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HomeMy WebLinkAboutZ-5105-A Staff AnalysisTLE NO.: Z -5105 - NAME: HINSON PARK ADDITION -- AMENDED SHORT -FORM PLANNED DEVELOPMENT -OFFICE LOCATION: On the east side of Hinson Loop Rd., approximately 200 feet south of Hinson Rd. DEVELOPER: ENGINEER: Jim Irwin Pat McGetrick THE IRWIN CO. MCGETRICK ENGINEERING 10800 Financial Center Parkway 11225 Huron Ln., Suite 200 Little Rock, AR 72211 Little Rock, AR 72211 225-5700 223-9900 AREA: 2 ACRES NUMBER OF LOTS: 4 FT. NEW STREET: 0 ZONING• PCD PLANNING DISTRICT: 2 CENSUS TRACT: 22.05 PROPOSED USES: Offices VARIANCES REQUESTED: Approval of access to the interior lots by way of an access easement. BACKGROUND: A PCD was approved by the Planning Commission for a site which includes the subject property on January 3, 1989, then, on February 7, 1989, the Board of Directors approved Ordinance No. 15,635 which established the PCD. The approved site plan shows a free-standing building at the corner of Hinson Dr. and Hinson Loop Dr. The area associated with this building was shown as Lot 1 of the preliminary plat, and was a 3/4 acre site. To the south an "Ll' shaped strip office and commercial center was shown of an area designated at Lot 2 of the preliminary plat. The free- standing building was subsequently built and a final plat for Lot 1 was filed. This building was approved for and is used for offices. The second building was never constructed, and the land where it was to have been located was left undeveloped. This "L" shaped building was to have had a mixture of office and commercial uses, with a predominance of office uses, and with a restriction for office uses only on the south side of the development abutting residential uses. A 25 foot wide access easement straddling the Lot 1 -Lot 2 property line was show in the preliminary plat of the original subdivision of the property; however, the final plat of Lot 1 does not indicate the north half of the access easement as being provided for. FILE NO.: Z -5105L -A Cont. STATEMENT OF PROPOSAL: The applicant proposes to: 1) subdivide the 2 -acre tract into 4 lots; then, 2) amend the POD to change the use to exclusively office uses. The two lots fronting on Hinson Loop Rd. are each to be approximately 0.52 acres each. Two lots are proposed to be interior lots, and are to be approximately 0.45 acres each. Each of the lots is proposed to contain one building (the two building closest to Hinson Loop being 60 feet by 80 feet, or 4,800 square feet each; the two interior buildings being 60 feet by 100 feet, or 6,000 square feet each). Parking for 95 vehicles is to be provided on-site. Access to the two interior lots is to be by way of access easements from Hinson Loop Rd. The required dedication of additional right-of-way and construction of required Master Street Plan improvements for Hinson Loop Rd. are proposed. Approval of access to the interior lots by way of access easements from Hinson Loop Road is requested. A. PROPOSALRE ❑EST: Review by the Planning Commission and approval by the Board of Directors is requested for an amended POD to modify the approved site plan and list of approved uses, and to permit access to the interior lots by way of an access easement. B. EXISTING CONDITIONS: The site is currently undeveloped and heavily wooded. The existing zoning of the site is PCD. The site was part of a larger PCD site which includes land to the north at the corner of Hinson Loop Rd. and Hinson Rd. Land at the northeast corner of the site is zoned 0-3, as is land to the west across Hinson Loop Rd. Land to the south and east is zoned R-5 and is the location of a large apartment development. C. ENGINEERING UTILITY COMMENTS: The Public works staff comments that: 1) there some technical matters on the proposed plat which need to be addressed; 2) street improvements with sidewalks are required by the Master Street Plan; 3) a stormwater detention analysis must be provided; 4) a grading permit must be obtained prior to starting work on the site; 5) an access easement must be provided for access to the interior lots. Water Works comments that a water main extension and on-site fire protection are required. A pro -rata front footage charge of $15.00/f000t applies along Hinson Loop Rd. PA FILE O.: Z- 1 -A Cont. Wastewater comments that sewer main extensions, with easements, will be required. Arkansas Power and Light Co. did not provided comments. Southwestern Bell Telephone Co. approved the submittal without comment. Arkansas Louisiana Gas Co. approved the submittal without comment. The Fire Department commented that on-site fire hydrants will be required. D. ISSUES/LEGAL/TECHNICAL/DESIGN: The Neighborhoods and Planning staff comments: A) Sec. 36-456 requires that a statement describing the character of the development, and including the rationale behind the assumptions and choices made, be provided. This has not been done, and this "Project Narrative" is essential. The project narrative should address the development schedule, signage and lighting, etc. 2) Sec. 36-456 requires that the proposed treatment of the perimeter of the property be addressed, and that a schematic landscaping plan