HomeMy WebLinkAboutS-0200-L Staff AnalysisFebruary 16, 2006
NO.: 1 FILE NO.: S-2
NAME: Northwest Territory/The Divide Revised 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 NUMBER OF LOTS: 4 FT. NEW STREET: 6530 LF
CURRENT ZONING: C-3 — General Commercial District, 0-3 — General Office District
and MF-18 — Multi -family District
PLANNING DISTRICT: 20 — Pinnacle Planning District
CENSUS TRACT: 42.05
VARIANCESMAIVERS REQUESTED: A variance from the Master Street Plan
requirement for the placement of sidewalk along the Divide Parkway and the placement
of an 8-foot asphalt pedestrian path/trail in -lieu of sidewalk construction.
BACKGROUND:
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. On December 2, 2004, the Little Rock
Planning Commission approved a preliminary plat request for this site. The preliminary
plat included four lots totaling 37.51 acres. Two of the lots were zoned C-3 and
contained 3.23 acres and 1.72 acres. One lot was zoned 0-3 containing 7.23 acres and
one lot was zoned MF-18 containing 17.13 acres.
The applicant proposed the development of 6,530 linear feet of new streets as a part of
the development. Northwest Territory Parkway (the Divide Parkway), a collector street,
was to be extended from Cantrell Road to the north/northwest intersecting with Chenal
February 16, 2006
SUBDIVISION
ITEM NO.: 1 Cont. FILE NO.: S-200-L
Parkway and Northwest Territory Court was proposed with Commercial Street
construction standards.
The development was phased based on the market demand for the final platting of lots.
The proposed preliminary plat indicated the source of water from Central Arkansas
Water and the means of wastewater disposal from Little Rock Wastewater Utility. No
portion of the site was located within a floodway/floodplain. Average slopes of ten
percent with ranges from five to fifteen percent were indicated.
A. PROPOSAL/REQUEST:
The applicant is now proposing a revision to the previously approved preliminary
plat to allow the placement of alternative pedestrian paths/trails along the Divide
Parkway. The revised plat indicates the placement of an eight (8) foot asphalt
pedestrian path/trail along the roadway. The Subdivision Ordinance (Section
31-175 — Sidewalks.) defines the minimum construction requirements for
sidewalks. The ordinance indicates internalized pedestrian circulation system in
the form of paved paths may be substituted for sidewalks along collector and
residential streets upon the request of the applicant and the approval of the
Planning Commission.
All previous conditions of the proposed preliminary plat remain as were approved
by the Commission at their December 2, 2004, Public Hearing.
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
2
February 16, 2006
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-200-L
Maywood Manor Neighborhood Association and the Pinnacle Neighborhood
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. The standard conditions shown on the plans as "Public Works Notes"
apply to the project.
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 (5) lanes with 250 feet of stacking space
(NB through, 2 SB left turn lanes, SB through and SB right). At Chenal
Parkway, provide four (4) lanes (NB through, 2 SB left turn lanes, SB
right/through).
3. Temporary cul-de-sacs maybe required depending on phasing of
development.
4. Edge of paved pedestrian walkway should be construct at property line.
5. Prepare a letter of pending development addressing streetlights as
required by Section 31-403 of the Little Rock code. Contact Traffic
Engineering at (501) 379-1813 (Steve Philpott) for more information
regarding streetlight requirements.
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 at 688-1414 for
additional information.
Entergy: No comment received.
Center -Point EneM : 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 water main extension will be
required in order to provide service to this property. There will be limits to floor
elevations allowed in this area.. The limits will be determined by the uses and the
required fire flows. The hilltop area adjacent to these lots cannot be served
because the developer chose to install a main that is inadequate to supply the
elevations in that area. A Capital Investment Charge based on the size of
connection(s) will apply to this project in addition to normal charges. This
Kl
February 16, 2006
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-200-L
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: Install fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express
Route.
F. ISSUES/TECHNICAUDESIGN:
Plawfing Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (January 26, 2006)
Mr. Joe White and Mr. Tim Daters of White-Daters and Associates were present
representing the request. Staff presented an overview of the proposed request
indicating there were few outstanding issues associated with the request. Staff
stated the applicant was requesting the placement of an eight (8) foot pedestrian
path/trail in -lieu of sidewalks. Staff stated the request would require Commission
approval per Section 31-175 of the Subdivision Ordinance.
Public Works comments were addressed. Staff stated the pedestrian #rail would
require construction in the right-of-way. Mr. Daters stated the pedestrian path
would meander along the roadway with portions constructed within the right-of-
way and others outside the right-of-way. He stated the entirety of the path would
be located within an easement. Staff stated they were supportive of the request.
