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HomeMy WebLinkAboutS-0071-D Staff AnalysisITEM NO.: 1. S-71-D NAME: University Park Addition Preliminary Plat LOCATION: located on the Northwest corner of West 12t" Street and University Avenue 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 June 11, 2014. The Office of Planning and Development must receive the proof of notice no later than June 20, 2014. 2. The general notes indicate the developer of the subdivision as Murphy USA. Should the owner and developer not be one and the same? 3. The front yard setback for 1-2, Light Industrial zoned property is 50-feet. The plan indicates a 40-foot front setback. Is a variance requested to allow for a 40-foot building setback? 4. Provide cross access between the proposed lots to allow pedestrians from each of the lots to access other lots. (hotel guest access to the convenience store) Variance/Waivers: Driveway spacing criteria — 12t' Street 300-feet from intersection University Avenue 300-feet from intersection University Avenue 300-feet apart Setback Variance Public Works Conditions: 1. Show curb cuts and medians adjacent to site and across the street to determine potential driveway conflicts. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 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. Vegetation must be established on disturbed area on the site within 21-days of completion of harvest activities. 5. Stormwater detention ordinance applies to this property if previously installed. Show the proposed location for stormwater detention facilities on the plan. 6. 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. 7. On site striping and signage plans should be forwarded to Public Works, Traffic Item # 1. Engineering for approval with the site development package. 8. 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 Travis Herbner, Traffic Engineering, at 501.379.1805; therbner@littlerock.orq. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing on University Avenue and 12th Street are 300-feet from other driveways and intersections. The width of driveway must not exceed 36-feet. A variance must be requested for the three (3) driveways. 10.In accordance with Section 31-210 (h)(12), future access driveways running parallel to the street shall not create a four-way intersection within 75-feet of the future curb line of the street. 11.A pedestrian crosswalk with access ramps should be provided between the lots across the access and utility easement. 12. Retaining walls designed to exceed 15-feet in height are required to seek a variance for construction. Provide proposed wall elevations. 13. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: Entergy does not object to the proposal. Three phase power is available on the western edge of Lot 4 and along West 12th Street to the South. Contact Entergy in advance of construction so line routing, easements and construction schedule details can be discussed. 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. A water main extension will be needed to provide water service to this property. 3. 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. 4. 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. Item # 1, 5. 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. 6. 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. 7. 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. 8. Contact Central Arkansas Water if additional fire protection or metered water service is required. 9. 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. 10. 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. 11. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. 12.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. Fire Department: Approved as submitted. County Planning: No comment CATA: Proposed site directly served by Routes #3, #17, #21 and #22. Bus stops at University and 10th at Park's Ride and University at 12t" Southwest corner at Shell. Parks and Recreation: No comment received. Building Code: No comment. Item # 1. 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, June 11, 2014. Item # 1. June 26, 2014 ITEM NO.: 1 NAME: University Park Addition Preliminary Plat LOCATION: Located on the Northwest corner of West 12th Street and University Avenue DEVELOPER: Murphy USA 422 North Washington El Dorado, AR 71730 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 4.92 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT: VARIANCENVAIVERS: NUMBER OF LOTS: 4 1-2, Light Industrial 10 — Boyle Park 21.03 FILE NO.: FT. NEW STRE 0 LF 1. Variances from Sections 30-43 and 31-210 to allow the driveway located on West 12th Street less than 300-feet from the intersection, to allow the driveway on University Avenue less than 300-feet from the intersection and to allow the driveways on University Avenue to be less than 300-feet apart 2. A variance from Section 36-320(e.1) to allow a reduced front setback along West 12th Street and University Avenue (50-feet required 40-feet indicated). A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The developer is proposing a four (4) lot subdivision from this 4.9-acres parcel located at the northwest corner of University Avenue and 12th Street. The property is currently zoned 1-2, Light Industrial and was originally developed as the Brandon House furniture store. The four (4) lots will share access throughout June 26, 2014 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-71-D the subdivision. The request includes driveway spacing variances along with a variance to allow reduced front yard setbacks. B. EXISTING CONDITIONS: The buildings located on this site were demolished in late 2013. There is a significant slope from University Avenue extending upward to the University Park Subdivision located along the property's western boundary. This area contains a mixture of residential, commercial and office uses. There is a convenience store, with gas pumps, located to the south of this site and further south is a strip retail building containing a mixture of commercial uses including auto glass repair and a restaurant. East of the site is a multi -story office building and a retail business and northeast is a hotel, a multi -story office building and a mini -warehouse facility. Southeast of the site are commercial uses and a single-family subdivision, the Oak Forest Gardens Annex. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All abutting property owners along with the Broadmoor Property Owners Association, the Fair Park Residents Association, the Oak Forest Initiative Coalition, the Point O Woods Neighborhood Association and the University Park Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Show curb cuts and medians adjacent to site and across the street to determine potential driveway conflicts. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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. Vegetation must be established on disturbed area on the site within 21-days of completion of harvest activities. 5. Stormwater detention ordinance applies to this property if previously installed. Show the proposed location for stormwater detention facilities on the plan. 2 June 26, 2014 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-71-D 6. 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. 7. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 8. 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 Travis Herbner, Traffic Engineering, at 501.379.1805; therbner little rock.ora. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing on University Avenue and 12th Street are 300-feet from other driveways and intersections. The width of driveway must not exceed 36-feet. A variance must be requested for the three (3) driveways. 10. In accordance with Section 31-210 (h) (12), future access driveways running parallel to the street shall not create a four-way intersection within 75-feet of the future curb line of the street. 