HomeMy WebLinkAboutZ-6866 Staff AnalysisJune 26, 2000
Item No.: 7
rile NA_
Owner:
Address:
Description•
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property:
Staff Report:
A. Public Works Issues:
Z-6866
Larry and Martha Cross, Robert
and Carolyn Ashcraft, Ray and Mary
Cross/William Putnam, Agent
North side of Mabelvale West Road,
west of its intersection with
Darris Drive
Long Legal
O-3
A variance is requested from
the floodway provisions of Article
IV, of Chapter 8 of the Code of
Ordinances of the City of Little
Rock.
It is the applicant's contention
that the flood insurance rate map
is incorrect, that this property is
not in the floodway.
Vacant
Potential future development of
retail store
1.A Grading Permit for Special Flood Hazard Area per Sec.
29-186(b) will be required with building permit.
2.A Development Permit for Flood Hazard Area per Sec. 8-283
will be required with building permit.
3. Show floodway/floodplain on site plan/base flood
elevation and site contours at 2 feet increments.
4. Calculate runoff and upstream flow for 100 -year storm as
outlined in May 5, 2000 letter to Mr. Ken Harper on same
subject.
5.Design on-site structures to accommodate 100 -year flow as
outlined in May 5, 2000 letter.
June 26, 2000
Item No.: 7 (Cont.
6. Mabelvale Pike is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way 45 feet
from centerline is required. Right-of-way radius at
curve, 600 feet at centerline.
7. Provide design of street conforming to "MSP" (Master
Street Plan). Construct one-half street improvement to
these streets including 5 -foot sidewalks with planned
development.
8. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
9. Stormwater detention ordinance applies to this property.
B. Staff Analysis:
An undeveloped 5.23± acre, 0-3 zoned tract is located on the
north side of Mabelvale West Road, west of its intersection
with Darris Drive. The Federal Insurance Rate Map (FIRM)
Panel No. 050181-0021E dated November 3, 1993 shows portions
of the property to lie within the regulatory floodway.
Section 8-305(a) of the Code prohibits development in the
floodway unless a professional engineer certifies that the
development will not result in an increase in base flood
elevations. The applicant is in the early stages of
possible development of the land. Any potential development
is affected by the floodway designation. It is the
applicant's contention that the flood map is incorrect and
that this property should not be designated floodway.
The City's Public Works Department has been reviewing this
issue for some time. Public Works agrees that this site
should probably not be designated floodway due to the small
drainage basin which flows through the site and the
realignment of.Mabelvale Pike/Mabelvale West Road. Public
Works will support a "conditional variance" based upon the
applicant providing the required hydrologic study and Corps
of Engineers permits prior to the issuance of any
development/building permits for the site.
A copy of the FIRM panel and a letter from Public Works to
the applicant is attached.
The property is currently zoned 0-3. The applicant is
proposing a commercial development. This Board of
Adjustment Action does not include a review of the site plan
nor is it an endorsement of the required rezoning. Those
are issues to be resolved by the Planning Commission and
Board of Directors.
June 26, 2000
Item No.: 7 (Cont.
C. Staff Recommendation:
Staff recommends approval of a conditional variance subject
to compliance with Public Works Comments, including these
outlined in the May 5, 2000 letter from Public Works to Ken
Harper.
BOARD OF ADJUSTMENT:
(JUNE 26, 2000)
The applicant, William Putnam, was present. There was one
concerned neighborhood resident present. Steve Haralson,
Environmental Compliance Engineer with Public Works, presented
the issue. Mr. Haralson presented a copy of the FEMA map
indicating flood hazard areas. He surmised that this property
should not be designated floodway. He stated that the upper
1,000 feet of the drainage way (north of this site) serve as a
holding area for Nash Creek. Mr. Haralson stated that the
drainage basin that flows into this area is less than that area
typically regulated by FEMA.
William Ruck asked Mr. Haralson if he had done a study of the
drainage area at full development and determined that there would
be no problems. Mr. Haralson responded that he had and
development of the site would be designed to accommodate a 100
year flood. Norm Floyd asked how drainage went under Mabelvale
West Road. Mr. Haralson responded that there were culverts under
the road bed.
William Putnam presented aerial photographs and discussed the
drainage pattern in the area. He stated that Nash Creek was the
major drainage -way in the area.
Ann Schweitzer, owner of the property at 10117 Nash Lane, stated
that she was neither for nor against the item, that she only
wanted assurances that development on this site would not affect
how water flows across her property. She stated that development
in the area had increased the speed at which water flowed across
her property.
Mr. Haralson briefly discussed the City's Stormwater Management
regulations. He stated that features would be designed into the
development to assure that water flow is not increased in either
speed or volume. He stated that those features would hold the
water on the site and control the speed at which it leaves the
site.
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June 26, 2000
Item No.: 7 (Cont.)
A motion was made to approve the variance subject to compliance
with the condition recommended by staff. The motion was approved
with a vote of 4 ayes, 0 noes and 1 absent.
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