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HomeMy WebLinkAboutS-1081 Staff AnalysisJanuary 30, 1996 ITEM NO.: B FILE NO.: S-1081 NAME; KAUFMAN ADDITION -- PRELIMINARY PLAT LOCATION: At the southeast corner of W. 7th. St. and S. Jones St. DEVELOPER: ENGINEER: Joe White KAUFMAN LUMBER CO. WHITE-DATERS & ASSOCIATES, INC. 5100 Asher Ave. 401 S. Victory St. Little Rock; AR 72204 Little Rock, AR 72201 568-3182 374-1666 AREA: 5.5 ACRES ZONING• I-2 PLANNING DISTRICT: 9 CENSUS TRACT: 14 NUMBER OF LOTS: 2 FT. NEW STREET: 0 PROPOSED USES: Lumber Yard VARIANCES REQUESTED: 1) Approval of a waiver of right-of-way dedication on W. 7th. St. and for the Mid -Town Expressway. 2) Approval of a waiver of street improvements on Jones St. 3) Approval of a waiver of sidewalk requirements on W. 7th. St. and on Jones St. 4) Approval of a waiver of the requirement to provide on -site stormwater detention. 5) Approval of a variance from the building setback requirements for front, rear, and rear yard regulations. 6) Approval of an access easement across Lot 2 for access to Lot 1. STATEMENT OF PROPOSAL: Proposed is the subdivision of the 5.5 acre site which, in the past, was a building materials sales business, with outside storage, and a millwork fabrication shop. The division is sought in order to create a two -lot subdivision, so that the rear, southern -most, lot can be divided from the remainder of the property for sale to and use by another lumber yard operation. The existing lumber sheds are to be used for lumber storage. January 30, 1996 SUBDIVISION ITEM N B (Cont.) FILE NQ 9-1Q81 Access to the southern -most lot is to be by way of an access easement across the northern -most lot. The location of this easement coinsides with the existing access drive which currently serves the single site and which provides access to the interior of the site. Off -site improvements to streets are not planned, and waivers are requested from the requirement to: a) dedicate additional right-of-way along the W. 7th. St. frontage of the property and to dedicate right-of-way for the Mid -Town Express- way; b) make half -street improvements along the Jones St. boundary of the site; c) provide sidewalks along W. 7th. St. and Jones St.; and d) provide on -site stormwater detention. A variance from the front, rear, and side building setback regulations is requested to permit the existing buildings to remain in their present location. Approval of an access easement is requested to provide access to Lot 1 across Lot 2. A. PROPOSALIRE UEST: Review and approval of a preliminary plat by the Planning Commission is requested. Review and a recommendation of approval to the Board of Directors is requested for waivers from the requirement to: a) dedicate additional right-of-way along the W. 7th. St. frontage of the property and for the Mid -Town Expressway; b) make half -street improvements along the Jones St. boundary of the subdivision; c) provide sidewalks along W. 7th. St. and Jones St.; and d) provide on -site stormwater detention. Review and approval by the Planning Commission is requested for variances from the building setback requirements for the front, rear, and side building line regulations in order for the existing buildings to remain in their current location. Review and approval by the Planning Commission is requested for access to Lot 1 to be by way of an access easement across Lot 2. B. EXISTING CONDITIONS: The site is a developed property, but it is not, for the most part, being used at this time. It was the Monarch Mills site, which is no longer in operation at the location. The existing zoning of the tract is I-2. The I-2 district extends eastward and southward to the abutting railroad and I-630 properties. To the north is an I-2 corner to the northwest and R-2 property to the northeast. Across Jones St. to the west is C-31 R-3, R-4, and R-5 property. 2 January 30, 1996 SUBDIVISION ITEM NO.: B (ont ) FILE NO.: 5-1081 C. ENGINEERING/UTILITY COMMENTS: Public Works Staff comments: The site is in the floodplain, and is adjacent to the floodway; a SFHA development permit is required. The base flood elevations should be identified on the plat. All proposed structures, and those where significant improvements are proposed, must meet minimum finish floor elevation or requirements for flood proofing. All permits and a grading permit should be completed before work begins. The Mid -Town Expressway, as provided for in the Master Street Plan, has a 200 foot right-of-way requirement. Dedicate the required right-of-way, or seek a wavier. Seventh St. is a collector. Dedicate 5 feet of additional right-of-way, with a 20 foot radial dedication at the corner, or seek a waiver. Jones St. is substandard and street improvements will be required. Provide half street improvements, or seek a waiver. Sidewalks, with ramps according to Ordinance, are required on both streets. Expansion of facilities on the new lots will require the stormwater detention analysis. Water Works comments that the Fire Department needs to evaluate the site to determine whether additional fire protection will be required. If there are any modifications to the fire protection system, installation of a back flow preventer will be required. Wastewater comments that a sewer main extension, with an easement, will be required for service to Lot 2. Arkansas Power and Light Co. will require a 15 foot easement around the entire perimeter of the subdivision, and a 15 foot easement from the east property line to and along the north face of the southern -most warehouse building. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. approved the submittal. The Fire Department approved the submittal. 