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HomeMy WebLinkAboutS-1300-A Staff AnalysisMarch 30, 2006 ITEM NO.: 4 FILE NO.: S-1300-A NAME: Coburn Addition Preliminary Plat LOCATION: Located South of the intersection of Sibley Hole Road and Meadow Lane DEVELOPER: Coburn Service Company, Inc. 9300 Mabelvale Pike Little Rock, AR 72103 ENGINEER: Marlar Engineering Company, Inc. 5318 JFL Boulevard North Little Rock, AR 72116 AREA: 7.91 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: UMBER OF LOTS: 2 1-2, Light Industrial District 15 — Geyer Springs West 41.03 VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance request from the Subdivision Ordinance (Section 31-313(a)) to allow a reduced lot width for Tracts A and B. 2. A variance request from the Subdivision Ordinance (Section 31-313(b)) to allow an increased lot depth to width ratio and to allow the creation of a pipe stem lot. 3. A variance request to allow a reduced front building line for Tract 1. BACKGROUND: The Commission at their January 25, 2001, Public Hearing reviewed the property at 10625 Sibley Hole Road for a subdivision site plan review. The site was zoned 1-2 and being used as a heavy equipment/machinery sales and service. A business of this type had been operated on the site and adjacent property (west) for a number of years. Based on the fact that multiple buildings were proposed, the site plan required review and approval by the Planning Commission. March 30, 2006 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1300 A The proposal included a two-phase development plan for the property. Phase I included construction of a 7,000 square foot building just south of the existing one-story brick office structure. A ground -mounted sign location and dumpster were also indicated in Phase I. Phase II included the construction of two (2) 7,000 square foot buildings within the southern portion of the property. The buildings were to be used to perform certain service work (mechanical and cosmetic work) on heavy equipment. The Phase I building has been constructed. The majority of the property was gravel -covered and has been used for heavy equipment and truck storage and maintenance for a number of years. The applicant proposed to continue the use of the existing gravel area. The applicant also indicated intentions of working with Public Works to improve access to the property from Sibley Hole Road. On January 29, 2004, the Commission denied a request to rezone the property from 1-2 to PD-I to allow the use of the site for outdoor sandblasting. The area designated for sandblasting was located along the southeastern property line. The applicant was utilizing the eastern portion of the site for the sandblasting and the site was under enforcement for a zoning violation. A. PROPOSAUREQUEST: The applicant is now proposing the subdivision of the site to allow for the sale of one acre and the existing building. The remaining property will be held for future sale. A 40-foot building line has been indicated on Tract 1 and a building .line located outside the pipe stem has been indicated for Tract 2. There are variances being requested from the Subdivision Ordinance to allow the split as proposed to occur. A variance request from the Subdivision Ordinance (Section 31-313(a)) to allow a reduced lot width for Tracts 1 and 2 and a variance request from the Subdivision Ordinance (Section 31-313(b)) to allow an increased lot depth to width ratio and to allow the creation of a pipe stem lot. A variance is also being requested to allow a reduced building line on Tract 1. B. EXISTING CONDITIONS: There are two single -story structures and an asphalt parking area within the north portion of the property. The remainder of the property is being used as a contractor's staging area and storage of fill material for a company doing work on the 1-30 upgrades. There is a mixture of industrial uses (including heavy equipment sales and service) to the west and north along 1-30. There is undeveloped POD zoned property to the south, with a church and single-family residence to the east and southwest. March 30, 2006 SUBDIVISION ITEM NO.: 4(Cont.)FILE NO.: S-1300-A C. NEIGHBORHOOD COMMENTS: The Pinedale, Mavis Circle, and Southwest Little Rock United for Progress Neighborhood Associations were notified of the Public Hearing along with all abutting property owners. As of this writing staff has received several informational phone calls from area resident. D. ENGINEERING COMMENTS: Public Works Conditions: 1. The floodplain cannot be used as a storage area for fill material. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Paint -Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 3 March 30, 2006 SUBDIVISION ITEM NO_: 4 Cont. FILE NO.: S-1300-A F. ISSU ESITECH NICAUDESIGN: Planninq Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006) Mr. David Jones of Marlar Engineering Company was present representing the request. Staff presented an overview of the proposed development .indicating there were few outstanding issues associated with the proposed request. Staff requested the applicant verify the general notes section of the :proposed preliminary plat. Staff also requested the applicant provide the zoning classification of the proposed plat area and of abutting properties. Staff stated the proposed subdivision would require variances from the Subdivision Ordinance to allow the development as proposed. Staff also requested the applicant provide a building line outside the pipe stem of proposed Tract 2. Public Works comments were addressed. Staff stated the floodplain could not be used as a storage area for fill material. Staff also stated any curb gutter and/or sidewalk would require repair prior to occupancy. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat drawing addressing most of the issues raised at the March 8, 2006, Subdivision Committee meeting. The applicant has indicated a building line outside the pipe stem of proposed Tract 2, corrected the notes in the general notes section and indicated the zoning within the plat boundary and of abutting properties. There are variances being requested from the Subdivision Ordinance to allow the split as proposed to occur. Variances are requested from Section 31-313(a) to allow a reduced lot width for Tracts 1 and 2 and from Section 31-313(b) to allow an increased lot depth to width ratio and to allow the creation of a pipe stem lot. The site is zoned 1-2, Light Industrial District which typically requires a minimum lot width of 100-feet and a lot area of 14,000 square feet. The lots are indicated with a minimum width of 86.5 feet for Tract 1 and 60-feet for Tract 2. Tract 2 has been indicated with a lot depth of 963-feet. 4 March 30, 2006 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S-1300-A A 40-foot building line has been indicated on Tract 1 and a building line located outside the pipe stem has been indicated for Tract 2. Tract 1 will require a variance to allow a reduced building line. The ordinance typically requires the placement of a 50-foot building line on properties zoned 1-2, Light Industrial District. Staff is supportive of the applicant's request and the requested variances. Staff feels the applicant has done an adequate job in addressing concerns and has proposed the subdivision of the property, which will limit the impact on the adjoining properties and developments. To staffs knowledge there are no outstanding issues associated with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the requested preliminary plat subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested variance from the Subdivision Ordinance (Section 31-313(a)) to allow a reduced lot width for Tracts A and B. Staff recommends approval of the requested variance from the Subdivision Ordinance (Section 31-313(b)) to allow an increased lot depth to width ratio and to allow the creation of a pipe stem lot. Staff recommends approval of the variance request to allow a reduced front building line for Tract 1. PLANNING COMMISSION ACTION: (MARCH 30, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented recommendations of approval of the requested variances from the Subdivision Ordinance (Section 31-313(a)) to allow a reduced lot width for Tracts A and B, from the Subdivision Ordinance (Section 31-313(b)) to allow an increased lot depth to width ratio and to allow the creation of a pipe stem lot and the variance request to allow a reduced front building line for Tract 1. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 abstaining (Pam Adcock). S-1300-A NAME: Coburn Addition Preliminary Plat LOCATION: located South of the intersection of Sibley Hole Road and Meadow Lane Planning Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 15, 2006. The Office of Planning and Development must receive the proof of notice no later than March 24, 2006. 2. Provide the source of title of the landowner in the general notes section of the proposed preliminary plat. 3. Provide the average size of the lots in the general notes section of the proposed preliminary plat. 4. Provide the total number of lots in the general notes section of the proposed preliminary plat. 5. Provide the means of wastewater disposal and the source of water supply in the general notes section of the proposed preliminary plat. 6. A 50 foot front building line is typically required for 1-2 zoned property. Provide a building line outside the pipe stem for proposed Tract 2. 7. Provide the zoning classification of the proposed plat area and of abutting properties. 8. Verify the General Notes indicated on the proposed preliminary plat drawing. 9. The request includes a variance to allow a reduced lot width for each of the indicated Tracts. The ordinance typically requires the placement of a 100-foot lot width (Section 31-313(a)). 10.A variance request is being sought to allow an increased Lot Depth to Width Ratio and a variance to allow the creation of a pipe stem lot (Section 31-313(b)) should be indicated in the general notes section of the proposed preliminary plat. Variance/Waivers: 1. A variance request from the Subdivision Ordinance (Section 31-313(a)) to allow a reduced lot width for Tracts A and B. 2. A variance request from the Subdivision Ordinance (Section 31-313(b)) to allow an increased lot depth to width ratio and to allow the creation of a pipe stem lot. Public Works Conditions: 1. The floodplain cannot be used as a storage area for fill material. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Item # 4 Utilities and Fire Department/County, Planning: Wastewater: Sewer available, not adversely affected. Entergy: Center -Point Energy: SBC: Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: No comment. Landscape: No comment. Revised plq_Vplan- Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, March 15, 2006. Item # 4 City of Little Rock Department of Planning and Development Planning 723 West Markham Street Zoning and Little Rock, Arkansas 72201-1334 Phone: (501) 371-4790 Fax: (501) 399-3435 or 371-6863 Subdivision DATE: February 22, 2006 ENTERGY (2) ARKLA Southwestern Bell Telephone (2) Central Arkansas Water Little Rock Wastewater Pulaski County Planning Little Rock Fire Department Public Works: Engineering, Traffic (2) NAME: Coburn Addition Preliminary Plat TYPE OF ISSUE: 2 Lots zoned I-2 FILE NUMBER: S-1300-A LOCATION: South of the intersection of Sibley Hole Road and Meadow Lane Parks and Recreation Department Planning and Development — Site Plan Review Planning and Development Graphics CATA TO WHO IT MAY CONCERN: On March 30, 2006 the Little Rock Planning Commission will consider the above referenced issue. NOTE: The Interdepartmental Meeting at which this issue will be discussed will be held on March 3, 2006. NOTE: The Subdivision Committee Meeting at which this issue will be discussed will be held on March 8, 2006. A copy of the plan for the referenced issue is enclosed for your consideration, and your comments and/or recommendations will be appreciated. Sincerely, Donna mes Subdivision Administrator (Please respond below and return this letter with your comments for our records.) Approved as Submitted. PLEASE RETURN COMMENTS BY March 6, 2006. _Easement (s) required (See attached plat or description.) *To all utilities: If an easement is requested which is in excess of 10 feet in width, provide justification for the easement or the request will not be included in the Planning Commission agenda. Comments: :s FILE NO_: S-1300-A NAME: Coburn Addition Preliminary Plat LOCATION: Located South of the intersection of Sibley Hole Road and Meadow Lane DEVELOPER: Coburn Service Company, Inc. 9300 Mabelvale Pike Little Rock, AR 72103 ENGINEER Marlar Engineering Company, Inc. 5318 JFL Boulevard North Little Rock, AR 72116 AREA: 7.91 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: 1-2, Light Industrial District PLANNING DISTRICT: 15 — Geyer Springs West CENSUS TRACT: 41.03 VARIANCESM/AIVERS REQUESTED: 1. A variance request from the Subdivision Ordinance (Section 31-313(a)) to allow a reduced lot width for Tracts A and B. 2. A variance request from the Subdivision Ordinance (Section 31-313(b)) to allow an increased lot depth to width ratio and to allow the creation of a pipe stem lot. 3. A variance request to allow a reduced front building line for Tract 1. BACKGROUND: The Commission at their January 25, 2001, Public Hearing reviewed the property at 10625 Sibley Hole Road for a subdivision site plan review. The site was zoned 1-2 and being used as a heavy equipment/machinery sales and service. A business of this type had been operated on the site and adjacent property (west) for a number of years. Based on the fact that multiple buildings were proposed, the site plan required review and approval by the Planning Commission. FILE NO.: S-1300-A (Cont. The proposal included a two-phase development plan for the property. Phase included construction of a 7,000 square foot building just south of the existing one-story brick office structure. A ground -mounted sign location and dumpster were also indicated in Phase I. Phase II included the construction of two (2) 7,000 square foot buildings within the southern portion of the property. The buildings were to be used to perform certain service work (mechanical and cosmetic work) on heavy equipment. The Phase I building has been constructed. The majority of the property was gravel -covered and has been used for heavy equipment and truck storage and maintenance for a number of years. The applicant proposed to continue the use of the existing gravel area. The applicant also indicated intentions of working with Public Works to improve access to the property from Sibley Hole Road. On January 29, 2004, the Commission denied a request to rezone the property from 1-2 to PD-I to allow the use of the site for outdoor sandblasting. The area designated for sandblasting was located along the southeastern property line. The applicant was utilizing the eastern portion of the site for the sandblasting and the site was under enforcement for a zoning violation. W PROPOSAUREQUEST: The applicant is now proposing the subdivision of the site to allow for the sale of one acre and the existing building. The remaining property will be held for future sale. A 40-foot building line has been indicated on Tract 1 and a building line located outside the pipe stem has been indicated for Tract 2. There are variances being requested from the Subdivision Ordinance to allow the split as proposed to occur. A variance request from the Subdivision