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HomeMy WebLinkAboutS-0554-A Staff AnalysisNovember 10, 2005 ITEM NO.: 4 NAME: Mabelvale West Industrial Subdivision FILE NO.: S-554-A LOCATION: Located South of Mabelvale West Road, just West of the proposed South Loop DEVELOPER: Bird Cold Storage Partnership 11219 Financial Center Parkway Little Rock, AR 72211 ENGINEER: Garver Engineers P.O. Box 50 Little Rock, AR 72203 AREA: 54.3 acres , NUMBER OF LOTS: 5 FT. NEW STREET: 1310 LF CURRENT ZONING: 1-2 and C-3 PLANNING DISTRICT: 16 — Otter Creek Planning District CENSUS TRACT: 41.03 VARIANCESMAIVERS REQUESTED: 1. A waiver of the Master Street Plan requirement for the placement of sidewalks along Warrior Road (Section 31-175). 2. A variance to allow a commercial cul-de-sac street (Section 31-285). BACKGROUND: A preliminary plat was reviewed and approved by the Little Rock Planning Commission at their September 9, 1986, public hearing for this 55 acre tract. The applicant proposed the subdivision of the tract into 28 lots, which were zoned C-3, General Commercial District and 1-2, Light Industrial District. The plat included an entrance from Mabelvale West Road and a second entrance located along a 60-foot ingress and egress easement located off East Otter Creek Boulevard. The applicant indicated the development of the proposed subdivision in four phases. The applicant indicated the placement of 3,200 linear feet of new street as a part of the platting process. The November 10, 2005 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: S-554-A subdivision was never developed and the previously approved preliminary plat has expired. A. PROPOSAL/REQUEST: Mabelvale West Industrial Park is east of and adjacent to Otter Creek Industrial Park on the south side of Mabelvale West Road. The site contains 54.3 acres and is currently wooded. The proposed park has road access from Mabelvale West Road and an access easement across the North 60-feet of Lot 5 of Otter Creek Industrial Park. The applicant has provided a copy of the establishment of the easement which indicates that the street across the 60-foot access easement will be built to City standard and dedicated as a public right-of-way. The applicant is requesting the proposed new roadway be constructed in two phases. Phase I will consist of the portion of road lying within the North 60-feet of Lot 5 of the Otter Creek Industrial Park. The applicant has indicated approximately 418-feet of new road will be constructed in Phase I of the development. The applicant has indicated Phase II will consist of the development of the remainder of the roadway or 892-feet. The applicant is requesting a waiver of Section 31-175 of the Subdivision Ordinance; a waiver of the required sidewalk placement within the proposed subdivision. The applicant is requesting as a separate item on this agenda the right-of-way abandonment of West Bowen Road located south of Mabelvale West Road (G- 23-356). B. EXISTING CONDITIONS: The property is located in an area that is developing as industrial and institutional uses. The property is bordered on the west by the Otter Creek Industrial Park, on the south by the Union Pacific Railroad and on the east by Mabelvale Junior High School. There are a number of office, office/warehouse users located along the western perimeter of the site; along Otter Creek East Boulevard. Southwest Hospital is located across Mabelvale West Road, to the North. The site is wooded and appears to be relatively flat. Mabelvale West Road is an unimproved roadway adjacent to the site with open ditches for drainage. The street improvements have been installed to Master Street Plan standard west of the site and to the north adjacent to the hospital. West Bowen Road is an unimproved roadway, which appears to be a drive to access the rear of the adjoining businesses. 2 November 10, 2005 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S-554-A C. NEIGHBORHOOD COMMENTS: All abutting property owners and Southwest Little Rock United for Progress were notified of the public hearing. As of this writing, staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. 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) 379-1817 (Derrick Bergfield). 3. 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. 4. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 6. Proposed access easement should also provide easement for utilities. 7. Access should be provided for property to the south of Lots 2 and 3 unless alternate access already exists. 8. The proposed right-of-way dedication meets Master Street Plan requirements. 9. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 10. Access should be provided for Lot 5 on Otter Creek East Boulevard. E. UTILITIES AND FIRE ❑EPARTMENTICOUNTY PLANNING: Wastewater: Sewer main extension required with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Ener : No comment received. SBC: No comment received. 3 November 10, 2005 SUBDIVISION ITEM NO.: 4 (Cont. F. G FILE NO.: S-554-A Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A utility easement or public right-of-way must be provided for installation of water facilities from Otter Creek East Boulevard. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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: Place fire hydrants per code. 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 #17 and 17A — Mabelvale Downtown and Mabelvale UALR. SSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) The applicant was present representing the request. Staff presented an overview of the proposed preliminary plat indicating there were additional items necessary to complete the review process. Staff stated the request did include a variance to allow the development of lots without the placement of sidewalks along proposed Warrior Drive. Staff stated the plat area was located adjacent to an industrial park where sidewalk placement was exempted and the first 400-feet of the proposed roadway was exempted since the area was located in the Otter Creek Industrial Subdivision. Staff stated they were supportive of the request. Staff stated access to Lot 5 of Otter Creek Industrial Subdivision should be provided with the development of the future roadway. The applicant indicated the access would be provided from the new street. 