HomeMy WebLinkAboutS-1277-D Staff AnalysisITEM NO.: 1.
NAME: Riverside Properties Preliminary Plat
LOCATION: located at 16100 Chenal Parkway
S-1277-D
ITEM NO.: 13. Z-6720-A
NAME: Riverside Properties PCD Revocation and Rezoning to C-3, General
Commercial District
Planning Staff Comments:
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 March 23, 2016. The
Office of Planning and Development must receive the proof of notice no later than
April 1, 2016.
2. Establish building lines for Lots 1 C and 3 along the fronts of the lots.
3. The drive on the western perimeter currently is being used by the bank and the
dentist office with drives accessing the driveway. The area should be labeled as an
access easement.
4. The access easement along the western boundary does not appear to align with the
proposed new access easement. Correct the easement locations or provide details
of how the easements will connect and function.
5. The width of the access easement should be 60-feet in all locations to comply with
the Subdivision and Master Street Plan ordinances.
6. The signs located on Lots 1 C and 3 will not require a variance. The lots will be
allowed as per Section 36-557 (a).
7. Provide the source of title of the landowner and the owner's certification on the
proposed plat.
8. Provide the names of owners of property abutting the proposed plat area.
9. Provide the zoning classification of the property abutting the proposed plat area.
10. Provide the limits of the floodplain and the floodway.
11. Provide the names of recorded subdivisions abutting the plat area.
12. Provide the names of owners of all abutting lands.
13. Provide the names of all owner of any landlocked parcels within or abutting the plat
area.
14. Provide the proposed phasing plan.
15. Provide a draft bill of assurance for the proposed subdivision.
16. Provide information concern any existing covenants and the proposed covenants on
the land.
VarianceMaivers:
Section 36-301 (d) to allow building height in excess of 35-feet
Section 31-207 (b) to allow private commercial drive to serve Lots 1C and 3
i1
S-1277-D
Section 31-231 to allow the creation of lots without public street frontage
Public Works Conditions:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the public
right-of-way prior to occupancy.
2. The 60 foot access easement should extend along the east and north sides of
Lot 3.
3. The proposed access easement does not follow the existing street.
4. Private access is proposed for these lots. In accordance with Section 31-207,
private streets must be designed to the same standards as public streets. A
minimum access easement width of 60-feet is required and street width of 31-
feet from back of curb to back of curb.
5. Sidewalks with appropriate handicap ramps are required on both sides of the
private street in accordance with Section 31-175 of the Little Rock Code and the
Master Street Plan.
6. Sidewalks with appropriate handicap ramps are required adjacent to Chenal
Parkway in accordance with Section 31-175 of the Little Rock Code and the
Master Street Plan.
7. Repair or replace any curb and gutter or sidewalk that is damaged in the public
right-of-way prior to occupancy.
8. 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.
9. Show the proposed driveway locations.
10. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of the
developer and/or local property owners association.
11.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.
12.Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering, 501.379.1813,
Greg Simmons, gsimmons(a-),Iittlerock.org for more information.
13. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site shall be repaired
by the responsible party prior to issuance of a certificate of occupancy.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this site. A sewer main extension may be required
to serve the newly created lots. Contact Little Rock Wastewater Utility for additional
information.
ITEM NO.: 1. S-1277-D
Entergy: The Distribution part of Entergy does not object to this proposal. Service is
already provided to structures on Lots 1A and 1 B of the revised plat, but will eventually
need to be extended to lots 1 C, 2A, 2B and 3. An overhead distribution line exists on
the west side of Kirk Road and on the north side of this platted property. Contact
Entergy in advance regarding future service requirements to the development and
future facilities locations as this project proceeds.
Also, please note that there is a transmission line extending across the northern edge of
this property and there are very stringent requirements about what can be done around
and under a transmission line. This proposal and drawings have been forwarded to our
transmission group so they can take a look at it as well.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. Central Arkansas Water objects to the subdividing of Lots 1A and 1 B. Private fire
services shall not cross property lines.
2. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
3. A water main extension will be needed to provide water service to this property.
4. 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.
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. The facilities on -site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's materials and
construction specifications and installation will be inspected by an engineer, licensed
to practice in the State of Arkansas. Execution of a Customer Owned Line
Agreement is required.
8. Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives area used, a
reduced pressure zone back flow preventer shall be required.
Fire Department: No comment.
Parks and Recreation: No comment received.
ITEM NO.: 1.
S-1277-D
County Planning: No comment.
Rock Region Metro: Location is currently not served by METRO however it is part of
our future West Little Rock express service. No objections to the plan as shown.
Building Code: No comment.
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, March 23, 2016.
