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HomeMy WebLinkAboutS-0054-BB Staff AnalysisITEM NO.: 1 FILE NO.: NAME: Point West Addition Preliminary Plat LOCATION: North of Kanis Road on the East and West sides of Point West Drive 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. 2. Provide the names/address of land owner with the source of title. 3. Provide the average size of the lots and the minimum lot size in the General Notes Section of the proposed preliminary plat. 4. Provide the size of each proposed lot of the proposed preliminary plat on each individual lot. 5. Provide the number of lots in the General Notes section of the proposed preliminary plat. 6. Provide the source of water in the General Notes section of the proposed preliminary plat. 7. Provide the means of wastewater disposal in the General Notes section of the �J proposed preliminary plat. 8. Provide a phasing plan, if applicable, in the General Notes section of the proposed preliminary plat. Kati/ 9. The required building line for 0-1 zoned property is 25-feet on the front and 25-feet on the rear. The proposed preliminary plat indicated a 30-foot front and 15-foot rear. Adjust the proposed building line to include 25-foot to the front and 20-foot on the rear. The reduced rear yard setback will require a variance. Variance/Waivers: A variance to allow a reduced rear yard setback. Public Works: Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication 6'.Ci of right-of-way 454ee" from centerline will be required. 2. Provide desi4ft-of­street conforming to the Master Street Plan. Construct one-half street improvements to the street including 5-foot sidewalk with the planned development. 3. A grading permit in accordance with Sections 29 (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. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. For a minor arterial, driveways must be �' spaced 300-feet from streets and center -to -center. The ordinance criteria would provide one shard drive on Kanis Road for each tract. The width of the driveway must not exceed 36-feet. 6. In addition, the eastern -most driveway does not provide adequate sight distance and needs to be moved west. The driveway on Atkins Road needs to be located near the northern property boundary. �k Utilities and Fire Department/County Planning: V X r� G J V Wastewater: Sewer main extension required with easement is service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, May 19, 2004. June 3, 2004 ITEM NO.: 1 FILE NO_: S-54-BB NAME: Point West Addition Preliminary Plat LOCATION: North of Kanis Road on the East and West sides of Point West Drive DEVELOPER: Kanis LLC c/o Dickson Flake Real Estate 400 West Capitol Avenue Little Rock, AR 72201 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue Little Rock, AR 72201 AREA: 5.56 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 7 0-1, Quiet Office District 18 — Ellis Mountain 42.10 FT. NEW STREET: 0 VARIANCESIWAIVERS REQUESTED: A variance to allow a reduced rear yard setback. BACKGROUND: On December 3, 1998, the Planning Commission approved a preliminary plat for the subdivision of 5.56 acres into seven (7) lots. The lots on the west side of Point West Drive were to be final patted at the same time, as were the lots on the east side of Point West Drive. The approval was subject to conditions noted by staff, which included no variances. According to Chapter 31 of the Little Rock Code of Ordinances, Section 31-94(e): " A preliminary plat approved by the Planning Commission shall be effective and binding upon the Commission for two (2) years from the date of approval or as long as work is actively progressing, at the end of which time the final plat application for the subdivision must have been submitted to the planning staff. Any plat not receiving final approval within the period of time set forth herein or otherwise conforming to the set forth herein or otherwise June 3, 2004 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-54-BB conforming to the requirements of this chapter shall be null and void, and the developer shall be required to submit a new plat for the property for preliminary approval subject to all zoning restrictions and this chapter." "The Planning Commission may extend the original approval, for a period not to exceed one (1) additional year, when it can be demonstrated that there are no changes in the plat design or neighborhood that would warrant a complete review." On May 11, 2000, the Planning Commission granted a one-year time extension allowing the expiration date for submission of the final plat to be December 3, 2000. The final plat was never completed for the subdivision. 01 1-1 A P ROPOSAUREQ U EST: The applicant now proposes to subdivide 5.56 acres at the northeast and northwest corners of Kanis and Point West Drive into seven lots similar to the previous approval. The owner plans to develop small offices on the property. The Board of Directors approved the rezoning of the site from MF-18 to 0-1 on December 1, 1998. The lots within each Tract will be final platted at the same time or the lots on the east side of Point West Drive will be final platted at the same time and the lots on the west side of Point West Drive will be final platted at the same time. EXISTING CONDITIONS: The 5.56 acre Tracts are undeveloped and wooded. The Point West single- family residential subdivision is located immediately north of the site. The general area contains a mixture of residential, office and commercial uses and zoning along Kanis Road. Kanis Road is an unimproved roadway with open ditches for drainage. Point West Drive is constructed to Master Street Plan standard with the exception of sidewalks adjacent to the lots with a median near the northern property line. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners and the Gibralter Heights/Point West/Timber Ridge were notified of the public hearing. 2 June 3, 2004 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-54-BB D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road 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. Provide design of street conforming to the Master Street Plan. Construct one- half street improvements to the street including 5-foot sidewalk with the planned development. 