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. 4 November 10, 2005 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-554-A H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the October 20, 2005, Subdivision Committee meeting. The applicant has indicated access to Lot 5 of the Otter Creek Industrial Subdivision. Access to the lot is proposed from the new roadway, Warrior Drive. The proposed lots have road access from an access easement across the North 60-feet of Lot 5 of Otter Creek Industrial Park. The applicant has provided a copy of the establishment of the easement which indicates that the street across the 60-foot access easement will be built to City standard and dedicated as a public right-of-way. The applicant is requesting the proposed new roadway be constructed in two phases. Phase I will consist of the portion of road lying within the North 60-feet of Lot 5 of the Otter Creek Industrial Park. The applicant has indicated approximately 418-feet of new road will be constructed in Phase I of the development. The applicant has indicated Phase II will consist of the development of the remainder of the roadway or 892-feet. The applicant is requesting a waiver of Section 31-175 of the Subdivision Ordinance, a waiver of the required sidewalk placement within the proposed subdivision. The proposed subdivision lies adjacent to the Otter Creek Industrial Park which is exempt from the requirement of sidewalk placement. Staff is supportive of the waiver request. The sidewalk adjacent to Lot 5 Otter Creek Industrial Park would be exempt from sidewalk placement. Since no sidewalk is required in this area staff does not feel the placement on the remainder of the roadway is warranted. The applicant is requesting a variance to allow the development of a commercial cul-de-sac lot. The Subdivision Ordinance typically does not allow commercial/industrial subdivisions to be developed utilizing a cul-de-sac street system. Staff is supportive of the applicant's requested variance. The previously approved preliminary plat also included the construction of a commercial cul-de- sac street to serve the proposed subdivision. Staff is supportive of the applicant's request. The applicant has indicated lots ranging in size from 21.5 acres to 5.7 acres, adequate to meet the minimum lot size required for 1-2 and C-3 zoned properties or 14,000 square feet. The applicant has also indicated a front building line of 50-feet as required for properties zoned 1-2. The applicant is requesting as a separate item on this agenda the right-of-way abandonment of West Bowen Road located south of Mabelvale West Road (G-23-356). Staff is also supportive of this request. The requested right-of-way abandonment will be retained as a utility easement as requested by a public utility. November 10, 2005 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: S-554-A To staff's knowledge, there are no outstanding issues associated with the proposed request. Staff feels the platting pf the proposed property as indicated should have minimal impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in Paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested waiver of the Master Street Plan requirement for the placement of sidewalks along Warrior Road (Section 31-175). Staff recommends approval of the requested variance to allow a commercial cul-de-sac street (Section 31-285). PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) 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 conditions outlined in Paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the requested waiver of the Master Street Plan requirement for the placement of sidewalks along Warrior Road (Section 31-175) and the requested variance to allow a commercial cul-de-sac street (Section 31-285). 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 9 ayes, 0 noes and 2 absent. A ITEM NO.: 4. NAME: Mabelvale West Industrial Subdivision FILE NO.: S-554-A LOCATION: located South of Mabelvale West Road, just West of the proposed South Loop z¢ Planning Staff Comments: P �{ 0u ✓ 1. Provide notification of abutting property owners ohe site, complete with the, certified abstract list, notice form with affidavit executed and proof of mailing. 2. The site plan includes the placement of a commercially constructed street ILIA including right-of-way, curb and gutter per Section 31-210(e)(1) — a 60-foot right- of-way with 36-feet of pavement. %/ 3. Provide evidence of the access easement located along the lot lines of Lots 4A and 5 Otter Creek Industrial Park Subdivision. Variance/Waivers: A waiver of the Master Street Plan requirement for the placement of sidewalks along Warrior Road (Section 31-175). 2. A variance to allow a commercial cul-de-sac street (Section 31�-285). Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. 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) 379-1817 (Derrick Bergfield). 3. 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. 4. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. Proposed access easement should also provide easement for utilities. Access should be provided for propert to the south of lots 2 and 3 unless alternate access already exists. Oyu, �� &e-f 8. The proposed right-of-way dedication meets Maser Street Plan requirements. 9. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 10.Access should be provided for Lot 5 on Otter Creek East Boulevard. �) a a� � �� • � �� V �'_V Utilities and Fire Department/County Planning: Wastewater: sewer main extension required with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Energy: SBC: Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A utility easement or public right- of-way must be provided for installation of water facilities from Otter Creek East Boulevard. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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: Place fire hydrants per code. 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 #17 and 17A — Mabelvale Downtown and Mabelvale UALR. Plannina 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, October 26, 2005.