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HomeMy WebLinkAboutS-1096-D Staff AnalysisMay 31, 2001 ITEM NO.: B FILE NO.: S-1096-D NAME: Autumn Subdivision (Lot 2) - Revised Subdivision Site Plan Review LOCATION: 1012/1014 Autumn Road DEVELOPER: ENGINEER: Central AR Land Development Co. Central Arkansas Engineering 1012 Autumn Road, Suite 1 1012 Autumn Road, Suite 2 Little Rock, AR 72211 Little Rock, AR 72211 AREA: 2.18 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: General Office PROPOSED USE: General Office VARIANCES/WAIVERS REQUESTED: Variance for a reduced rear yard building setback BACKGROUND: On May 11, 2000, the Planning Commission approved the Autumn Subdivision - Preliminary Plat. The subdivision included 6.43 acres and three (3) lots. On June 22, 2000, the Planning Commission approved a site plan for Lot 2, Autumn Subdivision. Lot 2 contains an existing 5,590 square foot (one-story) office building and 24 parking spaces. The multiple building site plan approved for Lot 2 was to take place in the following phases: Phase 1 - A 71014 square foot (single -story) office building and 58 parking spaces. Phase II - A 15,000 square foot (two-story) office building and 38 parking spaces. To date, none of the Autumn Subdivision has been final platted. The applicant notes that the various property owners are working toward obtaining a final plat, but it is expected to take several more months. May 31, 2001 SUBDIVISION ITEM NO.: B A. PROPOSAL/REQUEST: FILE NO.: S-1096-D The applicant proposes to revise the previously approved site plan for Lot 2, Autumn Subdivision. The only proposed change in the previously approved plan involves moving the approved phase line. The owner of the east half of the proposed Lot 2 is ready to construct the 7,014 square foot (one-story) office building as shown on the approved site plan. Therefore, the owner proposes to move the phase line to align with the current ownership (property) line. It is the owner's intent to purchase the remainder of Lot 2, final plat that lot within the next year, and continue with Phase II of this development. Based on the fact that the applicant proposes to move the phase line to align with the current property line, a rear yard setback variance is required. The minimum required rear yard setback in 0-3 zoning is 15 feet. The rear yard setback for the new building in Phase I would be 5 feet. The existing office building on the site maintains a rear setback of 6.5 feet. Based on the fact that the preliminary plat will expire on May 11, 2001 and the property transaction is expected to take several more months, the applicant is also requesting a one (1) year time extension for the previously approved preliminary plat. This will allow the property owners time to work out details and final plat the property. B. EXISTING CONDITIONS: There is an existing office building on the proposed Lot 2, Autumn Subdivision. There is a mixture of office and commercial uses to the north along Chenal Parkway and to the east across Autumn Road. There is undeveloped property immediately south of this site, with an office building and two single family residences further south along the north side of Kanis Road. There is a contractor's maintenance yard to the west an office/mini-warehouse development to the northwest. C. NEIGHBORHOOD COMMENTS: The Birchwood and John Barrow Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. 2 May 31, 2001 SUBDIVISION ITEM NO.: B D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: FILE NO.: 5-1096-D Same Comments as previously submitted on S-1096-C as 1.Autumn Road is listed on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to this street including 5-foot sidewalk with planned development. 3. Stormwater detention ordinance applies to this property. 4. Autumn Road has a 1998 average daily traffic count of 3,300. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. New Comment: 1. Furnish sidewalk easement if right-of-way dedication is insufficient to contain sidewalk. With Building Permit: 2. Provide existing topographical information at maximum 5- foot contour interval and 100-year base flood elevation. 3.A Sketch Grading and Drainage Plan, per Sec. 29-186 (e), will be required. 