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HomeMy WebLinkAboutS-1547 Staff AnalysisOctober 26, 2006 ITEM NO.: 8 FILE NO.: S-1547 NAME: Springfield Holdings Addition Replat, Variance from the Land Alteration Ordinance to allow an increased wall height and Alley Abandonment LOCATION: Located on the Southwest corner of Cantrell Road and Mississippi Avenue DEVELOPER: Springfield Holdings 6318 N. MacArthur Boulevard Irving, TX 75039 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.79 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 4 — Heights Hillcrest CENSUS TRACT: 22.03 VARIANCESM/AIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow an increased wall height. 2. A variance to allow a reduced lot width for proposed Parcel B. [Section 31-232(a)] 3. A variance to allow a reduced right-of-way dedication on Highway 10. 4. A variance to allow driveway spacing as indicated on the proposed plat. A. PROPOSAL/REQUEST: The applicant is requesting the replatting of several existing lots into two lots, an abandonment of an alley right-of-way and a variance from the Land Alteration Ordinance to allow an increased wall height. The proposed plat indicates several variances from various ordinance design standards. The request includes a reduced right-of-way dedication along Highway 10; driveway locations as indicated on the plat, adjacent to the property lines; and a right turn lane as shown on the preliminary plat. October 26, 2006 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: S-1547 The applicant is seeking a variance from the Land Alteration Ordinance to allow the construction of a single wall in excess of 15-feet. The wall is proposed along the southern perimeter of the site. The applicant is requesting the abandonment of a public right-of-way located along the southern property lines. The alley is an unimproved alley 20-feet wide running west from Mississippi Avenue in Block 1 of Bellevue Addition to the City of Little Rock lying south and adjacent to Lots 1 through 8 and north of and adjacent to Lots 9 through 16. The length of the alley to be abandoned is approximately 331 feet. B. EXISTING CONDITIONS: The site contains a service station located at the intersection of Cantrell Road and Mississippi Avenue and a commercial building located along the eastern perimeter of the plat area. There area is a commercial node, with a service station located across Cantrell Road from the site, a shopping center located across Mississippi Avenue and a strip center located on the northeast corner of Cantrell Road and Keightly Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All abutting property owners and the Meriwether Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Mississippi Avenue is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 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 Cantrell Road and Mississippi Avenue including 5-foot sidewalks with the planned development. A right turn lane with an island should be provided. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 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. 5. If disturbed area is one (1 or more acres, obtain a NPDES storm water permit from the Arkansas Departme)nt of Environmental Quality prior to the start of construction. 2 October 26, 2006 SUBDIVISION ITEM NO.: 8(Cont.)FILE NO.: 5-1547 6. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 7. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 9. A variance is requested for wall height in excess of 15 feet. A wall is not shown on the plan. Please provide details and location of wall. Provide a plan showing the line of sight for properties to the south and southwest. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located on the property. Easement required for sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional information. EntergV: No comment received. Center -Point Enero : No comment received. AT & T: No comment received. Central Arkansas Water: If meters would be on the frontage of lots other than those served, they may need to be relocated at the expense of the developer. Fire Department: 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. ISSUESITECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006) Mr. Tim Daters was present representing the request. Staff presented an overview of the proposed development indicating there were a number of outstanding issues associated with the request. Staff requested the applicant dimension all front setback lines on the proposed plat. Staff stated the proposed 3 October 26, 2006 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: S-1547 request included an abandonment of an alley located along the southern perimeter. Staff requested the applicant provide from the various utilities an approval letter for the closure of the right-of-way stating their request for needed easements. Staff also requested a statement from an abstract company delineating the reversionary rights of the proposed abandonment. Staff requested Mr. Daters provide details of the proposed wall. Staff requested Mr. Daters provide a wall profile, line of sight and type of construction material. Staff also stated permits for improvements in the right-of-way would be required from the Highway Department prior to construction. 