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HomeMy WebLinkAboutS-0071-G Staff AnalysisITFM NO_- 1 NAME: University Plaza Revised Preliminary Plat LOCATION: northwest corner of 12th Street and University Avenue Planning Staff Comments: S-71-G 1. Provide notification of the property owners located within 200-feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than June 15, 2016. The Office of Planning and Development must receive the proof of notice no later than June 24, 2016. 2. Are there any other changes proposed for the lots with regard to lot lines or building setbacks? Variance/Waivers: A variance from Sections 30-43 and 31-210 to allow the drive on Lot 1 on West 12th Street as proposed. Public Works Conditions: 1. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. On arterial streets, 12th Street driveways are required to be located at least 300 feet from other driveways or streets and 150 feet from side property lines. A variance must be approved for the 12th Street driveway location. 3. A cut is located adjacent to the east and north property lines. Show the proposed driveway locations accessing Lot 1. 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 15, 2016. June 30, 2016 ITEM NO.: NAME: University Plaza Revised Preliminary Plat LOCATION: Northwest corner of 12th Street and University Avenue DEVELOPER: BH University Development LLC P.O. Box 242840 Little Rock, AR 72223 FNGINFFR- White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 E NO. S-71-G AREA: 5.73 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF WARD- 6 PLANNING DISTRICT.- 10 — Boyle Park CENSUS TRACT: 21.03 CURRENT ZONING- 1-2, Light Industrial V_ARIANCEMAIVERS: A variance from Sections 30-43 and 31-210 to allow the drive on West 121h Street as proposed. BACKGROUND: On June 26, 2014, the Little Rock Planning Commission approved a preliminary plat for this site. The developer proposed a four (4) lot subdivision from a 4.9-acres parcel located at the northwest corner of University Avenue and 12�1' Street. The property was zoned 1-2, Light Industrial and was originally developed as the Brandon House furniture store. The four (4) lots were to share access throughout the subdivision. The request included driveway spacing variances along with a variance to allow reduced front yard setbacks. The plat as approved allowed 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, a variance from Sections 30-43 and 31-210. The approval required the eastbound left -turn lane on 12th Street be extended to provide a total of 200 feet of left -turn bay length as per the Master Street Plan requirement. r June 30, 2016 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: S-71-G The extension of the left turn lane required widening of 12th Street on the north curb -side. Proper tapers as required by the AASHTO Green Book for westbound through traffic were to be constructed to accommodate the extended left turn lane. The north driveway located on Lot 1 University Avenue was to be removed. The approval also allowed a variance from Section 36-320(e.1) to allow a reduced front setback along West 12th Street and University Avenue of 40-feet. The typical building setback within the 1-2, Light Industrial Zoning District is 50-feet. The number of lots was reduced with the final platting of the lots. Lot 3 was final platted in March of 2016 and Lots 1 and 2 were final platted in May of 2016. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing a revision to the previously approved plat to allow a driveway spacing variance. The western most drive on West 12th Street is proposed nearer the property line than typically allowed. Lots 2 and 3 are currently under construction with a CVS Pharmacy and a Staybridge Hotel. Lot 1 is the last lot to develop. The developer is requesting a driveway spacinq� variance on West 12th Street to allow access to Lot 1 directly from West 12t Street as opposed to a shared drive along the common lot lines of Lots 1 and 3. The variance would allow Lot 1 to develop at the current elevation as opposed to excavating the lot to allow access to the shared driveway. B. EXISTING CONDITIONS: The CVS Pharmacy is currently under construction at the intersection of West 12th Street and University Avenue. The Staybridge hotel is also under construction located just north of the CVS Pharmacy. The grading for the entire site is also currently taking place. 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 2 June 30, 2016 SUBDIVISION ITEM NO.: 1 (Cont) FILE NO.: S-71-G C. NEIGHBORHOOD COMMENTS, All abutting property owners of the site along with the Oak Forest Neighborhood Association and the University Park Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS. 1. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. On arterial streets, 12th Street driveways are required to be located at least 300 feet from other driveways or streets and 150 feet from side property lines. A variance must be approved for the 12th Street driveway location. 3. A cut is located adjacent to the east and north property lines. Show the proposed driveway locations accessing Lot 1. 