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HomeMy WebLinkAboutS-0220-C Staff AnalysisJuly 11, 2013 ITEM NO.: 1 FILE NO.: 5-220-C NAME: Replat of Lot 1 Michael Cove Addition Tracts 8 & 9 Hopson and Sach's Addition LOCATION: Located on the Southwest corner of Kanis Road and Michael Drive DEVELOPER - Pam Brown -Courtney P.O. Box 55145 Little Rock, AR 72215 ENGINEER: McGetrick and McGetrick Engineers P.O. Box 30441 Little Rock, AR 72260 AREA: 9.10 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 10 — Boyle Park CENSUS TRACT: 24.03 VARIANCEMAIVERS. A variance from Sections 30-43 and 31-210 the driveways on Kanis Road and Michael Drive less than typical ordinance standard. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The project consists of 9.10 acres located south of Kanis Road at the Michael Drive intersection. The property is currently zoned C-3, General Commercial District. The application is to subdivide the property into four (4) lots. The average lot size proposed is 300-feet by 300-feet or 2.0 acres more or less. The request is includes a variance from the minimum driveway spacing criteria of the Master Street Plan and the Subdivision Ordinance. The plat includes two driveway on Kanis Road and two driveways on Michael Drive. The variance request for the driveways includes the minimum spacing requirement and the distance from property lines. July 11, 2013 SUBDIVISION ITEM NO.: 1(Cont.)_FILE NO.: S-220-C B. EXISTING CONDITIONS: The area contains a mixture of commercial and office uses and zoning. The site is zoned C-3, General Commercial District. There was a Conditional Use Permit approved for the property in September 2003 to allow for an equipment rental business to be constructed on the site with outdoor display. This development did not occur. South of the site is an apartment complex accessed from Michael Drive. To the southwest along John Barrow Road is a church. Michael Drive has been constructed with curb and gutter but not sidewalk is in place. Adjacent to the site Kanis Road has not been constructed to Master Street Plan standard. There is no sidewalk in place along Kanis Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners along with the John Barrow Neighborhood Association and the Brownwood Terrace Neighborhood Association were notified of the public hearing. 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. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Michael Drive. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. 4. Sidewalks with appropriate handicap ramps are required to be installed adjacent to Michael Drive in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 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. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 2 July 11, 2013 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-220 7. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 8. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11. 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 379-1813 (Greg Simmons) for more information. 12. Driveway locations and widths must meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing on Kanis Road is 300 feet between driveways and 150 feet from property lines. The driveway spacing on Michael Drive is 250 feet between driveways and 125 feet from property lines. Show the proposed driveway locations. 13. Provide a letter prepared by a registered engineer certifying the sight distance at the proposed intersections and driveways comply with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Sewer located on lot for Lots 3 and 4. Sewer service for Lots 1 and 2 is located on the north side of Kanis Road. Contact Little Rock Wastewater for additional information. Entergy: Entergy has an existing distribution line as marked approximately on the attached plat. The line will need to remain in place or required to be relocated with a new easement provided at the customer's/developer's expense. Contact Entergy at 954-5158 for additional information. Center -Point Ener : No comment received. AT & T: No comment received. 9 July 11, 2013 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-220-C Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water if additional fire protection or metered water service is required. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. 4 July 11, 2013 SUBDIVISION ITEM NO.: 1 (Cont. r G H FILE NO.: S-220-C CATA: The site is located directly adjacent to CATA Bus Route #3. Parks and Recreation: No comment received. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT (June 20, 2013) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested Mr. McGetrick provide the names of recorded subdivision abutting the proposed plat area. Staff also requested Mr. McGetrick provide the source of title of the land owner in the general notes section of the proposed plat. Public Works comments were addressed. Staff stated a dedication or right of way on Kanis Road would be required to 45-feet from centerline. Staff also stated a 20-foot radial dedication of right of way was required at the intersection of Kanis Road and Michael Drive. Staff requested Mr. McGetrick provide the location for the proposed driveways. 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. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing issues raised at the June 20, 2013, Subdivision Committee meeting. The applicant has provided the names of recorded subdivisions abutting the proposed plat area. The revised plat also indicates the source of title of the landowner. The request is to allow the creation of four (4) lots from this 9.10 acre tract. The property is currently zoned C-3, General Commercial District. The lots will average 300-feet by 300-feet or 2.0 acres more or less. The request includes a variance from the Subdivision Ordinance and the Master Street Plan to allow the driveways on Kanis Road and Michael Drive with spacing from the property lines and the distance between the drives less than typical 5 July 11, 2013 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-220-C ordinance standard. Shared driveways will be utilized on Kanis Road. Per the Ordinances the driveway spacing on Kanis Road is to be 300 feet between driveways and 150 feet from property lines. Two driveways are indicated on Kanis Road. Center to center the drives are located 270-feet apart. The eastern � drive is located 260-feet from the intersection of Kanis Road and Michael Drive. The western drive is located 300-feet from the western property line. Staff is supportive of the driveway placement on Kanis Road. Per the Master Street Plan and the Subdivision Ordinance the driveway spacing on Michael Drive is to be 250 feet between driveways and 125 feet from property lines. Center to center the drives on Michael Drive are located 260-feet apart. The southern drive is located on Lot 4 and is located midway of the proposed lot. The lot is indicated with a 150-foot width. The drive is located approximately 75-feet from the north and south property lines of Lot 4. The northern drive on Michael Drive is located approximately 250-feet from the intersection of Kanis and Michael Drive and 170-feet from the southern property line. Staff is not supportive of the driveway placement on Michael Drive. Staff recommends a single drive on Michael Drive. The driveway should be located a minimum of 250-feet from the intersection of Michael Drive and Kanis Road. The C-3, General Commercial Zoning District requires a minimum lot width of 100-feet and a minimum lot area of 14,000 square feet. The lots are indicated more than adequate to meet this typical standard. The proposed plat includes platted building lines consistent with the C-3, General Commercial District zoning district or 25-feet from the abutting rights of way. Staff is supportive of the request. The applicant has indicated the subdivision of 9+ acres into four (4) lots. The lots will be final platted in phases and the corresponding street improvements will be put in place at the time of final platting. Staff is not however supportive of the placement of the driveways on Michael Drive as proposed by the applicant. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JULY 11, 2013) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had stated the driveways on Michael Drive would be placed per the staff recommendation in the analysis section of the agenda write-up. Staff stated based on the removal of the request for the driveway spacing R July 11, 2013 SUBDIVISION ITEM NO.: 1(Cont.)FILE NO.: S-220-C variance on Michael Drive staff was now supportive of the request. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendations of approval of the variance request from Sections 30-43 and 31-210 to allow the placement of driveways on Kanis Road as proposed by the applicant. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 ITEM NO.: 1. S-220-C NAME: Replat of Lot 1 Michael Cove Addition Tracts 8 & 9 Hopson and Sach's Addition LOCATION: located on the Southwest corner of Kanis Road and Michael Drive Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than June 26, 2013. The Office of Planning and Development must receive the proof of notice no later than July 5, 2013. 2. Provide the names of recorded subdivision that abut the proposed plat area. 3. Provide the source of title for the land owner in the general notes section. 4. The property is zoned C-3, General Commercial District which typically requires the placement of a 25-foot front yard building setback. The proposed plan indicates a 35-foot setback along Kanis Road. 5. Provide the driveway locations and any cross access easements for the proposed plat. 6. Provide a phasing plan for the proposed subdivision. 7. The filing fee for this plat does not appear to have been paid. The fee is $336.00. Variance/Waivers: None requested. 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. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Michael Drive. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. 4. Sidewalks with appropriate handicap ramps are required to be installed adjacent to Michael Drive in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 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. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 7. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Item # 1. 8. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11. 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 379-1813 (Greg Simmons) for more information. 12. Driveway locations and widths must meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing on Kanis Road is 300 feet between driveways and 150 feet from property lines. The driveway spacing on Michael Drive is 250 feet between driveways and 125 feet from property lines. Show the proposed driveway locations. 13. Provide a letter prepared by a registered engineer certifying the sight distance at the proposed intersections and driveways comply with 2004 AASHTO Green Book standards. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Sewer located on lot for Lots 3 and 4. Sewer service for Lots 1 and 2 is located on the north side of Kanis Road. Contact Little Rock Wastewater for additional information. Entergy: Entergy has an existing distribution line as marked approximately on the attached plat. The line will need to remain in place or required to be relocated with a new easement provided at the customer's/developer's expense. Contact Entergy at 954-5158 for additional information. Center -Point Energy: No comment received. AT & 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Item # 1. 6. Contact Central Arkansas Water if additional fire protection or metered water service is required. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located directly adjacent to CATA Bus Route #3. Parks and Recreation: No comment received. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, June 26, 2013. Item # 1.