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HomeMy WebLinkAboutS-1649-A Staff AnalysisAugust 12, 2010 ITEM NO.: 3 NAME: The Orchards at Mabelvale Revised Preliminary Plat LOCATION: Located at 9501 Mabelvale Pike DEVELOPER: Garth Development, LLC Robert Garth 6929 JFK Boulevard Sherwood, AR 72116-5339 ENGINEER: The Holloway Firm 200 Casey Drive Maumelle, AR 72113 AREA: 20.0 acres CURRENT ZONING PLANNING DISTRICT CENSUSTRACT FILE NO.: S-1649-A NUMBER OF LOTS: 8 FT. NEW STREET: 650 LF C-3, General Commercial District and R-2, Single-family 15 — Geyer Springs West 41.05 VARIANCES/WAIVERS REQUESTED: 1. A variance from Section 29-186 (c) and (d) of the City's Land Alteration Ordinance to allow grading of portions of adjacent lots with the issuance of a building permit for one of the lots. 2. A variance from Sections 30-43 and 31-210 to allow the driveways to be located nearer the property line than typically allowed on a commercial street to allow the lots to share access. BACKGROUND: On April 8, 2010, -the Little Rock Planning Commission reviewed and approved a preliminary plat for this 20 acre tract to allow the creation of four (4) lots. The property was zoned C-3, General Commercial District and R-2, Single-family District. A subsequent rezoning of the R-2, Single-family portion to C-3, General Commercial District was filed and approved by the Little Rock Board of Directors on June 1, 2010, by August 12, 2010 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1649-A the adoption of Ordinance No. 20, 274. Lots 1 and 2 contained 1.018 acres and 1.226 acres and were located adjacent to Mabelvale Pike. Lot 3 contained 2.705 acres and the remaining 13.38 acres was indicated in Lot 4. The proposed plat indicated a new commercial street (60-foot right of way) extending along Lot 2's southern boundary to the east to provide future public street access to Lots 3 and 4. Lot 3 was proposed for immediate development as an elderly housing development (as a separate item on the agenda Z-8519). The PD-R zoning was approved by the Board of Directors on May 4, 2010, by the adoption of Ordinance No. 20, 261. Lots 1 and 2 were proposed for future development as a commercial use. There were no immediate plans for the development of Lot 4. The developer indicated when future development plans were secured a revision to the plat for Lot 4 would be sought to clearly define the land area distribution for any additional future lots. The approval also included a variance from the City's Land Alteration Ordinance to allow grading of a portion of proposed Lot 4 with the development of Lot 3. A variance from Sections 30-43 and 31-210 to allow the driveway located on Lot 3 to be located nearer the property line than typically allowed on a commercial street was also approved. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT The applicant is now proposing to amend the preliminary plat to allow previously proposed Lot 4 to be subdivided into five (5) lots. The lots average 2.5 acres and are proposed for future development. The applicant has indicated the lots will be final platted as the market demands and street improvements will be completed adjacent to the lots as final platting occurs. As a separate item on this agenda (Item 11 — File No. Z-8519-B) the applicant is requesting rezoning approval to PD-R to allow the new proposed Lot 4 to develop with a single building containing 48 units of age restricted elderly housing. The request includes a variance from the City's Land Alteration Ordinance to allow grading of portions of adjacent lots with the issuance of a building permit for one of the lots. The request also includes a variance from Sections 30-43 and 31-210 to allow the driveway located on Lot 3 to be located nearer the property line than typically allowed on a commercial street. B. EXISTING CONDITIONS: Site work has begun on the building located on Lot 3 along with grading of the proposed street. The area proposed under the current development contains a 2 August 12, 2010 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1 number of large trees and within the area proposed for future development there are also a number of significant trees. In the area there are a number of uses including commercial, residential and industrial type uses. To the north of the proposed plat area is a big box retailer, Home Depot. North of the site are two single-family structures and south of the site is a single-family structure. All About Tires and Brakes is located north of the site fronting Mabelvale Pike. West of the site is Arkansas Signs and Barricade located on Davmar Drive. Mabelvale Pike is a two lane road with open ditches for drainage. Street improvements have been completed on a number of properties located to the north which have redeveloped. The improvements include curb, gutter and sidewalk. C. NEIGHBORHOOD COMMENT As of this writing, staff has received a number of phone calls requesting additional information from area residents. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Mavis Circle and the Pinedale Neighborhood Associations and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Prior to final platting, provide design of street conforming to the Master Street Plan. Construct street improvements to the proposed Richsmith Lane including sidewalks on both sides. The street should be 36-feet in width with a 60-foot right-of-way. A cul-de-sac should be provided at the eastern end of the streets for vehicles to turn around. 2. 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). 3. 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. 4. At the time of construction of the street, a temporary gravel turnaround must be provided at the last portion of the street constructed. V August 12, 2010 SUBDIVISION EM NO.: 3 (Cont.) FILE NO.: S-1649-A 5. Per Section 29-102 an evaluation should be conducted and provided to staff on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. Mabelvale Pike has flooded recently at this location during a 5-year storm event. If the proposed development will increase downstream flooding conditions, a remedy should be provided. 6. 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. 7. Stormwater detention ordinance applies to this property. Sufficient detention should be provided to not overwhelm the 24-inch diameter pipe under Mabelvale Pike at the time of full development. 8. 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 or final platting. 9. Minimum driveway spacing on a commercial street is 250-feet. If driveways are proposed to be less than the minimum, lots must share driveways through access easements. 10. A Sketch Grading and Drainage Plan is required per Section 29-186 (e) to be provided. 11. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement for this project. Contact the Little Rock Wastewater Utility for additional information. Enter : No comment received. Center -Point Ener : 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. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures 9 August 12, 2010 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1649-A for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. A main extension will be needed to _provide water service to the back of this property. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department- Place fire hydrants per code. All gate openings must maintain a minimum opening width of 20-feet. 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. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010) Mr. Mark Redder was present representing the request. Staff presented an overview of the requesting stating there were two items on the Commission's agenda related to the proposed development. Staff stated a preliminary plat to allow the creation of five lots within the previously identified Lot 4 and a rezoning E August 12, 2010 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1649-A to PD-R to allow the development of the new Lot 4 with elderly housing (Item #11 — Z-8519-B). Staff stated the elderly housing would be age restricted to persons 55 years plus. The items were discussed simultaneously. Staff requested on the preliminary plat a note be included concerning the proposed phasing plan. Staff requested on the elderly housing development site plan a note be included concerning the proposed perimeter fencing and the hours of dumpster service. Public Works comments were addressed. Staff stated street construction would be required prior to the final platting of the proposed lots. Staff also stated a temporary turn -around would be required at the end of the street if the entire street was not constructed in one phase. Staff requested the applicant provide an evaluation of the existing downstream development and any analysis of stormwater runoff with and without the proposed development. Staff stated Mabelvale Pike had experienced flooding at this location in the recent past. Staff stated damage to public and private property due to the hauling of materials and construction related equipment would be the responsibility of the owner to correct. Landscaping comments related to the proposed PD-R application were discussed. Staff stated an automatic irrigation system would be required to water landscaped areas. Staff stated prior to the issuance of a building permit it would be necessary to submit a landscape plan stamped with the seal of a registered landscape architect. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing the issues raised at the July 22, 2010, Subdivision Committee meeting. The applicant has indicated a request to allow advanced grading of a portion of proposed Lot 5 with the development of Lot 4 was being requested. The applicant has indicated a cul-de-sac at the end of Richsmith Lane at the terminus of the street and located adjacent to Lot 8. A note has been provided concerning the proposed perimeter fencing for the PD-R application request and a note on the site .plan limits the hours of dumpster service to daylight hours. The request is a preliminary plat to allow the creation of eight (8) lots from a 20+ acre parcel. The lots range in size from 1.018 acres to 2.416 acres. The August 12, 2010 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1649-A plat indicates Lots 3 - 8 will share driveway access at the time of development. The lots are proposed to be final platted in phases based on market demand. Street improvements will be constructed adjacent to the lots as the final plat is executed for the individual lots. Approximately 650 linear feet of new street will be constructed with the final platting of the lots. A graveled temporary turn -around will be provided at the end of the street as it extends to the east. The property is currently zoned C-3, General Commercial District which requires a minimum lot area of 14,000 square feet and a minimum lot width of 100-feet. The lots as proposed are more than adequate to meet these typical minimum requirements. The request includes a variance from the City's Land Alteration Ordinance to allow grading of a portion of proposed Lot 5 with the development of Lot 4. The developer has indicated there is fill material located on proposed Lot 5 that will be used to raise the grade of proposed Lot 4. The developer has indicated selected grading on adjacent lots will be required with the remaining lots (Lots 5 — 8) as they are developed. The