May 19, 2016
U: ,i1►[0me]
NAME: Riverside Properties Revised Preliminary Plat
LOCATION: Located at 16100 Chenal Parkway
DEVELOPER:
Riverside Properties, LLC
P.O. Box 3157
Little Rock, AR 72203
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 9.74 acres
FILE NO
1277-D
NUMBER OF LOTS: 6 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3 & PD-C — Request as a separate item a revocation of
the PD-C zoning and a Rezoning to C-3, General Commercial District
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.18
VARIANCEM/AIVERS:
1. A variance from Section 36-301 (d) to allow building height in excess of 35-feet.
2. A variance from Section 31-207 (b) to allow a private commercial drive to serve Lots
1Cand 3.
3. A variance from Section 31-231 to allow the creation of lots without public street
frontage.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
A preliminary plat was approved for a five (5) lot subdivision in April 2000. Lots
1, 4 and 5 were final platted between April 2000 and July 2001. The area
proposed as Lots 2 and 3 was not final platted. The applicant is requesting a
replat of Lot 1 and a revision to the preliminary plat for Lots 2 and 3. The
applicant has indicated each of the areas will be platted into three (3) lots each.
Lot 1 is proposed as Lots 1A, 1 B and 1 C. Lots 2 and 3 are proposed as Lots 2A
and 2B and Lot 3. Lots 1 C and 3 are indicated as lots without public street
frontage; a variance from Section 31-231, of the Little Rock Code of Ordinances.
May 19, 2016
SUBDIVISION
ITEM NO.: D (Cont.
FILE NO.: S-1277-D
A 60-foot cross access easement was previously platted from Chenal Parkway
extending north 261-feet. This access easement will be extended north to
connect with an east/west cross access easement which is proposed across the
rear of proposed Lot 3. The easement will then connect to a previously platted
cross access easement which allows a driveway connection to Kirk Road. All
easements, cross access easements and cross parking agreements will be
recorded with the final platting of the lots and the development of the lots to
ensure proper placement of any and all easements. This request includes a
variance from Section 31-207 (b) to allow private commercial drive to serve
Lots 1 C and 3.
The request includes a variance from the zoning ordinance to allow the maximum
building height on Lots 1 C and 3 to exceed the 35-foot typical building height
allowed within the C-3, General Commercial Zoning District. The building is
proposed as a three (3) story building with parking under a portion of the
structure. It is anticipated the building height will be near 55-feet. To allow the
increased height requires a variance from Section 36-301 (d).
As a separate item on this agenda the applicant is requesting a revocation of the
existing PD-C zoning and the rezoning of the site to C-3, General Commercial
District (Z-6720-A). The applicant is also seeking an amendment to the City's
Future Land Use Plan for this site to remove a special conditions previously
imposed on this site (LU19-16-01). The current Future Land Use Plan requires
all rezoning requests to be filed as a Planned Zoning Development.
B. EXISTING CONDITIONS:
The site is the former Riverside Motors which has recently moved to the Colonel
Glenn Road area. There are several buildings located on the site which were
used for sales and service of the Riverside Motors vehicle brands. North of the
site is an Entergy Transmission line which is located within a 100-foot easement.
South of the Entergy easement there is a 50-foot Central Arkansas Water
easement. East of the site is a wooded property owned by the Highland Valley
United Methodist Church. The church campus is located to the east of the
wooded property. West of the site is Kirk Road which has developed with a
branch bank, a dentist office and a convenience store with gas pumps. South of
the site, across Chenal Parkway, is the Kroger Shopping Center. There are a
number of uses located in the center including restaurants, fitness center, retail
shopping and a Kroger Super Store.
Chenal Parkway is a divided roadway along the frontage of this proposed plat
area. There is not a median break located along the frontage of this plat area.
There is sidewalk in place along the lot frontages which were previously platted.
May 19, 2016
UBDIVISION
ITEM NO.: D (Cont.)
C. NEIGHBORHOOD COMMENTS:
FILE NO.: S-1277-D
As of this writing, staff has received an informational phone call from an area
property owner. All abutting property owners of the site along with the Parkway
Place Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS.-
1 Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. The 60 foot access easement should extend along the east and north sides
of Lot 3.
3. The proposed access easement does not follow the existing street.
4. Private access is proposed for these lots. In accordance with Section
31-207, private streets must be designed to the same standards as public
streets. A minimum access easement width of 60-feet is required and street
width of 31-feet from back of curb to back of curb.
5. Sidewalks with appropriate handicap ramps are required on both sides of
the private street in accordance with Section 31-175 of the Little Rock Code
and the Master Street Plan.
6. Sidewalks with appropriate handicap ramps are required adjacent to Chenal
Parkway in accordance with Section 31-175 of the Little Rock Code and the
Master Street Plan.
7. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
8. 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.
9. Show the proposed driveway locations.
10. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or local property owners association.
11. 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.
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May 19, 2016
SUBDIVISION
ITEM NO.: D (Cont.
