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HomeMy WebLinkAboutS-1012 Staff AnalysisMarch 22, 1994 ITEM NO.: 5 FILE NO.: S-1012 NAME: FREEWAY BUSINESS PARK -- PRELIMINARY PLAT LOCATION: At the southeast corner of Rodney Parham Road & I-630, east to Hughes Street DEVELOPER: NOLAN PROPERTIES AND FREEWAY INVESTMENT COMPANY c/o 620 W. 3rd. St. Little Rock, AR 72201 374-5417 ENGINEER: PAT MCGETRICK MCGETRICK ENGINEERING 11225 Huron Lane, Suite 200 Little Rock, AR 7221f 223-9900 -AREA.: 18.17 ACRES NUMBER OF LOTS: 9 FT. NEW STREET: 1,600 ZONING: C-3 & R-5* (*The R-5 area is shown on the zoning map as a PCD; however, the time limit for implementation of the PCD has expired and the classification has lapsed.) PLANNING DISTRICT: 10 CENSUS TRACT: 21.01 VARIANCES REQUESTED: PROPOSED USES: Commercial 1. Waiver from the Master Street Plan and Subdivision Regulations which requires a minimum street right-of-way of 60 feet to permit dedication of a 50 foot right-of-way. 2. Waiver from the Master Street Plan and Subdivision Regulations which requires a sidewalk on both side of a commercial street to permit the construction of a sidewalk on one side only. 3. Variance from the Subdivision Regulation which restricts the length of a cul-de-sac to 1,000 feet to permit the cul-de-sac to be 1,700 feet in length. STATEMENT OF PROPOSAL: The applicant proposes a 9-lot commercial subdivision on an 18.17 acre site. The property is an "L" shaped tract, bounded on the north by I-630; on the south by the Haven of Rest Cemetery and March 22, 1994 SUBDIVISION ITEM NO.: 5 (Continued) FILE NO.: S-1012 West 12th Street; on the east by Hughes Street; and on the west by Rodney Parham and an I-630 access ramp. Access is proposed to be gained from Rodney Parham; no access is proposed from Hughes Street The roadway is proposed to be 1700 feet long and form a cul-de-sac at its eastern termination. The applicant proposes a standard width commercial street section of 36 feet, but proposes a right-of-way width of 50 feet in lieu of the standard 60 feet. Also, the applicant proposes to construct a sidewalk on only one side of the street in lieu of on both sides as is required in a commercial subdivision. There are two entities who are owners of the tract which make up the area encompassed by the preliminary plat. One entity owns the property along the Rodney Parham/I-630 access ramp/W. 12th. Street frontages; another owns the property lying south of I-630, ,southward to the cemetery, and extending east to Hughes Street The latter owners anticipate the development of this portion of the property as a business park, and a PCD application is being heard as another item on the agenda. This latter owner also owns three lots that have frontage on Hughes Street, and which are platted as part of the residential subdivision along Hughes Street; however, the residential lots are not proposed to be included in the commercial subdivision. A. PROPOSAWREOUEST: Approval of the Planning Commission is requested for a preliminary plat for a commercial subdivision involving the platting of 9 lots on a 18.17 acre tract, and the construction of 1700 feet of new street. The proposed lots range in size from just over 1 acre to over 2.5 acres. Access to the property is proposed to be gained off Rodney Parham, with a cul-de-sac street extending eastward into the property. The integrity of the residential subdivision to the east along Hughes Street is proposed to be maintained by avoiding providing access to the site from Hughes Street and by proper buffering of the site from the residential area. Because of this site design decision which provides only the one access point, the cul-de-sac street exceeds the maximum length allowed for such streets. Consequently, a variance is requested from the Regulations which limit the maximum length of a cul-de-sac to 1000 feet and allow the 1700 foot long cul-de-sac. Because of the narrowness of the tract, squeezed in between I-630 on the north and the cemetery on the south, the applicant proposes a 50 foot right-of-way width in lieu of the 60 foot width which is required for a commercial street by the Regulations. Because the development is essentially along only one side of the proposed street, a sidewalk is proposed to be located on the north side of the street in lieu of on both sides of the street as is required by the Regulations. A waiver from the Regulations, then, is requested. March 22, 1994 SUBDIVISION ITEM O.: 5 tContinued) FILE NO.: S-1012 B. EXISTING CONDITIONS: The site is undeveloped, but has been