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 site plan to staff addressing most of the issues raised at the October 5, 2006, Subdivision Committee meeting. The applicant has indicated the property to the west as a part of the replat creating Lot 7R Block 1 of the Bellevue Addition. The applicant is securing approval letters from the various utility companies indicating their needed for easements within the alley. The applicant has provided the reversionary rights of the easement indicating the alley will revert to the adjoining property owners. The requested abandonment of a public right-of-way is located along the southern property line. The alley is an unimproved alley 26-feet wide running west from Mississippi Avenue in Block 1 of Bellevue Addition to the City of Little Rock lying south and adjacent to Lots 1 through 8 and north of and adjacent to Lots 9 through 16 of the Bellevue Addition. The length of the alley to be abandoned is approximately 331 feet. The revised site plan indicates the wall height with a maximum height of 24-feet along the southwestern portion of the site. The ordinance typically allows a maximum wall height of 15-feet or to be terraced. Staff has requested the applicant provide a sight line plan from the adjoining properties. To date the applicant has not provided this information. Staff will provide a recommendation on this request upon receipt of the requested information. The request includes a reduced right of way dedication along Highway 10. Presently staff does not support this request. Staff feels the right of way dedication at an arterial/arterial intersection is necessary to facilitate proper street design for this area, The proposed plat indicates a reduced lot width for Parcel B. Per the current zoning classification a minimum lot width of 100-feet at the building line is required. Staff is supportive of the applicant's request. The lot width at the 51 October 26, 2006 SUBDIVISION ITEM NO.: 8 (Con FILE NO.: S-1547 proposed building line is 80-feet and in staffs opinion the width is adequate to serve the needs of future development. Although there are a few outstanding issues associated with the request staff recommends this item move forward at this meeting provided the applicant can address staffs concerns prior to the October 26, 2006, public hearing. At this time staff feels the application can be approved as filed if the various Public Works and Planning Staff comments can be addressed. STAFF RECOMMENDATIONS: Staff recommends approval of the proposal at this meeting if the developer can address staff concerns with regard to the following outstanding issues: 1. Staff recommends the applicant provide approval letters from the various utility companies indicating their support for the alley abandonment and their need for easements within the alley 2. Staff recommends the applicant provide a line of sight for the proposed wall height. 3. Staff recommends the right of way for Cantrell Road meet the minimum right of way dedication requirement per the Master Street Plan. 4. Staff recommends approval of the requests subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 26, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the proposal stating the developer had addressed the outstanding issues related to the following conditions: 1. Staff stated the applicant had provided approval letters from the various utility companies indicating their support for the alley abandonment and their need for easements within the alley. Staff stated no easements were required. 2. Staff stated the applicant had provided a line of sight for the proposed wall height. Staff stated they were supportive of the proposed wall height and the variance from the land alteration regulations subject to dense evergreen trees being planted at a minimum of two (2) rows of trees with four (4) feet spacing between the rows. The trees are to be staggered not more than 20 feet on centers. 3. Staff stated agreements had been reached concerning the right of way dedication for Cantrell Road. The right of way dedication is to be 46 feet from the centerline on Cantrell Road and 30 feet from the centerline on Mississippi Avenue. 5 October 26, 2006 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: S-1547 Staff presented a recommendation of approval of the proposed right of way abandonment, the variance request to the Land Alteration Ordinance and the proposed replat 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 to allow a reduced lot width for Parcel B. 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 10 ayes, 0 noes and 1 absent. 101 ITEM NO.: 8. S-1547 NAME: Springfield Holdings Addition Replat, variance from the Land Alteration Ordinance to allow an increased wall height and Alley Abandonment LOCATION: located on the Southwest corner of Cantrell Road and Mississippi Avenue 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 October 11, 2006. The Office of Planning and Development must receive the proof of notice no later than October 20, 2006. 2. Provide the source of title in the general notes section of the proposed preliminary plat. 3. Dimension all front yard building setback lines on the proposed preliminary plat. 4. Provide the location of the requested variance to allow the increased wall height and the total height of the variance request. 5. Provide the letters from the five (5) utility companies and Public Works stating their approval of the closure, or stating their request for needed easements including dimensions. 6. Provide from an abstract company a letter delineating the reversionary rights in the right of way and the source of dedication. 7. Submit a petition signed by all property owners which abuts the right of way to be abandoned. Variance/Waivers: 1. A variance from the Land Alteration Ordinance to allow an increased wall height. 