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HomeMy WebLinkAboutS-1713 Staff AnalysisDecember 3, 2009 ITEM NO.: 7 FILE NO.: S-1644 NAME: Stagecoach Baseline Preliminary Plat LOCATION: Located on the Northeast Corner of Baseline and Stagecoach Roads EVELOPER: USA Drug/Super D 2100 Brookwood Drive Little Rock, AR 72202 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 3.37 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 16 — Otter Creek CENSUS TRACT: 42.08 VARIANCES/WAIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow advanced grading of Lot 2 with the construction of a building on Lot 1. 2. A waiver of the stormwater detention ordinance requirements. A. PROPOSAL/REQUEST: The property contains 3.37 acres and is located at the northeast corner of Baseline and Stagecoach Roads. The developer wishes to split the property into two (2) lots. USA Drug will retain ownership of Lot 1 and will sell Lot 2. A common access easement for ingress/egress is indicated on the plat. Both developments will utilize a single driveway apron. The request includes a variance from the Land Alteration Ordinance to allow grading of Lot 2 with the construction of a building on Lot 1. The request also includes a waiver of the City's Stormwater Detention Ordinance requirements. The property is located adjacent to the Fourche Creek. December 3, 2009 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: S-1544 B. EXISTING CONDITIONS: The site previously contained two (2) warehouse buildings which have been removed. The intersection of Baseline and Stagecoach Roads contains a number of retail uses including.a convenience store with gas pumps, a strip retail center with a multiple uses including a restaurant and vacant C-3, General Commercial District zoned property. The eastern boundary is the Fourche Creek. To the north is an office use. A new Family Dollar Store is currently under construction on Stagecoach Road further south of this site and a site plan for a multi -building multi -phased retail center was recently approved to the southwest of this site on the C-3, General Commercial District zoned property. AHTD recently constructed Stagecoach Road to a four lane road with turn lanes at major intersections. There is not a sidewalk in place adjacent to the site. There is however a marked bike lane. Baseline Road is a two lane road with no sidewalks in place adjacent to the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All property owners abutting the site, the Chateaus on Stagecoach 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. Baseline 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. Where a principal arterial street intersects a principal arterial street, the subdivider shall dedicate an additional 10 feet of right-of-way, measured from the centerline of the right-of-way for a right turn lane. This additional right-of- way shall be along the entire Baseline Road frontage to the bridge. 2. At Stagecoach and Baseline Roads, due to the principal arterial -principal arterial intersection, right-of-way shall be dedicated to a radius of 75 feet at the intersection. 3. Stagecoach 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. 4. Sidewalks with appropriate handicap ramps are required to be installed along Stagecoach Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2 December 3, 2009 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: S-1644 5. The code requires with site development, construction of one-half street improvement to Baseline Road including a right turn lane and 5-foot sidewalks with the planned development. Due to Baseline Road being a State Highway and controlled by the Arkansas Highway and Transportation Department; the length of the required improvements, its relationship with the bridge and the intersection, staff believes the improvements will not be . permitted by the Arkansas Highway and Transportation Department and therefore the improvements cannot be constructed. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. 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). 8. 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. 9. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 10. 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. 11. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 12. 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. 13. 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. 14. Due to possible bridge obstructions, provide a letter prepared by a registered engineer certifying the sight distance at the proposed driveway on Baseline Road complies with 2004 AASHTO Green Book standards. 15. 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) 379-1805 (Travis Herbner) for more information. 16. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way. 3 December 3, 2009 SUBDIVISION ITEM NO.: 7 Cont.) FILE NO.: S-1 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available for this property on the west side of Stagecoach Road. Contact Little Rock Wastewater Utility for additional information. Enter : 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. A Capitol Investment Charge is applicable to all connections off the waterlines along Hwy 5. 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. 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 Little Rock Fire Department is required. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUESfTECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 12, 2009) The applicant was not present. Staff presented the item stating there were few outstanding technical issues in need of addressing prior to the Commission acting on the request. Public Works staff noted the applicant would be required to work with AHTD on the allowable street improvements at the intersection of Baseline and Stagecoach Roads. Staff stated the improvements indicated were per the Master Street Plan and with the location of the existing bridge on 0 December 3, 2009 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: S-1644 Baseline Road staff was not sure AHTD would allow the improvements as indicated. