HomeMy WebLinkAboutS-0867-FFFFFFF Staff AnalysisITEM NO.: 1, S-867-FFFFFFF
NAME: Chenal Valley Tract 1 Revised Preliminary Plat
LOCATION: located on the Northeast corner of Rahling Road and Chenal Parkway
Planning Staff Comments:
1. Provide notification of abutting property owners complete with the certified abstract
list, notice form with affidavit executed and proof of mailing. The notices must be
mailed no later than October 15, 2008. The Office of Planning and Development
must receive the proof of notice no later than October 24, 2008.
2. Expand the plat boundaries to take in the entire access easement both along the
rear of the lots and along the eastern edge.
3. Provide the source of title of the landowner in the general notes section of the
proposed preliminary plat.
4. Provide the minimum lot size in the general notes section of the site plan.
5. Provide any areas proposed for open space.
6. Provide the name of the proposed cul-de-sac street.
7. Provide a preliminary storm drainage analysis.
8. Provide a preliminary drainage plan.
9. Provide the names of owners of abutting property.
10. Provide the zoning classification within and of abutting property.
11.The plat indicates phasing will be market driven. Will grading take place on one or
multiple lots with the development of the first lot.
12. Provide the building line adjacent to the cul-de-sac street.
13. The street construction of the private drive is to be commercial street standard
including a sidewalk on both sides of the drive.
14.The site plan indicates the placement of a private commercial street. Where is the
street located?
15. Provide the location of the proposed driveways. If no drives are proposed along the
two abutting arterial streets please provide a restrictive access easement on the
proposed plat.
Variance/Waivers:
1. A variance to allow the development of lots with a private commercial street, Section
31-231.
2. A variance to allow lots sizes less than the typical 2 acre minimum lot size for 0-2,
Office and Institutional zoned property, Section 36-280(e)(2).
Public Works Conditions:
1. A 75 to 100 foot radial dedication of right-of-way is required per the Master Street
Plan at the intersection of Rahling Road and Chenal Parkway.
2. Private access is proposed for these lots. In accordance with Section 31-207,
private streets must be designed to the same standards as public streets. A
Item # I .
minimum access easement width of 60 feet is required and street width of 36 feet
from back of curb to back of curb. With site development, provide the design of the
street conforming to the Master Street Plan. Construct street improvement to the
proposed streets including 5-foot sidewalks on both sides with the planned
development.
3. The proposed street into the subdivision off Chenal Parkway should be designed as
a 36 foot commercial street with sidewalks on both sides. This design is inconsistent
with street designs standards found in the Master Street Plan. If you have any
questions or desire additional information, please contact Bill Henry in Traffic
Engineering at 379-1816.
4. The applicant is proposing widening of an additional 12 feet on Chenal Parkway for
a right turn lane. At the right-in/right-out driveway, the island should be moved out of
the right turn lane.
5. Sidewalks with appropriate handicap ramps are required in accordance with Section
31-175 of the Little Rock Code and the Master Street Plan along Chenal Parkway.
6. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The proposed west driveway off
Rahling Road does not meet the spacing requirements of 300 feet and must be
removed.
7. Show the proposed driveway aprons off the future commercial street.
8. The round -a -bout should be designed per the FHWA design guidelines.
9. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
10. Provide a letter prepared by a registered engineer certifying intersection sight
distance at proposed intersections complies with 2004 AASHTO Green Book
standards.
11.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. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved prior
to the start of construction. If the applicant is desiring an advanced grading
variance, when is grading proposed to start and what will graded.
12.If an advanced grading variance is approved, a perimeter buffer strip shall be
temporarily maintained around disturbed areas and shall be 6% of the lot width and
depth with a minimum width of 25 feet and a maximum width of 40 feet.
13.The scale shown on plan is incorrect. The scale should be (1" = 60').
14. Per the Master Street Plan since Rahling Road and Chenal Parkway are an
arterial/arterial intersection, Rahling Road at the intersection should be constructed
with dual left turn lanes, 2 thru lanes, and a right turn lane.
15.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve
Philpott) for more information.
16. Coordinate design of traffic signal upgrade with proposed street improvements.
Plans to be forwarded to Traffic Engineering for approval.
17.On site striping and signage plans should be forwarded to Public Works, Traffic
Engineering for approval with the site development package.
