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HomeMy WebLinkAboutS-1712 Staff AnalysisOctober 3, 2013 ITEM NO.: 3 FILE NO.: S-1712 NAME: Cal Ark Commercial Subdivision Preliminary Plat LOCATION: Located on the Northwest corner of 1-30 and Otter Creek Road DEVELOPER: Professional Property LLC 11125 Arcade Street, Suite A Little Rock, AR 72212 ENGINEER: White-Daters and Associates Tim Daters 24 Rahling Circle Little Rock, AR 72223 AREA: 16.0065 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT: VARIANCEIWAIVERS NUMBER OF LOTS: 5 C-4, Open Display District 16 — Otter Creek 41.03 None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: FT. NEW STREET: 0 LF The request is to allow the subdivision of 16.0 acres into five (5) commercial lots. The lots are proposed with frontage on Otter Creek Road or the 1-30 Access Road. The average size of the lots is 400-feet by 500-feet or 4.59 acres. The lots are proposed to develop per the C-4, Open Display Zoning District with regard to setbacks. B. EXISTING CONDITIONS: The property is located on the 1-30 Frontage Road at the intersection of Otter Creek Road and Natural Drive. The site is currently being used by a trucking company. On the site there is an office, scales and a repair garage. To the north M NO.: 3, 5-1712 NAME: Cal Ark Commercial Subdivision Preliminary Plat LOCATION: located on the Northwest corner of 1-30 and Otter Creek Road Planning Staff Comments: 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 September 18, 2013. The Office of Planning and Development must receive the proof of notice no later than September 27, 2013. 2. The plat should include the entirety of the applicant's ownership. The area to the west appears to be within the applicant's ownership and has not been included. What are the future plans for this area? Will the area be maintained as a Tract? Or will the floodway area be dedicated to the City as a floodway easement. 3. Provide the platted building lines for the proposed lots. The property is currently zoned C-4, Open Display District which requires a 45-foot front yard setback. 4. Provide the Source of Title for the owner. 5. Provide the names of unplatted tracts abutting the plat area and name of owners of platted tracts in excess of 2 Y2 acres. 6. Show the names of all owners of any landlocked parcels within or abutting the proposed plat area. Variance/Waivers: None requested. Public Works Conditions: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5-foot sidewalks, curb, and gutter with the planned development. Otter Creek Road is to be improved to provide a center turn lane, two (2) east bound through lanes, and a right turn lane onto Natural Drive accessing the 1-30 Frontage Road. The right turn lane will provide 250 feet of stack space and a 150 foot taper. No improvements or widening is required to Natural Drive onto the 1-30 Frontage Road. 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 development, stormwater detention ordinance applies to this property. Item # 3. 5. 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. 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 7. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans on all the proposed lots. 8. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 9. A substantial area of the site lies within the regulated floodway and floodplain. The existing structures within the floodway should be removed. No future construction of any structures in the floodway. Improvements to the interior of existing structures in the floodplain over 50% of the market value of the structure will require those structures to comply with the current floodplain regulations found in Chapter 13 of City of Little Rock Code of Ordinances. 10. Right-of-way appears to be sufficient for required improvements. 11. Streetlights are required by Section 31-403 of the Little Rock Code of Ordinances. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg Simmons) for more information. 12. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 13. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The proposed western driveway creates turning conflicts with the driveway on the north side of Otter Creek Road. The proposed eastern driveway is within the intersection and should be removed. 14.AHTD provided the following comments: - no driveways can be located within the proposed right turn lane of Otter Creek Road; - impacts to roadways and recommended mitigation cannot be determined with reasonable accuracy; - the additional eastbound lane on Otter Creek Road would operate as a through lane and not as a right turn lane; - the additional through lane would require modifications of the adjacent signalized intersection to provide two (2) east bound through lanes through the intersection; and - the proposed driveways on the 1-30 Frontage Road should be consolidated but no additional information can be provided until more information is known about the specific businesses being proposed. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater for additional information. Entergy: No comment received. Center -Point Enerav: No comment received. Item # 3. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. 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. 6. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water'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. 8. The facilities on -site will be private. When meters are planned off private lines. Private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Site directly served by the #23 Baseline/Southwest route. Current stops located at Otter Creek and T-Bar (SE Corner) and at 1-30 Frontage at driveway to Cal - Item # 3. Ark. CATA recommends a bus pullout with shelter pad be constructed and placed at either of the two (2) existing bus stops. Pulaski Tech South has constructed (good example) a pullout and pad along frontage road for CATA. Contact CATA for additional information. Parks and Recreation: No comment received. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, September 18, 2013. Item # 3. October 3, 2013 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1712 is a recently constructed truck stop and currently under construction are the Bass Pro Shop and a bank. To the west of the site is a large area of floodway and further west is a large church. South of the site across 1-30 are office -warehouse uses including two sign companies and a former grocery warehouse which has been purchased by Cal -Ark and is being used as their administrative office. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents concerning the proposed request. All abutting property owners along with the Alexander Road Neighborhood 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 one-half street improvements to these streets including 5-foot sidewalks, curb, and gutter with the planned development. Otter Creek Road is to be improved to provide a center turn lane, two (2) east bound through lanes, and a right turn lane onto Natural Drive accessing the 1-30 Frontage Road. The right turn lane will provide 250 feet of stack space and a 150 foot taper. No improvements or widening is required to Natural Drive onto the 1-30 Frontage Road. 