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HomeMy WebLinkAboutS-1538-A Staff AnalysisITEM NO.: 1, S-1538-A NAME: Gateway Towne Center Revised Preliminary Plat and Land Alteration Variance Request LOCATION: located on the Northwest corner of 1-30 and 1-430 Planning Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than September 12, 2007. The Office of Planning and Development must receive the proof of notice no later than September 21, 2007. 2. Provide the source of title of the landowner in the general notes section of the proposed preliminary plat. 3. Provide a phasing plan, if applicable, for the proposed preliminary plat. 4. Provide the driveway locations for the proposed preliminary plat. Variance/Waivers: Public Works Conditions: 1. Provide another site plan without contour lines and drainage structures, showing centerlines of streets, with lane striping. 2. Otter Creek Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with planned development. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A variance is required to be issued for advance grading without imminent construction. 5. Storm water detention ordinance applies to this property. All detention must be on site and not in the floodway. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The minimum Finish Floor elevation of one (1) foot above the base flood elevation (BFE) is required to be shown on plat and grading plans. 10. Provide a Sketch Grading and Drainage Plan as required per Section 29-186 (e). 11. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Item # 1. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 12. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 13.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 14. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 15. Due to the reduction in traffic access locations especially for traffic accessing 1-430 north, submit a comprehensive traffic study addressing trip generation, access into and out of the facility, levels of service for ramps, weave analysis, traffic signal needs, internal circulation and other issues that affect traffic flow. Contact Bill Henry at 379-1816 or Nat Banihatti at 379-1818 for further assistance and description of study. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension and on -site fire protection will be required in order to provide service to this property. Significant off site improvements may be required. Hydraulic analysis is needed to determine requirements. A Capital Investment Charge based on the size of the meter connection(s) may apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off private fire system(s). This development may have significant impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Routes #17 — the Mabelvale-Downtown and 17A Mabelvale-UALR Bus Routes. Planning Division: No comment. Landscape: No comment. Item # 1. 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, September 12, 200T Item # 1. November 8, 2007 ITEM NO.: A NAME: Gateway Towne Center Revised Preliminary Plat LOCATION: Located on the Northwest corner of 1-30 and 1-430 DEVELOPER: Otter Creek Development Company 10 Otter Creek Court, Suite A Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 176.413 CURRENT ZONING PLANNING DISTRICT CENSUS TRACT NUMBER OF LOTS: 19 C-4, Open Display District 16 — Otter Creek 41.03 FILE NO.: S-1538-A FT. NEW STREET: 0 LF VARIANCESIWAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow advanced grading of the site with the construction of the streets and basic infrastructure for the lots. BACKGROUND: On October 26, 2006, the Little Rock Planning Commission approved a preliminary plat and Subdivision Site Plan Review for this site. The proposal included the creation of 16 lots and a site plan review to allow the placement of multiple buildings on this 176 acre site currently zoned C-4, Open Display District. In excess of one million square feet of retail, office, entertainment and hotels were planned for the site developed as a Life - Style - Open Air Center. The site plan indicated ten (10) out parcels to be developed with stand alone retail activities including restaurant space. The Town Center with a number of buildings located on a single lot included an anchor store with 200,000 square feet, a theatre with 50,000 square feet, Jr. Anchors for a total of 74,000 square feet and additional square footage was listed including shops and restaurants of 255,200 square feet. The site plan indicated 4,094 parking spaces to serve these uses. The Community Center indicated the placement of 172,000 square November 8, 2007 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: S-1538-A feet of building area and 1,415 parking spaces. A total of 101,000 square feet of building area was indicated in the out parcel area with a total of 1,073 parking spaces. Proposed Lots 11, 12 and 13 were indicated for future development. Lot 11 contained 4.16 acres, Lot 12 contained 11.40 acres and Lot 13 contained 24.87 acres. A. PROPOSAL/REQUEST: The applicant is now seeking a revision to the previously approved preliminary plat to allow the creation of 19 commercially zoned lots for the site. The lots vary in size from 1.5 acres to 22.1 acres. The development will include a 4.7 acre lake on the site and a larger lake off -site for the Arkansas State Game and Fish Commission. The development will include the construction of 9,500 linear