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the November 12, 2009, Subdivision Committee meeting. The applicant is seeking preliminary plat approval to allow two (2) commercial lots from this 3.37 acre tract. Lot 1 is indicated containing 1.92 acres and Lot 2 containing 1.46 acres. The property is zoned C-3, General Commercial District which requires a minimum lot area of 14,000 square feet. The lot widths proposed exceed the typical minimum lot width of the Zoning District of 100 feet. Lot 2 is indicated with a lot width of approximately 175 feet. Lot 1 is indicated with over 300 feet of frontage on both Baseline and Stagecoach Roads. The plat is indicated with a 45-foot front building line along the abutting roadways. The Zoning District typically requires the placement of a 25-foot front building line. Staff does not support an in -lieu payment for stormwater detention. Recently, staff has not supported detention variances from two (2) developments and preliminary plats upstream of this site on Fourche Creek. Those locations were on the southeast corner of Otter Creek Road and Stagecoach Road and on the southeast corner of Baseline and Stagecoach Roads. The site is in the upper portion of the Fourche Creek watershed in relation to the City of Little Rock. Public Works receives a number of drainage complaints along Fourche Creek. Staff believes stormwater detention should be provided on site. Staff is supportive of the preliminary plat request but not of the request for the in -lieu payment for stormwater detention. The proposed plat appears to comply with the development standards of the Subdivision Ordinance and the C-3, General Commercial Zoning District. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the creation of two (2) commercial lots on the site will not adversely impact the area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comment and conditions as outlined in paragraphs ❑, E and F of the agenda staff report. Staff recommends stormwater detention be provided on the site. 5 December 3, 2009 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: S-1 PLANNING COMMISSION ACTION: (DECEMBER 3, 2009) 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 also presented a recommendation that stormwater detention be provided on the site. 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 9 ayes, 0 noes, 0 absent and 2 open positions. 9 ITEM NO.- 7 NAME: Stagecoach Baseline Preliminary Plat S-1644 LOCATION: located on the Northeast Corner of Baseline and Stagecoach Roads 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 November 19, 2009. The Office of Planning and Development must receive the proof of notice no later than November 25, 2009. 2. Provide the source of title of the land owner in the general notes section of the preliminary plat. Variance/Waivers, 1. A variance from the Land Alteration Ordinance to allow advanced grading of Lot 2 with the construction of a building on Lot 1. 2. A waiver of the stormwater detention ordinance requirements. Public Works Conditions: 1. Baseline 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. Where a principal arterial street intersects a principal arterial street, the subdivider shall dedicate an additional 10 feet of right-of-way, measured from the centerline of the right-of-way for a right turn lane. This additional right-of-way shall be along the entire Baseline Road frontage to the bridge. 2. At Stagecoach and Baseline Roads, due to the principal arterial -principal arterial intersection, right-of-way shall be dedicated to a radius of 75 feet at the intersection. 3. Stagecoach 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. 4. Sidewalks with appropriate handicap ramps are required to be installed along Stagecoach Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 5. The code requires with site development, construction of one-half street improvement to Baseline Road including a right turn lane and 5-foot sidewalks with the planned development. Due to Baseline Road being a State Highway and controlled by the Arkansas Highway and Transportation Department; the length of the required improvements, its relationship with the bridge and the intersection, staff believes the improvements will not be permitted by the Arkansas Highway and Transportation Department and therefore the improvements cannot be constructed. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public Item # 7. right-of-way prior to occupancy. 7. 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). 8. 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. 9. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 10. 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. 11.A special Grading Permit for Flood Hazard Areas will be required per Section 8- 283 prior to construction. 12. The minimum Finish Floor elevation of at least 1 foot above the base flood elevation is required to be shown on plat and grading plans. 13.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. 14. Due to possible bridge obstructions, provide a letter prepared by a registered engineer certifying the sight distance at the proposed driveway on Baseline Road complies with 2004 AASHTO Green Book standards. 15.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) 379-1805 (Travis Herbner) for more information. 16.Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way. Utilities and Fire Department/County Planning: Wastewater: Sewer available for this property on the west side of Stagecoach Road. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energ : 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. A Capitol Investment Charge is applicable to all connections off the waterlines along Hwy 5. 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. 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 Item # 7. Health Engineering Division and Little Rock Fire Department is required. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 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, November 19, 2009. Item # 7.