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HomeMy WebLinkAboutS-1624 Staff AnalysisOctober 30, 2008 ITEM NO.: 4 FILE NO.: S-1624 NAME: Chicot NWA Preliminary Plat LOCATION: Located on the Southeast corner of Chicot Road and Mabelvale Cut-off Road DEVELOPER: General Properties 4801 North Hills Boulevard North Little Rock, AR 72116 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 4.2 acres NUMBER OF LOTS: 4 CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 15 — Geyer Springs West CENSUS TRACT: 41.06 VARIANCESM/AIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance to allow advanced grading of the lots with the development of the first lot, Chapter 29, Article VI. 2. A variance to allow reduced driveway spacing along an arterial, Section 31-210. 3. A deferral of the required right turn lane to Chicot Road until Lot 1 is final platted. A. PROPOSAL/REQUEST: The applicant is proposing a preliminary plat to allow the creation of four lots from this 4.2 acre parcel. The property is zoned C-3, General Commercial District and is located at the intersection of Chicot and Mabelvale Cut-off Roads. The lots will average 1.0 acre with the corner lot containing 1.28 acres. A deferral of the required right turn lane to Chicot Road is proposed. The improvements will be put in place with the final platting of Lot 1. October 30, 2008 SUBDIVISION ITEM NO.: 4 Cont.) FILE NO.: S-1624 The development is proposed with two (2) variances; a variance from the Land Alteration ordinance to allow grading of the entire site with the development of the first lot and a variance from the Subdivision Ordinance to allow a reduction in the minimum driveway spacing requirement along an arterial. B. EXISTING CONDITIONS: The site is located at the intersection of Chicot Road and Mabelvale Cut-off Road and is currently vacant. The street improvements to the abutting roadways appear to be completed. The intersection is a commercial intersection with a convenience store located to the north and a drive-in restaurant to the west. Along Mabelvale Cut-off to the east and west are single-family homes. To the south along Chicot Road are single-family homes and further south is Chicot Elementary School. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All abutting property owners of the site along with the West Baseline Neighborhood Association, the Chicot Neighborhood Association, the Rob Roy Way Neighborhood Association, the Legion Hut Neighborhood Association and Southwest Little Rock United for Progress were notified of the Public Hearing. D_ ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Chicot Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. Per the Master Street Plan where a principal arterial street intersects a minor arterial street, the subdivider or applicant shall dedicate additional right-of-way measured from the centerline of the right-of-way for a right turn lane to be constructed by this applicant and a future additional left turn lane. This additional right-of-way shall be 250 feet in length measured from the intersecting right-of-way. 2. The Master Street Plan requires at the intersection of Chicot Road and Mabelvale Cut -Off right-of-way to a radius of 75 feet to 100 feet. 3. Mabelvale Cut -Off 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. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct a right turn lane on Chicot Road including 2 October 30, 2008 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S-1624 5-foot sidewalks on the property line with the planned development. The right turn lane should be constructed along the entire frontage of the property with no taper. If you have any questions or desire additional assistance, please contact Bill Henry in Traffic Engineering at 379-1816. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. An advanced grading permit variance has been requested. 7. Vegetation must be established on disturbed area within 21 days of completion of grading activities. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots must share a single driveway access centered on the lot line between Lots 2 and 3. The width of driveway must not exceed 36 feet. The driveway of Chicot Road can remain. 9. An access easement should be indicated for Rob Roy Way. 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. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Enemy: 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. Contact Central Arkansas Water Works regarding the size and location of the water meter(s). The Little 3 October 30, 2008 SUBDIVISION ITEM NO.: 4 (Cont. F G. Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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 on CATA Bus Routes #17 — Mabelvale-Downtown and #17A — Mabelvale-UALR. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (October 9, 2008) Mr. Joe White was present representing the request. Staff stated there were two variances being requested for the proposed plat. Staff questioned the driveway locations and the proposed use of Rob Roy Way. Staff stated an access easement should be included on the plat within the area Rob Roy Way crossed the applicant's property. Staff stated the zoning of the plat area was C-3, General Commercial District. Public Works comment were addressed. Staff stated the proposed development would require street construction to Mabelvale Cut-off to meet the current Master Street Plan standard. Mr. White questioned why improvements were required since the intersection was just recently completed. Staff stated a meeting with Public Works staff should be organized to discuss the need and all options. Staff questioned the request for advanced grading. Mr. White stated there were very few trees on the site and the ability to level the entire site with the construction of the first building would allow for the site to balance eliminating the need for hauling of fill onto or off the individual lots at the time of development. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact these agencies for additional information. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. 