be submitted. These requirements are not met. 3) on the preliminary plat, the following needs to be furnished: a) the type of subdivision is to be identified; b) the name and address of the owner of record, giving the source of title with book and page number or instrument number, are required to be shown; c) the minimum lot size is supposed to be quantified; d) any existing covenants and restrictions are to be identified; e) a vicinity map which correctly identifies the project site; f) "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 are to be shown; g) the names of recorded subdivisions abutting the proposed subdivision, with plat book and page number or instrument number are to be shown, and for commercial subdivisions the owners of all land contiguous to the proposed subdivision are to be indicated; h) adequate physical descriptions are to be provided for all monuments, indicating the size, type of materials, and construction of monuments; i) the zoning 3 FILE O.: Z- 1 5-A Cont. classifications within the plat and of abutting areas are to be shown; and, j) the certifications are to be executed indicating that the survey has been filed with the office of the State Surveyor. 4) Sec. 31-89 requires a preliminary storm drainage plan be provided. This has not been submitted. 5) Sec. 31-231 states that "Every lot shall abut upon a public street, except where private streets are explicitly approved by the Planing Commission." Sec. 31-207 says that private streets for non-residential use shall be discouraged; however, that the planning commission may approve them for limited use when the design standards of this chapter are used as a basis for review. The section continues, adding that the developer shall demonstrate that the street system can adequately serve the needs of public service vehicles for access, turning radius, and clearance of other improvements with the access easement. The design of - non -residential private streets shall, the section continues, provide for access to a public right of -way as required for private driveways. The developer is to provide for the permanent maintenance of the street and infrastructure improvements. There is apparently a question about the existence of a mutual access easement which was shown to be located along the common property line of Lot 1 and Lot 2. Since the current developer proposes to use the common driveway with Lot 1 to provide access to the site, the existence of a cross -access agreement needs to be verified. There is a second access easement indicated which lies along the interior lot lines between the new lots on the south and the lots on the north. The existing subdivision is named "Hinson Corners Subdivision", and shows Lots 1 and 2. The new subdivision is a subdivision of what was shown on the original preliminary plat as Lot 2. The new subdivision, named "Hinson Park Addition" has Lots 1-4. 6) Landscape review comments that, since the right-of-way along Hinson Loop has been moved eastward, the proposed buffer drops below the average width requirement of 16' (10.5' minimum with transfer) parallel with the street. Also, the south side of the proposed parking lots project over the minimum 6' required buffer required by Ordinance. The average buffer width required along the southern perimeter is 13' (9' minimum with transfer). The Landscape Ordinance requires a minimum of 4'. A 6' high opaque screen, either a wood "good neighbor" fence 4 FILE NO.; Z-51 -A C nt. or dense evergreen plantings, is required along the eastern and southern site perimeters. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 7) The Planning staff reports that the change from a mixed office and commercial use to an exclusively office use development is supported. E. ANALYSIS• Critical elements of the submittal are missing: the cover letter/project narrative; the landscaping plan; and substantial information required on the preliminary plat. The private interior street, in access easements, serve only a 3 -acre tract (2 acres in the subject tract, plus 1 acre in the developed tract). As long as the street plans meet Public works design standards, the private street system is acceptable. F. STAFF RECOMMENDATIONS: The staff recommends approval of the amended PD -O, and recommends approval of the access easement to provide the required access to the interior lots, subject to the applicant submitting the required cover letter/project narrative and completing the exhibits. SUBDIVISION COMMITTEE COMMENT: (APRIL 27, 1995) Mr. Pat McGetrick, the project engineer, was present. Staff presented the proposal, and the Committee reviewed with Mr. McGetrick the comments contained in the discussion outline. Mr. McGetrick indicated that he would address the issues raised, and 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, and staff recommended approval of the PD -0 and the requested variance to permit access to the interior lots by way of an access easement. 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. 