FILE NO.: S-1277-D
12. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering,
501.379.1813, Greg Simmons, .q_simmons(QJtt1erock.org for more
information.
13. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate
of occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. A sewer main extension may be
required to serve the newly created lots. Contact Little Rock Wastewater Utility
for additional information.
Entergy: The Distribution part of Entergy does not object to this proposal.
Service is already provided to structures on Lots 1A and 1B of the revised plat,
but will eventually need to be extended to lots 1 C, 2A, 2B and 3. An overhead
distribution line exists on the west side of Kirk Road and on the north side of this
platted property. Contact Entergy in advance regarding future service
requirements to the development and future facilities locations as this project
proceeds.
Also, please note that there is a transmission line extending across the northern
edge of this property and there are very stringent requirements about what can
be done around and under a transmission line. This proposal and drawings have
been forwarded to our transmission group so they can take a look at it as well.
CenteMoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. Central Arkansas Water objects to the subdividing of Lots 1A and 1 B. Private
fire services shall not cross property lines.
2. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
3. A water main extension will be needed to provide water service to this
property.
4. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
0
May 19, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1277-D
F
XV
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.
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. The facilities on -site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
8. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives area
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: No comment.
Parks and Recreation: No comment received.
Counly Planning: No comment.
Rock Region Metro: Location is currently not served by METRO however it is
part of our future West Little Rock express service. No objections to the plan as
shown.
ISSUES/TECHNICAUDESIGN:
Building Code
Planning Division
No comment.
No comment.
Landscape: No comment.
SUBDIVISION COMMITTEE COMMENT:
(March 16, 2016)
Mr. Tim Daters, the applicant, was present representing the request. Staff
presented an overview of the item stating there were three (3) items associated
with the request. Staff stated the applicant was seeking a replat and a revision to
a previously approved preliminary plat, a revocation of a PCD zoning and a
k
May 19, 2016
SUBDIVISION
NO.: D (Cont.) FILE NO.: S-1277-D
rezoning to C-3, General Commercial District zoning and an amendment to the
City's Future Land Use Plan. Staff stated the current land use plan required
applications for rezoning be approved as a planned zoning development. Staff
stated the applicant was requesting to remove that requirement. Staff stated
there were few outstanding technical issues associated with the request.
Public Works comments were addressed. Staff stated a 60-foot access and
utility easement through the site was required to connect Chenal Parkway to Kirk
Road. Staff stated the plat indicated a 60-foot easement extending from Chenal
into the site but at the common lot line of Lots 1 C and 3 the easement reduced to
30-feet. Mr. Daters stated the easement would be increased to 60-foot in all
areas the easement was proposed. Staff requested the applicant provide the
location of the proposed driveways. Staff also stated streetlights were required
prior to the issuance of final plat approval.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant provided a revised preliminary plat to staff addressing a number of
the issues raised at the March 16, 2016, Subdivision Committee meeting.
The revised plat has included the access easement as requested by staff. The
revised plan has also indicated the placement of the driveways proposed to
serve the new lots.
The request is to revise a preliminary plat which was approved for a five (5) lot
subdivision in April 2000. Of the approved preliminary plat Lots 1, 4 and 5 were
final platted between April 2000 and July 2001. The area proposed as Lots 2
and 3 was not final platted and remains in a metes and bounds legal description.
The applicant is requesting a replat of Lot 1 and a revision to the preliminary plat
for Lots 2 and 3. The applicant has indicated each of the areas will be platted
into three (3) lots. Lot 1 is proposed as Lots 1A, 1 B and 1 C. Lots 2 and 3 are
proposed as Lots 2A, 2B and Lot 3.
Lots 1 C and 3 are indicated as lots without public street frontage, which requires
a variance from Section 31-231, of the Little Rock Code of Ordinances. Lots 1C
and 3 will be served by the common drive between Lots 1 B and 2A. The
common drive will be 31-feet wide, sidewalks constructed on each side and be
centered in a 60-foot wide public access easement. The common drive will
terminate at the south line of Lots 1 C and 3. Beyond the south line of these
two (2) lots and across the site in general, as the properties develop additional
0
May 19, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1277-D
cross access easement and cross parking easements will be provided. The
applicant has not addressed how access to Lot 1A will be achieved. Staff feels a
proper access drive and easement should be provided to access this lot. Staff
does not feel access to the lot should be through the parking lot of Lot 1 B and the
applicant should provide an access easement designed per the typical standards
of City code which includes eliminating the backing of cars into the access
easement.
The request includes a variance from the zoning ordinance to allow the maximum
building height on Lots 1 C and 3 to exceed the 35-foot typical building height
allowed within the C-3, General Commercial Zoning District (Section 36-301(d)).