4 October 30, 2008 SUBDIVISION ITEM NO.: 4 (Co H. ANALYSIS: FILE NO.: S-1624 The applicant submitted a revised plat to staff addressing most of the issues raised at the October 9, 2008, Subdivision Committee meeting. The applicant has indicated Rob Roy Way as an access easement and indicated on the plat a note stating if access to Rob Roy Way is taken to serve the proposed lots, Rob Roy Way would be constructed to commercial drive standard per the Subdivision Ordinance. The plat indicates a dedication of right of way along Chicot Road and Mabelvale Cut-off per the Master Street Plan. A deferral of the required street construction is proposed for the right turn lane on Chicot Road. Street construction is proposed with the final platting of Lot 1. Staff is supportive of the deferral request. The request includes a variance from the Subdivision Ordinance to allow a reduction in the typical driveway spacing requirement. The drive on Chicot Road is located 60 feet from the southern property line and 250 feet from the intersection of Chicot Road and Mabelvale Cut-off. Two drives are proposed to serve the lots. A drive is proposed from Chicot Road on Lot 1 near the southern property line and a second drive on Mabelvale Cut-off shared on the property line of Lots 2 and 3 has been indicated. No additional drives or access are proposed. Lot 4 will gain access via the 25-foot cross access easement extending from the drive located on Lot 1 and across the front of the remaining lots. The preliminary plat is to allow the creation of four (4) lots from this 4.2 acre parcel of C-3, General Commercial District zoned property. The lots will average 1.0 acre with the corner lot containing 1.28 acres. The lots are more than adequate to meet the typical minimum ordinance requirements for this zoning district. A variance from the Land Alteration Ordinance is proposed. The applicant has indicated the variance is necessary to allow the development of the lots and balance the site. The grading also allows the creation of the cross access easement during the initial phase of construction. Staff is supportive of the preliminary plat and the associated variance requests. The development is proposed as a commercial subdivision to allow the creation of four lots all in excess of the typical minimum ordinance standards for the C-3, General Commercial zoning district. To staffs knowledge there are no outstanding issues associated with the request. 61 October 30, 2008 SUBDIVISION ITEM NO.: 4 (Cont. I. STAFF RECOMMENDATIONS: FILE NO.: S-1624 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 entire site with the development of the first lot. Staff recommends approval of the deferral request of the required right turn lane on Chicot Road until the final platting of Lot 1. Staff recommends approval of the variance request to allow reduced driveway spacing for lots abutting an arterial street. PLANNING COMMISSION ACTION: (OCTOBER 30, 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 presented a recommendation of approval of the variance request from the Land Alteration ordinance to allow grading of the entire site with the development of the first lot and the deferral request of the required right turn lane on Chicot Road until the final platting of Lot 1. Staff presented a recommendation of approval of the variance request to allow reduced driveway spacing for lots abutting an arterial street. 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, 1 absent and 1 open position. [1 ITEM NO.: 4. NAME: Chicot NWA Preliminary Plat S-1624 LOCATION: located on the Southeast corner of Chicot Road and Mabelvale Cut-off Road Planning Staff Comments: 1. Provide notification of abutting property owners complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notices must be mailed no later than October 15, 2008. The Office of Planning and Development must receive the proof of notice no later than October 24, 2008. 2. Provide Rob Roy Way as an access and utility easement. 3. Will access to the lots be taken from Rob Roy Way? If so the street must be constructed to commercial street standard. If no access is proposed then a no - access easement should be platted along the roadway/drive. 4. Provide the source of title of the landowner in the general notes section of the proposed preliminary plat. 5. Provide the zoning classification of abutting properties. Variance/Waivers: 1. A variance to allow advanced grading of the lots with the development of the first lot, Chapter 29, Article VI. 2. A variance to allow reduced driveway spacing along an arterial, Section 31-210. Public Works Conditions: 1. Chicot Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. Per the Master Street Plan where a principal arterial street intersects a minor arterial street, the subdivider or applicant shall dedicate additional right-of-way measured from the centerline of the right-of-way for a right turn lane to be constructed by this applicant and a future additional left turn lane. This additional right-of-way shall be 250 feet in length measured from the intersecting right-of-way. 2. The Master Street Plan requires at the intersection of Chicot Road and Mabelvale Cut -Off right-of-way to a radius of 75 feet to 100 feet. 3. Mabelvale Cut -Off 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. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct a right turn lane on Chicot Road including 5-foot sidewalks on the property line with the planned development. The right turn lane should be constructed along the entire frontage of the property with no taper. If you have any questions or desire additional assistance, please contact Bill Henry in Traffic Item # 4. Engineering at 379-1816. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 6. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. An advanced grading permit variance has been requested. When does the applicant propose to begin advanced grading? 7. Vegetation must be established on disturbed area within 21 days of completion of grading activities. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots must share a single driveway access centered on the lot line between Lot 2 and 3. The width of driveway must not exceed 36 feet. The driveway of Chicot Road can remain. Does the applicant plan to take access from Rob Roy Way? 9. An access easement should be indicated for Rob Roy Way. 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. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. 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. Contact Central Arkansas Water Works regarding the size and location of the water meter(s). The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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 on CATA Bus Routes #17 — Mabelvale-Downtown and #17A — Mabelvale-UALR. Item # 4. Plannina 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, October 15, 2008. Item # 4.