3. A grading permit in accordance with Sections 29 (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. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. For a minor arterial, driveways must be spaced 300-feet from streets and center -to -center. The ordinance criteria would provide one shard drive on Kanis Road for each tract. The width of the driveway must not exceed 36-feet. 6. In addition, the eastern -most driveway does not provide adequate sight distance and needs to be moved west. The driveway on Atkins Road needs to be located near the northern property boundary. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement is service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Ener : Approved as submitted. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water at 992-2438 for additional details. 3 June 3, 2004 SUBDIVISION ITEM NO.: 1 _(Cont.) FILE NO.: S-54-BB Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the requesting indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the name/address and source of title of the landowner. Staff also requested the applicant indicate a twenty-five foot front building line adjacent to Kanis Road and a twenty foot rear yard setback. Staff stated the rear yard setback would be a reduced setback since the typical setback was twenty-five feet in the rear as well. Public Works comments were addressed. Staff noted the proposed driveway locations did not meet the typical minimum spacing requirement. Staff also stated the eastern -most drive did not provide adequate sight distance. Mr. McGetrick indicated he would meet with the owner to discuss relocation of the driveways and return a revised plan to staff as requested. Staff stated the street improvements would be required per the Master Street Plan. Staff noted Kanis Road was indicated as a Minor Arterial and the required right-of-way to 45-feet from the centerline. 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: The applicant submitted a revised plan to staff addressing some of the issues raised at the May 13, 2004, Subdivision Committee meeting. The applicant has indicated setbacks as requested by staff or a twenty-five foot front building line adjacent to Kanis Road and a twenty -foot setback adjacent to the rear property 0 June 3, 2004 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-54-BB line. The rear yard setback will require a variance to allow a reduced setback. Staff is supportive of this request. Staff feels with the development of the site with 0-1, Quiet Office uses, the reduced set back should have minimal impact on the adjoining properties. The applicant has also indicated the source of title of the landowner on the proposed preliminary plat. The applicant has not relocated the driveways indicated on the proposed preliminary plat nor has the applicant indicated right-of-way forty-five feet from centerline. The applicant has indicated due to the narrowness of the site the driveways are critical to development of the site. The applicant has also indicated the proposed thirty foot right-of-way dedication is consistent with previous commitments. The current Master Street Plan indicates Kanis Road as a minor arterial. Staff feels it is critical for the dedication of the required right-of- way and the street construction to match the existing Master Street Plan requirement. In addition, the applicant has not indicated driveway locations and not corrected the sight distance problem as requested by staff. Staff feels the placement of the indicated driveways will lead to congestion on Kanis Road. In addition, the indicated eastern most driveway is located below the crest of a hill which could potentially cause safety issues. Staff is supportive of the proposed preliminary plat. Staff has some concerns with the indicated drives and right-of-way. Staff recommends denial of the request related to these two issues. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. 61 June 3, 200,, ITEM NO.: 1 NAME: Point West Addition Preliminary Plat FILE NO.: S-54-BB LOCATION: North of Kanis Road on the East and West sides of Point West Drive DEVELOPER: Kanis LLC c/o Dickson Flake Real Estate 400 West Capitol Avenue Little Rock, AR 72201 FNGINFFR- McGetrick and McGetrick Engineers 319 President Clinton Avenue Little Rock, AR 72201 AREA: 5.56 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 7 0-1, Quiet Office District 18 — Ellis Mountain 42.10 FT. NEW STREET: 0 VARIANCES/WAIVERS REQUESTED: A variance to allow a reduced rear yard setback. BACKGROUND: On December 3, 1998, the Planning Commission approved a preliminary plat for the subdivision of 5.56 acres into seven (7) lots. The lots on the west side of Point West Drive were to be final patted at the same time, as were the lots on the east side of Point West Drive. The approval was subject to conditions noted by staff, which included no variances. According to Chapter 31 of the Little Rock Code of Ordinances, Section 31-94(e): " A preliminary plat approved by the Planning Commission shall be effective and binding upon the Commission for two (2) years from the date of approval or as long as work is actively progressing, at the end of which time the final plat application for the subdivision must have been submitted to the planning staff. Any plat not receiving final approval within the period of time set forth herein or otherwise conforming to the set forth herein or otherwise June 3, 200-. SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-54-BB conforming to the requirements of this chapter shall be null and void, and the developer shall be required to submit a new plat for the property for preliminary approval subject to all zoning restrictions and this chapter." "The Planning Commission may extend the original approval, for a period not to exceed one (1) additional year, when it can be demonstrated that there are no changes in the plat design or neighborhood that would warrant a complete review." On May 11, 2000, the Planning Commission granted a one-year time extension allowing the expiration date for submission of the final plat to be December 3, 2000. The final plat was never completed for the subdivision. A. PROPOSAUREQUEST: The applicant now proposes to subdivide 