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HomeMy WebLinkAboutS-0957-G Staff AnalysisMay 11, 2000 ITEM NO.: 3 FILE NO.: S-957-D NAME: Little Rock Port Industrial Park - Revised Preliminary Plat LOCATION: Southeast of Interstate 440, east of Fourche Dam Pike DEVELOPER: ENGINEER: Little Rock Port Authority (City of Little Rock) 7500 Lindsey Road Little Rock, AR 72206 AREA: 377 acres ZONING: I-3 Garver Engineers 1010 Battery Street Little Rock, AR 72202 NUMBER OF LOTS: - FT. NEW STREET: 6,820 if PLANNING DISTRICT: 25 CENSUS TRACT: 40.03 VARIANCES/WAIVERS REQUESTED: 1. Waiver of the filing fee. 2.Variance for reduced street centerline radii. 3.Variance from the maximum cul-de-sac length standards. A. PROPOSAL: The applicant is proposing a revised preliminary plat for approximately 377 acres of the Little Rock Port Industrial Park. The area is generally east of Fourche Dam Pike and south of I-440. The primary purpose for the plat is to dedicate,.6,820 linear feet of new streets. The applicant has noted that lots within this area will be platted in single lot final plats as they are sold and/or May 11, 2000 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-957-D developed. This has been the accepted practice within the Port Industrial Park for the past several decades. The specific lots will conform to the I-3 zoning standards. The preliminary plat drawing submitted to staff also shows several other amenities for this area of the subdivision. These include 78,457 linear feet of new railroad construction, railroad crossings, drainage improvements and a cargo dock for the industrial harbor. The proposed streets and other amenities as well as the proposed phases are noted on the attached plat drawing. A color -coded version has been included for Planning Commission review. Due to the fact that the Little Rock Port Authority is an agency of the City, a waiver of the filing fee has been requested. This is a waiver which has been granted in the past with other phases of the subdivision. The applicant is also requesting a variance for minimum centerline radius for two (2) locations on Alden Bowen Road. The applicant is also requesting a variance from the maximum cul-de-sac length standards for Alden Bowen Road and South Harbor Drive. The applicant has also noted that approximately 6 acres of existing trees will need to be cleared in an isolated area west of I-440 (near the northwest corner of the subdivision). This would allow continuation of a drainage project started last year. This issue is not a plat issue. The applicant needs to work with Public Works in requesting relief from the regulations on clearing recently passed by the City Board. B. EXISTING CONDITIONS: The area proposed for the revised preliminary plat is undeveloped and mostly grass -covered. There are existing industrial uses along Lindsey Road, Frazier Pike and Fourche Dam Pike within the Little Rock Port Industrial Park. C. NEIGHBORHOOD COMMENTS: The Hermitage Property Owners Association was notified of the public hearing. As of this writing, staff has received three (3) phone calls from persons requesting information on the project. 2 May 11, 2000 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-957-D D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide design of streets conforming to "MSP" (Master Street Plan). Variances will be required if construction planned as shown i.e., curve radii, length of cul-de-sac. 2. Contact AHTD for roadway location approval under interstate. 3. Show drainage easements and preliminary drainage design. 4. A Sketch Grading and Drainage Plan per Sec. 29-186(e) will be required with a building permit. 5. A Grading Permit for Special Flood Hazard Area per Sec. 29-186(b) will be required with building permit. 6. A Development Permit for Special Flood Hazard Area per Sec. 8-283 will be required. 7. Contact the ADEQ for approval prior to start of work. 8. Contact the USACE-LRD for approval prior to start of work. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if necessary to serve property. AP &L : No Comment. ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: Water service is available from the Gravity system. The proposed railroad crossing appears to conflict with an existing water line. Relocation may be required, depending on grade. Protection will be required (split casing). Fire Department: No Comment. County Planning: No Comment received. CATA: :No affect - Site is close to #20 Route. 3 May 11, 2000 SUBDIVISION ITEM NO.: 3 (Cont.) F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. G. ANALYSIS: FILE NO.: S-957-D The applicant submitted a revised preliminary plat drawing to staff on April 26, 2000. The revised plat provides all of the additional notations as required by staff and discussed at the Subdivision Committee meeting. A vicinity map, PAGIS monuments and labels for all rights -of -way and platted building lines have been provided. As noted in paragraph A., the applicant is requesting a variance for a reduced centerline radius at two (2) locations on Alden Bowen Road. The proposed radii at these locations are 100 feet. The minimum radius required by ordinance is 275 feet. Public Works supports the variance request based on the low volume of traffic anticipated for this street. The applicant is also requesting a variance from the maximum cul-de-sac length standards for Alden Bowen Road and South Harbor Drive. The maximum allowed cul-de-sac length is 1,500 feet. The length of