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HomeMy WebLinkAboutZ-8229 Staff AnalysisJuly 5, 2007 ITEM NO.: 15.1 FILE NO.: Z-8229 NAME: Blankenship Long -form PCD LOCATION: Located on the Northeast corner of West 36th Street and 1-430 DEVELOPER: Michele Horsey (Agent) 11209 Barrett Road Roland, AR 72135 ENGINEER: Arkansas Surveying Company 15825 Childress Road Bauxite, AR 72011 AREA: 5.54 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PCD - Conceptual FT. NEW STREET: 0 LF C-3, General Commercial District Uses VARIANCES/WAIVERS REQUESTED: A. PROPOSAL/REQUEST: None requested. The applicant is seeking a rezoning of this site from R-2, Single-family to PCD to establish uses for future development of the site. The applicant has indicated C-3, General Commercial District uses as allowable uses. A large portion of the site is located within the floodplain and floodway of Brodie Creek. The applicant has indicated at the time of development specific detailed studies will be performed and provided to the City to ensure compliance with all applicable State and Federal Laws with regard to development within floodplain/floodway areas. July 5, 2007 SUBDIVISION ITEM NO.: 15.1 (Cont.) FILE NO.: Z-8229 The applicant is seeking an amendment to the City's Future Land Use Plan as a separate item on this agenda (LU07-11-02). B. EXISTING CONDITIONS: The site is located on the north side of West 36th Street and east of Interstate 430. The site is a wooded site with a tributary of Brodie Creek bisecting the land area owned by the applicant. A large majority of the site is located within the floodway with small portions located along the southwest and northeast which are available for development. Access to the northeast portion would require approval from various regulatory agencies and approval of a Flood Insurance Map Revision. There are homes located in the area along West 36th Street to the east and west of the site. South of the site, accessed from Old Shackleford Road, is an industrial use and east of the site, also accessed from Old Shackleford Road are single-family homes. Fronting Shackleford Road is an office/warehouse development. West of the site, across Interstate 430 is the Church at Rock Creek campus. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All owners of property located within 200-feet of the site, all residents, who could be identified located within 300-feet of the site and the John Barrow Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 36th Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to 36th Street including 5-foot sidewalks with the planned development. On 36th Street, the back of curb should be placed 29.5 feet from the centerline of the right-of-way. 3. Provide a letter prepared by a registered engineer certifying the sight distance caused by 1-430 embankment complies with 2004 AASHTO Green Book standards for the location of the future driveway. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 2 July 5, 2007 SUBDIVISION ITEM NO.: 15.1 (Cont.) FILE NO.: Z-8229 5. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 7. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 8. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. 9. 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 at 379-1813 (Steve Philpott) for more information 10. 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). 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12. 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. 13. The floodway cannot be encroached upon. Any development proposed within the floodway requires the Flood Insurance Rate Maps to be revised. A Conditional Letter of Map Revision is required to be approved by FEMA for the proposed encroachments followed by approval from the City for work to begin in the floodway area. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available to this property. Entergy: No comment received. Center -Point EneLgv: Approved as submitted. AT and T: No comment received. 3 July 5, 2007 SUBDIVISION ITEM NO.: 15.1 Cont. FILE NO.. Z-8229 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including any metered connections off the private fire system. 3. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 4. 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: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Park/Open Space for this property. The applicant has applied for a rezoning from R-2 to Planned Commercial Development. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda (LU07-11-02). Master Street Plan: West 36th Street is shown as a Minor Arterial on the Master Street Plan. The plan also describes a modified right of way along this portion of West 36th Street of 80 feet to accommodate four lanes of traffic and five lanes at major intersections. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on West 36th Street since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: According to the Master Street Plan bicycle section, a Class II bike route is proposed along West 36th Street. A Class II bikeway is located on the M July 5, 2007 SUBDIVISION ITEM NO.: 15.1 (Cont. FILE NO.: Z-8229 street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The John Barrow Neighborhood Action Plan covers the property under review. The Business and Commercial Goal states a need "to enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. This property is located along Interstate 430 and is designated as a scenic corridor. Therefore, thirty foot (30') of undisturbed green space is required along the western perimeter of this site. This tract appears to be undevelopable. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 14, 2007) The applicant was not present. Staff presented an overview of the proposed development stating they would contact the applicant to resolve any questions and concerns raised during the preliminary review process. 