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HomeMy WebLinkAboutS-1301-A Staff AnalysisOctober 31,2002 ITEM NO.: 2 FILE NO.: NAME: Boen Center Revised Preliminary Plat LOCATION: On the Southeast corner of Colonel Glenn Road and 1-430 DEVELOPER: Boen Enterprises LLC 10600 Colonel Glenn Road Little Rock, AR 72204 ENGINEER: McGetrick & McGetrick 319 President Clinton Avenue Little Rock, AR 72201 AREA: 72.45 acres NUMBER OF LOTS: 18 URRENT ZONING: C-3 and 0-3 PLANNING DISTRICT: 12 — 65th Street West CENSUS TRACT: 24.05 VARIANCESMAIVERS REQUESTED BACKGROUND: FT. NEW STREET: 1400 Length of Cul-de-sac — Vista View Drive. On January 25, 2001 the Planning Commission approved a preliminary plat to subdivide 59.46 acres into 15 non-residential lots located at the southeast corner of Colonel Glenn Road and 1-430. The property was, zoned R-2 however, the Board of Directors approved a rezoning for the site on January 16, 2001 zoning the site to the current classifications of C-3 and 0-3. The proposed plat included easements for shared driveways for the proposed commercial lots and a new street (Vista View Drive 880 linear feet of street) to serve the office lots within the southern portion of the property. The applicant indicated the lots would be final platted one at a time based on market demand. A. PROPOSAL: The applicant proposes to revise a previously approved preliminary plat to include additional acreage and increase the number of lots. The applicant has October 31, 2002 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1301-A added acreage to the west of the 0-3 zoned property, increased the size of Lot 7 and added three lots, Lots 12, 13 and 14. The site is currently zoned C-3 (21.9 acres) and 0-3 (46.48 acres). The applicant proposes to construct 1400 linear feet of street in the form of a cul-de- sac with a 60-foot right-of-way (previously approved at 880 linear feet). The applicant also proposes to construct one-half street improvements to Talley Road. Lots 1 — 6 will access Colonel Glenn Road and Lots 6, 7, 8 and 18 will access Talley Road. All other lots will be accessed from the private cul-de-sac, Vista View Drive. The applicant proposes shared driveways for the commercial lots; as was previously approved. The applicant also proposes the placement of a 35-foot restrictive access easement along the southern leg of Talley Road (Lots 14 — 18) to allow no vehicular access to these lots. The applicant is requesting a variance to allow Vista View Drive to be approximately 1400 feet in length. The applicant proposes the lots to be Final Platted one _at a time, based on market demand. B. EXISTING CONDITIONS: The site has been leveled and graded with basic infrastructure currently being put in place. The site is currently zoned C-3 and 0-3 and adjoins -I-430 to the west and Talley Road to the south and east. Colonel Glenn Road is the northern boundary. Other uses in the area include the Clear Channel Metroplex to the north and a mixed development of commercial and industrial uses to the northeast. Scattered single-family homes exist along the east side of Talley Road in a very rural setting. Talley Road is an unimproved roadway with open ditches for drainage. Colonel Glenn Road is a two lane roadway with road improvements having been made adjacent to the Clear Channel site. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has not received any comment from area residents. The John Barrow Neighborhood Association and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: Sidewalks conforming to Section 31-175 and the Master Street Plan are required. 2 October 31, 2002 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: 5-1301-A 2. The double 60" stormdrains that cross the property are to remain privately maintained unless a satisfactory demonstration is made as to the adequacy of the installation. Label stormdrains on the final plat as "privately maintained". 3. All storm drain pipe under Talley Road is to be RCP. 4. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 5. All previous comments on the plat apply. 6. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpot) for more information regarding street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: Water main extension is required to serve some lots. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off private fire systems. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN:.,. Planning Division: No comment. Landscape: No comment. 