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HomeMy WebLinkAboutS-1713-A Staff AnalysisITEM ND.- 2. 5-1713-A NAME: Stagecoach -Baseline Revised Preliminary Plat LOCATION- located on the Northeast corner of Baseline and Stagecoach Roads Planninq 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 October 30, 2013. The Office of Planning and Development must receive the proof of notice no later than November 8, 2013. 2. The property is zoned C-3, General Commercial District which typically requires a 25-foot platted building line. The plan submitted indicates the placement of a 45-foot platted building line. Variance/Waivers: A variance from Sections 30-43 and 31-210 to allow the northern driveway spacing less than 300 feet from other driveways and less than 150 feet from the property line. Public Works Conditions: 1. The access and utility easement should extend the floodway easement. 2. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 3. 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. A variance must be requested for the proposed north driveway. Driveway spacing is 300-feet from other driveways and 150-feet from the property line. 4. 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. At arterial\arterial intersections an addition 10-feet of right-of-way should be dedicated for a future right turn lane and dual left turn lanes. 5. A 75-foot radial right-of-way dedication should be made at the intersection of Stagecoach Road and Baseline Road. 6. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements such as a sign located in the right-of-way. 7. 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. AHTD - 1. AHTD needs more information concerning the driveway. Provide driveway width, show the driveway to constructed as per the DR-1 detail, show the location of the Item # 2. driveway in relationship to the property line and provide a driveway application in the name of the owner. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for any additional information. Entergy: Entergy has no objections to this plat as long as easements are retained for existing electrical facilities on the western and northern boundaries of the area. Contact Entergy at 954-5158 for additional information. Center -Point Energy: 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 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. Item # 2. 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 Plannin : No comment. CATA: Directly on the #23 Baseline/Southwest bus route. 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, October 30, 2013. Item # 2. November 14, 2013 ITEM NO.: 2 FILE NO.: NAME: Stagecoach -Baseline Revised Preliminary Plat LOCATION: Located on the Northeast corner of Baseline and Stagecoach Roads DEVELOPER: Colliers International 1 Allied Drive, Suite 1500 Little Rock, AR 72202 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 3.37 acres CURRENT ZONIN PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 2 C-3, General Commercial District 16 — Otter Creek 42.08 FT. NEW STREET: 0 LF VARIANCENVAIVERS: A variance from Sections 30-43 and 31-210 to allow the northern driveway spacing less than 300 feet from other driveways and less than 150 feet from the property line. BACKGROUN On June 22, 2006, the Little Rock Planning Commission approved a preliminary plat to allow the creation of two (2) lots from this 3.37 acre tract. The final plat was not executed and the approved preliminary plat expired. On December 3, 2009, the Little Rock Planning Commission approved a preliminary plat to allow the creation of two (2) lots from a property containing 3.37 acres. The site was located at the northeast corner of Baseline and Stagecoach Roads. USA Drug (now Wal-greens) was to retain ownership of Lot 1 and proposed to sell Lot 2. A common access easement for ingress/egress was indicated on the plat. Both developments would utilize a single driveway apron from Stagecoach Road. The November 14, 2013 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1713-A sidewalks abutting the entire property were installed with the construction of the retail building. The final plat was not executed and filed for record and the parcel remains one tract. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The request is to amend the previously approved Preliminary Plat to allow the placement of a driveway on Lot 2 nearer the property line than typically allowed by City ordinance. Proposed Lot 1 has developed with a retail user and presently has driveways on Stagecoach Road and Baseline Road. Lot 2 is proposed to develop with a City of Little Rock Fire Station. The lots will be final platted with a shared driveway on Stagecoach Road between Lots 1 and 2. The employees and visitors of the fire station (Lot 2) will use the shared access. The driveway on Stagecoach Road serving Lot 2 will be used by the fire station truck traffic only. B. EXISTING CONDITIONS: 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. This site contains a Wal-greens Drug store located at the intersection of the two (2) streets. The eastern boundary is the Fourche Creek. To the north is an office use. A Family Dollar Store is located on Stagecoach Road further south of this site. Stagecoach Road is a four lane road with turn lanes at major intersections. Sidewalk has been placed adjacent to the site. There is a marked bike lane located on Stagecoach Road. Baseline Road is a two lane road. Sidewalks have been placed adjacent to the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff not has received any comment from area residents concerning the proposed request. All abutting property owners along with the Otter Creek Homeowners Association, Southwest Little Rock United for Progress, Bentley Court Property Owners Association and the Wedgewood Creek Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The access and utility easement should extend the floodway easement. 