5 May 16, 1995 ITEM N FILE NO.: Z- 105-A NAME: HINSON PARK ADDITION -- AMENDED SHORT -FORM PLANNED DEVELOPMENT -OFFICE LOCATION: On the east side of Hinson Loop Rd., approximately 200 feet south of Hinson Rd. DEVELOPER: ENGINEER: Jim Irwin Pat McGetrick THE IRWIN CO. MCGETRICK ENGINEERING 10800 Financial Center Parkway 11225 Huron Ln., Suite 200 Little Rock, AR 72211 Little Rock, AR 72211 225-5700 223-9900 AREA: 2 ACRES NUMBER OF LOTS: 4 FT. NEW STREET: 0 ZONING: PCD PROPOSED USES: Offices PLANNING DISTRICT: 2 CENSUS TRACT: 22.05 _VARIANCES REQUESTED: Approval of access to the interior lots by way of an access easement. BACKGROUND: A PCD was approved by the Planning Commission for a site which includes the subject property on January 3, 1989, then, on February 7, 1989, the Board of Directors approved Ordinance No. 15,635 which established the PCD. The approved site plan shows a free-standing building at the corner of Hinson Dr. and Hinson Loop Dr. The area associated with this building was shown as Lot 1 of the preliminary plat, and was a 3/4 acre site. To the south an "L" shaped strip office and commercial center was shown of an area designated at Lot 2 of the preliminary plat. The free- standing building was subsequently built and a final plat for Lot 1 was filed. This building was approved for and is used for offices. The second building was never constructed, and the land where it was to have been located was left undeveloped. This "L" shaped building was to have had a mixture of office and commercial uses, with a predominance of office uses, and with a restriction for office uses only on the south side of the development abutting residential uses. A 25 foot wide access easement straddling the Lot 1 -Lot 2 property line was show in the preliminary plat of the original subdivision of the property; however, the final plat of Lot 1 does not indicate the north half of the access easement as being provided for. May 16, 1995 SUBDIVISION ITEM NO.: 9 Cont.) FILE NO.: Z -5105-A TATEME T OF PROPOSAL: The applicant proposes to: 1) subdivide the 2 -acre tract into 4 lots; then, 2) amend the POD to change the use to exclusively office uses. The two lots fronting on Hinson Loop Rd. are each to be approximately 0.52 acres each. Two lots are proposed to be interior lots, and are to be approximately 0.45 acres each. Each of the lots is proposed to contain one building (the two building closest to Hinson Loop being 60 feet by 80 feet, or 4,800 square feet each; the two interior buildings being 60 feet by 100 feet, or 6,000 square feet each). Parking for 95 vehicles is to be provided on-site. Access to the two interior lots is to be by way of access easements from Hinson Loop Rd. The required dedication of additional right-of-way and construction of required Master Street Plan improvements for Hinson Loop Rd. are proposed. Approval of access to the interior lots by way of access easements from Hinson Loop Road is requested. A. PROPOSAL RE UEST: Review by the Planning Commission and approval by the Board of Directors is requested for an amended POD to modify the approved site plan and list of approved uses, and to permit access to the interior lots by way of an access easement. B. EXISTING CONDITIONS: The site is currently undeveloped and heavily wooded. The existing zoning of the site is PCD. The site was part of a larger PCD site which includes land to the north at the corner of Hinson Loop Rd. and Hinson Rd. Land at the northeast corner of the site is zoned 0-3, as is land to the west across Hinson Loop Rd. Land to the south and east is zoned R-5 and is the location of a large apartment development. C. ENGINEERING/UTILITY COMMENTS: The Public Works staff comments that: 1) there some technical matters on the proposed plat which need to be addressed; 2) street improvements with sidewalks are required by the Master Street Plan; 3) a stormwater detention analysis must be provided; 4) a grading permit must be obtained prior to starting work on the site; 5) an access easement must be provided for access to the interior lots. Water Works comments that a water main extension and on-site fire protection are required. A pro -rata front footage charge of $15.00/f000t applies along Hinson Loop Rd. 2 May 16, 1995 dj�IMKOW ITEM NO.; 9 (Cont ) FILE N Z -5105 - Wastewater comments that sewer main extensions, with easements, will be required. Arkansas Power and Light Co. did not provided comments. Southwestern Bell Telephone Co. approved the submittal without comment. Arkansas Louisiana Gas Co. approved the submittal without comment. The Fire Department commented that on-site fire hydrants will be required. D. ISSUESZLEGALITECHNICALIDESIGN: The Neighborhoods and Planning staff comments: 1) Sec. 36-456 requires that a statement describing the character of the development, and including the rationale behind the assumptions and choices made, be provided. This has not been done, and this "Project Narrative" is essential. The project narrative should address the development schedule, signage and lighting, etc. 2) Sec. 36-456 requires that the proposed treatment of the perimeter of the property be addressed, and that a schematic landscaping plan be submitted. These requirements are not met. 3) on the preliminary plat, the following needs to be furnished: a) the type of subdivision is to be identified; b) the name and address