4. A Grading Permit, per Sec. 29-186 (c) & (d), will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No Comment received. ARKLA: No Comment received. Southwestern Bell: Consider utility easement and conduit to supply service to rear building. Contact Southwestern Bell for details. Water: On site fire protection will be required. Fire protection may be limited due to existing 6" water line. 3 May 31, 2001 SUBDIVISION ITEM NO.: B FILE NO.: S-1096-D Hydraulic analysis will be performed as plans and requirements are provided to Water Works. Acreage fees of $150 per acre apply in addition to normal charges. Are Phase 1 and Phase 2 all one parcel? Fire Department: Private fire hydrant will be required. Contact Dennis Free at 918-3752 for details. County Plannin : No Comment received. CATA: Project site is located near bus route #5, but has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. G. SUBDIVISION COMMITTEE COMMENT: (MARCH 29, 2001) The applicant was out of town and therefore not present. Staff explained the revised site plan to the Committee. There was very little discussion of the item, as there were no issues to be resolved. After the brief discussion, the Committee forwarded the revised site plan to the full Commission for final action. H. ANALYSIS: As noted in paragraph A., the applicant proposes to revise the previously approved site plan for Lot 2, Autumn Subdivision by moving the phase line to align with the current property line. This is to allow the new building in Phase 1 to be constructed before the property transaction for the west one-half of Lot 2 and final platting of this lot. In conjunction with the adjustment in the phase line, the applicant is requesting a variance to allow a reduced rear yard setback for the new building. The rear yard setback 4 May 31, 2001 SUBDIVISION ITEM NO.: B FILE NO.: S-1096-D for the new building in Phase I would be 5 feet. The ordinance requires a minimum setback of 15 feet. Staff supports the setback variance based on the fact that the variance will go away when Lot 2 is final platted as shown on the approved preliminary plat and the existing building on this property maintains a setback of less than 15 feet (6.5 feet) . With the adjustment in the phase line, a total of 50 parking spaces will remain in Phase I. The ordinance requires a minimum of 31 parking spaces to serve the buildings within Phase I. Staff has no issues with the proposed phase line adjustment. Also noted in paragraph A., the applicant is requesting a one (1) year time extension for the previously approved Autumn Subdivision - Preliminary Plat. This will allow the property owners additional needed time to resolve details involving the property transaction and final platting. Staff supports the time extension as requested. Based on the fact that it is the applicant's intent to follow through with the final platting of the subdivision and site plan for Lot 2 as previously approved by the Planning Commission, staff supports the revision of the phase line for the Lot 2 development. The revised site plan should have no adverse impact on the surrounding property. I. STAFF RECOMMENDATIONS: Staff recommends approval of the revised site plan for Lot 2, Autumn Subdivision subject to the following conditions: I. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Staff supports the variance for reduced rear yard setback for the new building in Phase I. 3. Staff also recommends approval of a one (1) year time extension for the Autumn Subdivision - Preliminary Plat. 5 May 31, 2001 SUBDIVISION ITEM NO.: B PLANNING COMMISSION ACTION: FILE NO.: S-1096-D (APRIL 19, 2001) Staff noted that the applicant submitted a letter to staff on April 19, 2001 requesting that this item be deferred to the May 3, 2001. With a vote of 8 ayes, 0 nays and 3 absent, the Commission voted to waive their bylaws and accept the deferral request as made by the applicant (less than five working days prior to the public hearing). Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the May 3, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. PLANNING COMMISSION ACTION: (MAY 3, 2001) Staff noted that the applicant submitted a letter to staff on May 3, 2001 requesting that this item be deferred to the May 31, 2001. With a vote of 10 ayes, 0 nays and 1 absent, the Commission voted to waive their bylaws and accept the deferral request as made by the applicant (less than five working days prior to the public hearing). Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the May 31, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. PLANNING COMMISSION ACTION: (MAY 31, 2001) Staff noted that the applicant submitted a letter to staff on May 31, 2001 requesting that this item be deferred to July 12, 2001. With a vote of 7 ayes, 0 nays, 3 absent and 1 open position, the Commission voted to waive their bylaws and accept the deferral request as made by the applicant (less than five working days prior to the public hearing). Staff supported the deferral request. 6 May 31, 2001 SUBDIVISION ITEM NO.: B FILE NO.: 5-1096-D The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the July 12, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. 