3 October 31, 2002 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1301-A G. SUBDIVISION COMMITTEE COMMENT: (October 10, 2002) Mr. Pat McGetrick of McGetrick and McGetrick Engineering Company was present representing the application. Staff presented the item indicating additional information required on the plat. Staff stated there should to be a restrictive access easement along Talley Road on the southern boundary of the plat (running east and west). Public Works comments were addressed. Mr. McGetrick stated the road improvements to Talley and to Colonel Glenn Roads would be started in the next few weeks. He also stated the applicant would work with Public Works concerning the drainage inlet. Staff noted water and wastewater comments. There being no further issues to discuss, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated a 35-foot restrictive access easement and open space buffer along the southern lots (Lots 14 — 18). Driveways will be common access easements along lot lines. Lots 2 and 3 will share access and Lots 4 and 5 will share access from Colonel Glenn Road. This access will connect to a 60-foot access easement along the northern boundary of Lot 6 connecting to Lot 1. A 40-foot access easement is proposed along the lot lines of Lots 6 and 7, which will connect to a 60-foot access easement along the lot lines of Lots 11 and 12 and connect to Vista View Drive. The applicant has done a good job of providing cross access within the development and limiting the number of curb cuts. The applicant has indicated the -,lots will be final platted one at a time based on market demand. Staff feels this would be an appropriate means of final platting since the lots adjacent to Colonel Glenn Road will more than likely be developed first and the office lots will come later. Staff is supportive of the request. The proposed preliminary plat is somewhat similar to the previously approved plat with the exception of the addition of the acreage and lots in the southwestern portion of the site. The site is zoned C-3 and 0-3 with the lots conforming to the minimum lots sizes and building setbacks for each zoning classification. 4 October 31, 2002 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1301-A STAFF RECOMMENDATIONS: Staff recommends approval of the requested preliminary plat subject to compliance with the conditions outlined in Paragraphs D, E and F of the Staff report. NNING COMMISSION ACTION: (OCTOBER 31, 2002) Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the application. There were no objectors present. Staff presented the item with a recommendation of approval of the proposed preliminary plat subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the consent agenda for approval and approved by a vote of 9 ayes, 0 noes and 2 absent. 5 Subdivision Committee Meeting October 10, 2002 ITEM NO.: 2 NAME: Boen Center Revised Preliminary Plat FILE NO.: S-1301-A LOCATION: On the Southeast corner of Colonel Glenn Road and 1-430 DEVELOPER: Boen Enterprises LLC 10600 Colonel Glenn Road Little Rock, AR 72204 ENGINEER: McGetrick & McGetrick 319 President Clinton Avenue Little Rock, AR 72201 AREA: 72.45 acres NUMBER OF LOTS: 18 CURRENT ZONING: C-3 and 0-3 PLANNING DISTRICT: 12 — 65t" Street West CENSUS TRACT: 24.05 FT. NEW STREET(400 VARIANCES/WAIVERS REQUESTED: Length of Cul-de-sac — Vista View Drive. PLANNING STAFF COMMENTS: 1. Provide a certified list of property owners abutting the site along with notice form, affidavit executed, and proof of mailing. 2. Indicate proposed driveway locations on the plat. 3. The Lot Area Regulation requires the width to be 100-feet. At the building line, Lot 14 will not meet this requirement. 4. Provide the name, address and source of title of the owner. 5. Provide names of property owners to the east of the plat. 6. Indicate flood plain/floodway areas within the proposed plat area. 7. Provide the zoning of properties to the east and the south of the site. 8. Provide a phasing plan. 9. Provide the southern lot dimension for Lot 3. 10. Provide the eastern lot dimension for Lot 7. 11. Provide the southern lot dimension for Lot 8. 12. Verify the linear feet of internal street in the general note. (1400 or 880) 13. Verify the right-of-way for the new street. 14.Indicate the roadway improvements which will be constructed to Colonel Glenn and to Talley Roads. Subdivision Committee Meeting October 10, 2002 ENGINEERING COMMENTS: Public Works: 1. Sidewalks conforming to Sec. 31-175 and the Master Street Plan are required. 2. The double 60" stormdrains that cross the property are to remain privately maintained unless a satisfactory demonstration is made as to the adequacy of the installation. 