18. Plans of all work in 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) 379-1805 (Travis Herbner).
Item # 1.
a
19.Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit
prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-
1805 (Travis Herbner) for more information.
20. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
21.If an advanced grading variance is approved, vegetation must be established on
disturbed area within 21 days of completion of harvest activities.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements for this project. Contact
LRWWU for additional information.
Entergy: No comment received.
Center -Point Enerav: No comment received
AT & T: 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. Please submit plans for water facilities and/or fire protection
system to Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler
systems which do not contain additives such as antifreeze shall be isolated with a
double detector check valve assembly. If additives are used, a reduced pressure zone
backflow preventer shall be required. 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. 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
for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route,
Planninq 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, October 15, 2008.
Item # 1.
October 30, 2008
ITEM NO.: 1 FILE NO.: S-867-FFFFFFF
NAME: Chenal Valley Tract 1 Preliminary Plat
LOCATION: Located on the Northeast corner of Rahling Road and Chenal Parkway
DEVELOPER:
Deltic Timber Corp.
7 Chenal Club Boulevard
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 9.947 acres NUMBER OF LOTS: 6 FT. NEW STREET: 2,300 LF
CURRENT ZONING- C-3, General Commercial and 0-2, Office and Institutional
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.11
VARIANCESMAIVERS REQUESTED:
1. A variance from the Subdivision Ordinance to allow the development of lots with a private
commercial street, Section 31-231.
2. A variance from the Zoning Ordinance to allow lots sizes less than the typical 2 acre
minimum lot size required for 0-2, Office and Institutional zoned property, Section
36-280(e)(2).
BACKGROUND:
A preliminary plat for this site was approved on December 12, 2004. The preliminary plat
approved Lots A-G of the Chenal Valley Tract 1 Subdivision. Per Section 31-94(e) a
preliminary plat approved by the Planning Commission shall be effective and binding upon
the Commission for two (2) years from the date of approval or as long as work is actively
progressing, at the end of which time the final plat application for the subdivision must have
October 30, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.
FILE NO.: S-867-FFFFFFF
been submitted to planning staff for final approval. The applicant has not provided staff with
the final plat application within the required time frame. The preliminary plat approval has
expired.
A. PROPOSAUREQUEST:
The applicant is requesting the creation of a six lot plat from this 9.947 acre tract. The
lots range in size from 1.06 acres to 3.09 acres with the average lot size proposed
being 1.7 acres. The development is proposed with 2,300 linear feet of new private
street developed to commercial street standards per the Subdivision Ordinance. The
lots are proposed developed with a private commercial street constructed in a 60 foot
access easement along the rear of the lots to limit the number of curb -cuts along the
two abutting arterial streets. The request includes a variance to allow the creation of
this private commercial street. The lots are proposed with a 50-foot building line along
Chenal Parkway and a 35-foot building line along Rahling Road.
The request includes a variance from Section 36-280(e)(2) to allow lots with less than
the two (2) acre minimum lot size for 0-2, Office and Institutional zoned property. The
lot area of Lots 1 and 2 is proposed containing 1.59 and 1.61 acres respectively. The
remaining lots are zoned C-3, General Commercial District which requires a minimum
lot area of 14,000 square feet. The lots indicated far exceed this minimum
requirement. (The applicant has filed a request to rezone the entire plat area to C-3,
General Commercial District. This item is scheduled to be before the Commission at
their November 13, 2008, public hearing.)
The request also includes a variance from the Land Alteration Ordinance to allow
advanced grading of the site with the construction of the basic infrastructure for the
lots.
B. EXISTING CONDITIONS:
This wooded site abuts Chenal Parkway and Rahling Road. The property to the north
along Chenal Parkway is wooded and the area to the east along Rahling Road is also
wooded. South of the site is a developed area containing neighborhood commercial
uses, offices, a branch bank and a branch library. Across Chenal Parkway to the west
an office building is under construction and a condominium development is also under
construction. To the southwest is the Promenade Shopping Center.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property owners. All
abutting property owners of the site along with the Coalition of West Little Rock
Neighborhoods were notified of the Public Hearing.
OA
October 30, 2008
SUBDIVISION
ITEM NO.: 1 Cont. FILE NO.: S-867-FFFFFFF
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIO
1. A 75 to 100 foot radial dedication of right-of-way is required per the Master Street
Plan at the intersection of Rahling Road and Chenal Parkway.
