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HomeMy WebLinkAboutS-0548-Q Staff AnalysisITEM NO.: 2 NAME: Candlewood East Subdivision Replat Lot 4 LOCATION: North of Cantrell Road, East of Highland 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. The notice must be mailed no later than February 1, 2006. The Office of Planning and Development must receive the proof of notice no later than February 8, 2006. 2. Provide cross access easements and cross access parking for the indicated lots. 3. Provide the name/address of the landowner along with the source of title. 4. Provide a preliminary plat drawing complying with typically submission requirements. 5. Provide on the plat drawing lot lines with dimensioned; streets, sidewalks, and easements shown. 6. Provide a storm drainage plan and a storm drainage analysis. 7. Provide the source of water supply and the means of wastewater disposal. 8. Provide the certifications for preliminary platting on the proposed plat drawing. 9. Provide a draft bill of assurance. Variance/Waivers: A variance from the Subdivision Ordinance Section 31-231 to allow the development of a lot without public street frontage — Proposed Lot 4B. Public Works Conditions: 1. A four (4) way crossing is not permitted with 75 ft of Highland Drive. 2. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Drainage from the property on the north empties on subject property. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. 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. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for Lot 4B. Contact Little Rock Wastewater at 688-1414 for additional information. Entergy: No comment received. Center -Point Enerav: No comment received. SBC: No comment received. Central Arkansas Water: A utility easement and water main extension will be required in order to provide service to Lot 4B. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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). Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #25 — the Highway 10 Express Route. Planning Division: No comment. Landscape: No comment. Revisedplat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, February 1, 2006. February 16, 2006 ITEM NO.: 2 NAME: Candlewood East Subdivision Replat Lot 4 LOCATION: North of Cantrell Road, East of Highland Drive DEVELOPER: Scott Schoen 5400 Highland Drive Little Rock, AR 72212 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.4 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: FILE NO.: NUMBER OF LOTS: 3 FT. NEW STREET: 0 0-3, General Office District 1 — River Mountain 42.05 VARIANCESNVAIVERS REQUESTED- A Section 31-231 to allow the development Proposed Lot 4B. A. PROPOSAUREQUEST: variance from the Subdivision Ordinance of a lot without public street frontage — The Little Rock Planning Commission approved a preliminary plat on August 23, 2004, creating six (6) lots within the Candlewood East Subdivision. A final plat for Lot 4 of the Candlewood East Subdivision was executed on August 27, 2004. The applicant is now requesting the replatting of Lot 4 of the Candlewood East Subdivision into three lots. A variance from the Subdivision Ordinance (Section 31-231) is being requested to allow the creation of a lot without public street frontage, proposed Lot 4B. The proposed preliminary plat indicates cross access and parking agreements between proposed Lots 4A and 4B. A 30-foot access easement has been provided to allow proposed Lot 4B access to Highland Drive. February 16, 2006 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-548-Q B. EXISTING CONDITIONS: The site contains a newly constructed office building on the northern portion of the property. There is a large drainage ditch located on the southern boundary of the property. There are few remaining trees on the site since most were cleared for the construction of the office building. Highland Drive is constructed with curb, gutter and sidewalk in place adjacent to the site. Other uses in the area include an apartment development currently under construction to the north and two newly constructed office/retail buildings to the south. The area to the east has not developed and is currently wooded. On the northeast corner of Cantrell Road and Highland Drive there is a site zoned PD-O, recently approved by the Little Rock Board of Directors, to allow the construction of a branch bank facility. immediately west of the site is the Kroger Shopping Center. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners abutting the site along with the Pankey Community Improvement District, the Secluded Hills Neighborhood Association and the Westbury Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. A four (4) way crossing is not permitted with 75 feet of Highland Drive. - 2. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Drainage from the property on the north empties on subject property. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. 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. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for Lot 413. Contact Little Rock Wastewater at 688-1414 for additional information. Entergy: No comment received. 2 February 16, 2006 F Ef SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-548-Q Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: A utility easement and water main extension will be required in order to provide service to Lot 4B. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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). Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #25 — the Highway 10 Express ;Route. ISSU ESITEC H N I CAUD ES I G N: Planning Division: No comment. :Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (January 26, 2006) Mr. Joe White and Mr. Tim Daters of White-Daters and Associates were present representing the request. Staff presented an overview of the proposed request indicating there were few outstanding issues associated with the request. Staff stated the proposal was a plat request on 0-3 zoned property and not a site plan review as indicated on the drawing. Staff requested the drawing be revised as a plat including all platting documentation. Public Works comments were addressed. Staff stated a four (4) way intersection was not permitted within 75-feet of Highland Drive. Staff also stated the storm water detention ordinance would apply to the proposed development. 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. 3 February 16, 2006 SUBDIVISION ITEM NO.: 2 (Cor H. ANALYSIS: FILE NO.. S-548 The applicant submitted a revised plat drawing to staff addressing most of the issues raised at the January 26, 2006, Subdivision Committee meeting. The applicant has provided the required certifications, the requested additional information in the general notes section and the storm drainage analysis and storm drainage plan. The applicant has also revised the proposed plat to relocate the proposed four (4) way intersection away from Highland Drive. The proposal is the replatting of a previously platted lot to allow the creation of three lots. One of the indicated lots, proposed Lot 413, will require a variance from the Subdivision Ordinance to allow the development of a lot without public street frontage. Per Section 31-231 of the Subdivision Ordinance all lots shall abut a public street, except where private streets are explicitly approved by the Commission. The applicant is proposing to serve the indicated lot with an access and utility easement extending from Highland Drive. The proposed plat indicates the service easement will provide a driving surface that accommodates two free flowing lanes of automobile traffic as required by the ordinance. Staff is supportive of the request. The indicated minimum lot size of 0.59 acres is more than adequate to meet the minimum lot size required for 0-3, General Office District zoned property or 14,000 square feet. In addition the minimum lot width proposed is also more than adequate to meet the 100-foot minimum lot width required per the Zoning Ordinance for 0-3, General Office District zoned property. To staffs knowledge there are no outstanding issues associated with the request. Staff feels if the plat is approved as indicated there should be minimal impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested variance from the Subdivision Ordinance Section 31-231 to allow the development of a lot without public street frontage — Proposed Lot 4B. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with 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 also presented a 4 February 16, 2006 SUBDIVISION ITEM NO.: 2 FILE NO.: S-548-0 recommendation of approval of the requested variance from the Subdivision Ordinance Section 31-231 to allow the development of a lot without public street frontage — Proposed Lot 4B. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 FILE NO.: S-548-Q NAME: Candlewood East Subdivision Replat Lot 4 LOCATION: North of Cantrell Road, East of Highland Drive DEVELOPER: Scott Schoen 5400 Highland Drive Little Rock, AR 72212 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.4 acres CURRENT ZONING: PLANNING DISTRICT: NUMBER OF LOTS: 3 FT. NEW STREET: 0 0-3, General Office District 1 — River Mountain CENSUS TRACT: 42.05 VARIANCESMAIVERS REQUESTED: A Section 31-231 to allow the development Proposed Lot 4B. A. PROPOSAUREQUEST: variance from the Subdivision Ordinance of a lot without public street frontage — The Little Rock Planning Commission approved a preliminary plat on August 23, 2004, creating six (6) lots within the Candlewood East Subdivision. A final plat for Lot 4 of the Candlewood East Subdivision was executed on August 27, 2004. The applicant is now requesting the replatting of Lot 4 of the Candlewood East Subdivision into three lots. A variance from the Subdivision Ordinance (Section 31-231) is being requested to allow the creation of a lot without public street frontage, proposed Lot 4B. The proposed preliminary plat indicates cross access and parking agreements between proposed Lots 4A and 4B. A 30-foot access easement has been provided to allow proposed Lot 4B access to Highland Drive. FILE NO.: S-548-Q B. EXISTING CONDITIONS: The site contains a newly constructed office building on the northern portion of the property. There is a large drainage ditch located on the southern boundary of the property. There are few remaining trees on the site since most were cleared for the construction of the office building. Highland Drive is constructed with curb, gutter and sidewalk in place adjacent to the site. Other uses in the area include an apartment development currently under construction to the north and two newly constructed office/retail buildings to the south. The area to the east has not developed and is currently wooded. On the northeast corner of Cantrell Road and Highland Drive there is a site zoned PD-O, recently approved by the Little Rock Board of Directors, to allow the construction of a branch bank facility. Immediately west of the site is the Kroger Shopping Center. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners abutting the site along with the Pankey Community Improvement District, the Secluded Hills Neighborhood Association and the Westbury Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. A four (4) way crossing is not permitted with 75 feet of Highland Drive. 2. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Drainage from the property on the north empties on subject property. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. 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. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for Lot 4B. Contact Little Rock Wastewater at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. 2 FILE NO.: S-548-Q Cont. F. G. Z Central Arkansas Water: A utility easement and water main extension will be required in order to provide service to Lot 4B. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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). Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #25 — the Highway 10 Express Route. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Lands_ cape: No comment. SUBDIVISION -COMMITTEE COMMENT: (January 26, 2006) Mr. Joe White and Mr. Tim Daters of White-Daters and Associates were present representing the request. Staff presented an overview of the proposed request indicating there were few outstanding issues associated with the request. Staff stated the proposal was a plat request on 0-3 zoned property and not a site plan review as indicated on the drawing. Staff requested the drawing be revised as a plat including all platting documentation. Public Works comments were addressed. Staff stated a four (4) way intersection was not permitted within 75-feet of Highland Drive. Staff also stated the storm water detention ordinance would apply to the proposed development. 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 plat drawing to staff addressing most of the issues raised at the January 26, 2006, Subdivision Committee meeting. The applicant has provided the required certifications, the requested additional information in the general notes section and the storm drainage analysis and K, FILE NO.: S-548-Q Cont. storm drainage plan. The applicant has also revised the proposed plat to relocate the proposed four (4) way intersection away from Highland Drive. The proposal is the replatting of a previously platted lot to allow the creation of three lots. One of the indicated lots, proposed Lot 413, will require a variance from the Subdivision Ordinance to allow the development of a lot without public street frontage. Per Section 31-231 of the Subdivision Ordinance all lots shall abut a public street, except where private streets are explicitly approved by the Commission. The applicant is proposing to serve the indicated lot with an access and utility easement extending from Highland Drive. The proposed plat indicates the service easement will provide a driving surface that accommodates two free flowing lanes of automobile traffic as required by the ordinance. Staff is supportive of the request. The indicated minimum lot size of 0.59 acres is more than adequate to meet the minimum lot size required for 0-3, General Office District zoned property or 14,000 square feet. In addition the minimum lot width proposed is also more than adequate to meet the 100-foot minimum lot width required per the Zoning Ordinance for 0-3, General Office District zoned property. To staffs knowledge there are no outstanding issues associated with the request. Staff feels if the plat is approved as indicated there should be minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested variance from the Subdivision Ordinance Section 31-231 to allow the development of a lot without public street frontage — Proposed Lot 4B. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with 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 also presented a recommendation of approval of the requested variance from the Subdivision Ordinance Section 31-231 to allow the development of a lot without public street frontage — Proposed Lot 4B. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 2