of the owner -of record, giving the source of title with book and page number or instrument number, are required to be shown; c) the minimum lot size is supposed to be quantified; d) any existing covenants and restrictions are to be identified; e) a vicinity map which correctly identifies the project site; f) "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 are to be shown; g) the names of recorded subdivisions abutting the proposed subdivision, with plat book and page number or instrument number are to be shown, and for commercial subdivisions the owners of all land contiguous to the proposed subdivision are to be indicated; h) adequate 3 May 16, 1995 SOHDIVI I ITEM NO, - 9 (Cont.1 (ConFILE NO.: Z-51 -A physical descriptions are to be provided for all monuments, indicating the size, type of materials, and construction of monuments; i) the zoning classifications within the plat and of abutting areas are to be shown; and, j) the certifications are to be executed indicating that the survey has been filed with the office of the State Surveyor. 4) Sec. 31-89 requires a preliminary storm drainage plan be provided. This has not been submitted. 5) Sec. 31-231 states that "Every lot shall abut upon a public street, except where private streets are explicitly approved by the Planing Commission." Sec. 31-207 says that private streets for non-residential use shall be discouraged; however, that the planning commission may approve them for limited use when the design standards of this chapter are used as a basis for review. The section continues, adding that the developer shall demonstrate that the street system can adequately serve the needs of public service vehicles for access, turning radius, and clearance of other improvements with the access easement. The design of non-residential private streets shall, the section continues, provide for access to a public right of -way as required for private driveways. The developer is to provide for the permanent maintenance of the street and infrastructure improvements. There is apparently a question about the existence of a mutual access easement which was shown to be located along the common property line of Lot 1 and Lot 2. Since the current developer proposes to use the common driveway with Lot 1 to provide access to the site, the existence of a cross -access agreement needs to be verified. There is a second access easement indicated which lies along the interior lot lines between the new lots on the south and the lots on the north. The existing subdivision is named "Hinson Corners Subdivision", and shows Lots 1 and 2. The new subdivision is a subdivision of what was shown on the original preliminary plat as Lot 2. The new subdivision, named "Hinson Park Addition" has Lots 1-4. 6) Landscape review comments that, since the right-of-way along Hinson Loop has been moved eastward, the proposed buffer drops below the average width requirement of 16' (10.5' minimum with transfer) parallel with the street. Also, the south side of the proposed parking lots 4 May 16, 1995 52uiyTSipN E. F. -5145-- project over the minimum 6' required buffer required by Ordinance. The average buffer width required along the southern perimeter is 13' (9' minimum with transfer). The Landscape Ordinance requires a minimum of 4'. A 6' high opaque screen, either a wood "good neighbor" fence or dense evergreen plantings, is required along the eastern and southern site perimeters. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 7) The Planning staff reports that the change from a mixed office and commercial use to an exclusively office use development is supported. ANA_ Lam. Critical elements of the submittal are missing: the cover letter/project narrative; the -landscaping -plan; -and substantial information required on the preliminary plat. The private interior street, in a 3 -acre tract (2 acres in the the developed tract). As long Public works design standards, acceptable. STAkF RECDMMENnATTONS: access easements, serve only subject tract. plus 1 acre in as the street plans meet the private street system is The staff recommends approval of the amended PD -O, and recommends approval of the access easement to provide the required access to the interior lots, subject to the applicant submitting the required cover letter/project narrative and completing the exhibits. UBDIVISION COMMITTEE COMMENT: (APRIL 27, 1995) Mr. Pat McGetrick, the project engineer, was present. Staff presented the proposal, and the Committee reviewed with Mr. McGetrick the comments contained in the discussion outline. Mr. McGetrick indicated that he would address the issues raised, and the Committee forwarded the item to the full Commission. for the public hearing. PLAITNTNG COMMTSSTON ACTION: (MAY 16, 1995) Staff reported that all issues had been resolved, and staff recommended approval of the PD -O and the requested variance to permit access to the interior lots by way of an access easement. The item was included on the Consent Agenda for approval, and was 5 May 16', 1995 SUBDTVISION ITEM NO.: Cont. FILE NO.: Z -5105-A approved with the approval of the Consent Agenda with the vote of 11 ayes, 0 nays, 0 abstentions, and 0 absent.