developer has indicated the approval of the variance request will eliminate the need for hauling of materials on City streets at the time of development of these lots individually. The request also includes a variance from Sections 30-43 and 31-210 to allow the driveways to be located nearer the property line than typically allowed on a commercial street. The proposed plat indicates the driveway to be a 65-foot shared access easement located near the common lot line. The drives will be shared to limit the number of curb cuts along the proposed new street. Staff is supportive of the requests and the associated variances. To staff's knowledge there are no outstanding technical issues in need of addressing associated with the request. The proposed plat appears to meet the intent of the various City ordinances. Staff does not feel the variance to allow advanced grading or the variance to allow the drive to be located nearer the property line than typically allowed per the Master Street Plan or the Subdivision Ordinance will significantly impact the development or the area. 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 approval of the variance request from Section 29-186 (c) and (d) of the City's Land Alteration Ordinance to allow grading of portions of adjacent lots with the issuance of a building permit for one of the lots. 7 August 12, 2010 UBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1649-A Staff recommends approval of the variance request from Sections 30-43 and 31-210 to allow the driveway to be located nearer the property line than typically allowed on a commercial street. PLANNING COMMISSION ACTION: (AUGUST 12, 2010) 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 Section 29-186 (c) and (d) of the City's Land Alteration Ordinance to allow grading of portions of adjacent lots with the issuance of a building permit for one of the lots. Staff also presented a recommendation of approval of the variance request from Sections 30-43 and 31-210 to allow the driveway to be located nearer the property line than typically allowed on a commercial street. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. H; ITEM NO.: 3. S- NAME: The Orchards at Mabelvale Revised Preliminary Plat LOCATION: located at 9501 Mabelvale Pike Planning Staff Comments: 1. Provide notification of all abutting property owners, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 28, 2010. The Office of Planning and Development must receive the proof of notice no later than August 6, 2010. 2. Provide a note on the proposed preliminary plat concerning the proposed phasing plan and street construction to be installed as the lots are final platted. 3. As per the Subdivision Ordinance Section 31-202(d) - In the case of temporary dead-end streets, which are stub streets designed, to provide future connection with unsubdivided adjacent areas, the developer shall at his expense provide an information sign with content and size to be determined by the city department designated by the city manager. It is the purpose of this sign to convey to adjacent owners and street users information as to continuation of the street and its intended classification. The initial erection of the sign and permanent maintenance will be the responsibility of the city. VarianceMaivers: None requested. Public Works Conditions: 1. Prior to final platting, provide design of street conforming to the Master Street Plan. Construct street improvements to the proposed Richsmith Lane including sidewalks on both sides. The street should be 36-feet in width with a 60-foot right-of-way. A cul-de-sac should be provided at the eastern end of the streets for vehicles to turn around. 2. 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). 3. 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. Is a variance being requested to advance grade future lots? 4. At the time of construction of the street, a temporary gravel turnaround must be provided at the last portion of the street constructed. 5. Per Section 29-102 an evaluation should be conducted and provided to staff on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. Mabelvale Pike has flooded recently at this location during a 5-year storm event. If the proposed Item # 3. development will increase downstream flooding conditions, a remedy should be provided. 6. 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. 7. Stormwater detention ordinance applies to this property. Sufficient detention should be provided to not overwhelm the 24-inch diameter pipe under Mabelvale Pike at time of full development. 8. 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 or final platting. 9. Minimum driveway spacing on a commercial street is 250-feet. If driveways are proposed to be less than the minimum, lots must share driveways through access easements. 10.A Sketch Grading and Drainage Plan is required per Section 29-186 (e) to be provided. 11. 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. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easement for this project. Contact the 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. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. A main extension will be needed to provide water service to the back of this property. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on Item # 3. the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. All gate openings must maintain a minimum opening width of 20-feet. Contact the Little Rock Fire Department for additional information. Count Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Planning Division: No comment. Landscape: No comment. Revised - p lat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 28, 2010. Item # 3.