7 July 12, 2001 ITEM NO.: B FILE NO.: 5-1096-D NAME: Autumn Subdivision (Lot 2) - Revised Subdivision Site Plan Review LOCATION: 1012/1014 Autumn Road DEVELOPER: ENGINEER: Central AR Land Development Co. Central Arkansas Engineering 1012 Autumn Road, Suite 1 1012 Autumn Road, Suite 2 Little Rock, AR 72211 Little Rock, AR 72211 AREA: 2.18 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: General Office VARIANCES/WAIVERS REQUESTED: PROPOSED USE: General Office Variance for a reduced rear yard building setback BACKGROUND: On May 11, 2000, the Planning Commission approved the Autumn Subdivision - Preliminary Plat. The subdivision included 6.43 acres and three (3) lots. On June 22, 2000, the Planning Commission approved a site plan for Lot 2, Autumn Subdivision. Lot 2 contains an existing 5,590 square foot (one-story) office building and 24 parking spaces. The multiple building site plan approved for Lot 2 was to take place in the following phases: Phase 1 - A 7,014 square foot (single -story) office building and 58 parking spaces. Phase II - A 15,000 square foot (two-story) office building and 38 parking spaces. To date, none of the Autumn Subdivision has been final platted. The applicant notes that the various property owners are working toward obtaining a final plat, but it is expected to take several more months. July 12, 2001 SUBDIVISION ITEM NO.: B A. PROPOSAL/REQUEST: FILE NO.: 5-1096-D The applicant proposes to revise the previously approved site plan for Lot 2, Autumn Subdivision. The only proposed change in the previously approved plan involves moving the approved phase line. The owner of the east half of the proposed Lot 2 is ready to construct the 7,014 square foot (one-story) office building as shown on the approved site plan. Therefore, the owner proposes to move the phase line to align with the current ownership (property) line. It is the owner's intent to purchase the remainder of Lot 2, final plat that lot within the next year, and continue with Phase II of this development. Based on the fact that the applicant proposes to move the phase line to align with the current property line, a rear yard setback variance is required. The minimum required rear yard setback in 0-3 zoning is 15 feet. The rear yard setback for the new building in Phase I would be 5 feet. The existing office building on the site maintains a rear setback of 6.5 feet. Based on the fact that the preliminary plat will expire on May 11, 2001 and the property transaction is expected to take several more months, the applicant is also requesting a one (1) year time extension for the previously approved preliminary plat. This will allow the property owners time to work out details and final plat the property. B. EXISTING CONDITIONS: There is an existing office building on the proposed Lot 2, Autumn Subdivision. There is a mixture of office and commercial uses to the north along Chenal Parkway and to the east across Autumn Road. There is undeveloped property immediately south of this site, with an office building and two single family residences further south along the north side of Kanis Road. There is a contractor's maintenance yard to the west an office/mini-warehouse development to the northwest. C. NEIGHBORHOOD COMMENTS: The Birchwood and John Barrow Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. 2 July 12, 2001 SUBDIVISION ITEM NO.: B D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: FILE NO.: S-1096-D Same Comments as previously submitted on S-1096-C as -F^ii„W=- 1. Autumn Road is listed on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to this street including 5-foot sidewalk with planned development. 3. Stormwater detention ordinance applies to this property. 4. Autumn Road has a 1998 average daily traffic count of 3,300. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. New Comment 1. Furnish sidewalk easement if right-of-way dedication is insufficient to contain sidewalk. With Building Permit: 2. Provide existing topographical information at maximum 5- foot contour interval and 100-year base flood elevation. 3. A Sketch Grading and Drainage Plan, per Sec. 29-186 (e), will be required. 4. A Grading Permit, per Sec. 29-186 (c) & (d), will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No Comment received. ARILA: No Comment received. Southwestern Bell: Consider utility easement and conduit to supply service to rear building. Contact Southwestern Bell for details. 3 July 12, 2001 SUBDIVISION ITEM NO.: B FILE NO.: S-1096-D Water: On site fire protection will be required. Fire protection may be limited due to existing 6" water line. Hydraulic analysis will be performed as plans and requirements are provided to Water Works. Acreage fees of $150 per acre apply in addition to normal charges. Are Phase 1 and Phase 2 all one parcel? Fire Department: Private fire hydrant will be required. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: Project site is located near bus route #5, but has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: No Comment. Landscape Issues: No Comment. G. SUBDIVISION COMMITTEE COMMENT: (MARCH 29, 2001) The applicant was out of town and therefore not present. Staff explained the revised site plan to the Committee. There was very little discussion of the item, as there were no issues to be resolved. After the brief discussion, the Committee forwarded the revised site plan to the full Commission for final action. H. ANALYSIS: As noted in paragraph A., the applicant proposes to revise the previously approved site plan for Lot 2, Autumn Subdivision by moving the phase line to align with the current property line. This is to allow the new building in Phase 1 to be constructed before the property transaction for the west one-half of Lot 2 and final platting of this lot. 4 July 12, 2001 SUBDIVISION ITEM NO.: B FILE NO.: 5-1096-D In conjunction with the adjustment in the phase line, the applicant is requesting a variance to allow a reduced rear yard setback for the new building. The rear yard setback for the new building in Phase I would be 5 feet. The ordinance requires a minimum setback of 15 feet. Staff supports the setback variance based on the fact that the variance will go away when Lot 2 is final platted as shown on the approved preliminary plat and the existing building on this property maintains a setback of less than 15 feet (6.5 feet). With the adjustment in the phase line, a total of 50 parking spaces will remain in Phase I. The ordinance requires a minimum of 31 parking spaces to serve the buildings within Phase I. Staff has no issues with the proposed phase line adjustment. Also noted in paragraph A., the applicant is requesting a one (1) year time extension for the previously approved Autumn Subdivision - Preliminary Plat. This will allow the property owners additional needed time to resolve details involving the property transaction and final platting. Staff supports the time extension as requested. Based on the fact that it is the applicant's intent to follow through with the final platting of the subdivision and site plan for Lot 2 as previously approved by the Planning Commission, staff supports the revision of the phase line for the Lot 2 development. The revised site plan should have no adverse impact on the surrounding property. I. STAFF RECOMMENDATIONS: Staff recommends approval of the revised site plan for Lot 2, Autumn Subdivision subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Staff supports the variance for reduced rear yard setback for the new building in Phase I. 3. Staff also recommends approval of a one (1) year time extension for the Autumn Subdivision - Preliminary Plat. 5 July 12, 2001 SUBDIVISION ITEM NO.: B FILE NO.: S-1096-D PLANNING COMMISSION ACTION: (APRIL 19, 2001) Staff noted that the applicant submitted a letter to staff on April 19, 2001 requesting that this item be deferred to the May 3, 2001. With a vote of 8 ayes, 0 nays and 3 absent, the Commission voted to waive their bylaws and accept the deferral request as made by the applicant (less than five working days prior to the public hearing). Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the May 3, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. PLANNING COMMISSION ACTION: (MAY 3, 2001) Staff noted that the applicant submitted a letter to staff on May 3, 2001 requesting that this item be deferred to the May 31, 2001. With a vote of 10 ayes, 0 nays and 1 absent, the Commission voted to waive their bylaws and accept the deferral request as made by the applicant (less than five working days prior to the public hearing). Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the May 31, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. PLANNING COMMISSION ACTION: (MAY 31, 2001) Staff noted that the applicant submitted a letter to staff on May 31, 2001 requesting that this item be deferred to July 12, 2001. With a vote of 7 ayes, 0 nays, 3 absent and 1 open position, the Commission voted to waive their bylaws and accept the deferral request as made by the applicant (less than five working days prior to the public hearing). Staff supported the deferral request. 6 July 12, 2001 SUBDIVISION ITEM NO.: B FILE NO.: 5-1096-D The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the July 12, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. PLANNING COMMISSION ACTION: (JULY 12, 2001) Staff informed the Commission that the applicant submitted a letter on July 6, 2001 requesting that this item be withdrawn, without prejudice. Staff supported the withdrawal request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for withdrawal, without prejudice. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. 7