HomeMy WebLinkAboutS-1538-B Staff AnalysisITEM NO.: 2. S-1538-B
NAME: Gateway Town Center Revised Preliminary Plat
LOCATION: located on the Northwest corner of 1-30 and 1-430
Planning Staff Comments:
1. Provide notification of property owners located within 200 feet of the site, complete
with the certified abstract list, notice form with affidavit executed and proof of
mailing. The notices must be mailed no later than July 23, 2008. The Office of
Planning and Development must receive the proof of notice no later than August 1,
2008.
2. Clearly identify areas to be graded with the separate phases of the development.
3. C-4, Open Display District zoning typically requires the placement of a 45-foot front
yard setback. On a corner lot the exterior side shall be equal to the required front
yard setback.
4. Provide the linear feet of internal street in the general notes section of the plat.
5. Provide the total number of lots in the general notes section of the plat.
6. Provide the names of owner of all abutting lands.
Variance/Waivers:
Public Works Conditions:
1. Submit a Traffic Impact Study for the proposed project. Study should address trip
generation and trip distribution for the development considering the present C-4
zoning and also should take into account existing and projected traffic growth. Traffic
Simulation models should be developed to show that all affected intersections will be
capable of handling projected traffic. The most recent study does not consider the
present C-4 zoning.
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 the design of street conforming to the Master Street
Plan. Construct one-half street improvement to these streets including 5-foot
sidewalks with the 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 if the applicant desires to advance grading portion of the
property without imminent construction.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e) showing finish
floor elevations, proposed grades, retaining wall heights, slopes, and areas to
graded with each phase.
6. Storm water detention ordinance applies to this property. Is the detention area
(Lake #2) on the applicant's property? If not an easement is required.
7. The 54 inch reinforced concrete pipe running through the development should be
Item # 2.
located within a private drainage easement.
8. Driveway locations and widths must meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Lots can share a single driveway
access centered on the property line. Based on the dimensions of the lots, each lot
will not be allowed their own private driveway. The width of driveway must not
exceed 36 feet.
9. Are proposed streets to be public or private? Per the Master Street Plan, the
proposed loop street should have a 60 foot right-of-way and 36 feet of pavement
from back of curb to back of curb with 5 foot sidewalks on both sides. Technology
Circle should be designed with a 60 foot right-of-way and a 36 foot wide street from
back of curb to back of curb with 5 foot sidewalks on both sides.
10. 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.
11.Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
12.Alteration of the water course will require approval from the Little Rock District of the
US Army Corps of Engineers prior to start of work.
13.A special Grading Permit for Flood Hazard Areas will be required per Section 8-283
prior to construction.
14.The finished floor elevation of the proposed structures must be elevated to at least
one (1) foot above the base flood elevation.
15. 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).
16.In accordance with Section 31-176, floodway areas must be shown as floodway
easements or be dedicated to the public. In addition, a 25 foot wide access
easement is required adjacent to the floodway boundary.
17. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
18. Per Section 29-189(d), groups of trees and individual trees that are not to be
removed or are located within required undisturbed buffer areas shall be protected
during construction by protective fencing and shall not be used for material storage
or for any other purpose.
19.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.
20. Street names and street naming conventions cannot be approved by Public Works.
Technology Drive already exists and the proposed Technology Circle does not take
access off Technology Drive. Contact David Hathcock at (501) 371-4808 for
additional information.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required, with easements. Contact Little Rock
Wastewater Utility for additional information.
Entergy: No comment received.
Item # 2.
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: Install and place fire hydrants per code. Contact the Little Rock
Fire Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Planning Division: No comment.
Landscape: No comment.
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, July 23, 2008.
Item # 2.
August 7, 2008
ITEM NO.: 2 FILE NO.: S-1538-B
NAME: Gateway Town 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: 57
C-4, Open Display District
16 — Otter Creek
41.03
FT. NEW STREET: 11,870 LF
VARIANCESMAIVERS REQUESTED: A variance from the Land Alteration Ordinance
to allow advanced grading of selected areas 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
August 7, 2008
ITEM NO.: 2 (Cont.) FILE NO.: S-1538-B
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.