5.56 acres at the northeast and northwest corners of Kanis and Point West Drive into seven lots similar to the previous approval. The owner plans to develop small offices on the property. The Board of Directors approved the rezoning of the site from MF-18 to 0-1 on December 1, 1998. The lots within each Tract will be final platted at the same time or the lots on the east side of Point West Drive will be final platted at the same time and the lots on the west side of Point West Drive will be final platted at the same time. B. EXISTING CONDITIONS: The 5.56 acre Tracts are undeveloped and wooded. The Point West single- family residential subdivision is located immediately north of the site. The general area contains a mixture of residential, office and commercial uses and zoning along Kanis Road. Kanis Road is an unimproved roadway with open ditches for drainage. Point West Drive is constructed to Master Street Plan standard with the exception of sidewalks adjacent to the lots with a median near the northern property line. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners and the Gibralter Heights/Point West/Timber Ridge were notified of the public hearing. 2 June 3, 200,, SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-54-BB D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road 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. Provide design of street conforming to the Master Street Plan. Construct one- half street improvements to the street including 5-foot sidewalk with the planned development. 3. A grading permit in accordance with Sections 29 (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. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. For a minor arterial, driveways must be spaced 300-feet from streets and center -to -center. The ordinance criteria would provide one shard drive on Kanis Road for each tract. The width of the driveway must not exceed 36-feet. 6. In addition, the eastern -most driveway does not provide adequate sight distance and needs to be moved west. The driveway on Atkins Road needs to be located near the northern property boundary. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement is service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water at 992-2438 for additional details. 91 June 3, 200•. SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-54-BB Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. I S SU ES/TECH N ICAUDES I G N: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the requesting indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the name/address and source of title of the landowner. Staff also requested the applicant indicate a twenty-five foot front building line adjacent to Kanis Road and a twenty foot rear yard setback. Staff stated the rear yard setback would be a reduced setback since the typical setback was twenty-five feet in the rear as well. Public Works comments were addressed. Staff noted the proposed driveway locations did not meet the typical minimum spacing requirement. Staff also stated the eastern -most drive did not provide adequate sight distance. Mr. McGetrick indicated he would meet with the owner to discuss relocation of the driveways and return a revised plan to staff as requested. Staff stated the street improvements would be required per the Master Street Plan. Staff noted Kanis Road was indicated as a Minor Arterial and the required right-of-way to 45-feet from the centerline. 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: The applicant submitted a revised plan to staff addressing some of the issues raised at the May 13, 2004, Subdivision Committee meeting. The applicant has indicated setbacks as requested by staff or a twenty-five foot front building line adjacent to Kanis Road and a twenty -foot setback adjacent to the rear property 4 June 3, 2004 SUBDIVISION ITEM NO.: 1 [Co FILE NO.: S-54-BB line. The rear yard setback will require a variance to allow a reduced setback. Staff is supportive of this request. Staff feels with the development of the site with 0-1, Quiet Office uses, the reduced set back should have minimal impact on the adjoining properties. The applicant has also indicated the source of title of the landowner on the proposed preliminary plat. The applicant has not relocated the driveways indicated on the proposed preliminary plat nor has the applicant indicated right-of-way forty-five feet from centerline. The applicant has indicated due to the narrowness of the site the driveways are critical to development of the site. The applicant has also indicated the proposed thirty foot right-of-way dedication is consistent with previous commitments. The current Master Street Plan indicates Kanis Road as a minor arterial. Staff feels it is critical for the dedication of the required right-of- way and the street construction to match the existing Master Street Plan requirement. In addition, the applicant has not indicated driveway locations and not corrected the sight distance problem as requested by staff. Staff feels the placement of the indicated driveways will lead to congestion on Kanis Road. In addition, the indicated eastern most driveway is located below the crest of a hill which could potentially cause safety issues. Staff is supportive of the proposed preliminary plat. Staff has some concerns with the indicated drives and right-of-way. Staff recommends denial of the request related to these two issues. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JUNE 3, 2004) Mr. Pat McGetrick and Mr. Dickson Flake were present representing the request. There were no registered objectors present. Staff _presented the request with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. Staff presented a recommendation of approval of the applicant's request for a reduced rear yard setback. Staff noted the requested rear yard setback was indicated at twenty - feet. 5 June 3, 2004. SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-54-BB Staff also presented a recommendation of approval of the applicant's request for a variance to the Master Street Plan for the proposed design standard for Kanis Road. Staff stated they were also supportive of the variance request. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. IV