feet of new street and an off -ramp from 1-430. The developers are requesting a variance from the Land Alteration Ordinance to allow advanced grading of the site with the installation of the streets and basic infrastructure. According to the applicant the variance request is necessary based on the large amount of fill needed to bring portions of the site out of the floodplain. The developer has indicated construction will begin in mid October to early November. The final platting of the lots will be market driven. B. EXISTING CONDITIONS: The site appears relatively flat and has a new growth of forest. Otter Creek Road is located along the western boundary, the 1-30 Frontage Road is located along the southern boundary and 1-430 is located along the eastern boundary. There is a traffic signal located at the 1-30 Frontage Road and Otter Creek Road. There is a floodway located to the north, northwest boundary of the site currently zoned OS. Other uses in the area include a large trucking firm, CAL -ARK, located to the south of the site across Otter Creek Road. Across 1-30 there is a large regional hospital facility, a hotel, and a number of office uses, accessed from Mabelvale West. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area residents. The Otter Creek Homeowners Association, Southwest Little Rock United for Progress and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Provide another site plan without contour lines and drainage structures, showing centerlines of streets, with lane striping. 2 November 8, 2007 SUBDIVISION IM►Aa'01TiN W_V(OT•7i1# FM4:811010&5MY.'ff_1 2. Otter Creek Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with planned development. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A variance is required to be issued for advance grading without imminent construction. 5. Storm water detention ordinance applies to this property. All detention must be on site and not in the floodway. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The minimum Finish Floor elevation of one (1) foot above the base flood elevation (BFE) is required to be shown on plat and grading plans. 10. Provide a Sketch Grading and Drainage Plan as required per Section 29-186 (e). 11. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 12. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 13. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 14. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 15. Due to the reduction in traffic access locations especially for traffic accessing 1-430 north, submit a comprehensive traffic study addressing trip generation, access into and out of the facility, levels of service for ramps, weave analysis, traffic signal needs, internal circulation and other issues that affect traffic flow. Contact Bill Henry at 379-1816 or Nat Banihatti at 379-1818 for further assistance and description of study. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 3 November 8, 2007 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1538-A Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension and on -site fire protection will be required in order to provide service to this property. Significant off site improvements may be required. Hydraulic analysis is needed to determine requirements. A Capital Investment Charge based on the size of the meter connection(s) may apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off private fire system(s). This development may have significant impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Routes #17 — the Mabelvale- Downtown and 17A Mabelvale-UALR Bus Routes. F. ISSUES/TECHN ICAL/DESIGN: Plannina Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development stating the developers were requesting a revision to a previously approved preliminary plat. Staff requested the applicant provide additional information associated with the source of title and the proposed phasing plan. Staff requested the developer indicate the proposed driveway locations on the plat. Public Works comments were addressed. Staff questioned if the developer was seeking a variance from the Land Alteration Ordinance to allow advanced grading of the site with the construction of the first phase of the development. Staff questioned the buffer to remain and the areas proposed for grading. Staff 12 November 8, 2007 SUBDIVISION ITEM NO.: A (Cont. I�I���L��i•�iN�c�:1ld requested the applicant provide a sketch grading and drainage plan. Mr. McGetrick stated a new off ramp would be constructed from 1-430. He stated there would not be a new ramp constructed to allow north bound traffic access from the site as was previously proposed. Staff requested the applicant provide a traffic study to determine the impacts of the development on the street system in the area. There was a general discussion of the required buffer for the site. Staff stated the buffer required would be based on a percentage of the depth. Commissioner Laha stated adjacent to a freeway a minimum of 30-feet was required. Mr. McGetrick questioned if the buffer was to remain undisturbed. Staff stated street buffers were not typically required to remain undisturbed. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. 