On November 8, 2007, the Little Rock Planning Commission approved a revision to the
previously approved preliminary plat to allow the creation of 19 commercially zoned lots
for the site. The lots varied in size from 1.5 acres to 22.1 acres. The development
included a 4.7-acre lake on the site and a larger lake off -site for the Arkansas State
Game and Fish Commission. The development would include the construction of 9,500
linear feet of new street and an off -ramp from 1-430. A variance from the Land
Alteration Ordinance to allow advanced grading of the site with the installation of the
streets and basic infrastructure was approved by the Little Rock Planning Commission
at their November 8, 2007, public hearing. According to the applicant the variance
request was necessary based on the large amount of fill needed to bring portions of the
site out of the floodplain. The final platting of the lots would be market driven.
A. PROPOSAUREQUEST:
The applicant is now seeking to amend the previously approved preliminary plat
to allow the creation of 57 lots ranging in size from 0.9 acres to 20.5 acres.
Construction is proposed in four phases. The development will contain a
4.7-acre lake on -site and an off site lake constructed for the Arkansas Game and
Fish Commission on adjacent property. A total of 7,900 linear feet of new street
is proposed. No 1-430 off -ramp is proposed with the development.
The developers are requesting a variance from the Land Alteration Ordinance to
allow grading of a minimum of 50 percent of the site during the first phase. The
grading is necessary due to the large amount of fill needed to bring portions of
the site out of the floodplain.
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 on the north and 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.
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August 7, 2008
UBDIVISION
TEM NO.: 2 (Cont.
C. NEIGHBORHOOD COMMENTS:
FILE NO.: S-1538-B
As of this writing, staff has not received any comment from area property owners.
All abutting property owners of the site along with Southwest Little Rock United
for Progress and the Otter Creek Homeowners Association were notified of the
Public Hearing.
D. ENGINEERING COMMENTS:
BLIC WORKS CONDITIONS:
1. Submit a Traffic Impact Study for the proposed project. Study should
address trip generation and trip distribution for the development considering
the present C-4 zoning and also should take into account existing and
projected traffic growth. Traffic Simulation models should be developed to
show that all affected intersections will be capable of handling projected
traffic. The most recent study does not consider the present C-4 zoning.
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 the design of street conforming to the
Master Street Plan. Construct one-half street improvement to these streets
including 5-foot sidewalks with the 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 if the applicant
desires to advance grading portion of the property without imminent
construction.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e)
showing finish floor elevations, proposed grades, retaining wall heights,
slopes, and areas to graded with each phase.
6. Storm water detention ordinance applies to this property. The detention
area (Lake #2) will require an easement.
7. The 54-inch reinforced concrete pipe running through the development
should be located within a private drainage easement.
8. Driveway locations and widths must meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Lots can share a single
driveway access centered on the property line. Based on the dimensions of
the lots, each lot will not be allowed their own private driveway. The width
of driveway must not exceed 36 feet.
3
August 7, 2008
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.: S-1538-B
9. Per the Master Street Plan, the proposed loop street should have a 60-foot
right-of-way and 36 feet of pavement from back of curb to back of curb with
5-foot sidewalks on both sides. Technology Circle should be designed with
a 60-foot right-of-way and a 36-foot wide street from back of curb to back of
curb with 5 foot sidewalks on both sides.
10. 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.
11. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
12. Alteration of the water course will require approval from the Little Rock
District of the US Army Corps of Engineers prior to start of work.
13. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
14. The finished floor elevation of the proposed structures must be elevated to
at least one (1) foot above the base flood elevation.
15. 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).
16. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot
wide access easement is required adjacent to the floodway boundary.
17. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
18. Per Section 29-189(d), groups of trees and individual trees that are not to be
removed or are located within required undisturbed buffer areas shall be
protected during construction by protective fencing and shall not be used for
material storage or for any other purpose.
19. 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.