3. All storm drain pipe under Talley Road is to be RCP. 4. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 5. All previous comments on the plat apply. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. FA - Southwestern Bell: Water: Water main extension is required to serve some lots. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off private fire systems. Fire Department: County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Plannina Division: No comment. Landscape: No comment. Subdivision Committee Meeting October 10, 2002 REVISED PLAT/PLAN: SUBMIT FOUR (4) COPIES OF A REVISED PRELIMINARY PLAT (TO INCLUDE THE ADDITIONAL INFORMATION AS NOTED ABOVE) TO STAFF NO LATER THAN NOON ON WEDNESDAY, OCTOBER 16, 2002. October 31,2002 ITEM NO.: 2 FILE NAME: Boen Center Revised Preliminary Plat LOCATION: On the Southeast corner of Colonel Glenn Road and 1-430 DEVELOPER: ENGINEER: Boen Enterprises LLC McGetrick & McGetrick 10600 Colonel Glenn Road 319 President Clinton Avenue Little Rock, AR 72204 Little Rock, AR 72201 AREA: 72.45 acres NUMBER OF LOTS: 18 FT. NEW STREET: 1400 CURRENT ZONING: C-3 and 0-3 PLANNING DISTRICT: 12 — 65th Street West CENSUS TRACT: 24.05 VARIANCESMAIVERS REQUESTED BACKGROUND: MKIIIIIs_1 Length of Cul-de-sac — Vista View Drive. On January 25, 2001 the Planning Commission approved a preliminary plat to subdivide 59.46 acres into 15 non-residential lots located at the southeast corner of Colonel Glenn Road and 1-430. The property was, zoned R-2 however, the Board of Directors approved a rezoning for the site on January 16, 2001 zoning the site to the current classifications of C-3 and 0-3. The proposed plat included easements for shared driveways for the proposed commercial lots and a new street (Vista View Drive 880 linear feet of street) to serve the office lots within the southern portion of the property. The applicant indicated the lots would be final platted one at a time based on market demand. A. PROPOSAL: The applicant proposes to revise a previously approved preliminary plat to include additional acreage and increase the number of lots. The applicant has October 31, 2002 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1301-A added acreage to the west of the 0-3 zoned property, increased the size of Lot 7 and added three lots, Lots 12, 13 and 14. The site is currently zoned C-3 (21.9 acres) and 0-3 (46.48 acres). The applicant proposes to construct 1400 linear feet of street in the form of a cul-de- sac with a 60-foot right-of-way (previously approved at 880 linear feet). The applicant also proposes to construct one-half street improvements to Talley Road. Lots 1 — 6 will access Colonel Glenn Road and Lots 6, 7, 8 and 18 will access Talley Road. All other lots will be accessed from the private cul-de-sac, Vista View Drive. The applicant proposes shared driveways for the commercial lots; as was previously approved. The applicant also proposes the placement of a 35-foot restrictive access easement along the southern leg of Talley Road (Lots 14 — 18) to allow no vehicular access to these lots. The applicant is requesting a variance to allow Vista View Drive to be approximately 1400 feet in length. The applicant proposes the lots to be Final Platted one at a time, based on market demand. B. EXISTING CONDITIONS: The site has been leveled and graded with basic infrastructure currently being put in place. The site is currently zoned C-3 and 0-3 and adjoins 1-430 to the west and Talley Road to the south and east. Colonel Glenn Road is the northern boundary. Other uses in the area include the Clear Channel Metroplex to the north and a mixed development of commercial and industrial uses to the northeast. Scattered single-family homes exist along the east side of Talley Road in a very rural setting. Talley Road is an unimproved roadway with open ditches for drainage. Colonel Glenn Road is a two lane roadway with road improvements having been made adjacent to the Clear Channel site. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff 1has not received any comment from area residents. The John Barrow Neighborhood Association and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: Sidewalks conforming to Section 31-175 and the Master Street Plan are required. 4 October 31, 2002 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1301-A 2. The double 60" stormdrains that cross the property are to remain privately maintained unless a satisfactory demonstration is made as to the adequacy of the installation. Label stormdrains on the final plat as "privately maintained". 3. All storm drain pipe under Talley Road is to be RCP. 4. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 5. All previous comments on the plat apply. 6. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpot) for more information regarding street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: Water main extension is required to serve some lots. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off private fire systems. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN:.,. Planning Division: No comment. Landscape: No comment. October 31, 2002 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1301-A G. SUBDIVISION COMMITTEE COMMENT: (October 10, 2002) Mr. Pat McGetrick of McGetrick and McGetrick Engineering Company was present representing the application. Staff presented the item indicating additional information required on the plat. Staff stated there should to be a restrictive access easement along Talley Road on the southern boundary of the plat (running east and west). Public Works comments were addressed. Mr. McGetrick stated the road improvements to Talley and to Colonel Glenn Roads would be started in the next few weeks. He also stated the applicant would work with Public Works concerning the drainage inlet. Staff noted water and wastewater comments. There being no further issues to discuss, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated a 35-foot restrictive access easement and open space buffer along the southern lots (Lots 14 — 18). Driveways will be common access easements along lot lines. Lots 2 and 3 will share access and Lots 4 and 5 will share access from Colonel Glenn Road. This access will connect to a 60-foot access easement along the northern boundary of Lot 6 connecting to Lot 1. A 40-foot access easement is proposed along the lot lines of Lots 6 and 7, which will connect to a 60-foot access easement along the lot lines of Lots 11 and 12 and connect to Vista View Drive. The applicant has done a good job of providing cross access within the development and limiting the number of curb cuts. The applicant has indicated the -lots will be final platted one at a time based on market demand. Staff feels this would be an appropriate means of final platting since the lots adjacent to Colonel Glenn Road will more than likely be developed first and the office lots will come later. Staff is supportive of the request. The proposed preliminary plat is somewhat similar to the previously approved plat with the exception of the addition of the acreage and lots in the southwestern portion of the site. The site is zoned C-3 and 0-3 with the lots conforming to the minimum lots sizes and building setbacks for each zoning classification. 4 October 31, 2002 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: 5-1301-A STAFF RECOMMENDATIONS: Staff recommends approval of the requested preliminary plat subject to compliance with the conditions outlined in Paragraphs D, E and F of the Staff report. 5 ITEM NO.: 3 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: FILE NO.: Z-6957 Leonard Boen Patrick McGetrick SE corner of Colonel Glenn Road and I-430 Rezone from R-2 to 0-3 and C-3 Future development 59.46± acres Vacant, wooded SURROUNDING LAND USE AND ZONING North - Vacant; zoned C-3 Television Studio and Clear Channel Radio and South East - - -Sparsely developed Sparsely complex; single zoned C-2 family; developed undeveloped; single family zoned R-2 Y and West - zoned R-2 Wooded, undeveloped; zoned POD PUBLIC WORKS COMMENTS 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 feet from centerline is required. 2- Talley Road is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the corner of Colonel Glenn Road and Talley Road. WITH BUILDING PERMIT 4. Driveways shall conform to Sec. 31 18,031. -210 or Ordinance 5. Provide design of street conformin ,� g to �� MSP (Master Street Plan). Construct one-half street improvement to these streets including 5-foot sidewalks with planned development. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. Stormwater detention ordinance applies 8• Easements for proposed stormwaterdetentionhfacilitiesy. n FILE NO.: Z-6957 awe rr-.cxuired. Dhtain permits for improvements within State Highway _right-of-way from AHTD, District VI. 10. Prepare a'letter of pending development addressing streetlights as required by Section 31-403 of the Little Rack Code. All requests should be forwarded to Traffic Engineering. 11. Grading permit will be required on this development, if it disturbs more than acre. PUBLIC TRANSPORTATION ELEMENT The site is not located on a CATA Bus Route. PUBLIC NOTIFICATION A11 owners of property located within 200 feet of_ the site, all residents within 300 feet who could be identified and the John Barrow and SWLR UP Neighborhood Associations were notified:of the rezoning request. LAND USE PLAN ELEMENT The site is located in the 65th Street West Planning District. The adopted Plan currently recommends MX, Mixed Use, and SO, Suburban Office, for the site. Prior to December 1998, the entirety of the site was shown as Suburban Office. The MX designation was added in conjunction with a Planned Development that never came to fruition. The applicant has filed a plan amendment, asking that the Plan be changed to C, Commercial, and O, Office. Staff is. supporting the.plan change, see item no. 3.1 on this agenda; LUOQ-12-01. The rezoning request will conform to the amended Plan. The property lies at the western edge of the area covered by the Pecan Lake-Westwood-Stagecoach/Dodd Neighborhood Action Plan that was adopted on April 4, 2000. Those neighborhoods involved in developing the plan are located well east of this site, along the Asher Avenue/Stagecoach. Road corridor. The zoning and land use section of the Stagecoach/Dodd element of the Action Plan does recommend that nonresidential 2 t.) FILE NO.: Z-6957 developments be "congregated in the area bounded by I-430, Shackleford, Colonel Glenn and David O'Dodd rezoning request conforms to that goalRoads. This _ . STAFF ANALYSIS The request before the undeveloped 59.461 Commission is to rezone this ��C_3„ acre tract from "R_2" Sin, General Commercial and �,O_311 gle Family to northern 35.8 acres ad' General loffice. The C'3 Proposed for adjacent to Colonel Glenn Road are zoning. The remainin are proposed for 0-3 zonin g southern 23.66 g• The site is heavilyacres been proposed. No specific development haswooded. The property is located at the Glenn Road and I- southeast corner of the site 430. The undeveloped Colonel , between this site Property adjacent to rezoned POD and the Interstate for a multi-buildin r-was .recently R-2 Px°pertY to the south g office development. The single family homes and is sparsely developed with 4 zoned large areas of pasture. The R-2 Property across Tolle single family Y Road to the east contains 4 y homes and large_ areas of Property. The 1-1 zoned ro undeveloped, contains ' PG•rtY southeast of P wooded Little Rock Municipal Water Works this site Wastewater Utility facilities and Little television and Clear Channel Rock radio station complex, Occupies a multiple 1`Sam' s Club' buildingP the former Colonel Glenn on the C-2 zoned property to the north. Qther uses across vicinity include an undeveloped, in the immediate Colonel Glenn and an P fit zoned tract across the northeast. 1-�- zoned office zoned Farther west, beyond I-430 complex t❑ Of C-2, C-3 and C-4 , are large currentl zoned properties. s areas y under construction on A car dealership is Property at the southwest a portion of the C-4 zoned Road. Staff believes the corner gf I-4e0 and Colonel Glenn With uses and zoning in the area.g request is compatible Will be oriented to the north The commercial zoning interchange. The office at the Colonel Glenn/I-430 the land uSe zoning will be to the south Road. Plan recommends Suburban off' , where Office across Tally The Land Use Plan currently SO, Suburban Office recommends MX, Mixed Use amendment has been filed thesite. A land use ' and commercial and office asking that the site belch corresponding changed to g with this rezoning 3 in FILE NO.: Z-6957 -.. �$t- staff is supportive of the proposed change. The 1,3an recommends LI, Light Industrial for the properties to the east and SO, Suburban Office, to the south. The applicant's proposal seems to be reasonable in light of the surrounding land use designations. This rezoning re also meets the intent of the adopted neighborhood actiont plan. STAFF RECOMMENDATION Staff recommends approval of the requested C-3 and 0-3 zoning. - PLANNING COMMISSION ACTION: (DECEMBER 21, 2000) The applicant was present. There were no objectors present. A letter of support --had --been received from - Janet Berry, - President of SWLR United for Progress. In response to a concern raised by a neighboring property owner. The applicant amended the application to include a:35-foot wide OS zoned buffer strip along the south perimeter of the site. The OS strip is to be measured from the new property line, once required right-of-way is dedicated. Staff recommended approval of the amended application. The item was placed on the Consent Agenda and approved, as amended. The vote was 8 ayes, 0 noes and 3 absent. 4