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HomeMy WebLinkAboutS-0200-K Staff AnalysisITEM NO.: 1 FILE NO.: S-200-K NAME: Northwest Territory Phase II Addition Preliminary Plat LOCATION: located North of Cantrell Road, East of Chenal Parkway. Planning Staff Comments: lt,� 5{aL� At 3 c,"_\LQa_*LA. 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 a storm drainage analysis. 3. Provide a preliminary storm drainage plan. 4. Provide the names of recorded subdivision abutting the plat area indicated. 5. Provide the names of owners of all abutting lands. Variance/Waivers: None requested. Public Works: 1. The standard conditions shown on thd)plans as `Public Works Notes" apply to the plat. 2. Additional right-of-way and turn lanes will be required at the intersection of the Northwest Territory Parkway with Cantrell Road and Chenal Parkway. At Cantrell Road, provide five lanes with 250-feet of stacking spaces (northbound through, 2 south bound left turn lanes, southbound through and south bound right). At Chenal Parkway provide four lanes (north bound through, 2 south bound left turn lanes, south bound right/through). 3. Temporary cul-de-sacs may be required depending on phasing of development. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. 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. There will be limits to floor elevations allowed in this area. The limits will be determined by the uses and the required fire flows. Water main extensions will be required. The hilltop adjacent to this plat CANNOT be served because developer chose to install a main that is inadequate to supply the elevations in that area. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. Counter Planniinn : No comment. CATA: No comment received. Planning Division: No comment. Landscape: No comment. Revised platiplan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, November 3, 2004. December 2, 2004 ITEM NO.: 1 FILE NO.: S-200-K NAME: Northwest Territory Phase II Addition Preliminary Plat LOCATION: Located North of Cantrell Road, East of Chenal Parkway. DEVELOPER: Pfeifer Development Company 900 South Shackleford Road, Suite 409 Little Rock, AR 72211 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 37.51 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT Variance/Waivers: NUMBER OF LOTS: 4 FT. NEW STREET: 6530 LF C-3 — General Commercial District, 0-3 — General Office District and MF-18 — Multi -family District 20 — Pinnacle Planning District 42.05 None requested. A. PROPOSAL/REQUEST: The Little Rock Board of Directors adopted Ordinance No. 19,054 on February 17, 2004 zoning the area to C-3, 0-3 and MF-18. The applicant is now proposing a preliminary plat for the area. The preliminary plat includes four lots totaling 37.51 acres. Two of the lots are zoned C-3 and contain 3.23 acres and 1.72 acres. One lot is zoned 0-3 containing 7.23 acres and one lot is zoned MF- 18 containing 17.13 acres. The applicant is proposing the development of 6530 linear feet of new streets as a part of the development. Northwest Territory Parkway, a collector street, will be extended from Cantrell Road to the north/northwest intersecting with Chenal Parkway and Northwest Territory Court will be constructed to Commercial Street standard. December 2, 2004 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-200-K The applicant has indicated the development will be phased based on the market demand. The proposed preliminary plat indicates the source of water from Central Arkansas Water and the means of wastewater disposal from Little Rock Wastewater Utility. No portion of the site is located within a floodway/floodplain. The applicant has indicated the average slope of the lots is ten percent with ranges from five to fifteen percent. B. EXISTING CONDITIONS: The property is undeveloped and mostly tree -covered. The property has varying degrees of slope. There is one (1) single-family residence located at the southeast corner of the overall property (19400 Cantrell Road) which takes access from Cantrell Road. The general area contains a mixture of uses and zoning. There is a convenience store, mini -warehouse development, apartment complex and Easter Seals residential facility located along Chenal Parkway, within the Northwest Territory Subdivision. There are single-family residences on large tracts located to the northwest, with undeveloped R-2 zoned property located to the north. There are single-family homes on large tracts and undeveloped C-3 zoned property to the south across Cantrell Road. There is undeveloped R-2 zoned property and a private school located to the east along the north side of Cantrell Road. A church, single-family residences and undeveloped R-2 zoned property are located to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area neighborhood association. The abutting property owners along with the Aberdeen Court Property Owners Association, the Duquesne Place Property Owners Association, the Margaux Place Property Owners Association, the Maywood Manor Neighborhood Association and the Pinnacle Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: 1. The standard conditions shown on the plans as "Public Works Notes" apply to the plat. 2. Additional right-of-way and turn lanes will be required at the intersection of the Northwest Territory Parkway with Cantrell Road and Chenal Parkway. At Cantrell Road, provide five lanes with 250-feet of stacking spaces (northbound through, 2 south bound left turn lanes, southbound through and south bound right). At Chenal Parkway provide four lanes (north bound through, 2 south bound left turn lanes, south bound right/through). 