2 November 14, 2013 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1713-A 2. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 3. 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. A variance must be requested for the proposed north driveway. Driveway spacing is 300-feet from other driveways and 150-feet from the property line. 4. 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. At arterial\arterial intersections an addition 10-feet of right-of-way should be dedicated for a future right turn lane and dual left turn lanes. 5. A 75-foot radial right-of-way dedication should be made at the intersection of Stagecoach Road and Baseline Road. 6. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements such as a sign located in the right-of-way. 7. 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. AHTD - 1. AHTD needs more information concerning the driveway. Provide driveway width, show the driveway to constructed as per the DR-1 detail, show the location of the driveway in relationship to the property line and provide a driveway application in the name of the owner. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for any additional information. Entergy: Entergy has no objections to this plat as long as easements are retained for existing electrical facilities on the western and northern boundaries of the area. Contact Entergy at 954-5158 for additional information. Center -Point Energy: No comment received. AT & T: No comment received. 3 November 14, 2013 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1713-A 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. 4 November 14, 2013 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1713-A Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Directly on the #23 Baseline/Southwest bus route. 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: (October 23, 2013) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues in need of addressing prior to the Commission meeting. Staff questioned why the plat was indicated with a 45-foot platted building line as opposed to a 25-foot platted building line which was typically required in the C-3, General Commercial Zoning District. Public Works comments were addressed. Staff stated the plat included a variance to allow the drive located on Lot 2 nearer the property line than typically allowed. Staff stated the use of the drive would be limited to emergency vehicle traffic. Staff stated all employees and visitors would access the site via a shared driveway/access easement located on the common property lines between Lots 1 and 2. Staff stated right of way dedications and radial dedications would be required to meet the minimum standards of the Master Street Plan. 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 October 23, 2013, Subdivision Committee meeting. The plat has been indicated with a 25-foot front building line as typically required by the zoning 5 November 14, 2013 SUBDIVISION ITEM NO.: 2 FILE NO.: S-1713-A district. The plat also indicates the placement of right of way and radial dedications as required by the Master Street Plan. The applicant is proposing to amend the previously approved preliminary plat and to final plat the site into two (2) individual lots. The approval will allow the placement of a driveway on Lot 2 nearer the property line than typically allowed by the Subdivision and Boundary Street Ordinances (Sections 30-43 and 31-210). Lot 2 is proposed to develop with a City of Little Rock Fire Station. Lot 1 has developed with a retail user; Wal-greens. The lots will be final platted with a shared driveway on Stagecoach Road between Lots 1 and 2. The customers of the retail business will continue to use the drive extending from Stagecoach Road and Baseline Road as access to Lot 1. The employees and visitors of the fire station (Lot 2) will use the shared access. The driveway on Stagecoach Road serving Lot 2 will be used by the fire station truck traffic only. Staff is supportive of the request. Staff does not feel the variance to allow the placement of the drive nearer the property line than typically allowed will adversely impact 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 Sections 30-43 and 31-210 to allow the placement of the driveway located on Lot 2 nearer the property line than typically allowed. PLANNING COMMISSION ACTION: (NOVEMBER 14, 2013) 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 Sections 30-43 and 31-210 to allow the placement of the driveway located on Lot 2 nearer the property line than typically allowed. There was no further discussion of the item. The chair entertained a motion for approval of the item as recommended by staff. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 open position. A