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HomeMy WebLinkAboutS-1538-M Staff AnalysisITEM NO.: 2. NAME: Gateway Town Center Lot 4 Replat LOCATION: located on Bass Pro Parkway and Bass Pro Drive Planning Staff Comments: S-1538-M 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 30, 2016. The Office of Planning and Development must receive the proof of notice no later than December 9, 2016. 2. Provide the proposed phasing plan. Will the lots be developed and final platted in a single phase or as market demands? 3. Provide a letter of agreement from the adjacent property owner indicating the ability to take access to the private drive located on the Outlets of Little Rock property. 4. Indicate the building lines for all the lots. 5. The plat indicates Lot 4R-6 as a lot without public street frontage. (Section 31-231) Variance/Waivers: Advanced grading Lot without public street frontage Public Works Conditions: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct commercial street improvement to the streets including 5-foot sidewalks with the planned development. The commercial street should be 36 feet in width with sidewalks on both sides. 2. All driveways shall be concrete aprons per City Ordinance. Show the proposed driveway locations for each lot. Driveway spacing on commercial streets is 250 feet between driveways and from street intersections and 125 feet from side property lines. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of- way prior to occupancy. 4. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is an advance grading variance being requested to clear and grade the lots with construction of the street? 5. Stormwater detention ordinance applies to this property. A regional detention facility is provided west of the subject property. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Street improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 8. A concrete apron is required to be provided at the intersection of the proposed private street and Bass Pro Parkway. 9. 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 501.379.1813, Greg Simmons, gsimmons@littlerock.gov for more information. 10. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Travis Hebner, Public Works Traffic Engineering, 621 South Broadway, 501.379.1805, therbner[cr3_littlerock.gov for more information. 11. Provide the proposed street name(s). Street names and street naming conventions must be approved by Glenn Haley, Public Works, ghaley(a7Iittlerock.gov or 501.371.4537. 12. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 13.Accessible pedestrian access should be provided within, to, and from the proposed subdivision from existing adjacent developments. Utilities and Fire Department/County Planning: Little Rock Wastewater: Sewer main extension required, with easements, if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A three phase, underground electrical line runs along the western edge of this property. There do not appear to be any existing conflicts with Entergy facilities on this property. Service to any of the proposed lots contained in the replat of Lot 4 will require quite a bit of prework and discussion. Contact Entergy in advance to discuss future service requirements, new facilities locations/extensions and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: 1. Maintain Access. 2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 4. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 5. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. i. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. c. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 6. 30-foot Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4. a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. d. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501,918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received_ County Planning: No comment. Rock Region Metro: Location is currently served by METRO on route 23. Provide sidewalks along Bass Pro Parkway for access to the transit route in accordance to current development requirements. Building Code: No comment. Planninq 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, November 30, 2016. December 15, 2016 Iti ZITLAML[61Wa NAME: Gateway Town Center Lot 4 Replat LOCATION: Located on Bass Pro Parkway and Bass Pro Drive DEVELOPER: Bass Pro Outdoor World LLC 2500 E. Kearney Springfield, MO 65898 ENGINEER: McGetrick Engineers 11601 Bass Pro Parkway - 72210 P.O. Box 30441 Little Rock, AR 72260 AREA: 22.36 acres NUMBER OF LOTS: 7 WARD: 7 PLANNING DISTRICT- 16 — Otter Creek CURRENT ZONING: C-4, Open Display District FILE NO.: S-1538-M FT. NEW STREET: 0 LF CENSUS TRACT: 42.13 VARIANCE/WAIVERS: A variance from the City's Land Alteration Ordinance to allow grading of future phases with the placement of the basic infrastructure. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting to replat Lot 4 Gateway Town Center into seven (7) lots ranging in size from 2-acres to 14-acres. The lots will be served via a private street with access to Bass Pro Parkway and an adjacent service drive serving the Outlets of Little Rock Shopping Center. Three (3) of the lots will have frontage on Bass Pro Parkway. Proposed Lots 4R-2, 4R-6 and 4R-7 will have access from the private access easement. The easement is indicated with a 60-foot width to provide access and utilities. Lot 4R-1 is indicated with 12.07-acres and contains the existing Bass Pro Store. B. EXISTING CONDITIONS: A portion of the area is paved and is currently being used by Bass Pro for boat storage. The remainder of the area has been used as a materials storage area December 15, 2016 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1538-M for the development of Bass Pro and the development area as a whole. There are a few trees located along Bass Pro Parkway. Bass Pro Parkway has been constructed to Master Street Plan standards including curb, gutter and sidewalk. The drive for the Outlet Mall has also been completed. There are no sidewalks in place along the property frontage. C. NEIGHBORHOOD COMMENTS: All abutting property owners, the Bentley Court Property Owners Association, the Chateaus on Stagecoach Property Owners Association, the Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS - PUBLIC WORKS CONDITIONS- 1. With site development, provide the design of street conforming to the Master Street Plan. Construct commercial street improvement to the streets including 5-foot sidewalks with the planned development. The commercial street should be 36 feet in width with sidewalks on both sides. 2. All driveways shall be concrete aprons per City Ordinance. Show the proposed driveway locations for each lot. Driveway spacing on commercial streets is 250 feet between driveways and from street intersections and 125 feet from side property lines. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is an advance grading variance being requested to clear and grade the lots with construction of the street? 5. Stormwater detention ordinance applies to this property. A regional detention facility is provided west of the subject property. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Street improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. N, December 15, 2016 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1538-M 8. A concrete apron is required to be provided at the intersection of the proposed private street and Bass Pro Parkway. 9. 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 501.379.1813, Greg Simmons, simmons littlerock. ov for more information. 10. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Travis Hebner, Public Works Traffic Engineering, 621 South Broadway, 501.379.1805, therbner@littlerock.goy for more information. 11. Provide the proposed street name(s). Street names and street naming conventions must be approved by Glenn Haley, Public Works, ahaley(c)littlerock.gov or 501.371.4537. 12. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 13. Accessible pedestrian access should be provided within, to, and from the proposed subdivision from existing adjacent developments. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer main extension required, with easements, if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A three phase, underground electrical line runs along the western edge of this property. There do not appear to be any existing conflicts with Entergy facilities on this property. Service to any of the proposed lots contained in the replat of Lot 4 will require quite a bit of prework and discussion. Contact Entergy in advance to discuss future service requirements, new facilities Iocations/extensions and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Enemy. No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 151 December 15, 2016 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: 5-1538-M Fire Department, 1. Maintain Access. 2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 4. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department 'apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 5. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. i. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. c. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 0 December 15, 2016 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1538-M 6. 30-foot Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D 105.1 — D 105.4. a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. d. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is currently served by METRO on route 23. Provide sidewalks along Bass Pro Parkway for access to the transit route in accordance to current development requirements. F. ISSU ESITECH N ICALIDES IGN: Building Code: No comment. 5 December 15, 2016 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1538-M Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 22, 2016) Mr. Pat McGetrick of McGetrick Engineering was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the proposed plat. Staff requested Mr. McGetrick provide the proposed phasing plan, the building lines and the agreement with the adjacent property owner concerning access. Public Works comments were addressed. Staff requested Mr. McGetrick provide the locations of the proposed driveways. Staff also stated a grading permit was required prior to any land clearing or grading activities on the site. Staff questioned if the request included a variance from the City's Land Alteration Ordinance to allow grading of the entire plat area with the installation of the streets and basic infrastructure. Staff stated the City's Stormwater Detention Ordinance would apply to the development of the lots. Staff stated if the driveway/private street was to include a name the name should be approved by Public Works staff. Staff stated a concrete apron was required for the private street at the intersection with Bass Pro Parkway. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. 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 the technical issues associated with the request raised at the November 22, 2016, Subdivision Committee meeting. The applicant has provided the proposed phasing plan and the proposed building lines. The applicant has indicated they are working to secure a written agreement from the adjacent property owner concerning access to the drive serving the property to the east. Staff recommends prior to the issuance of a grading permit the applicant provide a written agreement between the two (2) property owners indicating the access as proposed is acceptable. The applicant has provided the proposed driveway locations on the preliminary plat as requested by staff. The request is to allow the replatting of Lot 4 Gateway Town Center into seven (7) lots ranging in size from 2-acres to 12-acres. The lots will be served via a private street with access to Bass Pro Parkway and an adjacent service drive 0 December 15, 2016 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1538-M serving the Outlets of Little Rock Shopping Center to the east. Three (3) of the lots will have public street frontage on Bass Pro Parkway. Proposed Lots 4R-2, 4R-6 and 4R-7 will be served via a private street/access and utility easement. The easement is indicated with a 60-foot width adequate to meet the typical minimum requirements for a commercial street. Lot 4R-1 is indicated with 12.07-acres and contains the existing Bass Pro Store. The applicant is requesting a variance from the City's Land Alteration Ordinance to allow grading of the site with the installation of the basic infrastructure of the development. The lots will be final platted based on market demand. Staff is supportive of the applicant's request. The property is zoned C-4, Open Display District. The lots as indicated are more than adequate to meet the typical development criteria of the zoning district. To staff's knowledge there are no outstanding technical issues associated with the proposed replat request. STAFF RECOMMENDATION: 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 prior to the issuance of a grading permit for the new lots the applicant provide a written agreement between this property owner and the property owner to the east allowing access to the drive serving the development to the east. Staff recommends approval of the variance request from the City's Land Alteration Ordinance to allow grading of future phases with the installation of the basic infrastructure for the subdivision. PLANNING COMMISSION ACTION: (DECEMBER 15, 2016) 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 presented a recommendation that prior to the issuance of a grading permit for the new lots the applicant provide a written agreement between this property owner and the property owner to the east allowing access to the drive serving the development to the east. Staff presented a recommendation of approval of the variance request from the City's Land Alteration Ordinance to allow grading of future 7 December 15, 2016 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1538-M phases with the installation of the basic infrastructure for the subdivision. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. 0