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 no remaining technical issues associated with revisions to the site plan in need of addressing raised at the June 14, 2007, Subdivision Committee meeting. The applicant is seeking approval of a conceptual PCD to establish uses for the site and allow the site to be marketed for a higher use than residential. Staff is concerned with allowing a rezoning of the property as proposed. A large portion of the site is encumbered with a regulatory floodway and a large portion of the remaining area is indicated as floodplain. There are only two small portions of the site which are presently developable and only one area is developable without a flood study. In accordance with Section 31-176 of the Little Rock Code of ordinances, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. Without future study, 5 July 5, 2007 SUBDIVISION ITEM NO.: 15.1 (Cont. staff cannot determine the exact location of the floodway and the location of the required easement. Staff typically does not support a rezoning of an area without the proper certification, a Letter of Map Revision as approved by FEMA, that a development does not encroach into the floodway area and any proposed development could be constructed on the property if it were zoned for a future commercial development. A second concern of staff is a sight distance problem caused by the 1-430 embankment. The sight distance can only be verified by an engineer who will provide certification for proposed driveway locations to ensure compliance with 2004 AASHTO Green Book standards. Staff has concerns the existing frontage does not allow for adequate sight distance to allow driveway access to the site. According to the applicant the rezoning is being sought to allow the marketing of the property for a higher use other than residential. In addition to the rezoning request, the applicant is seeking approval of a Future Land Use Plan Amendment as a separate item on this agenda (LU07-11-02) to change the plan from Parks/Open Space to Mixed Office Commercial. Staff is supportive of the request to allow the areas located outside the floodway to be designated as Mixed Office Commercial which allows the applicant the ability to market the property for potential non-residential development. Staff feels the proposed Land Use Plan amendment provides the applicant the ability to do so. Staff recommends the rezoning request for a conceptual PCD be withdrawn without prejudice and refiled with the proper site plan and studies related to the floodway and sight distances when a potential development is secured. STAFF RECOMMENDATIONS: Staff recommends denial of the application as filed. PLANNING COMMISSION ACTION: (JULY 5, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated July 5, 2007, requesting the item be withdrawn from consideration without prejudice. Staff stated the withdrawal request would require a waiver of the Commission's By-laws with regard to the late withdrawal request. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. A motion was made to waive the Commission's By-laws with regard to the late withdrawal request. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. The chair entertained a motion for placement of the item on the consent agenda for withdrawal. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 vacant position. n ITEM NO.: 15.1. Z-8229 NAME: Blankenship Long -form PCD LOCATION: located on the Northeast corner of West 36th Street and 1-430 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 June 20, 2007. The Office of Planning and Development must receive the proof of notice no later than June 28, 2007. 2. Only a small portion of the site is developable based on the existing floodplain/floodway data. The City typically does not zone property which cannot be developed based on current ordinance requirements. Of the area available for development a 30-foot buffer is required along the Interstate leaving limited area for development. Staff recommends the applicant perform a flood study to determine the develop ability of the site prior to the Commission acting on the rezoning request. Variance/Waivers: None requested. Public Works Conditions: 1. 36th Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to 36th Street including 5-foot sidewalks with the planned development. On 36th Street, the back of curb should be placed 29.5 feet from the centerline of the right-of-way. 3. Provide a letter prepared by a registered engineer certifying the sight distance caused by 1-430 embankment complies with 2004 AASHTO Green Book standards for the location of the future driveway. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 7. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 8. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans Item # 15.1 for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering at 379-1813 (Steve Philpott) for more information 10. 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). 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12.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. 13.The floodway cannot be encroached upon. Any development proposed within the floodway requires the Flood Insurance Rate Maps to be revised. A Conditional Letter of Map Revision is required to be approved by FEMA for the proposed encroachments followed by approval from the City for work to begin in the floodway area. Utilities and Fire Department/County Planning: Wastewater: Sewer is available to this property. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT and T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including any metered connections off the private fire system. 3. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 4. 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: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Item # 15.1. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Park/Open Space for this property. The applicant has applied for a rezoning from R-2 to Planned Commercial Development. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda (LU07-11-02). Master Street Plan: West 36th Street is shown as a Minor Arterial on the Master Street Plan. The plan also describes a modified right of way along this portion of West 36th Street of 80 feet to accommodate four lanes of traffic and five lanes at major intersections. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on West 36th Street since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan_ According to the Master Street Plan bicycle section, a Class II bike route is proposed along West 36th Street. A Class 11 bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neiahborhood Action Plan- The John Barrow Neighborhood Action Plan covers the property under review. The Business and Commercial Goal states a need "to enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. This property is located along Interstate 430 and is designated as a scenic corridor. Therefore, thirty foot (30') of undisturbed green space is required along the western perimeter of this site. This tract appears to be undevelopable. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, June 20, 2007. Item # 15.1.