Alden Bowen Road is approximately 2,100 linear feet and the length of South Harbor Drive is 21690 linear feet. Public Works also supports this variance based on the low traffic volume anticipated. Otherwise, there should be no outstanding issues associated with the preliminary plat. The applicant has done an adequate job in addressing the issues as raised by staff. The proposed continuation of the Little Rock Port Industrial Park should have no general area. adverse effect on the 4 L May 11, 2000 SUBDIVISION ITEM NO.: 3 (Cont.) H. STAFF RECOMMENDATIONS: FILE NO.: S-957-D 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. Staff recommends approval of the requested variance for reduced centerline radii for Alden Bowen Road. 3. Staff recommends approval of the requested variance from the maximum cul-de-sac length standards for Alden Bowen Road and South Harbor Drive. 4. Staff also recommends approval of the requested waiver of the filing fee. SUBDIVISION COMMITTEE COMMENT: (APRIL 201 2000) Bill Ruck and Paul Latture were present, representing the application. Staff briefly described the revised preliminary plat, noting several items which needed to be shown on a revised drawing. Staff noted that filing fee waivers had been supported in the past for the port area. The Public Works requirements were briefly discussed. Bob Turner, of Public Works, noted that the variance for reduced centerline radii on Alden Bowen Road could be supported based on the low traffic volume on the street. Mr. Ruck noted that his firm is working with the Corps of Engineers regarding drainage issues in this area. After the discussion, the Committee forwarded the plat to the full Commission for final action. PLANNING COMMISSION ACTION: (MAY 11, 2000) Bill Ruck and Katie Gibbons were present, representing the application. Staff briefly described the preliminary plat, with a recommendation of approval with conditions. There were four (4) persons present with concerns. J. A. Swift noted that he had concerns with Old Fourche Creek. He stated that the quality of the water had declined in this creek over the past several years. He stated that he had 5 May 11, 2000 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: 5-957-D questions about the Port Authority development in the area northwest of I-440. Mary Swift also addressed the Commission with concerns. She also noted concern with the quality of Old Fourche Creek. She also noted concern with the number of snakes that she has found in her yard and stated that there was a problem with -mosquitoes in the area. Bill Ruck and Katie Gibbons addressed the Commission in support of the application. Ms. Gibbons noted that when spraying begins for mosquitoes (approximately 2 weeks), the area around Old Fourche Creek would be included. She stated that the snake problem could not be taken care of. Commissioner Lowry asked if Old Fourche Creek was full of debris. Ms. Gibbons stated that she was not sure whether or not the creek was full of debris. Ms. Gibbons noted that the Port Authority had a meeting with the property owners in this area. She stated that the Port Authority made every effort to contact and meet with the property owners. Commissioner Lowry asked how the issues of debris and water quality in Old Fourche Creek would be addressed. Ms. Gibbons stated that she would check into the issue, determine if the Port Authority owns the property and try to resolve the issues. She noted that the snake problem was possibly an issue that the City could handle. Tad Borkowski, of Public Works, noted that the Public Works Department would also look into the matter. Bill Ruck discussed Old Fourche Creek and gave possible reasons for the reduction in water quality. Commissioner Lowry stated that he hoped that the Port Authority would up keep their property. Commissioner Downing commented on the six (6) acres where trees would be removed and asked what effect the clearing would have on drainage. Mr. Ruck stated that the clearing would have no effect on drainage. He stated that there were no plans to fill the channel of the creek. 6 May 11, 2000 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-957-D Mr. Ruck explained that the clearing was to be within an area of designated wetlands, and that the Corps of Engineers had issued a permit to eliminate the wetlands area. There was a brief discussion of this issue. Commissioner Downing commented on the stagnation issue regarding Old Fourche Creek and the clearing of the acreage northwest of I-440. Mr. Ruck made additional comments concerning Old Fourche Creek. There was a motion to defer the application to the June 22, 2000 agenda to allow the Port Authority time to meet with the neighborhood and try to resolve the issues relating to Old Fourche Creek and the snake and mosquito problems. Commissioner Muse suggested that the applicant contact a herpetologist regarding the snake issue. The previous motion passed by a vote of 8 ayes, 0 nays, 2 absent and 1 open position. 7 June 22, 2000 ITEM NO.: B FILE NO.: S-957-D NAME: Little Rock Port Industrial Park - Revised Preliminary Plat LOCATION: Southeast of Interstate 440, east of Fourche Dam Pike nV..VF.T.nPER ENGINEER: Little Rock Port Authority Garver Engineers (City of Little Rock) 1010 Battery Street 7500 Lindsey Road Little Rock, AR 72202 Little Rock, AR 72206 377 acres NUMBER OF LOTS: - FT. NEW STREET: 6,820 if ZONING: I-3 PLANNING DISTRICT: 25 CENSUS TRACT: 40.03 VARIANCES/WAIVERS REQUESTED: l.Waiver of the filing fee. 2.Variance for reduced street centerline radii. 