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HomeMy WebLinkAboutS-1073-B Staff AnalysisFI -1073- NAME: ARKANSAS SYSTEMS OFFICE PARK -- REVISED PRELIMINARY PLAT LOCATION: Chenal Parkway at Systems Drive DEVELOPER: ENGINEER• Chenal Technical Center 425 West Capitol Avenue Little Rock, AR 72201 374-8005 White-Daters, Eng. 401 Victory Street Little Rock, AR 72201 AREA: 10.83 ACRES NUMBER OF LOTS: 10 FT. NEW STREET: 0 ZONING: 0-2 PROPOSED USES: Office PLANNING DISTRICT: #19 - Chenal CENSUS TRACT: 42.06 VARIANCE RE UESTED: BACKGROUND: One driveway per lot This plat revision is a follow-up to a prior plat that created two acre plus lots. At this time the developer proposes to reduce the lot sizes. The streets and basic infrastructure have been approved in prior plats that create Arkansas Systems Development site, a lake and potential for future office uses. A. PROPO AL RE E T- To change the lot format to smaller lots and provide at least one lot for a PCD application for a post office. B. EXISTING CONDITIONS: The plat area is gently rolling land with some construction underway on the north part of the plat. The site has been selectively cleared over time. 1>ubl is Transxportat i on There is no service to these lots. C. NEIGHBORHOOD COMMENTS: None at this writing. FILE NO.: S-1073-B Cont.) FIV E. F. ENGINEERING COMMENTS: PUBLIC WORKS COMMENTS: Plat indicates limits of detailed floodway study incorrectly. Plat does not indicate BFE's thru site as developed from USAGE FIS. Plat does not transition BFE data back into FIS on north side of property. Prior to Planning Commission correct and resubmit. Provide plans for stormwater detention for subdivision -prior to construction south of Arkansas Systems Drive. The lots are two small to provide effective stormwater control on a lot by lot basis. ADPC&E permit, USACE permit, grading permit, development permit for special flood hazard area, and a sketch grading and drainage plan shall be approved prior to construction. Due to size of lots, applicant needs to provide a plan acceptable to staff that limits the driveway spacing to 300 feet on the unnamed new commercial collector and Kirk Road (Collector). The requested variance of driveway spacings as provided in the City Ordinance Section 30-43 is unacceptable. UTILITY COMMENTS/FIRE DEPARTMENT: Wastewater: Sewer main extension required with easements. Water: Acreage charges per front foot, on site fire plan needed, dam requires rebuild prior to main extension over it. AP&L: No response this writing Southwestern Bell: OK Arkla: OK Fire Department: OK County Planning: No comment ISSUES/LEGAL/TECHNICAL/DESIGN: Landscape No Comment The following plat elements require attention. 0 Bill of Assurance - need copy. FILE NO.: S-1073-B Cont. Show lot areas/most below minimum area (2 acres by 0-2 district) a Angle on south point of Lot 4 - severe o Explain easements - driveways, utility, etc., that connect boundary streets 0 Correct average lot size note. G. ANALYSIS• If not for the lot area issues, this plat would be a typical office plat with typical design issues. The eastern portion of this development should be rezoned to accommodate small lot office development. "0-2" as devised by the original drafters of the Zoning Ordinance was that these lots be large multistory buildings on large acreage or platted tracts or perhaps multiple large buildings. The plat configuration offered is not compatible with that approach or ordinance concept. F. STAFF RECOMMENDATIONS: That the plat as filed be withdrawn in part to eliminate all lots north and east of the post office site that are less than two acres and retain the large lots across the street from the post office and the lot to the south. This will permit the plat, the post office PCD and site plan to continue to the July 18th hearing. SUBDIVISION COMMITTEE COMMENT: (JUNE 27, 1996) The applicant and engineer were present. They offered an overview of the project and addressed staff concerns. Mr. Daters, the engineer of record, indicated that he and his client had read the ordinance different; therefore, the small lots in 0- 2. At this point a general discussion of the plat issue outlined in Planning and Public Works comments was held. David Scherer offered some suggestions about curb cuts and specially the interlot access easements. He felt the plan offered presented problems to both public and lot owners. The staff and committee then discussed how to proceed and not hold up the post office project. A consensus was reached by Mr. Daters agreeing to withdraw portions of the plat that had 2 acres minimum problems and revise the drawing. He was instructed to return the revised by close of day one week from Committee meeting. The issue will be reported as an update for the Commission prior to the hearing. PLANNING COMM150ION A TION: (JULY 18, 1996) The Chairman asked that Staff present its recommendation and the item. Richard Wood, of the Staff, offered a brief overview of the preliminary plat and the reasoning behind retaining this item 3 FILE NO.: S-1073-B (Cont. on the regular agenda. The primary reason for the regular agenda placement being the