11. A pedestrian crosswalk with access ramps should be provided between the lots across the access and utility easement. 12. Retaining walls designed to exceed 15-feet in height are required to seek a variance for construction. Provide proposed wall elevations. 13. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING - Wastewater: Sewer available to this project. Entergy: Entergy does not object to the proposal. Three phase power is available on the western edge of Lot 4 and along West 12th Street to the South. Contact Entergy in advance of construction so line routing, easements and construction schedule details can be discussed. Center -Point Energy: No comment received. AT & T: No comment received. It" June 26, 2014 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-71-D Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. 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. 4. 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. 5. 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. 6. 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. 7. 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. 8. Contact Central Arkansas Water if additional fire protection or metered water service is required. 9. 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 4 June 26, 2014 SUBDIVISION ITEM NO.: 1 (Cant.) FILE NO.: S- annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 10. 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. 11. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. 12. 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. Fire Department: Approved as submitted. County Planning: No comment CATA: Proposed site directly served by Routes #3, #17, #21 and #22. Bus stops at University and 10th at Park's Ride and University at 12th Southwest corner at Shell. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 4, 2014) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the proposal stating there were a few outstanding technical issues associated with the request in need of addressing prior to the full Commission hearing the item. Staff stated the property was zoned 1-2, Light Industrial which typically required the placement of a 50-foot front building setback. Staff questioned if the applicant was requesting a 6 June 26, 2014 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-71-D variance to allow the 40-foot front building setback as indicated. Staff also stated pedestrian cross access was needed between the proposed lots. Public Works comments were addressed. Staff requested Mr. White provide the location of drives across from the proposed development and the median breaks. Staff also stated access drives could not create a 4-way intersection within 75-feet of the curb line. Staff stated any drives which exceeded 36-feet in width would require a variance from the various ordinances. Staff noted the comments from the various other agencies. There were no more issues for discussion. 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 a number of the issues raised at the June 4, 2014, Subdivision Committee meeting. The request includes a variance to allow a reduced front yard setback along the abutting streets. The revised plat indicates the lots will provide cross access for pedestrian circulation between the four (4) lots. The developer is proposing a four (4) lot subdivision from this 4.9-acres parcel. The four (4) lots will share access throughout the subdivision. The property is zoned 1-2, Light Industrial. The lots are indicated with areas ranging from 0.84 acres to 2.38 acres. A 60-foot access and utility easement will provide access and circulation to the proposed lots. Lot 1 is proposed containing 1.60 acres, Lot 2 containing 0.84 acres, Lot 3 containing 1.03 acres and Lot 4 containing 2.38 acres. There are variances associated with the request related to driveway spacing and setbacks. A variance from Sections 30-43 and 31-210 is being requested to allow the driveway located on West 12th Street less than 300-feet from the intersection. The driveway is indicated approximately 250-feet from the intersection. The request also includes a variance to allow the driveway on University Avenue less than 300-feet from the intersection. The driveway on University Avenue is indicated at approximately 260-feet. The request also includes a variance to allow the driveways on University Avenue to be less than 300-feet apart. The drives center to center are approximately 160-feet apart. As noted the driveway spacing for the two (2) driveways on University Avenue do not meet spacing requirements of the ordinances. Staff recommends removing the northern drive and leaving the south drive on University Avenue. Staff also recommends the eastbound left -turn lane on 12th Street be extended to provide a total of 300 feet of left -turn bay length as per Master Street Plan requirement. L June 26, 2014 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-71-D The extension of the left turn lane will require widening of 12th Street on the north curb -side. Proper taper (as required by the AASHTO Green Book) for westbound through traffic should be constructed to accommodate the extended left turn lane. Submit plans showing the extended east bound left -turn lane design, taper dimensions and lane transitions. The northwest driveway for Lot 1 should be removed based on driveway spacing requirements. The applicant has not agreed to this requirement and is requesting additional time to review the consequence of removal of the drive on South University Avenue. The request also includes a variance from Section 36-320(e.1) to allow a reduced front setback along West 12th Street and University Avenue. The property is zoned 1-2, Light Industrial which typically requires a 50-foot building setback. The plat indicates the placement of a 40-foot front building setback. Since the comment related to the removal of drives on South University Avenue was provided to the applicant after Subdivision Committee comments were provided staff will continue to work with the applicant to review options for access to the site. Staff will provide a recommendation at the June 26, 2014, public hearing. STAFF RECOMMENDATION Staff recommendation forthcoming. PLANNING COMMISSION ACTION: (JUNE 26, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had agreed with staff comments related to street improvements to 12th Street and the removal of the northern most proposed driveway location on University Avenue. Staff stated based on the applicant's concurrence with staff's comments provided in the staff analysis section of the agenda write-up staff was in support of the proposed preliminary plat and the associated driveway spacing variance requests. 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. Staff presented a recommendation the eastbound left -turn lane on 12 Street be extended to provide a total of 200 feet of left -turn bay length as per the Master Street Plan requirement. Staff stated the extension of the left turn lane would require widening of 12th Street on the north curb -side. Staff stated proper tapers as required by the AASHTO Green Book for westbound through traffic must be constructed to 7 June 26, 2014 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: accommodate the extended left turn lane. Staff presented a recommendation the north driveway located on Lot 1 University Avenue be removed. Staff presented a recommendation of approval of the variance request from Section 36-320(e.1) to allow a reduced front setback along West 12th Street and University Avenue of 40-feet as indicated. Staff presented a recommendation of approval of the variance requests from Sections 30-43 and 31-210 to allow the driveway located on West 12th Street less than 300-feet from the intersection and to allow the driveway on University Avenue less than 300-feet from the intersection. 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 10 ayes, 0 noes and 1 absent.