20. Street names and street naming conventions cannot be approved by Public
Works. Technology Drive already exists and the proposed Technology
Circle does not take access off Technology Drive. Contact David Hathcock
at (501) 371-4808 for additional information.
rd
August 7, 2008
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1538-B
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements. Contact Little
Rock Wastewater Utility 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: Install and place fire hydrants per code. Contact the Little
Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT:
(July 17, 2008)
Mr. Pat McGetrick was present. Staff presented an overview stating the plat had
been revised since the initial filing. Staff stated the plat being proposed
contained 57 lots and approximately 177 acres. Staff stated the property was
zoned C-4, Open Display District and was being proposed to allow flexibility by
creating a number of smaller lots which could potentially be reconfigured into a
lesser number of larger lots. Staff requested Mr. McGetrick provide in the
general notes section the proposed linear feet of internal street and if the streets
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August 7, 2008
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.: S-1538-B
would be public or private streets. Staff also requested Mr. McGetrick provide
the names of abutting property owners.
Public Works comments were addressed. Staff requested Mr. McGetrick clearly
define the areas proposed for grading. Mr. McGetrick stated the entire site would
not be cleared in the first phase. He stated the desire was to retain as many
trees as feasible on the site only clearing the fill areas. He stated the fill material
would be obtained from the adjoining property owned by the Arkansas Game and
Fish Commission and the developer would build the Game and Fish Commission
a lake to secure the fill material. Staff stated the Traffic Study was complete.
Mr. McGetrick stated based on the traffic study no additional on -site
improvements were required. Staff also stated the right of way for Otter Creek
Road was in place.
Staff noted comments from the various other reporting departments and
agencies. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
Mr. McGetrick provided staff with a revised preliminary plat on July 22, 2008,
addressing most of the issues raised at the July 17, 2008, Subdivision
Committee meeting. Mr. McGetrick has provided the linear feet of new street,
indicated the streets will be public streets and provided the names of abutting
property owners. Mr. McGetrick has also provided a grading plan for the
development of the subdivision.
The development is proposed containing 57 lots ranging from 0.9 acres to
18.9 acres. The site is zoned C-4, Open Display District. The subdivision will be
developed containing 11,870 linear feet of new public street constructed to
Master Street Plan standards. Platted building lines consistent with the zoning
district have been indicated along the abutting streets. All other setbacks will
comply with the zoning district at the time of development.
The request includes a variance from the Land Alteration Ordinance to allow
advanced grading of selected areas of the site with the construction of the streets
and basic infrastructure for the lots. The applicant has indicated the advanced
grading is necessary to balance the site. The applicant has indicated Lots 2, 6,
22, 25, 26 and 27 will be "cut" to allow Lot 10 to be "filled" during the first and/or
second phase and to allow the redistribution of material on these lots. The
developer has also indicated Phases 3 and 4 will be cleared with the
development of the first lot in this area. The lots in these phases will require the
addition of five to eight feet of fill to raise the lots above the base flood elevation.
During this phase the developer has indicated Lake #2 will be constructed to
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August 7, 2008
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1538-B
obtain the necessary fill material. The removal of the material will allow a fishing
lake for the Arkansas Game and Fish Commission to be constructed. The exact
location of Lake #2 has not been determined but will be located along the
property's northern boundary. The developer has indicated the desire is to
maintain as many existing trees as feasible on the site and not clear the entire
site with construction.
Staff is supportive of the requested preliminary plat and the variance request
from the Land Alteration Ordinance to all grading of the site as indicated in the
above paragraphs. To staff's knowledge there are no outstanding issues
associated with the request. Staff feels the creation of the lots as proposed will
not significantly impact the development or the area. The lots as proposed
exceed the lot widths and lot areas for the C-4, Open Display Zoning District.
STAFF RECOMMENDATIONS:
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 to allow grading of the site as indicated in paragraph H of the agenda
staff report.
PLANNING COMMISSION ACTION:
(AUGUST 7, 2008)
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 to allow grading of the site as
indicated in paragraph H of the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item on the Consent Agenda for Approval as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
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