3 January 30, 1996 SUBDIVISIN ITEM NO,: B (Cont.) FILE NO.: S-1081 D. I UE LE AL TECHNI AL DE I N: Sec. 31-87 requires that, in addition to the information furnished: a) the proposed type of subdivision is to be indicated; b) the address, as well as the name, of the owner of record, and the source of title, are to be provided; c) the lot sizes are to be shown; and, d) the source of water supply and the means of wastewater disposal are to be indicated. Sec. 31-89 requires that: a) the names of all recorded subdivisions abutting the proposed subdivision, with plat book and page number or instrument number, and the names of owners of all land abutting the proposed plat area, are to be shown; b) all bearings and distances for all boundary lines, with ties to all corners of record are to be shown; c) sufficient curve data is to be provided to adequately describe curves, with the minimum information being the radius, arc distance, delta angle, and chord bearing and distance; d) where boundary lines are common with previously platted properties, record bearings and distances shall be shown; e) accurate and adequate description of all monuments are to be noted, showing the size and type of material of the monuments; f) the zoning classifications of the tract of and of all abutting land is to be shown; and, g) proposed PAGIS monuments are to be shown. Sec. 31-91 requires that the Certificate of Preliminary Engineering Accuracy be executed. Sec. 36-320 requires, for I-2 zoning districts, a front building setback of 50 feet; a rear yard of 25 feet; and, a side yard of 15 feet. The existing buildings are already closer to W. 7th. St. than 50 feet, and, when the property is divided, an existing warehouse building will have a lot line bisecting the building. Rear and side yard line requirements will not be met once the new lot line is platted. The Planning Commission needs to approval variances to the setback regulations, so that the existing buildings will not be non -conforming structures. An access easement needs to be platted to extend along the Lot 1-Lot 2 line so that landscaping requirements will not be imposed along the lot line. The Building Codes staff needs to review the proposed subdivision and approve the means to be taken to meet the Fire Prevention Code where the warehouse building straddles the lot line. 4 January 30, 1996 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-103 E. ANALYSIS• There are several deficiencies in the submittal, as cited above, which need to be addressed. Approval of the preliminary plat should be -conditioned upon these deficiencies being remedied. Each of the two lots has required frontage on a public street. Because of the desire to use the existing drive entrance to the property off W. 7th. St., an access easement across Lot 2 is requested. No access to Lot 1 from its boundary street, Jones St., is proposed. Because no construction is proposed at this time, and because the buildings and access are already established, it is requested that no off -site improvements be imposed with this subdivision. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, conditioned on approval of the requested waivers and variance, or meeting the ordinance requirements in these areas. Staff recommends approval of waiver request for dedication of right-of-way on W. 7th. St. and for the Mid -Town Expressway. Staff recommends denial of the waiver request for half street improvements on Jones St. Staff recommends denial of the waiver request for sidewalks on W. 7th. St. and on Jones St. Staff recommends denial of the waiver request for on -site stormwater detention, noting that this requirement would only be imposed if new building or parking lot construction is instituted. Staff recommends approval of a variance from the building setback requirements for front, rear, and rear yard regulations, in order for the existing buildings to remain in their current locations. Staff recommends approval of an access easement across Lot 2 for access to Lot 1. 5 January 30, 1996 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1081 5DBDIVISION COMMITTEE QOMMENT: (OCTOBER 12, 1995) Mr. Joe White, with White-Daters & Associates, Inc., was present. Staff reviewed with the Committee the applicant's proposal. Staff and the Committee members reviewed with Mr. White the comments contained in the discussion outline. Mr. White confirmed that all needed information would be furnished and all deficiencies would be remedied. The various waivers and the variances were discussed, and Mr. White responded that he would be conferring with Traffic Engineering on the various concerns. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) Staff reported that the applicant had submitted a letter requesting that the hearing of this item be deferred until the December 12, 1995 Commission meeting. Staff reported, however, that the Commission Bylaws require requests for deferral be submitted at least five (5) working days prior to the Commission hearing, and that the request for deferral had been made on Monday, October 30th., one (1) working day prior to the hearing. A waiver of the Bylaws provision, staff explained, would need to be approved by the Commission. A motion was made and seconded to waive the Bylaws provision requiring submission of deferral requests at least five (5) working days prior the Commission hearing, and the waiver was approved with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. The deferral was included on the Consent Agenda, and the deferral was approved in the approval of the Consent Agenda with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. PLANNING COMMISSION ACTION: (DECEMBER 12, 1995) Staff reported that the applicant had submitted a letter, dated November 17, 1995, asking that the hearing of this item be deferred until the Commission meeting of January 30, 1996. Staff recommended approval of the deferral. The requested deferral was included on the Consent Agenda for approval of the deferral, and was approved with the vote of 10 ayes, 0 nays, 0 abstentions, and 1 absent. 0 January 30, 1996 SQBDTVISIO� ITEM B FILE O.: -1081 PLANNING COMMISSIgN ACTTO (JANUARY 30, 1996) Staff presented the item, but indicated that there were issues which had not been addressed by the applicant. Mr. Joe white, with White-Daters & Associates, Inc., representing the applicant, indicated that he had not been able to get confirmation from his client on how to proceed with the issues to be resolved. He said that, since the item had already been deferred twice, and that no further deferrals could be granted to accommodate the applicant, he would ask that the item be withdrawn. A motion was made and seconded to withdraw the item, and the motion carried with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. 7