mostly cleared. Some trees still stand on the site, mostly in the northeast portion of the tract. The topography rises from an elevation of 310 feet above M.S.L. at the southwest corner of the property to 390 feet at the northeast corner of the property, or a rise of 80 feet. The zoning maps show the zoning classifications to be C-3 and PCD. The property along Rodney Parham, eastward to the north -south property line of the Haven of Rest Cemetery is zoned C-3. The remainder of the site was approved for a PCD development in 1985, and the zoning maps still show that designation, but since the proposed development was not constructed, and the time limit as specified in the Regulations has expired, the designation has lapsed and the PCD designation will be removed from the map. The property reverts to the former R-5 zoning classification. The property to the east, in the residential area along Hughes Street is zoned R-4. The property which includes I-630 on the north side of the tract, and the bridge ramp for Hughes Street which forms the northeast boundary of the site is zoned R-2. The property to the south, which includes the cemetery, is zoned R-2. Across Rodney Parham to the west and across W. 12th. Street to the south is C-3 and I-2 zoned property. C. ENGINEERINGIUTI_LITY COMMENTS: Engineering reports that the Subdivision Regulations will require construction of sidewalks on both sides of the street; will require dedication of a 60 foot wide right-of- way; and, will require construction of a 36 foot wide commercial street. Compliance with Section 31-401, Street Lighting Installation, will be required. The Stormwater Detention and Excavation Ordinances are applicable. Water Works reports that a water main extension will be required. An acreage charge of $150.00 per acre applies, in addition to the normal charges. Wastewater reports that a sewer main is located on the property, but that it has never been accepted by Wastewater. A sewer main extension with easements will be required. The applicant can contact Wastewater Utility for details. Arkansas Power and Light Co. and Arkansas Louisiana Gas Co. approved the submittal without comment. 3 March 22, 1994 SUBDIVISION ITEM NO.: 5 (Continued) FILE NO.: S-1012 Southwestern Bell Telephone Co. will require a 10 foot easement along the east, north, and west perimeter of the tract. D. ISSUE$/LEG_AL/TECHNICAL/DESIGN: Section 31-202, Dead-end streets and culs-de-sac, paragraph (a) stipulates that "Culs-de-sac shall have a maximum length of one thousand (1,000) feet." The Master Street Plan, page 9, section 4, specifies that the design standard of a collector street is the standard for a commercial street. That detail, as well as Section 31-209, Street Classification and Standards, of the Subdivision Regulations, specifies that the right-of-way for a collector (or commercial) street is to be 60 feet in width and have a street width of 36 feet. The deficiencies in the submittals include: the names and ownership citations for abutting properties must be included; the zoning classifications of the site and of the abutting properties must be indicated; the owner, surveying, and engineering certifications must be executed; the proposed location of PAGIS monuments must be indicated; and, a preliminary Bill of Assurance is required to be submitted. E. ANALYSIS: The deficiencies in the submittals are minor and can be easily remedied. They do not present a problem which should cause concern or delay approval; the engineer can submit the needed information and documentation without difficulty. The requested waivers or the variance are not unreasonable, and the applicant has presented justification for these. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, and the Planning staff recommends approval of the two waivers and one variance. SUBDIVISIQN COMMITTEE COMMENT: (MARCH 3, 1994) Pat McGetrick, the project engineer, was present, as was David Simmons, an architect representing the developer. Staff presented the proposed development. The Committee members reviewed with Mr. McGetrick and Mr. Simmons the deficiencies and 4 March 22, 1994 SUBDZVISTON ITEM NO.: 5 (Continued) FILE NO.: 5-1012 comments noted in the discussion outline. Misters McGetrick and Simmons presented the rationale for the design decisions which were made in the development of the plan and indicated that, due to the limitations imposed by the narrowness of the site and the desire to protect the residential neighborhood to the east, the proposed design involving the 1700 foot long cul-de-sac