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 development, stormwater detention ordinance applies to this property. 5. 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. 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 2 October 3, 2013 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1712 7. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans on all the proposed lots. 8. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 9. A substantial area of the site lies within the regulated floodway and floodplain. The existing structures within the floodway should be removed. No future construction of any structures in the floodway. Improvements to the interior of existing structures in the floodplain over 50% of the market value of the structure will require those structures to comply with the current floodplain regulations found in Chapter 13 of City of Little Rock Code of Ordinances. 10. Right-of-way appears to be sufficient for required improvements. 11. Streetlights are required by Section 31-403 of the Little Rock Code of Ordinances. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg Simmons) for more information. 12. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 13. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The proposed western driveway creates turning conflicts with the driveway on the north side of Otter Creek Road. The proposed eastern driveway is within the intersection and should be removed. 14. AHTD provided the following comments: - no driveways can be located within the proposed right turn lane of Otter Creek Road; - impacts to roadways and recommended mitigation cannot be determined with reasonable accuracy; - the additional eastbound lane on Otter Creek Road would operate as a through lane and not as a right turn lane; - the additional through lane would require modifications of the adjacent signalized intersection to provide two (2) east bound through lanes through the intersection; and - the proposed driveways on the 1-30 Frontage Road should be consolidated but no additional information can be provided until more information is known about the specific businesses being proposed. 3 October 3, 2013 SUBDIVISION ITEM NO.: 3 (C FILE NO.: Public Works comments were addressed. Staff stated Otter Creek Road was to be improved to provide a center turn lane, two east bound through lanes and a right turn lane onto Natural Drive accessing the 1-30 Frontage Road. Staff also stated the right turn lane should provide 250-feet of stack and a 150-foot taper. Staff stated floodways were to be shown as a floodway easement or be dedicated to the public. Staff also stated a 25-foot access easement was required adjacent to the floodway. Staff stated the Arkansas State Highway Department (AHTD) had review the proposed plat with regard to driveway locations. Staff stated the drives on the 1-30 Frontage Road were to be consolidated. Staff stated prior to any development of the property a grading permit would be required. 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 September 11, 2013, Subdivision Committee meeting. The revised plat includes building lines, names of owners of unplatted tracts in excess of 2 Y2 acres abutting the plat area and provides the source of title of the owner. The applicant has reviewed the driveway placement with AHTD. AHTD will provide approval for the placement of driveways on the 1-30 Frontage Road prior to the issuance of a final plat for the lots. The request is to allow the subdivision of 16.0 acres into five (5) commercial lots. The lots are proposed with frontage on Otter Creek Road or the 1-30 Access Road. The lots are indicated with a 45-foot platted building line adjacent to the abutting streets. A note on the plat indicates side and rear yard setbacks will comply with the zoning district. The average size of the lots is 400-feet by 500-feet or 4.59 acres. The ordinance states the minimum lot area within the C-4, Open Display Zoning District is 14,000 square feet. The lots as indicated are more than adequate to meet this minimum standard. The lots will be final platted as the market demands. The applicant, staff and AHTD are continuing to review the request for the addition of the right turn lane and the placement of the driveway on Otter Creek Road. Staff will provide an update to the Commission and a recommendation for this item at the October 3, 2103, public hearing. n October 3, 2013 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1712 1, STAFF RECOMMENDATION: Staff recommendation forthcoming. PLANNING COMMISSION ACTION: (OCTOBER 3, 2013) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had agreed to comply with the conditions as set -forth within the staff write-up. Staff stated at the time of development the applicant would work with AHTD to determine driveway placement on the 1-30 Frontage Road. Staff stated in addition the applicant and staff would review the placement of the right turn lane and driveway placement on Otter Creek Road at the time of final platting. Staff stated they were supportive of the applicant's request. Staff presented 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. 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 8 ayes, 0 noes, 2 absent and 1 open position. 7 October 3, 2013 SUBDIVISION ITEM NO.: 3 (Cont. E UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: FILE NO.: S-1712 Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater for additional information. Enter : No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. 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. 6. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water 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 Central Arkansas 12 October 3, 2013 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.- S-1712 Water. The test results must be sent to Central Arkansas Water'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. 8. The facilities on -site will be private. When meters are planned off private lines. Private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Site directly served by the #23 Baseline/Southwest route. Current stops located at Otter Creek and T-Bar (SE Corner) and at 1-30 Frontage at driveway to Cal -Ark. CATA recommends a bus pullout with shelter pad be constructed and placed at either of the two (2) existing bus stops. Pulaski Tech South has constructed (good example) a pullout and pad along frontage road for CATA. Contact CATA for additional information. Parks and Recreation: No comment received- F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 11, 2013) The applicant was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff requested the applicant provide the platted building lines, provide the names of owners of unplatted tracts in excess of 2 Y2 acres abutting the plat area and provide the source of title of the owner. Staff also requested the applicant provide the entirety of the applicant's ownership on the proposed plat. Mr. White stated the portion of the land area the current owner was retaining exceeded five (5) acres which was not considered a subdivision under the City's Subdivision Ordinance. 5