WebLinkAboutS-0867-NNN Staff AnalysisOctober 15, 1998 ITEM NO.: A FILE NO.: 5-867-NNN NAME: Chenal Valley Phase II Commercial - Preliminary Plat LOCATION: Southeast and southwest corners of Highway 10 and Chenal Parkway DEVELOPER: ENGINEER• Deltic Timber Corp. White-Daters and Assoc. 7 Chenal Club Cr. 401 S. Victory Little Rock, AR 72211 Little Rock, AR 72201 AREA: 53.3 Acres NUMBER OF LOTS: 20 FT. NEW STREET: 2,725 ZONING: C-2, C-3, 0-2, R-2 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES/WAIVERS REQUESTED: None A. PROPOSAL: The applicant proposes to subdivide 53.3 acres into 20 lots. The majority of the property is zoned C-3, with small portions of 0-2, C-2 and R-2. The average lot size is 68,750 square feet. The applicant is also proposing 2,725 linear feet of new streets. The lots will be final platted one at a time, as each is sold. B. EXISTING CONDITIONS: The property is currently undeveloped and mostly wooded. The property to the east, west and south is undeveloped R-2 zoned property, with the exception of the Duquesne Subdivision which is developing to the southwest of this property. C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comment as of this writing. The Aberdeen Court Neighborhood Association was notified of the public hearing. October 15, 1998 SUBDIVISION ITEM NO.: A Cant. FILE NO.: S-867-NNN D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. NPDES and grading permits are required prior to construction, site grading and drainage plan will need to be submitted and approved. Applicant should provide FIRM Community Panel Number, effective date and flood zone information. 2. Provide design of Chenal Parkway (from Hwy. 10 to south boundary) per the Chenal Parkway Master Street Plan including sidewalks and right turn lanes. Also provide Hwy. 10 improvements and commercial streets per the Master Street Plan. Construct streets improvements with planned development. 3. The blocks are less than 600 feet as required in Sec. 31-285 which causes traffic circulation problems. 4. Radius on Germay Drive is less than 275 foot minimum required per Sec. 31-209 and 283. 5. Stormwater detention ordinance applies to this property. 6. Easements for proposed stormwater detention facilitates are required. 7. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 8. Street improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. 9. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction. 10. 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. 11. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 12. Utility excavation within proposed rights -of -way shall be per Article V of Sec. 30. 13. Developer shall fund one-half of the cost for future signal installation at Hwy. 10 and Chenal Parkway. 14. A modified median cut to permit left turns in and left turns out for the first drive south of Cantrell Road on the east side of Chenal Parkway is acceptable. This cut will be designed to provide protected movements with acceleration/deceleration lanes for both turning movements. The other access from Cantrell Road is not as safe for these tracts. Therefore, staff supports a waiver to allow the median cut with construction as noted and with the provision that the property on the K, October 15, 1998 SUBDIVISION ITEM NO.: A (font.) FILE NO.: 5-867-NNN west side of Chenal Parkway have only a right-in/right- out driveway. 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: No Comment received. Water: Water main extensions will be required. Existing waterline easements should be required. Fire Department: Fire hydrants must be placed per code. Contact Dennis Free at 918-3752 for further details. county Planning: No Comments. 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: Staff has received no revised preliminary plat since the Subdivision Committee meeting. The applicant has informed staff that he is working on a revised plat which addresses the Public Works issues, primarily the location of the new streets. The applicant noted that a deferral would be in order. H. STAFF RECOMMENDATIONS: Staff recommends deferral of the preliminary plat to the June 11, 1998 Planning Commission agenda. The revised preliminary plat will need to be reviewed by the Subdivision Committee on May 21, 1998. SUBDIVISION COMMITTEE COMMENT: Joe White was present, representing the application. Staff gave a brief description of the preliminary plat. Mr. White noted that the lots would be final platted one at a time as each is sold. The Public Works comments were reviewed. Bruce Kemmet noted that Miramont Street is located too close to the Hwy. 10/Chenal 3 October 15, 1998 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-867-NNN Intersection. The future traffic signal at that intersection was also discussed. Mr. Kemmet noted that this developer will be responsible for 50 percent of the signal's cost. After additional discussion, the item was forwarded to the full Commission for final action. PLANNING COMMISSION ACTION: (APRIL 30, 1998) Staff informed the Commission that the applicant had requested that the item be deferred to the June 11, 1998 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the June 11, 1998 agenda. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. STAFF NOTE The applicant submitted a letter to staff on May 21, 1998 requesting that the item be deferred to the July 23, 1998 agenda. The applicant notes that various Public Works issues need to be worked out. Staff recommends approval of the deferral request. The revised preliminary plat will need to be reviewed by the Subdivision Committee on July 2, 1998. PLANNING COMMISSION ACTION: (JUNE 11, 1998) Staff informed the Commission that the applicant had submitted a letter requesting that the item be deferred to the July 23, 1998 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the July 23, 1998 agenda. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998) Tim Daters was present, representing the application. He stated that no revisions had been made to the preliminary plat, as he had been attempting to work out the Public Works issues associated with the plat. 4 October 15, 1998 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-867-NNN Mr. Daters and Bob Turner, of Public Works, indicated that there were still Public Works issues/requirements to be resolved. Mr. Daters stated that if these issues could not be worked out prior to July 9, 1998, then another deferral will be requested. As of this writing, staff has not heard back from Mr. Daters. PLANNING COMMISSION ACTION: (JULY 23, 1998) Staff informed the Commission that the applicant had submitted a letter to staff requesting that the item be deferred to the September 3, 1998 agenda. Staff supported the deferral request. The Commission voted to waive their bylaws and accept a third deferral request from the applicant with a vote of 11 ayes and 0 nays. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the September 3, 1998 agenda. A motion to that effect was made. The motion passed by a vote of 11 ayes, and 0 nays. SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 1998) Tim Daters was present, representing the application. Mr. Daters stated that the proposed preliminary plat would be reduced in area and number of lots. He also stated that the proposed rights -of -way would be reduced. Mr. Daters noted that copies of the revised preliminary plat would be provided to staff. STAFF UPDATE: A revised preliminary plat was submitted to staff on August 20, 1998. The area of the plat has been reduced from 53.3 acres to 32.2 acres, eliminating a portion of the property at the southwest corner of Hwy. 10 and Chenal Parkway. The number of lots has been reduced from 20 to 8. Three (3) internal streets have also been eliminated. Shared driveway locations are shown for Lots 1-6. The proposed lots meet the minimum lot area and widths as required by ordinance, with the exception of Lots 1 and 5. Lots 1 and 5 drop slightly below the minimum 2 acre tract size as required by the Hwy. 10 Overlay Ordinance. Several of the proposed drives have less than 300 feet of separation, as required by ordinance, and need to be eliminated (see Public Works Comments to follow). 5 October 15, 1998 SUBDIVISION ITEM NO.: A Cont. FILE NO.: S-867-NNN Otherwise, there appear to be no further planning issues associated with the proposed plat. However, Public Works has the following concerns relating to driveway spacing and right-of-way design standards: 1. Remove drive between Lots 1 and 3 as it is less than 300 feet from the intersection. 2. Remove drive between Lots 4 and 5 as there is less than 300 feet of spacing. Adequate access can be provided with remaining drives between Lots 3 and 4 and Lots 5 and 6. 3. Drive between Lots 1 and 2 shall be right-in/right-out per Chenal Parkway standards. 4. Construct Northfield Drive to collector intersection standards per Chenal Plan. 5. Reconstruct Chenal from existing Boulevard north to Cantrell Road to Chenal Parkway standards with 4 lanes and divided median. 6. Reconstruct Chenal/Cantrell intersection to provide right turn lane on Cantrell and acceleration lane east bound for exiting traffic from Chenal turning right onto Cantrell. The applicant and Public works have indicated that they will attempt to work out these issues prior to the public hearing. Staff will update the Commission at the agenda meeting. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the following conditions: 1. Resolving the outstanding issues as noted in the "Staff Update." 2. Compliance with the comments noted in paragraphs D and E of this report. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998) Staff informed the Commission that the item needed to be deferred for cause in order to allow the applicant additional time to work out street improvement issues associated with Chenal Parkway. Staff recommended deferral to the October 15, 1998 agenda. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the October 15, 1998 agenda. A motion to that effect was made. The motion was passed by a vote of 10 ayes, 0 nays and 1 absent. 6 October 15, 1998 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: 5-867-NNN STAFF UPDATE: The applicant submitted a revised plat to staff on September 30, 1998. The revised plat appears to conform to all of the issues raised by staff and noted in the previous "staff update" on pages 5 and 6 of this report. All of the lots abutting Highway 10 are at least two (2) acres in size as required by the Hwy. 10 Overlay Ordinance. All of the drives now comply with the minimum 300 foot separation also required by ordinance. The applicant has agreed to construct Chenal Parkway, from the southern boundary of the plat to Highway 10, to principal arterial standards with a divided median, as required by Public works. The applicant has also agreed to construct the drive between Lots 1 and 2 to Chenal standards. To staff's knowledge, there are no other outstanding issues associated with this preliminary plat. REVISED STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to compliance with the conditions as noted in paragraphs D and E and the "Staff Update" on pages 5 and 6 of this report. PLANNING COMMISSION ACTION: (OCTOBER 15, 1998) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the within the Consent Agenda for approval A motion to that effect was made. The 8 ayes, 0 nays and 3 absent. Commission for inclusion as recommended by staff. motion passed by a vote of 7