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 preliminary plat to staff addressing most of the issues raised at the September 6, 2007, Subdivision Committee meeting. The applicant has provided the source of title, the proposed phasing plan and the proposed driveway locations. The revised plan has also indicated buffer areas to remain and areas proposed for grading. The applicant has also provided a traffic study to determine the impacts of the development on the street system. In reviewing the Synchro Model for the proposed development, some changes were required for Otter Creek Road to satisfy the requirements of the Master Street Plan for this minor arterial. In addition, the lane utilization factors were adjusted based on measured vehicle headways for coordinated and non - coordinated traffic flows. Prior studies indicate that left turn saturation flows are 1285 vphg, non -coordination thru saturation flows are 1385 vphg and coordination flows were measured at 1565 vphg. The Model has been adjusted accordingly. Drive A at Otter Creek Road Eastbound dual left turn lanes, 2 through lanes in each directions with 250' right turn lanes on each approach. Traffic Signal will require modifications for new geometry. 5 November 8, 2007 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: S-1538-A 1-30 WB Frontage at Drive A Rd Reduce lanes to 1-SB Thru. Remove propose signal. Add additional lane on frontage road with necessary length for adequate merge section. Drive A at Ring Roads t Remove proposed traffic signal and construct roundabout. Number of lanes to be determined by consultant using Sidra for analysis. a i Drive B at 1-30 WB Frontage Rd Frontage Road is only one lane south of this intersection based on latest aerial photos. Model was adjusted and traffic volumes were corrected in this area to reflect total traffic volumes on the WB frontage road in the one lane section south of Drive B. With the model corrected Drive B fails and stacks traffic into the site. The amount of traffic on the frontage road is too heavy to allow for �q right turning traffic to enter the frontage road. 1-30 WB Frontage Road Weave IF The weave between the 1-30 off -ramp and the Drive A Road Ext. is over capacity due to the high volume of traffic that is southbound on the frontage road. Level of service for the proposed weave is LOS E. 9 November 8, 2007 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1538-A East Side of 1-30 Frontage Rd Intersections The two intersection on the east side of the freeway will operate at an unacceptable level of service without the addition of right turn lanes as recommended. The southern intersection will operate at level of service D, if a 200' right turn lane is added, while the northernmost intersection will operate at a level of service C. with the addition of a 200' right turn lane. The Arkansas Highway and Transportation Department (AHTD) in the past have stated that signalization will not be allowed on their statement, the alternative as planned is approval of the site plan can be recommended, construction planned on their system. )n the frontage roads. Based not acceptable. Before final AHTD needs to approve any The developers are requesting a variance from the Land Alteration Ordinance to allow advanced grading of the site with the installation of the streets and basic infrastructure. According to the applicant the variance request is necessary based on the large amount of fill needed to bring portions of the site out of the floodplain. The plat indicates buffers as typically required by the Land Alteration Ordinance will remain on the site. The ordinance would typically require a 50- foot minimum buffer around the site's entirety. Staff is working with the applicant to determine how much of the site must be developed for the entire site to be cleared. Staff is supportive of allowing some portion of the site for the advanced grading but will secure written commitments from the applicant as to the timing of development and the grading. Staff recommends the grading not be allowed until all approvals for the street improvements are secured from AHTD and the City. Staff is supportive of the proposed preliminary plat to allow the creation of 19 commercially zoned lots for the site. The lots vary in size from 1.5 acres to 22.1 acres which is well in excess of the typical minimum standards for C-4, Open Display District zoned property. The development will include a 4.7 acre lake on the site and a larger lake off -site for the Arkansas State Game and Fish Commission. The developer has indicated construction will begin in mid October to early November. The final platting of the lots will be market driven. To staffs knowledge there are no outstanding technical issues associated with the request. Staff feels the creation of the lots as proposed should have minimal impact on the development and the area. 7 November 8, 2007 SUBDIVISION ITEM NO.: A (Cont. STAFF RECOMMENDATIONS: FILE NO.: S-1538-A 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 from the Land Alteration Ordinance but recommends the grading not being permitted until all street improvement plans are approved by AHTD and the City. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. There were no registered objectors present. 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 also presented a recommendation of approval of the variance request from the Land Alteration Ordinance but recommended the grading not be permitted until all street improvement plans are approved by AHTD and the City. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent.