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HomeMy WebLinkAboutS-1285 Staff AnalysisJune 22, 2000 ITEM NO.: 5 FILE NO.: S-1285 NAME: Westwood Industrial Park - Preliminary Plat LOCATION: East side of Shackleford Road at Clearwater Drive DEVELOPER: F.NC_TNF:F.R Steve Wortman White-Daters and Associates 5100 Asher Avenue 401 S. Victory Street Little Rock, AR 72204 Little Rock, AR 72201 AREA: 29.63 acres NUMBER OF LOTS: 12 FT. NEW STREET: 1,050 if ZONING: I-1 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05 VARIANCES/WAIVERS REQUESTED: 1. Deferral of street improvements to Shackleford Road. 2_ Variance for length of proposed cul-de-sac. 3. Variance for minimum centerline radius for proposed cul-de-sac. 4. Variance for minimum front platted building line. 5. Variance for minimum lot width for Lots 5, 6, and 8. A. PROPOSAL: The applicant proposes to subdivide 29.63 acres into 12 lots for development of an industrial park. The applicant proposes to final plat the lots one at a time as they are sold. The property is zoned I-1 and will require zoning site plan review by the Planning Commission for the individual lot development. The applicant is proposing a 1,050 foot cul-de-sac to serve the proposed development. June 22, 2000 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1285 The applicant is proposing the following deferral and variances as part of this application: 1. Deferral of street improvements to Shackleford Road for five (5) years or until development of adjacent property. 2. Variance for maximum length of the proposed cul-de-sac; 1,050 linear feet proposed, 750 linear feet maximum allowed by ordinance. 3. Variance for the minimum centerline radius for the proposed cul-de-sac; 150 foot radius proposed, 275 foot minimum radius allowed by ordinance. 4. Variance for minimum front platted building line; 50 foot building line proposed, 70 foot minimum front building line required by ordinance. 5. Variance for minimum lot width for Lots 5, 6 and 8; proposed lot widths for these lots range from 110 to 120 feet (chord distance), minimum lot width required by ordinance is 150 feet. The site has been cleared and graded, and the applicant notes that the OS zoned area along the property's east and a portion of the north boundaries has been left undisturbed. The applicant also notes that buffers along the south and west property lines have been preserved. B. EXISTING CONDITIONS: The property has been mostly cleared of trees, with site work currently being done. It appears that the OS zoned portion of this property has been left undisturbed. There is an office/warehouse development and a Little Rock Water Works facility across Shackleford Road to the west. There are single family residences to the east and northeast. There is undeveloped R-2 zoned property to the south and I-1 zoned property to the north, with site work also being done on the property to the north. C. NEIGHBORHOOD COMMENTS: The Westwood, John Barrow and SWLR UP Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. 6 June 22, 2000 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: 5-1285 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline is required. 2.Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5-foot sidewalks with planned development. 3.Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Eliminate driveway that does not meet Ordinance. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6.Easements for proposed stormwater detention facilities are required. 7.Detail drainage plan must be submitted for approval before development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comments received. Arkla: No Comment. Southwestern Bell: No Comments received. Water: An acreage charge of $150/acre, plus a development fee based on the size of connection to the main in Shackleford Road, will apply in addition to the normal connection charges. A water main extension will be required. Fire Department: Place fire hydrants per code. Contact Dennis Free at 918-3752 for details. County Planning: No Comments received. CATA: No effect; Site is not on a dedicated bus route, but is near bus route #14. 3 June 22, 2000 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: 5-1285 F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: Protective temporary fencing must be installed prior to clearing Lots 5, 6, 7 and 8 to protect the adjacent OS strips. G. SUBDIVISION COMMITTEE COMMENT: (DUNE 1, 2000) Joe White and Tom Cole were present, representing the application. Staff briefly described the proposed preliminary plat. Joe White noted that the proposed cul-de-sac would be dedicated and constructed when the first lot within the subdivision is final platted. He also noted that a deferral of street improvements to Shackleford Road would be requested. These issues were briefly discussed. Tad Borkowski, of Public Works, noted that the proposed cul-de-sac needed to be lined up with Clearwater Drive on the west side of Shackleford Road. Bob Turner, also of Public Works, discussed the driveway locations to the lots. He noted that some of the drives needed to be eliminated. Joe White indicated that he would meet with Public Works regarding these issues. After the brief discussion, the Committee forwarded the preliminary plat to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff on June 7, 2000. The revised plat shows the names of the abutting property owners and the PAGIS Monuments. However, the revised plat does not address the concerns as raised by Public Works at the Subdivision Committee meeting. 4 June 22, 2000 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1285 As no in paragraph A. of this report, the applicant is requesting a deferral of street improvements to Shackleford Road and several variances for the proposed plat. Public Works supports the variances for cul-de-sac length and centerline radius, and the.Planning Staff supports the variances for lot width and front platted building line. Public Works recommends denial of the requested deferral of street improvements to Shackleford Road, due to the fact that the improvements were recently made to the west side of Shackleford Road, adjacent to a new office/warehouse development. Public Works also has concerns with the location of the proposed cul-de-sac and the number of proposed driveways along the street. Public Works notes that the proposed cul-de-sac should line up with Clearwater Drive (west side of Shackleford Rd.) for safety reasons. Public Works has also noted that the total number of driveways along the cul-de-sac needs to be reduced. As of this writing, the applicant has not met with Public Works to discuss these issues. Based on these Public Works design concerns and the fact that Public Works is not supporting the deferral of street improvements to Shackleford Road, staff cannot support the proposed plat. I. STAFF RECOMMENDATIONS: Staff recommends denial of the proposed preliminary plat, unless the outstanding Public Works issues as noted in paragraph H. can be resolved. PLANNING COMMISSION ACTION: The staff presented a positive recommendation application, as there were no further issues There were no objectors to this matter. (JUNE 22, 2000) on this for resolution. Staff noted that the plat had been redesigned and that all of the Public Works issues had been resolved. Staff noted that the applicant had also requested a variance to allow service drives without sidewalks between some of the lots. It was also noted that the applicant's deferral of street improvements to 5 June 22, 2000 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1285 Shackleford Road was for 5 years, until adjacent development or until one.(1) of the lots fronting on Shackleford Road develops, whichever occurs first. Staff presented a recommendation of approval of the revised plat and of the variances and deferral as requested. The Chairperson placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. FILE NO.: 5-1285 NAME: Westwood Industrial Park - Preliminary Plat LOCATION: East side of Shackleford Road at Clearwater Drive DEVELOPER: ENGINEER: Steve Wortman White-Daters and Associates 5100 Asher Avenue 401 S. Victory Street Little Rock, AR 72204 Little Rock, AR 72201 AREA: 29.63 acres NUMBER OF LOTS: 12 FT. NEW STREET: 11050 if ZONING: I-1 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05 VARIANCES/WAIVERS REQUESTED: 1. Deferral of street improvements to Shackleford Road. 2. Variance for length of proposed cul-de-sac. 3. Variance for minimum centerline radius for proposed cul-de-sac. 4. Variance for minimum front platted building line. 5. Variance for minimum lot width for Lots 5, 6, and 8. A. PROPOSAL: The applicant proposes to subdivide 29.63 acres into 12 lots for development of an industrial park. The applicant proposes to final plat the lots one at a time as they are sold. The property is zoned I-1 and will require zoning site plan review by the Planning Commission for the individual lot development. The applicant is proposing a 1,050 foot cul-de-sac to serve the proposed development. FILE NO.: S-1285 (Cont. The applicant is proposing the following deferral and variances as part of this application: 1_ Deferral of street improvements to Shackleford Road for five (5) years or until development of adjacent property. 2. Variance for maximum length of the proposed cul-de-sac; 11050 linear feet proposed, 750 linear feet maximum allowed by ordinance. 3. Variance for the minimum centerline radius for the proposed cul-de-sac; 150 foot radius proposed, 275 foot minimum radius allowed by ordinance. 4. Variance for minimum front platted building line; 50 foot building line proposed, 70 foot minimum front building line required by ordinance. 5_ Variance for minimum lot width for Lots 5, 6 and 8; proposed lot widths for these lots range from 110 to 120 feet (chord distance), minimum lot width required by ordinance is 150 feet. The site has been cleared and graded, and the applicant notes that the OS zoned area along the property's east and a portion of the north boundaries has been left undisturbed. The applicant also notes that buffers along the south and west property lines have been preserved. B. EXISTING CONDITIONS: The property has been mostly cleared of trees, with site work currently being done. It appears that the OS zoned portion of this property has been left undisturbed. There is an office/warehouse development and a Little Rock Water Works facility across Shackleford Road to the west. There are single family residences to the east and northeast. There is undeveloped R-2 zoned property to the south and I-1 zoned property to the north, with site work also being done on the property to the north. C. NEIGHBORHOOD COMMENTS: The Westwood, John Barrow and SWLR UP Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford Road is listed on minor arterial. A dedication from centerline is required. the Master Street Plan as a of right-of-way 45 feet 2 FILE NO.: 5-1285 (Cont.) 