3. Temporary cul-de-sacs may be required depending on phasing of development. 2 December 2, 2004 SUBDIVISION ITEM NO.: 1(Cont.)FILE NO.: S-200-K E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Ener : 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. There will be limits to floor elevations allowed in this area. The limits will be determined by the uses and the required fire flows. Water main extensions will be required. The hilltop adjacent to this plat CANNOT be served because developer chose to install a main that is inadequate to supply the elevations in that area. Fire Department: Place fire hydrants per code Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: Contact the Little Rock Fire (October 28, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated the proposal was a preliminary plat to subdivide 37 plus acres of commercial, office and multi -family zoned property into four lots. Staff noted there were additional items necessary to complete the review process. Staff requested Mr. White provide a drainage analysis and a preliminary storm drainage plan. Staff also requested Mr. White include the names of recorded subdivisions abutting the plat area and the names of owners of abutting lands. 3 December 2, 2004 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-200- Public Works comments were addressed. Staff questioned the street grade for Northwest Territory Court. Staff stated Mr. White could provide a profile or a topo with the grade indicated to assure the grade would comply with the Master Street Plan requirement. Staff also stated a temporary turn -around would be required on Northwest Territory Court. Mr. White questioned the requested design of Northwest Territory Parkway. He stated the number of lanes was excessive for a proposed collector street. Staff stated at the intersection with an arterial the indicated design was required. Mr. White stated he would meet with staff to discuss the request prior to the Public Hearing. Staff stated there was a fire station to be located on a portion of Mr. Pfeifer's property and questioned the location of the proposed fire station. Mr. White stated he was not clear on the exact location but would contact the owner and provide staff with the exact location previously identified. Staff noted comments from the various other reporting departments and agencies indicating Mr. White 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 October 28, 2004 Subdivision Committee meeting. The applicant has indicated the names of recorded subdivisions abutting the plat area along with the names of owners of abutting lands. The applicant has also provided a preliminary storm drainage plan and a drainage analysis. The applicant has indicated a temporary turn -around for Northwest Territory Court as requested by staff at the October 28, 2004 Subdivision Committee Meeting. The applicant has indicated new street construction for Northwest Territory Parkway per Public Works requirements. The applicant has also indicated the street grade per the Master Street Plan will be met. The applicant has provided staff with the area selected for a future fire station. The applicant has indicated the location of the fire station adjacent to the existing mini -warehouse development fronting Chenal Parkway. Staff is supportive of the proposed preliminary plat. The applicant is requesting to subdivide 37 acres into four non-residential lots. The indicated lots follow existing zoning lines of multi -family, office and commercial properties. The indicated lots are adequate to meet the minimum requirements per the Zoning Ordinance for each zoning classification. The proposed preliminary plat also includes the placement of two new streets totaling 6530 linear feet. The streets 4 December 2, 2004 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-200-K will be constructed to Master Street Plan standard with a 60-foot right-of-way and 36-feet of paving. The plat includes the phasing of the indicated lots and the proposed street construction. The applicant has indicated the phases will be market driven. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the development of the indicated preliminary plat should have minimal impact on the adjoining properties. The plat indicates lots following existing zoning lines to allow the development of the area with future multi -family, office and commercial uses. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. PLANNING COMMISSION ACTION: (DECEMBER 2, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated to their knowledge there were no outstanding issues associated with the proposed request and presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. A motion was made to place the item on the Consent Agenda for Approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.