spacing variance for driveways along a new commercial street to be created to serve these lots. The spacing requirement of ordinance being some 300 feet between driveways. There are a number of instances on this plat where the spacing is significantly below 300 feet. Wood also pointed out that Public Works remains concerned about drainage and water detention on the site because specific information has not been provided. The Chairman then recognized Mr. Tim Daters, of White-Daters Engineers, representing the application. Mr. Daters stated that he had met in recent days with the Engineering Division of Public Works. He would defer to David Scherer, of Public Works, to respond to this issue. He felt that Mr. Scherer could provide the Commission with the answers required at this point. Mr. Scherer began his comments by identifying the postal facility on one of the lots on this preliminary plat is being one of the key issues in the driveway spacing. He provided some background in the ordinance as basis for the variance request for the spacing. After briefly explaining the issues, he told the Commission that his office was still somewhat confused as to whether this type of variance or waiver request was required to be submitted to the Board of Directors. Mr. Scherer then deferred to Richard Wood, of the Staff, to follow-up on comments concerning waivers. wood pointed out that Staff had received several years ago specific instruction from the City Attorney to the effect that any waiver from a standard within the Subdivision Ordinance required specific approval by the Board of Directors by ordinance. Mr. Scherer then stated that staff would forward this waiver on to the City Board then with a recommendation of approval. He then closed his remarks by stating staff of his office, specifically Steve Loop, had worked with the engineer of record on this project. According to his knowledge, the issues concerning detention and drainage have been addressed. Mr. Tim Daters then returned to the microphone to offer comment. He stated that proceeding to the Board for waivers was not a problem anyway since the PCD application for the post office would require a board action. The Chairman then placed the item on the floor for a motion. A motion was made to approve the Arkansas System's preliminary plat with the attached waiver being forwarded to the City Board of Directors with a recommendation of approval. The vote on the motion produced 7 ayes, 0 nays, 3 absent and 1 open position. 4 July 18, 1996 ITEM NO.: 5 FILE NO.: S-1073-B NAME: ARKANSAS SYSTEMS OFFICE PARK -- REVISED PRELIMINARY PLAT LOCATION: Chenal Parkway at Systems Drive DEVELOPER: Chenal Technical Center 425 West Capitol Avenue Little Rock, AR 72201 374-8005 ENGINEER• White-Daters, Eng. 401 Victory Street Little Rock, AR 72201 AREA: 10.83 ACRES NUMBER OF LOTS: 10 FT. NEW STREET: 0 ZONING: 0-2 PROPOSED USES: Office PLANNING DISTRICT: #19 - Chenal CENSUS TRACT: 42.06 VARIANCES REQUESTED: One driveway per lot BACKGROUND: This plat revision is a follow-up to a prior plat that created two acre plus lots. At this time the developer proposes to reduce the lot sizes. The streets and basic infrastructure have been approved in prior plats that create Arkansas Systems Development site, a lake and potential for future office uses. A. PROPOSALLREOUEST: To change the lot format to smaller lots and provide at least one lot for a PCD application for a post office. B. EXISTING CONDITIONS: The plat area is gently rolling land with some construction underway on the north part of the plat. The site has been selectively cleared over time. Public Transportation There is no service to these lots. C. NEIGHBORHOOD COMMENTS: None at this writing. July 18, 1996 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1073-B D. ENGINEERING COMMENTS: PUBLIC WORKS COMMENTS: Plat indicates limits of detailed floodway study incorrectly. Plat does not indicate BFE's thru site as developed from USACE FIS. Plat does not transition BFE data back into FIS on north side of property. Prior to Planning Commission correct and resubmit. Provide plans for stormwater detention for subdivision prior to construction south of Arkansas Systems Drive. The lots are two small to provide effective stormwater control on a lot by lot basis. ADPC&E permit, USACE permit, grading permit, development permit for special flood hazard area, and a sketch grading and drainage plan shall be approved prior to construction. Due to size of lots, applicant needs to provide a plan acceptable to staff that limits the driveway spacing to 300 feet on the unnamed new commercial collector and Kirk Road (Collector). The requested variance of driveway spacings as provided in the City Ordinance Section 30-43 is unacceptable. E. UTILITY COMMENTS FIRE DEPARTMENT: Wastewater: Sewer main extension required with easements. Water: Acreage charges per front foot, on site fire plan needed, dam requires rebuild prior to main extension over it. AP&L: No response this writing Southwestern Bell: OK Arkla: OK Fire Department: OK County Plannin : No comment F. I S ES LEGAL TECHNICAL DESIGN: Landscaipe No Comment The following plat elements require attention. • Bill of Assurance - need copy. 2 July 18, 1996 SUBDIVISION ITEM NO.: 5 cant ) FILE NO.: S-1073-B ■ Show lot areas/most below minimum area (2 acres by 0-2 district) • Angle on south point of Lot 4 - severe a Explain easements - driveways, utility, etc., that connect boundary streets • Correct average lot size note. G. ANALYSIS• If not for the lot area issues, this plat would be a typical office plat with typical design issues. The eastern portion of this development should be rezoned to accommodate small lot office development. 