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 few outstanding issues associated with the request raised at the
January 26, 2006, Subdivision Committee meeting: The applicant has indicated
an easement for the pedestrian path on the proposed preliminary plat. The
applicant has also indicated compliance with Public Works comments.
n
February 16, 2006
SUBDIVISION
ITEM NO.: 1 (Cont. _ FILE NO.: S-200-L
The proposal includes the construction of an eight (8) foot pedestrian path/trail
in -lieu of sidewalks along the Divide Parkway. Per Section 31-175 of the
Subdivision Ordinance along residential and collector streets internalized
pedestrian circulation system in the form of paved pathways may be substituted
for sidewalks upon the request of the applicant and the approval of the Planning
Commission. Sidewalks are not required to be constructed at the same grade as
the street curb, nor in a straight line if such straight line construction would
damage trees. The applicant has indicated the alternative pedestrian circulation
system to conform to the topography of the area and to add visual interest for
pedestrians. All previous comments and conditions of the previous approval
remain as were approved by the Commission at their December 2, 2004, public
hearing.
Staff is supportive of the request. Staff feels the sidewalk as proposed will have
limited impact on the area. To staffs knowledge there are no outstanding issues
associated with the proposed request.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions outlined in paragraphs D, E and F of the above agenda
staff report.
Staff recommends approval of the requested internalized pedestrian circulation
system in -lieu of typical sidewalk construction as presented by the applicant.
PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006)
The applicant was present representing the request. 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 outlined in paragraphs
D, E and F of the agenda staff report. Staff stated Northwest Territory at Cantrell Road
would be constructed as previously approved by staff. Staff stated construction would
include four lanes at Cantrell Road instead of five lanes as outlined in paragraph D of
the above agenda staff report. Staff also presented recommendation of approval of the
requested internalized pedestrian circulation system in -lieu of typical sidewalk
construction as presented by the applicant.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Approval. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
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AREA ZONING
Case: S-200-L N
Location: NORTH CORNER OF CANTRELL�
ROAD, EAST OF CHENAL PARKWAY
Ward: 5
PD: 20
CT: 42.05
TRS: T2NR14W15
0 600 1,200 Feet
8.0' AIDE
(ASPRAULT PAVED)
PEDESTRIAN WALEIIAY
8.0'
(ASPRAULT PAVED)
PEDESTRIAN WALKWAY
8.0' WIDE
(ASPIIAULT PAVED)
PEDESTRGN WALKWAY
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LOT 2A
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S-200-L NORTHWEST TERRITIORY REVISED PRELIMINARY PLAT
THE DIVIDE
Page 1 of 1
James, Donna
From: Floriani, Vince
Sent: Thursday, February 16, 2006 10:45 AM
To: James, Donna; Carney, Dana
Cc: Hood, Mike; Tim Daters
Subject: Northwest Territory - Item 1
Guys,
Please read into record that Northwest Territory at Cantrell Road will be constructed as previously approved by
staff. Construction will include 4 lanes at Cantrell Road instead of 5 lanes as outlined in paragraph D.
Thanks,
Vince
2/16/2006
ITEM NO.: 1 S-200-L
NAME: Northwest Territory/The Divide Revised Preliminary Plat
LOCATION: located North of Cantrell Road, East of Chenal Parkway
Planning Staff Comments:
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. The
notice must be mailed no later than February 1, 2006. The Office of Planning and
Development must receive the proof of notice no later than February 8, 2006.
2. The request involves the placement of an alternative pedestrian path along the
Divide Parkway. The applicant is proposing the placement of an 8-foot asphalt
path/walkway in -lieu of the typical sidewalk construction. All other aspects of the
previously approved plat remain the same.
Variance/Waivers: A waiver of the Master Street Plan requirement for the placement of
sidewalk along the Divide Parkway and the placement of an 8-foot asphalt pedestrian
path/trail in -lieu of sidewalk construction.
Public Works Conditions:
1. The standard conditions shown on the plans as "Public Works Notes" apply to the
project.
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 (5) lanes with 250 feet of stacking space (NB through, 2 SIB left
turn lanes, SIB through and SIB right). At Chenal Parkway, provide four (4) lanes (NB
through, 2 SIB left turn lanes, SIB right/through).
3. Temporary cul-de-sacs maybe required depending on phasing of development.
4. Edge of paved pedestrian walkway should be construct at property line.
5. Prepare a letter of pending development addressing streetlights as required by
Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-
1813 (Steve Philpott) for more information regarding streetlight requirements.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required, with easements if service is required for
the project. Contact Little Rock Wastewater at 688-1414 for additional information.
Entergy: No comment received.
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 water main extension will be required in
order to provide service to this property. There will be limits to floor elevations allowed in
this area. The limits will be determined by the uses and the required fire flows. The
hilltop area adjacent to these lots cannot be served because the developer chose to
install a main that is inadequate to supply the elevations in that area. A Capital
Investment Charge based on the size of connection(s) will apply to this project in
addition to normal charges. 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: Install fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route.
Planning Division: No comment.
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, February 1, 200&