was felt to be the most appropriate. They also 4iscussed their need for a 50 foot right-of-way in lieu of the required 60 foot right-of-way and their rationale for constructing a sidewalk on one side of the street as opposed to constructing it on two sides as required by the Regulations. Following this discussion, the Committee forwarded the item to the Commission for the public hearing. PLANNING COMMISSION ACTION: (MARCH 22, 1994) Staff reported that there are no unresolved issues, and recommended approval of the preliminary plat and of the various waivers for right-of-way width, for a sidewalk on one side of the commercial street only, and for the length of the cul-de-sac. The request was included on the Consent Agenda for approval, and was approved with the vote of 9 ayes, 0 nays, 0 absent, and 2 abstentions. 5 1. Meeting Date: April 19, 1994 2. Case No.: 5-1012 3. Recruest: For FREEWAY BUSINESS PARK SUBDIVISION, a) A waiver from the Master Street Plan and Subdivision Regulations which require a minimum street right-of-way of 60 feet for commercial streets, and permit the dedication of a 50 foot right-of-way for Freeway Dr.; and, b) A waiver from the Master Street Plan and Subdivision Regulations which require a sidewalk along both sides of a commercial street, and permit the construction of a sidewalk on one side only of Freeway Dr.; and c) A variance from the Subdivision Regulations which restricts the length of a cul-de-sac street to 1,000 feet in length, and permit Freeway Dr. to extend 1,700 feet in length to the cul-de-sac termination. 4. Location: On the south side of I-630, east of Rodney Parham Rd., and extending east to Hughes St. 5. Owner/Applicant: Nolan Properties & Freeway Investment Co. 6. Existing status: Vacant; Zoned C-3, General Commercial District, & R-5, Urban Residential District 7. Proposed Use: Commercial and Office Subdivision 8. Staff Recommenda_t_ipn: Approval 9. Planning Commission Recommendation: Approval 10. Conditions or Issues Remaining to be Resolved: None 11. Right-of-way Issues: None 12. Recommendation Forwarded With: A vote of 9 ayes, 0 nays, 0 absent, and 2 abstentions (Ball & Walker) 13. Objectors: None 14. Neighborhood Plan: Boyle Park (10) ORDINANCE NO. AN ORDINANCE AMENDING CHAPTER 31 OF THE CODE OF ORDINANCES OF THE CITY OF LITTLE ROCK, ARKANSAS, PROVIDING FOR A WAIVER OF THE WIDTH OF RIGHT-OF-WAY REQUIREMENT, FOR A WAIVER OF THE SIDEWALK REQUIREMENT, AND A VARIANCE FROM THE MAXIMUM ALLOWABLE LENGTH OF A CUL-DE-SAC STREET REQUIREMENT FOR FREEWAY BUSINESS PARK SUBDIVISION (S-1012), AND LOCATED AT THE SOUTHEAST CORNER OF RODNEY PARHAM ROAD AND I-630; AND FOR OTHER PURPOSES. BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS: SECTION 1. That Chapter 31 of the Code of Ordinances be amended to provide for waivers of and a variance from certain requirements within the Subdivision Regulations of the City of Little Rock for FREEWAY BUSINESS PARK SUBDIVISION (S-1012), and located at the southeast corner of Rodney Parham Road and I-630, as follows: Subsection a. That Section 31-282 of the Subdivision Regulations be waived which requires that the minimum right-of-way width for a commercial street be sixty (60) feet, and permit a fifty (50) foot right-of-way width. Subsection b. That Section 31-282 of the Subdivision Regulations be waived which requires that sidewalks along commercial streets be located on both sides of the street, and permit a sidewalk on one side only of Freeway Drive, along its north side. Subsection c. That a variance from the requirements of Section 31-202 of the Subdivision Regulations be granted which requires that the maximum length of a cul-de-sac street be 1000 feet, and permit Freeway Drive to extend 1700 feet in length to the cul-de-sac termination. SECTION 2. This ORDINANCE shall take effect thirty (30) days from and after its passage. PASSED: ATTEST: City Clerk APPROVED: Mayor -1012 NAME: FREEWAY BUSINESS PARK -- PRELIMINARY PLAT LOCATION: At the southeast corner of Rodney Parham Road & I-630, east to Hughes Street DEVELOPER: NOLAN PROPERTIES AND FREEWAY INVESTMENT COMPANY c/o 620 W. 3rd. St. Little Rock, AR 72201 374-5417 ENGINEER• PAT MCGETRICK MCGETRICK ENGINEERING 11225 Huron Lane, Suite 200 Little Rock, AR 72211 223-9900 AREA: 18.17 ACRES NUMBER OF LOTS: 9 FT. NEW STREET: 1,600 ZONING: C-3 & R-5* (*The R-5 area is shown on the zoning map as a PCD; however, the time limit for implementation of the PCD has expired and the classification has lapsed.) PLANNING DISTRICT: 10 CENSUS TRACT: 21.01 VARIANCES REQUESTED: PROPOSED