3. Variance from the maximum cul-de-sac length standards. A. PROPOSAL: The applicant is proposing a revised preliminary plat for approximately 377 acres of the Little Rock Port Industrial Park. The area is generally east of Fourche Dam Pike and south of I-440. The primary purpose for the plat is to dedicate 6,820 linear feet of new streets. The applicant has noted that lots within this area will be platted in single lot final plats as they are sold and/or June 22, 2000 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-957-D developed. This has been the accepted practice within the Port -Industrial Park for the past several decades. The specific lots will conform to the I-3 zoning standards. The preliminary plat drawing submitted to staff also shows several other amenities for this area of the subdivision. These include 78,457 linear feet of new railroad construction, railroad crossings, drainage improvements and a cargo dock for the industrial harbor. The proposed streets and other amenities as well as the proposed phases are noted on the attached plat drawing. A color -coded version has been included for Planning Commission review. Due to the fact that the Little Rock Port Authority is an agency of the City, a waiver of the filing fee has been requested. This is a waiver which has been granted in the past with other phases of the subdivision. The applicant is also requesting a variance for minimum centerline radius for two (2) locations on Alden Bowen Road. The applicant is also requesting a variance from the maximum cul-de-sac length standards for Alden Bowen Road and South Harbor Drive. The applicant has also noted that approximately 6 acres of existing trees will need to be cleared in an isolated area west of I-440 (near the northwest corner of the subdivision). This would allow continuation of a drainage project started last year. This issue is not a plat issue. The applicant needs to work with Public Works in requesting relief from the regulations on clearing recently passed by the City Board. B. EXISTING CONDITIONS: The area proposed for the revised preliminary plat is undeveloped and mostly grass -covered. There are existing industrial uses along Lindsey Road, Frazier Pike and Fourche Dam Pike within the Little Rock Port Industrial Park. C. NEIGHBORHOOD COMMENTS: The Hermitage Property Owners Association was notified of the public hearing. As of this writing, staff has received three (3) phone calls from persons requesting information on the project. F June 22, 2000 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-957-D D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide design of streets conforming to "MSP" (Master Street Plan). Variances will be required if construction planned as shown i.e., curve radii, length of cul-de-sac. 2. Contact AHTD for roadway location approval under interstate. 3. Show drainage easements and preliminary drainage design. 4. A Sketch Grading and Drainage Plan per Sec. 29-186(e) will be required with a building permit. 5. A Grading Permit for Special Flood Hazard Area per Sec. 29-186(b) will be required with building permit. 6.A Development Permit for Special Flood Hazard Area per Sec. 8-283 will be required. 7.Contact the ADEQ for approval prior to start of work. 8. Contact the USACE-LRD for approval prior to start of work. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if necessary to serve property. AP&L: No Comment. ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: Water service is available from the Gravity system. The proposed railroad crossing appears to conflict with an existing water line. Relocation may be required, depending on grade. Protection will be required (split casing). Fire Department: No Comment. County Planning: No Comment received. CATA: No affect - Site is close to #20 Route. 3 June 22, 2000 SUBDIVISION ITEM NO.: B (Cont.) F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. G. ANALYSIS: FILE NO.: 5-957-D The applicant submitted a revised preliminary plat drawing to staff on April 26, 2000. The revised plat provides all of the additional notations as required by staff and discussed at the Subdivision Committee meeting. A vicinity map, PAGIS monuments and labels for all rights -of -way and platted building lines have been provided. As noted in paragraph A., the applicant is requesting a variance for a reduced centerline radius at two (2) locations on Alden Bowen Road. The proposed radii at these locations are 100 feet. The minimum radius required by ordinance is 275 feet. Public Works supports the variance request based on the low volume of traffic anticipated for this street. The applicant is also requesting a variance from the maximum cul-de-sac length standards for Alden Bowen Road and South Harbor Drive. The maximum allowed cul-de-sac length is 1,500 feet. The length of Alden Bowen Road is approximately 2,100 linear feet and the length of South Harbor Drive is 2,690 linear feet. Public Works also supports this variance based on the low traffic volume anticipated. Otherwise, there should be no outstanding issues associated with the preliminary plat. The applicant has done an adequate job in addressing the issues as raised by staff. The proposed continuation of the Little Rock Port Industrial Park should have no general area. adverse effect on the 4 June 22, 2000 SUBDIVISION ITEM NO.: B (Cont. H. STAFF RECOMMENDATIONS: FILE NO.: S-957-D 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. Staff recommends approval of the requested variance for reduced centerline radii for Alden Bowen Road. 3. Staff recommends approval of the requested variance from the maximum cul-de-sac length standards for Alden Bowen Road and South Harbor Drive. 