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HomeMy WebLinkAboutS-1240 Staff AnalysisMarch 30, 2000 ITS.: 1 Nam: Colonel Glenn Commercial Extension FILE NO.: - Preliminary Plat - Time LOCATION. Southwest corner Interstate 430 of Colonel Glenn Road and DEVELOPER: Vogel Enterprise - Colonel Glenn Development Co. 11219 Financial Center Pky. Suite 300 Little Rock, AR 72211 `-RE`: 69.546 acres ZOO: 0-31 C-3 and C-4 PLANNING DISTRICT; 12 CENSUS TRACT: 24,05 A. SAS. ENGINEER: White-Daters and Associates 401 Victory Street Little Rock, AR 72201 NUMPER OF LOTS : 28 FT. NEW STREET; 41650 linear feet On April 15, 1999, the Planning Commission aPPrOved a 28 lots be final of &9.546 sold. The oa Platted one (1) at acres into staff, and PProval was subject tO coast a time as they are applicant included a to tions noted y agreed to contributefor drivewa b toward the future 25� y spacing. The Glenn and g traffic signal i Or a maximum of $25,000 owman Roads. installation at Colonel According to Chapter 31 Ordinances Section 31-94oe the Little Rock Code i ) , A Orel ' of 1m1nary plat approved S-1240 March 30, 2000 SUBDIVISION ITEM NO•: 1 (Cont.) by the PlanningFILE NO.,: 5-1-240 Commission upon the Commission shall be effective and approval or as longfox one (1) year from the and binding end of which as work p1satactively ndate of subdivision time the final a Progressing, at the Staff." must have been submitted for the ubmitted to the Planning "The Planning g Caoval, may extend the year from y e date al, for aPeriod original that the dale of approval, not to exceed one there when i t (1) neighborhood changes in t nei re no than can be demonstrated date that warrant he Plat design or the final a complete review.,, not been s plat aPPlication for the s As Of this submitted to the PlanningAs has B. PROPOSAL. Staff. On F'ebru staff reary 22, 2000, the applicant a letter of a find platgaa one (1) year extension r to are to be PPlication As for the submittal The a final platted one (1) atoaed earlier, the lots applicant been. has informed staff time as the no firm offers off that to data Y are sold. such within the next on any of the ,fats, but there have the the de Year. There have been anticipates Commission. Sign as previousl n no changes to C. y approved by the Planning STAFF RECO MMENDATIONS: Staff recommends approval of the one Plat Will requested by the (1 } year time ll be extended and the applicant The preliminary April 15, 2001 to be will gin work on the subdiv� have until � zsion. PLANNING COMMISSION ACTION: The staff presented a (MARCH 30, 2000) application/ as there P°sitive recommendation There werewere no further °n this no objectors to this matter. resolution. for resolution. The Chairperson inclusion Place the item before within the consent Agendathe Commission for by staff, A motion for approval as by a vote oto that f g at effect was made, recommended ayes, 0 nays and 2 The motion passed absent. 2 April 15, 1999 SUBDIVISION ITEM NO•; C {Cont. FILE NO.: 5-1240 Commissioner Rshman made a motion to defer the application. motion was seconded Commissioner The Comoner Putnam a missiina traffi am asked Mr. Giles if the Preliminary plat based on a Commission could deny c signal issue. Mr. Giles stated that if the preliminar requirements, the Preliminary on met the minimum ordinance re additional requirements. COmmission could not impose any There was discussion relating to the motion n to defer. traffic Adcock asked if the City had an signal installation. Y plans for the Mr. Fureigh stated Point that there was nothing that the signal. in the budget at this Mr. Daters stated that he had not requested a deferral. 14r• Giles stated additional that the deferral was discussion between the staff andor t° allow signal issue the applicant on the There was discussion Staff stated that as to when the item would be April the item wool deferred 15` 1999 agenda. d need to be deferred to the to. The Chairman called for The motion for a vote on the deferral motion to defer the item. 2 absent, Passed by a vote of 6 ayes., 3 nays and There was additional discussion concerning item is deferred to, g the date Printing deadline for Staff again noted that because tOftthe e to be the March 18 agenda deferred to April 15. the item would need PLANNING COMMISSION ACTION; The staff (APRIL 15, 1999) Presented a aPPlication, as there were five recommendation There no further °n this were no objectors to this issues for resolution. matter. 8 April 15, 1999 SUBDIVISION ITEM NO.: C FILE NO.: 5-1240 Staff informed the Commission that the a letter to staff statingapplicant had submitted a Of $251000 would be made ttoward ctherfuturentrf 25$ or a maximum installation at Colonel Glenn and go affic signal Bowman Roads. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for a A motion to that effect was madeProval as recommended by staff. yes Of 10 a The motion passed b, 0 nays and 1 absent. Y a vote April 15, 1999 ITEM NO.: C FILE NO.: S-1240 NAME: Colonel Glenn Commercial - Preliminary Plat LOCATION: Southwest corner of Colonel Glenn Road and Interstate 430 DEVELOPER: ENGINEER: Vogel Enterprises - Colonel White-Daters and Associates Glenn Development Co. 401 Victory 11,219 Financial Ctr. pk Street Suite 300 y' Little Rock, AR 72201 Little Rock, AR 72211 AREA: 69.546 acres NUMBER OF LOTS: 28 FT. NEW STREET: 4,650 if ZOO: 0-3, C-3 and C-4 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05 VARIANCES/WAIVERS REQUESTED: Variance for reduced minimum driveway spacing. A. PROPOSAL: The applicant proposes to subdivide 69.546 acres into 28 lots with 4,650 linear feet of new streets. is located at the southwest corner of ColonelThe GlennoRoady and Interstate 430 and is zoned 0-3, C-3 and applicant proposes to final plat one lot at C-4. The a time as they are sold. The applicant is requesting a variance for reduced minimum driveway