USES: Commercial 1. Waiver from the Master Street Plan and Subdivision Regulations which requires a minimum street right-of-way of 60 feet to permit dedication of a 50 foot right-of-way. - 2. Waiver from the Master Street Plan and Subdivision Regulations which requires a sidewalk on both side of a commercial street to permit the construction of a sidewalk on one side only. 3. Variance from the Subdivision Regulation which restricts the length of a cul-de-sac to 1,000 feet to permit the cul-de-sac to be 1,700 feet in length. STATEMENT OF PROPOSAL: The applicant proposes a 9-lot commercial subdivision on an 18.17 acre site. The property is an "L" shaped tract, bounded on the north by I-630; on the south by the Haven of Rest Cemetery and West 12th Street; on the east by Hughes Street; and on the west by Rodney Parham and an I-630 access ramp. Access is proposed to be gained from Rodney Parham; no access is proposed from Hughes Street The roadway is proposed to be 1700 feet long and form a cul-de-sac at its eastern termination. The applicant proposes a FILE NO.: S-1012 (Continued) standard width commercial street section of 36 feet, but proposes a right-of-way width of 50 feet in lieu of the standard 60 feet. Also, the applicant proposes to construct a sidewalk on only one side of the street in lieu of on both sides as is required in a commercial subdivision. There are two entities who are owners of the tract which make up the area encompassed by the preliminary plat. One entity owns the property along the Rodney Parham/I-630 access ramp/W. 12th. Street frontages; another owns the property lying south of I-630, southward to the cemetery, and extending east to Hughes Street The latter owners anticipate the development of this portion of the property as a business park, and a PCD application is being heard as another item on the agenda. This latter owner also owns three lots that have frontage on Hughes Street, and which are platted as part of the residential subdivision along Hughes Street; however, the residential lots are not proposed to be included in the commercial subdivision. A. PROPOSAWRE VEST: Approval of the Planning Commission is requested for a preliminary plat for a commercial subdivision involving the platting of 9 lots on a 18.17 acre tract, and the construction of 1700 feet of new street. The proposed lots range in size from just over 1 acre to over 2.5 acres. Access to the property is proposed to be gained off Rodney Parham, with a cul-de-sac street extending eastward into the property. The integrity of the residential subdivision to the east along Hughes Street is proposed to be maintained by avoiding providing access to the site from Hughes Street and by proper buffering of the site from the residential area. Because of this site design decision which provides only the one access point, the cul-de-sac street exceeds the maximum length allowed for such streets. Consequently, a variance is requested from the Regulations which limit the maximum length of a cul-de-sac to 1000 feet and allow the 1700 foot long cul-de-sac. Because of the narrowness of the tract, squeezed in between I-630 on the north and the cemetery on the south, the applicant proposes a 50 foot right-of-way width in lieu of the 60 foot width which is required for a commercial street by the Regulations. Because the development is essentially along only one side of the proposed street, a sidewalk is proposed to be located on the north side of the street in lieu of on both sides of the street as is required by the Regulations. A waiver from the Regulations, then, is requested. B. EXISTING CONDITIONS: The site is undeveloped, but has been mostly cleared. Some trees still stand on the site, mostly in the northeast 2 FILE C. .. S-1012 (Continued portion of the tract. The topography rises from an elevation of 310 feet above M.S.L. at the southwest corner of the property to 390 feet at the northeast corner of the property, or a rise of 80 feet. The zoning maps show the zoning classifications to be C-3 and PCD. The property along Rodney Parham, eastward to the north -south property line of the Haven of Rest Cemetery is zoned C-3. The remainder of the site was approved for a PCD development in 1985, and the zoning maps still show that designation, but since the proposed development was not constructed, and the time limit as specified in the Regulations has expired, the designation has lapsed and the PCD designation will be removed from the map. The property reverts to the former R-5 zoning classification. The property to