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HomeMy WebLinkAboutS-0010-CC Staff AnalysisITEM NO.: 1 FILE NO.: S-10-BH NAME: Charles Valley Office Park - Preliminary Plat LOCATION: South side of Huron Lane, approximately 200 feet east of Green Mountain Drive DEVELOPER: ENGINEER: Rees Development, Inc. McGetrick Engineering 11125 Hinson Road 319 East Markham, Suite 202 Little Rock, AR 72212 Little Rock, AR 72201 AREA: 3.93 Acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 ZONING• 0-3 PLANNING DISTRICT: 2 CENSUS TRACT: 22.05 VARIANCESIWAIVERS REQUESTED: None A. PROPOSAL• The applicant proposes to subdivide 3.93 acres into 4 lots for future office developments. The property is zoned 0-3, General Office District. The applicant is proposing a 40 foot easement running north -south through the center of the property for access and utilities to Lots 3 and 4. B. EXISTING CONDITIONS: The site is currently vacant and heavily wooded. A 50 foot wide R-2 zoned buffer area is located along the south end of this property, with single-family residences located further south. Single-family residences are also located to the west along Green Mountain Dr. A mixture of office and commercial uses are located to the east and north across Huron Lane. July 23, 1998 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-10-BB C. E. F. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comment as of this writing. The Walnut Valley and Rainwood Cove Neighborhood Associations were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Show 50 foot access easement with minimum 26 wide street and sidewalks for access to lots 3 and 4 including a cul-de-sac to conform to minor commercial standards. 2. Huron Lane is a commercial street, dedicate right-of-way to 30 feet from centerline. 3. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". 4. All driveways shall be concrete aprons per City Ordinance. 5_ Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. Stormwater detention Ordinance applies to this property. 8. Easements for proposed stormwater detention facilities are required. UTILITIES AND FIRE DEPARTMENTMOUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve all lots. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: A 5 foot utility easement is requested along the east, west and south property lines. Water: A water main extension and on -site fire protection will be required. Fire Department: No Comment. County Planning: CATA• No Comment. No Comment received. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. K 7-1-7 -- July 23, 1998 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-10-BB G. ANALYSIS• The applicant submitted a revised preliminary plat to staff on July'8, 1998. The applicant has made the additional notations on the plat as required by staff and the revision appears to address the Subdivision Committee comments. There should be no outstanding issues. H. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the conditions noted in paragraphs D and E of this report. The 50 foot wide R-2 zoned buffer along the south property line must remain undisturbed with development of the property. Temporary fencing must be installed to protect this area prior to any site work. SUBDIVISION COMMITTEE COMMENT: Bob Lowe, of McGetrick Engineering, was present, representing the application. Staff gave a brief description of the preliminary plat. Staff made note of several minor details which needed to be shown on a revised plat. Staff also noted that the 50 foot wide.R-2 zoned buffer along the south property line must remain undisturbed, and the access easement must stop short of that area. Bob Turner, of Public Works, reviewed the Public Works requirements with the applicant and Committee. There being no further issues for discussion, the Committee forwarded the preliminary plat to the full Commission for final action. PLANNING COMMISSION ACTION: (JULY 23, 1998) Pat McGetrick was present, representing the application. There were several persons present with concerns. Staff gave a brief description of the preliminary plat and a recommendation of approval with conditions. Pat McGetrick addressed the Commission in support of the application. He stated that he had no problem with any of the conditions placed on the application by staff. 3 -July 23, 1998 SUBDIVISION ITEM NO.: 1_ (Cont.) _ FILE NO.: 5-10-BB Bob Price addressed the Commission with concerns. He stated that he was not opposed to development of the site as long as the required buffers are in place. Terry and Marlene Mahaffey addressed the Commission. The Mahaffeys also noted concerns relating to the required buffers. Mrs. Mahaffey stated that the required temporary fences should be in place to protect the trees within the buffers. Mr. McGetrick stated that the 50 foot buffer along the south property line would remain undisturbed and that temporary fencing to protect this area could be made part of a grading permit. Jim Lawson, Director of Planning and Development, asked Mr. McGetrick if the 40 foot area along the west property line could be designated as an undisturbed buffer area. Mr. McGetrick agreed to a 40 foot undisturbed buffer along the west property line. Russell Lemond also stated