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HomeMy WebLinkAboutS-0057-UU Staff AnalysisITEM NO.: 2, NAME: Riverdale Addition Replat of Tract D-2A-R and Tract E-2-R2 S-57-UU LOCATION: located on the east side of Riverfront Drive at Cedar Hill Road Planning Staff Comments: 1. Provide notification of abutting property owners complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than December 21, 2011. The Office of Planning and Development must receive the proof of notice no later than December 30, 2011. 2. The property is zoned 0-2, Office and Institutional District. There is a setback variance proposed. Within the area of the canopy a zero setback exists. 3. Provide cross access and parking on the plat as well as in the Bill of Assurance. Variance/Waivers: 1. A variance from Section 36-280(e)(1) to allow a reduced side yard setback. 2. A variance from Section 36-502 to allow the creation of lots with parking less than typically allowed per the zoning ordinance. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. Easements are required for all stormwater drainage areas. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. 10-foot sewer easement required for the existing sewer main located in Cedar Hill Road. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: Central Arkansas Water retains all water line easements as shown on the replat. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. 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. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic Item # 2. water service. This assembly must bd instal -led prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed in 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. The facilities on -site will be private. County Planning: No comment. CATA: The site is located on CATA Bus Route # 21 — The University Avenue route. 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, December 14, 2011. Item # 2. January 5, 2012 ITEM NO.: 2 NAME: Riverdale Addition Replat of Tract D-2A-R and Tract E-2-R2 LOCATION: Located on the east side of Riverfront Drive at Cedar Hill Road DEVELOPER: Alltel Communications, LLC 1 Allied Drive Little Rock, AR 72202 ENGINEER - Development Consultants, Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 24.69 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT: .: S-57-UU NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF 0-2, Office and Institutional District & 0-3, General Office District 4 — Heights Hillcrest 15 VARIANCES/WAIVERS REQUESTED: 1. A variance from Section 36-280(e)(1) to allow a reduced side yard setback. 2. A variance from Section 36-502 to allow the creation of lots with parking less than typically allowed per the zoning ordinance. A. PROPOSAL/REQUEST./APPLICANT'S STATEMENT: The applicant is requesting a replat of 24.69 acres of property on the Alltel/Verizon campus in the Riverdale Addition. The majority of the property has been previously platted as several tracts in the Riverdale Addition. The proposal is to recombine these tracts into two new tracts. The purpose of the replat is to create new lots/tracts so that the buildings are entirely within a lot of record and lot lines no longer run through the buildings. January5, 2012 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-57-UU The request includes a variance to allow a zero side yard setback between proposed Tracts E-2-R-2 and D-2A-R, adjacent to the area of the buildings connection via the canopy/covered walkways. There is also a variance to allow on -site parking less than that typically required. The lots will be served by a cross access agreement being completed. Should additional parking be required the owner will construct additional parking located to the west of the site, across Riverfront Drive. B. EXISTING CONDITIONS: The site is developed as an office campus with a number of buildings; some attached by covered walkways. The area contains a mixture of office, office/warehouse, commercial and residential uses. To the south are mini - storage units, office and office/warehouse uses and the Jr. Deputy Ball Field. West of the site, across Riverfront Drive is an open field zoned C-3, General Commercial District currently being used as soccer fields (also being considered on this agenda for a preliminary plat approval Item #1 File No. S-57-TT). North of the campus are condominium residential units and further north are detached single-family homes. Northwest of the site is an office building and further north is a school. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners were notified of the public hearing. There is not an active neighborhood association located in the area. D. ENGINEERING COMME PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. for the existing sewer main located in Cedar Wastewater Utility for additional information. Entergy: Approved as submitted. Center -Point Energy: No comment received. 10-foot sewer easement required Hill Road. Contact Little Rock 2 January 5, 2012 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-57-UU AT & T: No comment received. Central Arkansas Water: Central Arkansas Water retains all water line easements as shown on the replat. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. 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. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed in 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. The facilities on -site will be private. County Planning: No comment. CATA: The site is located on CATA Bus Route # 21 — The University Avenue route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2011) Mr. Robert Brown of Development Consultants was present representing the request. Staff presented an overview stating there were few outstanding technical issues associated with the request. Staff stated the plat was to create separate parcels for the existing buildings. Staff stated the request included variances to allow reduced building setbacks and parking less than typically allowed on the individual lots. Staff stated there would be a cross access agreement between the lots. Mr. Brown stated there would most likely not be a cross parking agreement. K! January 5, 2012 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-57-UU Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk damaged in the public right of way would require repair. Staff stated easements were required for all stormwater drainage areas. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff addressing the issues raised at the December 8, 2011, Subdivision Committee meeting. The applicant has indicated any broken curb, gutter or sidewalk damaged in the public right of way will be repaired prior to occupancy. The site is the former Alltel Campus which was developed as a single ownership on multiple platted lots and viewed as a single zoning lot. The applicant is seeking the revision to the plat to allow for future sale of buildings contained on individual lots. The plat will allow the reconfiguration of two (2) previously platted lots to allow a reduced side yard building setback on Tracts D-2A-R and E-2-R2. The buildings are connected by a canopy which results in a side yard building setback of zero where the connection is made. With the future sale of buildings the site will longer be viewed as one (1) zoning lot. According to the applicant, cross access agreements will be implemented for the newly created lots. There will be cross access but there will most likely not be cross parking rights on all properties. There will be a deed restriction document that will describe the specific rights of cross access and parking. The document will be referenced on the plat. The lots are being created in such a manner that portions of the lots may not have parking on the lot itself to meet the typical parking requirements of the Zoning Ordinance. The applicant has indicated should additional parking be required additional parking will be constructed to the west of the site. Staff is not concerned with the creation of the lots with parking which does not meet the typical minimum standard due to the applicant's commitment to provide sufficient parking for these buildings by the construction of additional parking on vacant property located to the west across Riverfront Drive. Staff is supportive of the replat request. To staff's knowledge there are no outstanding issues associated with the request. The request is to allow a lot line adjustment within the developed office campus. Staff does not feel the variance request to allow the zero setback in the area of the canopy connection will significantly impact the development or the area. 0 January 5, 2012 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-57-UU 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 agenda staff report. Staff recommends approval of the variance request to allow a zero side yard building setback adjacent to the area of the buildings connected via the canopy. Staff recommends approval of a variance to allow on site parking less than that typically required subject to a cross parking agreement being completed or additional parking being constructed. PLANNING COMMISSION ACTION: (JANUARY 5, 2012) Mr. Robert Brown of Development Consultant, Inc. was present representing the request. 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 presented a recommendation of approval of the variance request to allow a zero side yard building setback adjacent to the area of the buildings connected via the canopy. Staff also presented a recommendation of approval of a variance to allow on site parking less than that typically required subject to additional parking being constructed should parking become an issue. 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 7 ayes, 0 noes and 4 absent. 5