4. The approved widening plans for 12th Street indicates the construction of a 150 feet east bound left turn lane with tapers for the proposed private street accessing the property. With the proposed additional west driveway, the approved east bound left turn lane will only provide 90 feet of vehicle stack length for the proposed private street and 35 feet of vehicle stack length for proposed west driveway. These lengths of vehicle stack are insufficient. E. SUBDIVISION COMMITTEE COMMENT: (June 8, 2016) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated there were few outstanding technical issues associated with the request. Staff questioned if the only modification to the approved plat was to allow the driveway spacing variance. Mr. White stated the driveway spacing variance was the only modification being requested for the previously approved plat. Public Works comments were addressed. Staff requested Mr. White provide a letter certifying the sight distance from the proposed driveway to ensure compliance with the 2004 AASHTOD Green Book standards. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. 3 June 30, 2016 SUBDIVISION ITEM NO.: 1 (Cont. F. ANALYSIS: G FILE NO.: S-71-G The applicant and staff have been working to determine the best location and street design to allow for access to Lot 1 while limiting conflicts along West 12th Street. The developer has provided three (3) options for the City to consider. Option #1 - the developer will extend the West 12th Street improvements to the west through the Arthur Drive intersection to the area where West 12th Street is currently five (5) lanes. This occurs just east of the intersection with Cleveland Street. This would allow a full service driveway from the development to West 12th Street, provided that the sight distance for the drive on West 12th Street is certified. Option #2 - construct a full service driveway along the shared drive with CVS Pharmacy and Staybridge Hotel that is 75 feet from the back of curb on West 12th Street. This would meet the typical ordinance requirement of the Master Street Plan and the Subdivision Ordinance. Option #3 - construct a right in/right out driveway on West 12th Street near the western property line and construct a full service driveway along the shared drive with CVS Pharmacy and Staybridge Hotel. The engineer has not determined if the grades for the driveway will work for this option, but requested this as option be retained to allow the engineer to determine if the grades will work. In addition to the developers proposal for Option #3 staff feels this option should include the construction of a median (can be narrow, but should meet the specs for minimum required width) on West 12th Street, to preclude left turns. The median design will be reviewed and approved by Public Works staff at a later date but the median must extend east, beyond the proposed drive, to prevent left -turns. A right -in -right -out island alone will not be accepted by the City. Staff informed the applicant they were to select an option they wished the Commission to consider and approve. The applicant selected Option #1 and noted as indicated by staff Option #2 was allowed by right. Staff is supportive of the applicant's requested to place the drive on Lot 1 as proposed provided sight distance certification can be provided. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the placement of a driveway along the eastern portion of Lot 1 as proposed by the applicant provided sight distance certification can be provided to staff prior to construction. 0 June 30, 2016 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-71-G PLANNING COMMISSION ACTION: (JUNE 30, 2016) Mr. Joe White of White-Daters and Associates was present representing the request. There was one person present with questions associated with the future development. Staff presented the item with a recommendation of approval. Staff stated it appeared the card submitted to the Commission indicated questions only and requested the party come forward to state their concern to see if her concerns were items the Commission consider. Staff stated the request before the Commission was for approval of a driveway spacing variance request for a previously platted lot. Ms. Staggie Owens addressed the Commission stating her home was located on 12th and Arthur. She stated the development was taking place in her back yard and no one was telling her what was going on. She stated there were survey flags in her yard. She questioned if widening was taking place on 12th Street if they were going to take her property to complete the widening. She stated she also wanted a fence installed to screen her home from the future development on the adjacent lot. Mr. White stated he was unaware of any additional right of way necessary to complete the street widening along 12th Street. He stated the developer would be responsible for installing a fence on the property line between the future development of this lot and Ms. Owens home. There was no further discussion of the item. The Chair entertained a motion for approval of the request as recommended by staff including all staff recommendations and comments. The motion carried by a vote of 8 ayes, 0 noes and 3 absent 5