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5-foot sidewalks with planned development. 3.Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Eliminate driveway that does not meet Ordinance. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5.Stormwater detention ordinance applies to this property. 6.Easements for proposed stormwater detention facilities are required. 7.Detail drainage plan must be submitted for approval before development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comments received. Arkla: No Comment. Southwestern Bell: No Comments received. Water: An acreage charge of $150/acre, plus a development fee based on the size of connection to the main in Shackleford Road, will apply in addition to the normal connection charges. A water main extension will be required. Fire Department: Place fire hydrants per code. Contact Dennis Free at 918-3752 for details. County Plannin : No Comments received. CATA: No effect; Site is not on a dedicated bus route, but is near bus route #14. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: Protective temporary fencing must be installed prior to clearing Lots 5, 6, 7 and 8 to protect the adjacent OS strips. 3 FILE NO.: 5-1285 (Cont.) G. SUBDIVISION COMMITTEE COMMENT: (JUKE -1, 2000) Joe White and Tom Cole were present, representing the application. Staff briefly described the proposed preliminary plat. Joe White noted that the proposed cul-de-sac would be dedicated and constructed when the first lot within the subdivision is final platted. He also noted that a deferral of street improvements to Shackleford Road would be requested. These issues were briefly discussed. Tad Borkowski, of Public Works, noted that the proposed cul-de-sac needed to be lined up with Clearwater Drive on the west side of Shackleford Road. Bob Turner, also of Public Works, discussed the driveway locations to the lots. He noted that some of the drives needed to be eliminated. Joe White indicated that he would meet with Public Works regarding these issues. After the brief discussion, the Committee forwarded the preliminary plat to the full Commission for final action. H_ ANALYSIS: The applicant submitted a revised preliminary plat to staff on June 7, 2000. The revised plat shows the names of the abutting property owners and the PAGIS Monuments. However, the revised plat does not address the concerns as raised by Public Works at the Subdivision Committee meeting. As noted in paragraph A. of this report, the applicant is requesting a deferral of street improvements to Shackleford Road and several variances for the proposed plat. Public Works supports the variances for cul-de-sac length and centerline radius, and the Planning Staff supports the variances for lot width and front platted building line. Public Works recommends denial of the requested deferral of street improvements to Shackleford Road, due to the fact that the improvements were recently made to the west side of Shackleford Road, adjacent to a new office/warehouse development. Public Works also has concerns with the location of the proposed cul-de-sac and the number of proposed driveways along the street. Public Works notes that the proposed cul-de-sac should line up with Clearwater Drive (west side 4 FILE NO.: 5-1285 (Cont.) of Shackleford Rd.) for safety reasons. Public Works has also noted that the total number of driveways along the cul-de-sac needs to be reduced. As of this writing, the applicant has not met with Public Works to discuss these issues. Based on these Public Works design concerns and the fact that Public Works is not supporting the deferral of street improvements to Shackleford Road, staff cannot support the proposed plat. I. STAFF RECOMMENDATIONS: Staff recommends denial of the proposed preliminary plat, unless the outstanding Public Works issues as noted in paragraph H. can be resolved. PLANNING COMMISSION ACTION: (JUNE 22, 2000) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Staff noted that the plat had been redesigned and that all of the Public Works issues had been resolved. Staff noted that the applicant had also requested a variance to allow service drives without sidewalks between some of the lots. It was also noted that the applicant's deferral of street improvements to Shackleford Road was for 5 years, until adjacent development or until one (1) of the lots fronting on Shackleford Road develops, whichever occurs first. Staff presented a recommendation of approval of the revised plat and of the variances and deferral as requested. The Chairperson placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 5