4. Staff also recommends approval of the requested waiver of the filing fee. SUBDIVISION COMMITTEE COMMENT: (APRIL 20, 2000) Bill Ruck and Paul Latture were present, representing the application. Staff briefly described the revised preliminary plat, noting several items which needed to be shown on a revised drawing. Staff noted that filing fee waivers had been supported in the past for the port area. The Public Works requirements were briefly discussed. Bob Turner, of Public Works, noted that the variance for reduced centerline radii on Alden Bowen Road could be supported based on the low traffic volume on the street. Mr. Ruck noted that his firm is working with the Corps of Engineers regarding drainage issues in this area. After the discussion, the Committee forwarded the plat to the full Commission for final action. PLANNING COMMISSION ACTION: (MAY 11, 2000) Bill Ruck and Katie Gibbons were present, representing the application. Staff briefly described the preliminary plat, with a recommendation of approval with conditions. There were four (4) persons present with concerns. J. A. Swift noted that he had concerns with Old Fourche Creek. He stated that the quality of the water had declined in this creek over the past several years. He stated that he had 5 June 22, 2000 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-957-D questions. about the Port Authority development in the area northwest of I-440. Mary Swift also addressed the Commission with concerns. She also noted concern with the quality of Old Fourche Creek. She also noted concern with the number of snakes that she has found in her yard and stated that there was a problem with mosquitoes in the area. Bill Ruck and Katie Gibbons addressed the Commission in support of the application. Ms. Gibbons noted that when spraying begins for mosquitoes (approximately 2 weeks), the area around Old Fourche Creek would be included. She stated that the snake problem could not be taken care of. Commissioner Lowry asked if Old Fourche Creek was full of debris. Ms. Gibbons stated that she was not sure whether or not the creek was full of debris. Ms. Gibbons noted that the Port Authority had a meeting with the property owners in this area. She stated that the Port Authority made every effort to contact and meet with the property owners. Commissioner Lowry asked how the issues of debris and water quality in Old Fourche Creek would be addressed. Ms. Gibbons stated that she would check into the issue, determine if the Port Authority owns the property and try to resolve the issues. She noted that the snake problem was possibly an issue that the City could handle. Tad Borkowski, of Public Works, noted that the Public Works Department would also look into the matter. Bill Ruck discussed Old Fourche Creek and gave possible reasons for the reduction in water quality. Commissioner Lowry stated that he hoped that the Port Authority would up keep their property. Commissioner Downing commented on the six (6) acres where trees would be removed and asked what effect the clearing would have on drainage. Mr. Ruck stated that the clearing would have no effect on drainage. He stated that there were no plans to fill the channel of the creek. 6 June 22, 2000 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-957-D Mr. Ruck explained that the clearing was to be within an area of designated wetlands, and that the Corps of Engineers had issued a permit to eliminate the wetlands area. There was a brief discussion of this issue. Commissioner Downing commented on the stagnation issue regarding Old Fourche Creek and the clearing of the acreage northwest of I-440. Mr. Ruck made additional comments concerning Old Fourche Creek. There was a motion to defer the application to the June 22, 2000 agenda to allow the Port Authority time to meet with the neighborhood and try to resolve the issues relating to Old Fourche Creek and the snake and mosquito problems. Commissioner Muse suggested that the applicant contact a herpetologist regarding the snake issue. The previous motion passed by a vote of 8 ayes, 0 nays, 2 absent and 1 open position. PLANNING COMMISSION ACTION: (DUNE 22, 2000) Paul Latture, Katie Gibbons and Bill Ruck were present, representing the application. Staff briefly described the preliminary plat. Jim Lawson, Director of Planning and Development, suggested that the Commission stick to the plat issues and not discuss issues which the Commission has no authority over. Paul Latture briefly discussed the preliminary plat. He noted that the complaints from the neighborhood were not associated with the proposed plat, but that he would be happy to work with the neighborhood concerning their problems. He noted that the neighborhood has valid complaints, but that they are far removed from the plat area. He noted that he had contacted herpetologists regarding the snake problem and explained. City Director Johnnie Pugh addressed the Commission. She noted that she attended the meeting to find out information about the project. 