the east, in the residential area along Hughes Street is zoned R-4. The property which includes I-630 on the north side of the tract, and the bridge ramp for Hughes Street which forms the northeast boundary of the site is zoned R-2. The property to the south, which includes the cemetery, is zoned R-2. Across Rodney Parham to the west and across W. 12th. Street to the south is C-3 and I-2 zoned property. ENGINEERING/UTILITY COMMENTS: Engineering reports that the Subdivision Regulations will require -construction of sidewalks on both sides of the street; will require dedication of a 60 foot wide right-of- way; and, will require construction of a 36 foot wide commercial street. Compliance with Section 31-401, Street Lighting Installation, will be required. The Stormwater Detention and Excavation Ordinances are applicable. Water Works reports that a water main extension will be required. An acreage charge of $150.00 per acre applies, in addition to the normal charges. Wastewater reports that a sewer main is located on the property, but that it has never been accepted by Wastewater. A sewer main extension with easements will be required. The applicant can contact Wastewater Utility for details. Arkansas Power and Light Co. and Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. will require a 10 foot easement along the east, north, and west perimeter of the tract. D. ISSUES/LEGAL/TECHNICAL/DESIGN: Section 31-202, Dead-end streets (a) stipulates that "Culs-de-sac of one thousand (1,000) feet." 3 and culs-de-sac, paragraph shall have a maximum length FILE NO.: S-1012 (Continued) The Master Street Plan, page 9, section 4, specifies that the design standard of a collector street is the standard for a commercial street. That detail, as well as Section 31-209, Street Classification and Standards, of the Subdivision Regulations, specifies that the right-of-way for a collector (or commercial) street is to be 60 feet in width and have a street width of 36 feet. The deficiencies in the submittals include: the names and ownership citations for abutting properties must be included; the zoning classifications of the site and of the abutting properties must be indicated; the owner, surveying, and engineering certifications must be executed; the proposed location of PAGIS monuments must be indicated; and, a preliminary Bill of Assurance is required to be submitted. E. ANALYSIS• The deficiencies in the submittals are minor and can be easily remedied. They do not present a problem which should cause concern or delay approval; the engineer can submit the needed information and documentation without difficulty. The requested waivers or the variance are not unreasonable, and the applicant has presented justification for these. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, and the Planning staff recommends approval of the two waivers and one variance. SUBDIVISION COMMITTEE COMMENT: (MARCH 3, 1994) Pat McGetrick, the project engineer, was present, as was David Simmons, an architect representing the developer. Staff presented the proposed development. The Committee members reviewed with Mr. McGetrick and Mr. Simmons the deficiencies and comments noted in the discussion outline. Misters McGetrick and Simmons presented the rationale for the design decisions which were made in the development of the plan and indicated that, due to the limitations imposed by the narrowness of the site and the desire to protect the residential neighborhood to the east, the proposed design involving the 1700 foot long cul-de-sac was felt to be the most appropriate. They also discussed their need for a 50 foot right-of-way in lieu of the required 60 foot right-of-way and their rationale for constructing a sidewalk on one side of the street as opposed to constructing it on two sides as required by the Regulations. Following this discussion, the Committee forwarded the item to the Commission for the public hearing. 4 FILE NO.: 5-1012 (Continued) PLANNING COMMISSION ACTION: (MARCH 22, 1994) Staff reported that there are no unresolved issues, and recommended approval of the preliminary plat and of the various waivers for right-of-way width, for a sidewalk on one side of the commercial street only, and for the length of the cul-de-sac. The request was included on the Consent Agenda for approval, and was approved with the vote of 9 ayes, 0 nays, 0 absent, and 2 abstentions. 5 O r�- 0 ►.2 $ Ae Din I-) l 1 /i_ZrC-"-•Y?h�t1P�l�if1bs^� R � 0 V/G IWI 7 r I ` I Preliminary Plat .! TRS 1N,13W,1 ITEM NO. S-1012 P� FREEWAY BUSINESS PARK -"y CT 3/94