that he had concerns relating to the buffer areas. He said that he would like the areas to be undisturbed. Joe Pere also addressed the Commission with concerns relating to the buffer areas. He also asked about building heights. Staff reviewed the allowed building height in 0-3 zoning. There was additional discussion relating to buffer issues. A motion was made to approve the preliminary plat as recommended by staff including a 40 foot undisturbed buffer along the west property line and a 50 foot undisturbed buffer along the south property line. The motion passed by a vote of 11 ayes and 0 nays. 4 November 11, 1999 ITEM NO.: C FILE NO.: S-10-CC NAME: Charles Valley Office Park - Revised Preliminary Plat LOCATION: South side of Huron Lane, approximately 200 feet east of Green Mountain Drive DEVELOPER: ENGINEER_ Rector -Phillips -Morse McGetrick and McGetrick 1501 N. University Avenue 319 East Markham Street, Ste. 202 Little Rock, AR 72207 Little Rock, AR 72201 AREA: 3.93 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 ZONING: O-3 PLANNING DISTRICT: 2 CENSUS TRACT: 22.05 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant proposes to subdivide 3.93 acres into 3 lots for future office developments. The property is zoned 0-3, General Office District. The applicant is proposing a 50 foot easement running north -south through the center of the property for access and utilities to Lot 3. A four (4) lot preliminary plat was approved by the Planning Commission for this property on July 23, 1998. The plat, which included a 40 foot undisturbed buffer along the west property line, has since expired. November 11, 1999 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-10-CC B. EXISTING CONDITIONS: The site is currently vacant and heavily wooded. A 50 foot wide R-2 zoned buffer area is located along the south end of this property, with single-family residences located further south. Single-family residences are also located to the west along Green Mountain Dr. A mixture of office and commercial uses are located to the east and north across Huron Lane. C. NEIGHBORHOOD COMMENTS: The Walnut Valley and Rainwood Cove Neighborhood Associations were notified of the public hearing. Staff has received one (1) letter and two (2) phone calls from neighbors expressing concerns with the proposed plat. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Huron Lane is a commercial street. Dedicate right-of- way to 30 feet from centerline. 2. Provide design of street conforming to " MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5-foot sidewalks with planned development. 3. Internal streets must have public cul-de-sac and sidewalk (26' wide). 4. Plans of all work in right-of-way shall be submitted for approval prior to start work. 5. Stormwater detention ordinance applies to this property. 6. Easements for proposed stormwater detention facilities are required. 7. Easements shown for proposed storm drainage are required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve Lot 3. AP&L: No Comment. Arkla: No Comment. Southwestern Bell: No Comment received. Water: An acreage charge of $300 per acre will apply in addition to normal charges. A water main extension will F% November 11, 1999 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-10-CC be required along with on -site fire protection. Fire Department: No Comment. County Planning: No Comment received. CATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. G. ANALYSIS: The applicant submitted a letter to staff on September 17, 1999, requesting that this item be deferred to November 11, 1999. The applicant is working to revise the preliminary plat and needs additional time. H. STAFF RECOMMENDATIONS: Staff recommends approval of the deferral as requested. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 9, 1999) Bob Lowe was present, representing the application. Staff gave a brief description of the preliminary plat. Staff noted that the preliminary plat for this property which was approved on July 23, 1998 had a 40 foot undisturbed buffer along the west property line. The buffer was agreed to at that time by the applicant in response to concerns voiced by abutting property owners at the public hearing. Mr. Lowe noted that he would inform the current property owners of this buffer. Staff also noted that temporary construction fencing must be installed to protect the buffer areas prior to any site work. This was also a condition of the previous approval. 3 November 11, 1999 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-10-CC The Public Works requirements were briefly discussed. Tad Borkowski noted that the internal street must have a turnaround device and a sidewalk. After the brief discussion, the Committee forwarded the plat to the full Commission for final action. PLANNING COMMISSION ACTION: (SEPTEMBER 30, 1999) Staff informed the Commission that the applicant submitted a letter on September 17, 1999 requesting that this item be deferred to the November 11, 1999 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the November 11, 1999 agenda. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. STAFF UPDATE: The applicant submitted a revised preliminary plat to staff on October 19, 1999. The revised plat increases the number of lots from three (3) to four (4) and shows the 50 foot access as a private drive with a cul-de-sac, as required by Public Works, tc serve the four lots. As noted in paragraph A. of this report, the previously approved plat for this property included a 40 foot undisturbed buffer along the west property line. This was a result of an agreement between the previous developer of the property and the adjacent property owners. This buffer was not an ordinance requirement at that time, nor is it now. The current developer of the property does not wish to provide the buffer. The proposed plat does recognize the 50 foot, R-2 zoned, undisturbed buffer along the south property line. Otherwise, there should be no outstanding issues associated with the proposed preliminary plat. The plat as proposed conforms to ordinance standards. 4 November 11, 1999 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: 5-10-CC SUBDIVISION COMMITTEE COMMENT: (OCTOBER 21, 1999) Pat McGetrick was present, representing the application. Staff briefly described the revised preliminary plat. The revisions made to the plat were briefly discussed, as was the buffer that was shown on the previously approved plat along the west property. Staff explained that land use buffers are not Subdivision Ordinance requirements and could not be required with preliminary plats. There being no further issues for discussion, the Committee forwarded the plat to the full Commission for final action. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2.The 50 foot wide R-2 zoned buffer along the south property line must remain undisturbed with development of the property. Temporary fencing must be installed to protect this area prior to any site work. PLANNING COMMISSION ACTION: (NOVEMBER 11, 1999) Pat McGetrick and Bill Hastings were present, representing the application. Staff briefly described the proposed preliminary plat with a recommendation of approval. Pat McGetrick addressed the Commission in support of the application. He noted that the R-2 zoned buffer area along the south property line will be fenced prior to any site work. Marlene Mahaffey addressed the Commission with concerns. She asked when the plat would be final platted. Staff indicated that the applicant had one (1) year to complete the final plat. Bill Hastings noted that he had one of the proposed lots -sold. Mrs. Mahaffey asked about building height. W November 11, 1999 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: S-10-CC Mr. Hastings noted that the buildings constructed on this property will comply with city ordinance standards. He stated that if his real estate company develops the first lot within the subdivision, the building will be one-story in height. Jim Lawson, Director of Planning and Development, noted that the Commission only had the authority to.review the proposed plat. He stated that building height was not an issue that could be associated with a plat. The ordinance standards regarding building height were briefly discussed. Russell Lemond addressed the Commission. He stated that he was concerned that there was no buffer shown along the west property line as was approved with the previous plat. There was a general discussion regarding the buffer issue and ordinance required setbacks. Staff noted that the ordinance required land use buffer along the west property line would be approximately 9.5 to 10 feet in width. Commissioner Hawn offered comment on the buffer issue and asked why the developer would not provide a 40 foot buffer along the west property line. Mr. McGetrick stated that the buffer would restrict the buildable area of the lots. Commissioner Adcock also asked about the 40 foot buffer. Mr. McGetrick stated that the additional area was needed to develop the property. Commissioner Rahman asked if the 40 foot buffer along the west property line was part of the previously approved plat. Mr. Lawson responded that the buffer was part of the previously approved plat, but was not an ordinance requirement. Stephen Giles, City Attorney, noted that the 40 foot buffer shown on the previous plat was not a requirement, but was offered by the previous developer. November 11, 1999 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: 5-10-CC There was a general discussion regarding the previously approved plat, with additional comment by Russell Lemond. Commissioner Nunnley asked Mr. Lemond if a buffer less than 40 feet in width would be acceptable. Mr. Lemond stated that it would not. Mr. McGetrick noted that the developer feels that he has met all of the ordinance requirements. There was a motion to approve the preliminary plat as recommended by staff. There was additional discussion concerning the buffer issue, including the ordinance buffer standards. Mr. Giles reviewed the Planning Commission authority in dealing with preliminary plat applications. He noted that a buffer issue was not a viable reason to deny a preliminary plat. There was additional discussion pertaining to the previous plat approval. Chairman Earnest called the vote. The previous motion to approve the preliminary plat passed by a vote of 6 ayes, 3 nays, 1 absent and 1 open position. 7