2. Private access is proposed for these lots. In accordance with Section 31-207,
private streets must be designed to the same standards as public streets. A
minimum access easement width of 60 feet is required and street width of 36 feet
from back of curb to back of curb. With site development, provide the design of
the street conforming to the Master Street Plan. Construct street improvements
to the proposed streets including 5-foot sidewalks on both sides with the planned
development.
3. The proposed street into the subdivision off Chenal Parkway should be designed
as a 36 foot commercial street with sidewalks on both sides. This design is
inconsistent with street designs standards found in the Master Street Plan. If you
have any questions or desire additional information, please contact Bill Henry in
Traffic Engineering at 379-1816.
4. The applicant is proposing widening of an additional 12 feet on Chenal Parkway
for a right turn lane. At the right-in/right-out driveway, the island should be moved
out of the right turn lane.
5. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan along Chenal
Parkway.
6. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The proposed west driveway off
Rahling Road does not meet the spacing requirements of 300 feet.
7. Show the proposed driveway aprons off the future commercial street.
8. The round -a -bout should be designed per the FHWA design guidelines.
9. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
10. Provide a letter prepared by a registered engineer certifying intersection sight
distance at proposed intersections complies with 2004 AASHTO Green Book
standards.
11. 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. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved
prior to the start of construction.
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October 30, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFF
12. If an advanced grading variance is approved, a perimeter buffer strip shall be
temporarily maintained around disturbed areas and shall be 6% of the lot width
and depth with a minimum width of 25 feet and a maximum width of 40 feet.
Vegetation must be established on disturbed area within 21 days of completion of
harvest activities
13. Per the Master Street Plan since Rahling Road and Chenal Parkway is an
arterial/arterial intersection, Rahling Road at the intersection should be
constructed with dual left turn lanes, 2 thru lanes, and a right turn lane.
14. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve
Philpott) for more information.
15. Coordinate design of traffic signal upgrade with proposed street improvements.
Plans to be forwarded to Traffic Engineering for approval.
16. On site striping and signage plans should be forwarded to Public Works, Traffic
Engineering for approval with the site development package.
17. Plans of all work in 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) 379-1805 (Travis Herbner).
18. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit
prior to doing any work in the right-of-way. Contact Traffic Engineering at (501)
379-1805 (Travis Herbner) for more information.
19. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
Contact LRWWU for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: 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
rd
October 30, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.
F
G.
FILE NO.: S-867-FFFFFFF
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. Please submit plans for water facilities and/or
fire protection system to Central Arkansas Water for review. Plan revisions may be
required after additional review. Contact Central Arkansas Water regarding
procedures for installation of water facilities and/or fire service. Approval of plans by
the Arkansas Department of Health Engineering Division and Little Rock Fire
Department is required. Fire sprinkler systems which do not contain additives such as
antifreeze shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone backflow preventer shall be required. 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. 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 for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
SUBDIVISION COMMITTEE COMMENT -
(October 9, 2008)
Mr. Joe White of White-Daters and Associates was present representing the request.
Staff presented an overview of the development stating there were additional items
necessary to complete the review process. Staff requested Mr. White provide the
average lot size in the general notes section of the preliminary plat. Staff also
requested the developer provide the proposed building lines along the cul-de-sac.
Staff stated the proposed rear drive was to be constructed to Commercial Street
standard including curb, gutter and sidewalk on both sides.
Public Works comments were addressed. Staff stated the proposed plat should
include street construction and widening along Chenal Parkway to add a right turn
lane. Staff stated the drives indicated on the plat along Chenal Parkway and Rahling
Road were right in and right out accesses which staff supported. Staff stated
streetlights were required per Section 31-403 of the code of ordinances. Staff also
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October 30, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.
FILE NO.: S-867-FFFFFFF
questioned the limits of the proposed grading and the time frame for the grading to
occur.
Staff noted comments from the various other reporting departments and agencies
suggesting the applicant contact these agencies for additional information. There
being no further issues for discussion, the Committee then forwarded the item to the
full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
issues raised at the October 9, 2008, Subdivision Committee meeting. The applicant
has provided the average lot size in the general notes section, provided the building
line along the cul-de-sac street and provided the limits of grading and the time frame
for grading.