2. A variance to allow a reduced lot width for proposed Parcel B. [Section 31-232(a)] Public Works Conditions: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Mississippi Ave. is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 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 Cantrell Road and Mississippi Ave. including 5-foot sidewalks with planned development. A right turn lane with an island should be provided. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 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 Item # 8 drainage plans will need to be submitted and approved prior to the start of construction. 5. If disturbed area is one (1 or more acres, obtain a NPDES storm water permit from the Arkansas Departme)nt of Environmental Quality prior to the start of construction. 6. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 7. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379- 1817 (Derrick Bergfield) for more information. 9. A variance is requested for wall height in excess of 15 feet. A wall is not shown on the plan. Please provide details and location of wall. Provide plan showing line of site for properties to the south and southwest. Utilities and Fire Department/County Planning: Wastewater: Existing sewer main located on the property. Easement required for sewer main. 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: If meters would be on the frontage of lots other than those served, they may need to be relocated at the expense of the developer. Fire Department: 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 (to include the additional information as noted above) to staff on Wednesday, October 11, 2006. Item # 8 FILE NO.: S-1547 NAME: Springfield Holdings Addition Replat, Variance from the Land Alteration Ordinance to allow an increased wall height and Alley Abandonment LOCATION: Located on the Southwest corner of Cantrell Road and Mississippi Avenue DEVELOPER: Springfield Holdings 6318 N. MacArthur Boulevard Irving, TX 75039 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.79 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 2 C-3, General Commercial District 4 — Heights Hillcrest 22.03 VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance from the Land Alteration Ordinance to allow an increased wall height. 2. A variance to allow a reduced lot width for proposed Parcel B. [Section 31-232(a)] 3. A variance to allow a reduced right-of-way dedication on Highway 10. 4. A variance to allow driveway spacing as indicated on the proposed plat. A. PROPOSAL/REQUEST: The applicant is requesting the replatting of several existing lots into two lots, an abandonment of an alley right-of-way and a variance from the Land Alteration Ordinance to allow an increased wall height. The proposed plat indicates several variances from various ordinance design standards. The request includes a reduced right-of-way dedication along Highway 10; driveway locations as indicated on the plat, adjacent to the property lines; and a right turn lane as shown on the preliminary plat. FILE NO.: S-1547 (Cont. The applicant is seeking a variance from the Land Alteration Ordinance to allow the construction of a single wall in excess of 15-feet. The wall is proposed along the southern perimeter of the site. The applicant is requesting the abandonment of a public right-of-way located along the southern property lines. The alley is an unimproved alley 20-feet wide running west from Mississippi Avenue in Block 1 of Bellevue Addition to the City of Little Rock lying south and adjacent to Lots 1 through 8 and north of and adjacent to Lots 9 through 16. The length of the alley to be abandoned is approximately 331 feet. B. EXISTING CONDITIONS: The site contains a service station located at the intersection of Cantrell Road and Mississippi Avenue and a commercial building located along the eastern perimeter of the plat area. There area is a commercial node, with a service station located across Cantrell Road from the site, a shopping center located across Mississippi Avenue and a strip center located on the northeast corner of Cantrell Road and Keightly Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All abutting property owners and the Meriwether Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Mississippi Avenue is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 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 Cantrell Road and Mississippi Avenue including 5-foot sidewalks with the planned development. A right turn lane with an island should be provided. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 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. 5. If disturbed area is one (1 or more acres, obtain a NPDES storm water permit from the Arkansas Departme)nt of Environmental Quality prior to the start of construction. 6. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 7. Coordinate design of traffic signal upgrade with proposed street 2 FILE NO.: S-1547 (Cont. improvements. Plans to be forwarded to Traffic Engineering for approval. 8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 9. A variance is requested for wall height in excess of 15 feet. A wall is not shown on the plan. Please provide details and location of wall. Provide a plan showing the line of sight for properties to the south and southwest. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located on the property. Easement required for sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional information. F. G Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: If meters would be on the frontage of lots other than those served, they may need to be relocated at the expense of the developer. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Plannin : No comment. CATA: The site is not located on a dedicated CATA Bus Route. ISSUES/TECHNICALIDESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006) Mr. Tim Daters was present representing the request. Staff presented an overview of the proposed development indicating there were a number of outstanding issues associated with the request. Staff requested the applicant dimension all front setback lines on the proposed plat. Staff stated the proposed request included an abandonment of an alley located along the southern perimeter. Staff requested the applicant provide from the various utilities an approval letter for the closure of the right-of-way stating their request for needed easements. Staff also requested a statement from an abstract company delineating the reversionary rights of the proposed abandonment. 3 FILE NO.: S-1547 (Cont. Staff requested Mr. Daters provide details of the proposed wall. Staff requested Mr. Daters provide a wall profile, line of sight and type of construction material. Staff also stated permits for improvements in the right-of-way would be required from the Highway Department prior to construction. 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 site plan to staff addressing most of the issues raised at the October 5, 2006, Subdivision Committee meeting. The applicant has indicated the property to the west as a part of the replat creating Lot 7R Block 1 of the Bellevue Addition. The applicant is securing approval letters from the various utility companies indicating their needed for easements within the alley. The applicant has provided the reversionary rights of the easement indicating the alley will revert to the adjoining property owners. The requested abandonment of a public right-of-way is located along the southern property line. The alley is an unimproved alley 20-feet wide running west from Mississippi Avenue in Block 1 of Bellevue Addition to the City of Little Rock lying south and adjacent to Lots 1 through 8 and north of and adjacent to Lots 9 through 16 of the Bellevue Addition. The length of the alley to be abandoned is approximately 331 feet. The revised site plan indicates the wall height with a maximum height of 24-feet along the southwestern portion of the site. The ordinance typically allows a maximum wall height of 15-feet or to be terraced. Staff has requested the applicant provide a sight line plan from the adjoining properties. To date the applicant has not provided this information. Staff will provide a recommendation on this request upon receipt of the requested information. The request includes a reduced right of way dedication along Highway 10. Presently staff does not support this request. Staff feels the right of way dedication at an arterial/arterial intersection is necessary to facilitate proper street design for this area. The proposed plat indicates a reduced lot width for Parcel B. Per the current zoning classification a minimum lot width of 100-feet at the building line is required. Staff is supportive of the applicant's request. The lot width at the proposed building line is 80-feet and in staffs opinion the width is adequate to serve the needs of future development. Although there are a few outstanding issues associated with the request staff recommends this item move forward at this meeting provided the applicant can address staffs concerns prior to the October 26, 2006, public hearing. At this time staff feels the application can be approved as filed if the various Public Works and Planning Staff comments can be addressed. 12 FILE NO.: S-1547 (Cont. STAFF RECOMMENDATIONS: Staff recommends approval of the proposal at this meeting if the developer can address staff concerns with regard to the following outstanding issues: 1. Staff recommends the applicant provide approval letters from the various utility companies indicating their support for the alley abandonment and their need for easements within the alley 2. Staff recommends the applicant provide a line of sight for the proposed wall height. 3. Staff recommends the right of way for Cantrell Road meet the minimum right of way dedication requirement per the Master Street Plan. 4. Staff recommends approval of the requests subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 26, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the proposal stating the developer had addressed the outstanding issues related to the following conditions: 1. Staff stated the applicant had provided approval letters from the various utility companies indicating their support for the alley abandonment and their need for easements within the alley. Staff stated no easements were required. 2. Staff stated the applicant had provided a line of sight for the proposed wall height. Staff stated they were supportive of the proposed wall height and the variance from the land alteration regulations subject to dense evergreen trees being planted at a minimum of two (2) rows of trees with four (4) feet spacing between the rows. The trees are to be staggered not more than 20 feet on centers. 3. Staff stated agreements had been reached concerning the right of way dedication for Cantrell Road. The right of way dedication is to be 46 feet from the centerline on Cantrell Road and 30 feet from the centerline on Mississippi Avenue. Staff presented a recommendation of approval of the proposed right of way abandonment, the variance request to the Land Alteration Ordinance and the proposed replat 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 to allow a reduced lot width for Parcel B. 5 S-1547 (Cont. 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 10 ayes, 0 noes and 1 absent. R