7 June 22, 2000 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-957-D Ruth Bell addressed the Commission with concerns. She noted concerns with removal of existing mature trees in the area northwest of I-440. She asked if any additional clearing would be done prior to the new landscape ordinance being passed. Bob Turner, of Public Works, noted that the Port received a grading permit in 1998, and that the permit is still in effect. He noted that it allows clearing of a portion of the property northwest of I-440. Mary Swift addressed the Commission with concerns. She presented a petition from the neighborhood. She also presented photos to the Commission. She noted that the Port Authority had met with the neighborhood and that the Port refused to put their plans in writing. J. A. Swift addressed the Commission and explained the photos. He discussed the property on the north side of I-440, behind the lots on Plantation and Shelby Drives. He asked what the Port's intent was for this property. Richard McCauley, of the Hermitage Homeowners Association, addressed the Commission. He also asked what the intent was for the property northwest of I-440. He stated that the neighborhood had no problem with the proposed plat south and east of I-440. He stated that he wished to not see commercial development northwest of I-440. Commissioner Downing asked about the plans for the cul-de-sac northwest of I-440. Mr. Latture noted that there would be drainage improvements in this area and development of a 10-acre tract. Commissioner Downing asked about preservation of trees in this area. Mr. Latture noted that a small area would be cleared around a drainage area and explained referring to a map of the area. There was further discussion of the area northwest of I-440 and the area to be cleared with the drainage improvements. Commissioner Downing asked about drainage behind the properties along Plantation Drive. This issue was briefly discussed. Commissioner Downing asked if the development of the property northwest of I-440 would create a drainage problem. Mr. Latture and Mr. Ruck explained that it would not. Mr. Ruck explained 8 June 22, 2000 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: 5-957-D that he had been the Port's engineer for approximately 25 years, and within.that time none of the improvements in the port area had an adverse impact on the property northwest of I-440. The drainage issues were briefly discussed. Commissioner Downing stated that he wished to make sure that the Port development does not contribute to drainage problems. There was further discussion of the drainage issues. Commissioner Nunnley asked about the 10 acres northwest of I-440. Mr. Latture noted that the 10 acres would be utilized as a warehousing -type use. He noted that the 10 acres is zoned I-3 and that the property further west is zoned R-2 and is in the floodway. Commissioner Nunnley noted that the neighborhood could have been better informed. There was additional discussion regarding the drainage behind the residential lots. Commissioner Rahman commented that he thought that the neighbors did not have all of the information regarding this development. Commissioner Lowry asked Mr. Latture if he would amend the existing grading permit and abide by current ordinance standards and the future landscape and tree preservation ordinance when it is passed. Mr. Latture noted that 50 to 60 cottonwood trees would need to be removed in order to do the drainage improvements. There was additional discussion relating to the grading permit. Commissioner Downing noted that a buffer would still exist between the Port property and the neighborhood. Commissioner Rahman asked why the area northwest of I-440 was being cleared at this time. Mr. Ruck noted that there was a 404 permit (partially federally funded) and that it was a 5-year project. He explained the procedure associated with the permit. Commissioner Berry asked what else would be done with the 10-acre property northwest of I-440. Mr. Ruck noted that there would be drainage improvements to relieve the wetlands area. There was additional discussion relating to the proposed development northwest of I-440. Commissioner Nunnley asked about the buffer between the 10-acre property and the residential lots. Mr. Latture stated that the buffer would be approximately 200 feet. 7 June 22, 2000 SUBDIVISION ITEM NO.: B (Cont. FILE NO.: 5-957-D Mr. Swift.addressed the Commission with concerns about possible future development west of the 10-acre site. Mr. Latture noted that there would be no development or clearing west of the 10 acres. Mr. Swift also noted concern with the creek adjacent to the residential lots, and the fact that the creek is not currently flowing. There was a brief discussion concerning who owns the area where the creek exists. Chair Adcock asked if Public Works could intervene and clean up the creek area. Bob Turner, of Public Works, noted that he had concerns based on the fact that the area is in the floodway and any structural changes to the creek would involve the Corps of Engineers and FEMA. He noted that Public Works would be glad to assist, but the City had no easements in this area. He noted that the area west of the 10-acre property could not be cleared or developed without additional permits and rezoning. Mr. Ruck noted that he had met with the Corps of Engineers and stated that the culverts under Pickett Road (if still existing) were probably not in good condition. This issue was briefly discussed. There was a motion to approve the application subject to the conditions as noted by staff. The motion passed by a vote of 8 ayes, 1 nay and 2 absent. 10