The request is to allow the creation of a six lot plat from this 9.947 acre tract. The lots
range in size from 1.06 acres to 3.09 acres with the average lot size proposed being
1.6 acres. The lots as proposed require a variance from the 0-2, Office and
Institutional zoning district to allow the creation of lots with less than the two acre
minimum requirement (Section 36-280(e)(2)). Staff is supportive of the variance
request. The applicant has filed a rezoning request for this site to zone the entire plat
area to C-3, General Commercial District to clarify the current zoning lines. This
request will be heard by the Commission at their November 13, 2008, public hearing.
The lots as proposed, are more than adequate to meet the lot development criteria for
C-3, General Commercial District zoned property.
A 50-foot building line along Chenal Parkway and a 35-foot building line along Rahling
Road are indicated. The building lines are more than adequate to meet the typical
building setback for C-3, General Commercial District and 0-2, Office and Institutional
zoned property.
The development is proposed with 2,300 linear feet of new private street developed to
commercial street standards per the Subdivision Ordinance. The private commercial
street will be constructed in a 60 foot access easement along the rear of the lots to
limit the number of curb -cuts along the two abutting arterial streets. Along Chenal
Parkway a right in right out curb cut is proposed along the common lot line of Lots 3
and 4. On Rahling Road, a right in right out curb cut is proposed on the common lot
line of Lots 4 and 5. The plat indicates a variance request to allow the creation of a
private commercial street or access easement along the rear of the lots. The access
easement will be constructed to the standards established by the Subdivision
Ordinance.
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October 30, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFF
The applicant has not addressed the vehicular acceleration lane on Chenal Parkway.
A vehicle acceleration lane should be constructed for left turns onto Chenal Parkway
per AASHTO standards. One of the dual left turn lanes in and out of the site should be
striped out until a signal light is installed when traffic warrants are met. The applicant
must also provide a certification prepared by a professional engineer of sufficient
intersection site distance per AASHTO standards. The preliminary plat has removed
the round about on the new private street located along the western perimeter. Staff
recommends this round -a -bout be installed at the proposed 4 way intersection.
The request includes a variance from the Land Alteration Ordinance to allow advanced
grading of the site with the construction of the basic infrastructure for the lots.
According to the applicant, the variance request is necessary to allow the site to
balance and allow the basic infrastructure to be installed during the first phase of
construction. The grading will take place for the entire site when development is
imminent on the first lot.
Staff is supportive of the proposed preliminary plat and the associated variances. To
staffs knowledge there are no outstanding issues associated with the request. Staff
feels the creation of this six lot plat proposed for future development is appropriate for
this site.
STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff recommends approval of the variance request to allow the creation of lots with
less than the two acre minimum requirement of the 0-2, Office and Institutional Zoning
District.
Staff recommends approval of the variance request to allow the creation of a private
commercial street to serve the lots.
Staff recommends approval of the variance request from the Land Alteration
Ordinance to allow grading of the entire site with the development of the first lot.
Staff recommends a vehicle acceleration lane should be constructed for left turns onto
Chenal Parkway per AASHTO standards. One of the dual left turn lanes in and out of
the site must be striped out until a signal light is installed when traffic warrants are met.
Staff recommends the applicant provide a certification prepared by a professional
engineer of sufficient intersection site distance per AASHTO standards.
Staff recommends a round -a -bout be installed at the proposed 4 way intersection
within the site.
VA
October 30, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.
PLANNING COMMISSION ACTION-
FILE NO.
(OCTOBER 30, 2008)
7-FFFFFFF
The applicant was present. There were no registered objectors present. Staff presented the
item with a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff presented a recommendation of approval of the variance request to allow the creation of
lots with less than the two acre minimum requirement of the 0-2, Office and Institutional
Zoning District. Staff also presented a recommendation of the variance request to allow the
creation of a private commercial street to serve the lots and the variance request from the
Land Alteration Ordinance to allow grading of the entire site with the development of the first
lot. Staff presented a recommendation a vehicle acceleration lane be constructed for left
turns onto Chenal Parkway per AASHTO standards. One of the dual left turn lanes in and
out of the site must be striped out until a signal light is installed when traffic warrants are met
and the applicant provide a certification prepared by a professional engineer of sufficient
intersection site distance per AASHTO standards. Staff presented a recommendation a
round -a -bout be installed at the proposed 4 way intersection within the site.
There was no further discussion of the item. The chair entertained a motion for placement of
the item on the Consent Agenda for approval as recommended by staff. The motion carried
by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
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