Ordinance (Section 31-313(a)) to allow a reduced lot width for Tracts 1 and 2 and a variance request from the Subdivision Ordinance (Section 31-313(b)) to allow an increased lot depth to width ratio and to allow the creation of a pipe stem lot. A variance is also being requested to allow a reduced building line on Tract 1. EXISTING CONDITIONS: There are two single -story structures and an asphalt parking area within the north portion of the property. The remainder of the property is being used as a contractor's staging area and storage of fill material for a company doing work on the 1-30 upgrades. There is a mixture of industrial uses (including heavy equipment sales and service) to the west and north along 1-30. There is undeveloped POD zoned property to the south, with a church and single-family residence to the east and southwest. 6 FILE NO.: S-1300-A C C F NEIGHBORHOOD COMMENTS: The Pinedale, Mavis Circle, and Southwest Little Rock United for Progress Neighborhood Associations were notified of the Public Hearing along with all abutting property owners. As of this writing staff has received several informational phone calls from area resident. ENGINEERING COMMENTS: Public Works Conditions: 1. The floodplain cannot be used as a storage area for fill material. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC:.Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. ISSUES/TECHNICAL/DESIGN: Planning Dim: No comment. 3 FILE NO.: S-1300-A(Cont.) Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006) Mr. David Jones of Marlar Engineering Company was present representing the request. Staff presented an overview of the proposed development indicating there were few outstanding issues associated with the proposed request. Staff requested the applicant verify the general notes section of the proposed preliminary plat. Staff also requested the applicant provide the zoning classification of the proposed plat area and of abutting properties. Staff stated the proposed subdivision would require variances from the Subdivision Ordinance to allow the development as proposed. Staff also requested the applicant provide a building line outside the pipe stem of proposed Tract 2. Public Works comments were addressed. Staff stated the floodplain could not be used as a storage area for fill material. Staff also stated any curb gutter and/or sidewalk would require repair prior to occupancy. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat drawing addressing most of the issues raised at the March 8, 2006, Subdivision Committee meeting. The applicant has indicated a building -line outside the pipe stem of proposed Tract 2, corrected the notes in the general notes section and indicated the zoning within the plat boundary and of abutting properties. There are variances being requested from the Subdivision Ordinance to allow the split as proposed to occur. Variances are requested from Section 31-313(a) to allow a reduced lot width for Tracts 1 and 2 and from Section 31-313(b) to allow an increased lot depth to width ratio and to allow the creation of a pipe stem lot. The site is zoned 1-2, Light Industrial District which typically requires a minimum lot width of 100-feet and a lot area of 14,000 square feet. The lots are indicated with a minimum width of 86.5 feet for Tract 1 and 60-feet for Tract 2. Tract 2 has been indicated with a lot depth of 963-feet. A 40-foot building line has been indicated on Tract 1 and a building line located outside the pipe stem has been indicated for Tract 2. Tract 1 will require a variance to allow a reduced building line. The ordinance typically requires the placement of a 50-foot building line on properties zoned 1-2, Light Industrial District. Staff is supportive of the applicant's request and the requested variances. Staff feels the applicant has done an adequate job in addressing concerns and has 0 FILE NO.. S-1300-A (Cont.) proposed the subdivision of the property, which will limit the impact on the adjoining properties and developments. To staffs knowledge there are no outstanding issues associated with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the requested preliminary plat subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested variance from the Subdivision Ordinance (Section 31-313(a)) to allow a reduced lot width for Tracts A and B. Staff recommends approval of the requested variance from the Subdivision Ordinance (Section 31-313(b)) to allow an increased lot depth to width ratio and to allow the creation of a pipe stem lot. Staff recommends approval of the variance request to allow a reduced front building line for Tract 1. PLANNING COMMISSION ACTION: (MARCH 30, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented recommendations of approval of the requested variances from the Subdivision Ordinance (Section 31-313(a)) to allow a reduced lot width for Tracts A and B, from the Subdivision Ordinance (Section 31-313(b)) to allow an increased lot depth to width ratio and to allow the creation of a pipe stem lot and the variance request to allow a reduced front building line for Tract 1. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 abstaining (Pam Adcock). :i