110-211 as devised by the original drafters of the Zoning Ordinance was that these lots be large multistory buildings on large acreage or platted tracts or perhaps multiple large buildings. The plat configuration offered is not compatible with that approach or ordinance concept. F. STAFF RECOMMENDATIONS: That the plat as filed be withdrawn in part to eliminate all lots north and east of the post office site that are less than two acres and retain the large lots across the street from the post office and the lot to the south. This will permit the plat, the post office PCD and site plan to continue to the July 18th hearing. SUBDIVISION COMMITTEE COMMENT: (JUKE 27, 1996) The applicant and engineer were present. They offered an overview of the project and addressed staff concerns. Mr. Daters, the engineer of record, indicated that he and his client had read the ordinance different; therefore, the small lots in 0- 2. At this point a general discussion of the plat issue outlined in Planning and Public Works comments was held. David Scherer offered some suggestions about curb cuts and specially the interlot access easements. He felt the plan offered presented problems to both public and lot owners. The staff and committee then discussed how to proceed and not hold up the post office project. A consensus was reached by Mr. Daters agreeing to withdraw portions of the plat that had 2 acres minimum problems and revise the drawing. He was instructed to return the revised by close of day one week from Committee meeting. The issue will be reported as an update for the Commission prior to the hearing. 3 July 18, 1996 SUBDIVISION ITEM NO.: 5 (Cont.) FIVE NO.: 5-1073-B PLANNING COMMISSION ACTION: (JULY 18, 1996) The Chairman asked that Staff present its recommendation and the item. Richard Wood, of the Staff, offered a brief overview of the preliminary plat and the reasoning behind retaining this item on the regular agenda. The primary reason for the regular agenda placement being the spacing variance for driveways along a new commercial street to be created to serve these lots. The spacing requirement of ordinance being some 300 feet between driveways. There are a number of instances on this plat where the spacing is significantly below 300 feet. Wood also pointed out that Public Works remains concerned about drainage and water detention on the site because specific information has not been provided. The Chairman then recognized Mr. Tim Daters, of White-Daters Engineers, representing the application. Mr. Daters stated that he had met in recent days with the Engineering Division of Public Works. He would defer to David Scherer, of Public Works, to respond to this issue. He felt that Mr. Scherer could provide the Commission with the answers required at this point. Mr. Scherer began his comments by identifying the postal facility on one of the lots on this preliminary plat is being one of the key issues in the driveway spacing. He provided some background in the ordinance as basis for the variance request for the spacing. After briefly explaining the issues, he told the Commission that his office was still somewhat confused as to whether this type of variance or waiver request was required to be submitted to the Board of Directors. Mr. Scherer then deferred to Richard Wood, of the Staff, to follow-up on comments concerning waivers. Wood pointed out that Staff had received several years ago specific instruction from the City Attorney to the effect that any waiver from a standard within the Subdivision Ordinance required specific approval by the Board of Directors by ordinance. Mr. Scherer then stated that staff would forward this waiver on to the City Board then with a recommendation of approval. He then closed his remarks by stating staff of his office, specifically Steve Loop, had worked with the engineer of record on this project. According to his knowledge, the issues concerning detention and drainage have been addressed. Mr. Tim Daters then returned to the microphone to offer comment. He stated that proceeding to the Board for waivers was not a 4 July 18, 1996 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: 5-1073-B problem any way since the PCD application for the post office would require a board action. The Chairman then placed the item on the floor for a motion. A motion was made to approve the Arkansas System's preliminary plat with the attached waiver being forwarded to the City Board of Directors with a recommendation of approval. The vote on the motion produced 7 ayes, 0 nays, 3 absent and 1 open position. 5