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HomeMy WebLinkAboutS-0993-F Staff AnalysisMarch 30, 2000 ITEM NO.: 2 FILE NO.: S-993-F NAME: Mabelvale Business Park - Revised Preliminary Plat LOCATION: South side of Baseline Road at Interstate 30 DEVELOPER: ENGINEER: Ashley Development Co. White-Daters and Associates 2851 Lakewood Village Dr. 401 S. Victory Street No. Little Rock, AR 72116 Little Rock, AR 72201 AREA: -61.6 acres NUMBER OF LOTS: 21 FT. NEW STREET: 0 ZONING: C-3 and I-2 PLANNING DISTRICT: 15 CENSUS TRACT: 41.05 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow double frontage lots. 2. A variance from the ordinance required driveway spacing standards. BACKGROUND: On November 16, 1993, the Planning Commission approved a one lot commercial (lease lot arrangement) subdivision for this 61.6 acre property. Internal roadways were approved as a private street system. On August 7, 1997, the Planning Commission approved a preliminary plat to convert the single tract lease lot March 30, 2000 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-993-F arrangement to a conventional commercial plat. The approved plat included seven (7) lots and three (3) large tracts, set aside for future platting. The private street system was also approved as part of the preliminary plat. To date, Lots 1, 2A, 3, 4 and 5 have been final platted and developed. A. PROPOSAL: The applicant proposes to revise the previously approved preliminary plat by splitting Lot 2B into two (2) lots (2B and 2C) and by proposing a lot design for the three (3) large tracts as shown on the previous plat. A total of 21 lots is proposed for the subdivision. The lots have been previously final platted one (1) at a time as they are sold. The lots range in size from 0.6 acre to 16.6 acres. The alignment of the two (2) internal streets has been revised slightly from the previously approved plan. The applicant plans to maintain these streets as private. The applicant is requesting a variance to allow double frontage lots. The lots proposed to -have double frontage are Lots 1, 2B, 2C, 3, 4, 9, 12, 13 and 19. The applicant is also requesting a variance from the ordinance required driveway spacing standards at several locations throughout the subdivision. B. EXISTING CONDITIONS: As noted earlier, Lots 1, 2A, 3, 4 and 5 of this subdivision are developed, with the remainder of the property being partially wooded. There is undeveloped property to the south, with Interstate 30 immediately north. A service station is located immediately west of the site along I-30 and there is a mixture of residential structures to the west along Mabelvale Pike. The Wal-Mart Supercenter development is located immediately east. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one phone call from a person requesting information on this application. The Mavis Circle and West Baseline Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Proposed driveways on Lot 1 and 2 do not conform to Sec. 2 March 30, 2000 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-993-F 31-210 or Ordinance 18,031. Eliminate driveways and use one share driveway. 2. Proposed driveways to Lot 13, 14, 15 and 16 do not conform to Sec. 31-210 or Ordinance #18,031. 3. Show access easements on all shared driveways. 4. Mabelvale has a 1998 average daily traffic count of 6,400. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment. Arkla: No Comment received. Southwestern Bell: No Comment. Water: Water main extensions to each parcel will be required. On site fire protection will be required. Some existing fire service lines may cross more than one parcel. Modifications will be required to rectify that situation. An acreage charge of $150 per acre applies in addition to normal charges in this area. Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. G. ANALYSIS: The applicant submitted a revised preliminary plat to staff on March 15, 2000. The revised plat notes the zoning of the abutting property as requested. The revised plat also removes the drive locations from the south side of the southern internal street and notes that these drives will be determined with the development of Lots 14-16 and will conform to ordinance standards. 3 March 30, 2000 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-993-F The applicant has also revised the driveway locations for the other unplatted lots within this subdivision. The majority of the drives are shared drives between lots. Public Works notes that a shared drive is needed between Lots 2B and 2C on Mabelvale Plaza Boulevard. Also, the drive on the east side of Lot 2B needs to be removed as per Public Works. Staff will attempt to have this issue resolved prior to the public hearing, which should eliminate the need for a driveway spacing variance. As noted in paragraph A. of this report, the applicant is requesting a variance to allow double frontage lots. The lots proposed to have double frontage are Lots 1, 3, 4 (previously final platted), 2B, 2C, 9, 12, 13 and 19. Section 31-232(d) of the City's Subdivision Ordinance prohibits double frontage lots. Based on the fact that the internal streets within this Subdivision are private and were approved with the original preliminary plat of the property, staff can support the proposed variance for double frontage lots. To staff's knowledge there are no outstanding issues associated with the revised preliminary plat, other than that of driveway spacing. The revised preliminary plat should have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the revised 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 double frontage lots. 3. Staff recommends denial of the requested variance for driveway spacing. SUBDIVISION COMMITTEE COMMENT: (MARCH 9, 2000) Tim Daters was present, representing the application. Staff briefly described the revised preliminary plat. 4 March 30, 2000 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-993-F The issue of driveway locations was briefly discussed. Mr. Daters noted that he would meet with Public Works and revise the driveway locations. Staff noted that a variance had been requested to allow double frontage lots. This was briefly discussed. The proposed streets within this subdivision were briefly discussed. Mr. Daters noted that he had been working with the Highway Department for the past four years regarding the westernmost street intersection. He noted that the Highway Department was comfortable with this street intersection. After the discussion, the Committee forwarded the revised preliminary plat to the full Commission for final action. PLANNING COMMISSION ACTION: (MARCH 30, 2000) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Staff noted that the applicant had resolved the driveway locations with Public Works and that the variance for driveway spacing could be eliminated. Staff also noted that the applicant, in response to neighborhood concerns, consented to the following: 1. Construction of a traffic signal at the Mabelvale Road intersection on the west side of this project when warranted and required by the Arkansas Highway Department and Public Works. 2. That street lights would be installed at the west intersection and the interior streets and would meet typical city ordinance requirements. The Chairperson place the item before the Commission for inclusion within the consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 5