spacing. The variance would be for the two Proposed drives which serve Lots 1-3 (207 feet of separation), the two drives which serve Lots 3-5 (250 feet Of separation) and the two drives for Lot 28 (also with 250 April 15, 1999 SUBDIVISION ITEM NO.: C (Cont.) B. M 19 feet of separation) . spacing of 300 feet, center of drive. EXISTING CONDITIONS: FILE NO.: 5-1240 The ordinance requires a minimum measured from center of drive to The property is currently vacant and heavily wooded. The Property to the south is also wooded. School is located southwest of this site along1Bowman Road. The property across Bowman Road to the west is also wooded with two or three residential structures along the south side of Colonel Glenn Road. There is a State Farm Insurance office building and the Baptist System Support Center offices located north across Colonel Glenn Road. Interstate 430 is adjacent to the property,s east boundary. NEIGHBORHOOD COMMENTS: Staff has received no public comment as of this writing_ There was no neighborhood association to notify. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1• Colonel Glenn Road is listed on the Master Street Plan as a principal arterial; dedication of right-of-way to 55 feet from centerline is re on Colonel Glenn is 11,400 vehicles/dayExisting traffic 2. Bowman Road is listed on the Master Street aas a -of-way Plan feet pin minor arterial; dedication of right from centerline is required, plus additional 10 feet right-of-way for right turn lane. 3. A 20 feet radial dedication of right-of-way is required at the corners of all public streets. 4. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets, including 5-foot sidewalks development. , with planned 5• Streets need to be named; street names must be approved by Public Works Department 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. Stormwater detention ordinance applies to this pro ert . 8. Developer shall fund 50$ of cost for future traffic y signal installation. 9. Submit construction -phasing plan. 10. Access to Lots 1, 9, 10, 21, 22 shall not be from Colonel Glenn Road. 2 April 151 1999 SUBDIVISION ITEM NO.: C E. F. G. FILE NO.: S-1240 11. Show access locations for all lots on plat. 12. Show proposed pavement transition for Bowman Road west of Lot 28. 13. Extend sidewalk easterly along Colonel Glenn Road to a Point abeam the east line of Lot 22. 14. Design of intersection at south corner of Lot 16 is incomplete. Suggest larger radius and temporary cul-de- sac. 15. Submit preliminary plat for remaining ownership, enhance review of southern portion of this plat. to 16. Submit preliminary plans for stormwater management, including drainage easements and on -site detention. 17. Contact the AHTD for work within the State Highway right-of-way. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main relocation re of construction. Sewer main extensiondrequiredowithrt easements to serve all lots. AP&L: Easements are requested along all street frontages and plat boundary. Contact utility for details. Arkla: No Comment. Southwestern Bell: A 10 foot utility at the rear property lines and some side easementrequested property of the abutting lots. Contact utility for details. lines Water: Water main extensions re Of $150 per acre a quired. An acreage charge pplies in addition to normal charges. Fire Department: Place fire hydrants per code. Dennis Free at 918-3752 for details P Contact County planning: No Comment received. CATA: Approved as submitted. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landsca a Issues: No Comment. AN: The applicant submitted a revised Preliminary on February 17, 1999. The revised plat addresses mostsofff the issues as discussed by the Subdivision Committee. 3 April 15, 1999 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1240 The revised plat shows the access points for the proposed lots as requested by staff. The applicant has also shown the appropriate platted building lines for those lots within the C-4 zoned portion of this property. The plat also shows a future street extension which could serve the R-2 zoned property to the southeast. The following items must be shown on a revised preliminary plat: I. Source of title 2. Preliminary storm drainage plan and analysis. There are issues relating to the variance for driveway spacing and the requirement for right and left turn lanes within this project and on the boundary streets which need to be worked out. The applicant has stated that he will meet with Public Works and attempt to work out these issues Prior to the public hearing. Staff will report the outcome to the Commission. H. STAFF RECOHMNDATIONS: Staff recommends approval of the preliminary plat sub ect to the following conditions: j 1. Compliance with the requirements as noted in paragraphs D, E and G of this report. 2. As the lots are final platted, there should be some continuity in lot numbering. 3. Staff will present the recommendation for the requested variance for driveway spacing at the public hearing. This issue is still in the process of being resolved. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 11, 1999) Tim Daters was present, representing the application. gave a brief description of the preliminary plat. Staff In response to a question from staff, Mr. that lots would be final platted one at a time astthey naredsold. the Staff noted that this would be acceptable as long as there was some continuity in lot numbering. Staff asked if the R-2 zoned property at the southeast corner of this property had access to a public right-of-way. Mr. Daters 4 April 15, 1999 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1240 stated that access to the R-2 zoned property would be provided if it is determined that none exists. Staff noted that the appropriate front building lines would need to be shown for all of the C-4 zoned lots or that the C-4 zoned Portion of this plat would need to be down -zoned to C-3. Mr, Daters noted that the appropriate building lines would be shown. The Public Works requirements were briefly discussed, including the design of the internal streets. that streets are designed to a 36-foot collector tstreeterststandardthese ed The design of the divided streets within this plat was briefly discussed. After the discussion, the Committee forwarded the plat to the full Commission for final action. PLANNING COMMISSION ACTION: (MARCH 4, 1999) Tim Daters and Robert Vogel were present, representing the application. Staff gave a brief description of the preliminary plat. Staff noted that the applicant had worked out the driveway spacing and turn lane issues with Public Works and that Public Works supported the variance for driveway spacing. Staff also noted that the applicant had removed most of the front platted building lines from the plat due to the fact that some of the property will be rezoned from C-4 to C-3 in the future. The applicant had noted that the appropriate lines would be shown on the final plat for eachatted lot and lthat ga variance was requested for not showing the platted building lines on the preliminary plat. Staff supported request. Staff noted that the only this variance tand the Public Works request for participation bang Issue related to y th the cost of the future traffic signal at ColoneleGlenn landt in Bowman Roads. Tim Daters addressed the Commission in support of the application. Mr. Daters stated that the participation by the applicant in the cost of the future traffic signal was not required by ordinance. Mr. Daters stated that the a not opposed to participating in the cost of the trafficicant signalas but not at the 50 percent rate as requested by Public Works. 5 April 15, 1999 SUBDIVISION ITEM NO.: C —ont.) FILE NO.: 5-1240 Robert Fureigh, of Public Works, stated that staff could not require participation in the cost of a traffic signal, but could ask the applicant for participation. He stated that this Proposed development will generate a large of traffic this general area. He stated that typicallyminna commercial in development, the applicant recognizes the fact that the development will generate traffic and has no problem with traffic signal participation. There was a lengthy discussion concerning the traffic signal issue. The discussion included the possible percentage of participation by the applicant, the amount of commercial Property in this general area and projected and current traffic counts for this area. It was noted by Public Works that a traffic signal is currently warranted at this intersection. There was additional discussion regarding the instances when Public Works typically requests participation in signalization and the percentage which should be requested. Mr. Daters noted that traffic signalization was not typically an issue attached to a preliminary plat. Stephen Giles, City Attorney, Planning Commission had very little discretion twithhatthe a Preliminary plat. He stated that he had reviewed the Subdivision Ordinance and could not determine that traffic signalization was a requirement. Robert Vogel addressed the Commission in support of the application. Mr. Vogel stated that he would be willing to participate in the cost of the traffic signal, but he did not know to what extent. He stated that J.A. Fair High School added a large amount of traffic to the area. He he was going to be making improvements to ColoneloGlenneandhat Bowman Roads and could take steps to make traffic signal installation easier with the street construction. Commissioner Lowry asked Mr. Vogel to what extent he would willing to participate. be Mr- Vogel stated that based on the ordinance he was not required to do anything. He stated that he was willing to participate and was open to ideas, but stated that he should not be mandated to participate in the signal's cost. not want to fund the signal until the He also ready that he did it, y to construct April 15, 1999 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: 5-1240 There was additional discussion relating to the size of this plat, other commercial property in the area and the fact that the signal is currently warranted. Commissioner Downing asked Mr. Giles if the applicant could not Put up any money for the signal until the City is ready to install it. Mr. Giles stated that this is a subdivision matter and the ordinance does not address traffic signal installation. Mr. Vogel again stated that he would work with the City to come to some sort of an agreement on the signalization. Mr. Fureigh noted that the property owner at the northwest corner of the intersection was contributing 25 percent to the signal's cost. He stated that this was a smaller piece of Property and zoned C-2. Staff noted that Ruth Bell of the League of Women Voters had called and requested a buffer along the east side (I-430 side) of the property. Staff noted that buffer issues are not typically discussed with a preliminary plat. Ralph Desmarais, of the Sierra Club, addressed the Commission regarding the issue of tree preservation. He stated that he would like for this issue to be deferred until a tree Preservation ordinance is passed. Commissioner Rahman asked if the property would be cleared at one time. Mr. Daters noted that the property would not be cleared all at one time. He stated that the lots along Colonel Glenn Road would probably be developed first. There was additional discussion relating to the percentage of participation in the signal's cost. Mr. Vogel stated that he felt that it was the City's responsibility to address the concerns of the community and not individual property owners, and that developers should not have to pay these types of costs. There was additional discussion relating to the participation in the traffic signal's cost. 6