The building is proposed as a three (3) story building with parking under a portion
of the structure. It is anticipated the building height will be near 55-feet. The
applicant is seeking approval with the subdivision plat to allow the height
variance.
The applicant is also seeking the allowance of signage on Lots 1 C and 3 as per
Section 36-557(a) to allow signs on the south side of the buildings of Lots 1 C and
3 without public street frontage. The ordinance states all on -premises wall signs
must face required street frontage except in complexes where a sign without
street frontage would be the only means of identification for a tenant. The
signage as proposed is within the limits allowed per the zoning ordinance.
As separate items on this agenda the applicant is requesting a revocation of the
existing PD-C zoning and the rezoning of the site to C-3, General Commercial
District (Z-6720-A) and an amendment to the City's Future Land Use Plan for this
site to remove a special condition previously imposed on this site that all
rezoning requests be filed as a Planned Zoning Development (LU19-16-01).
Staff is supportive of the applicant's request. Staff feels the preliminary plat
approval to allow the creation of the six (6) lots as proposed is appropriate for
this site. The average lot size proposed is 1.6-acres with the minimum lot size
being 0.90-acres. To staff's knowledge there are no remaining outstanding
technical issues associated with the request.
STAFF RECOMMENDATION:
Staff recommends approval of the requests 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 Section 36-301(d) to
allow building height in excess of 35-feet.
N
May 19, 2016
SUBDIVISION
ITEM NO.: D (Cont.
FILE NO.: S-1277-D
Staff recommends approval of the variance request from Section 31-207(b) to
allow a private commercial drive to serve Lots 1 C and 3.
Staff recommends approval of the variance request from Section 31-231 to allow
the creation of lots without public street frontage.
Staff recommends the applicant provide proper access for Lot 1A designed per
the typical standards of City code.
PLANNING COMMISSION ACTION:
(APRIL 7, 2016)
The applicant was present. There was one registered objector present. Staff presented
the item with a recommendation of deferral. Staff stated the applicant had requested a
deferral on April 6, 2016, which would require a waiver of the Commission's By-laws
with regard to the late deferral request. A motion as made to approve the By-law waiver
with regard to the late deferral request. The motion carried by a vote of 8 ayes, 0 noes
and 3 absent. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 8 ayes, 0 noes and 3 absent.
rfIF-Al aIIIIIJ1»•I_11921
The applicant submitted a revised site plan to staff indicating access to Lot 1A is via a
right in right out driveway onto Chenal Parkway. The request for the driveway will
require a variance from Sections 30-43 and 31-210 to allow the drive as proposed.
Staff is supportive of the variance request. To staff's knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the applicant has
done an adequate job in addressing their concerns.
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 Section 36-301(d) to allow
building height in excess of 35-feet.
Staff recommends approval of the variance request from Section 31-207(b) to allow a
private commercial drive to serve Lots 1 C and 3.
Staff recommends approval of the variance request from Section 31-231 to allow the
creation of lots without public street frontage.
0
May 19, 2016
SUBDIVISION
ITEM NO.: D (Cont.
FILE NO.: S-1277-D
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There was one registered objector 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
Section 36-301(d) to allow building heights in excess of 35-feet. Staff presented a
recommendation of approval of the variance request from Section 31-207(b) to allow a
private commercial drive to serve Lots 1 C and 3. Staff presented a recommendation of
approval of the variance request from Section 31-231 to allow the creation of lots
without public street frontage.
Mr. Tim Daters of White Daters and Associates addressed the Commission. He stated
the request was for preliminary plat approval of a site containing 9.7-acres and allowing
the creation of six (6) lots. He stated the site was formerly used as automobile sales.
He stated the owners had marketed the site with the current building but had been
unsuccessful in selling the site with the current buildings and lot configuration. He
stated the site was being redeveloped with potentially a multi -story office building. He
stated the height of the office building was generating the need for a building height
variance.
Dr. Lee Wyant addressed the Commission in opposition of rezoning the site. He stated
his office was located just to the west of proposed Lot 2B. He stated he did not desire a
fast food restaurant adjacent to his office.
Staff stated the current request was for preliminary plat approval. Staff stated the
property was zoned C-3, General Commercial District which would allow a fast food
restaurant. Staff stated the item on the Commission's April meeting was for revocation
of a PD-C zoning but it did not include the area adjacent to his office. Staff stated the
area adjacent to his office had been zoned C-3, General Commercial District for a
number of years.
Mr. Wyant questioned if conditions could be placed on the request. Staff stated the
request was not for approval of zoning. Staff stated there could not be conditions
placed on the plat with regard to use.
There was no further discussion. The chair entertained a motion for approval of the
item. The item was approved as recommended by staff by a vote of 10 ayes, 0 noes,
0 absent and 1 recusal (Commissioner Alan Bubbus).
9