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HomeMy WebLinkAboutStaff AnalysisFebruary 25, 2010 ITEM NO.: 1 FILE NAME: Kidco Lots 1 and 2 Preliminary Plat LOCATION: Located North of Chenal Parkway and West of Kirk Road DEVELOPER: Bank of Little Rock 200 N. State Street Little Rock, AR 72201 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72224 AREA: 2.06 acres CURRENT ZONING S-13 NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF 0-2, Office and Institutional District PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.10 VARIANCES/WAIVERS REQUESTED: 1. A variance from the Zoning Ordinance (Section 36-280(e)(2)) to allow the creation of lots with a square footage less than the 2 acre minimum square footage and to allow the creation of lots with a lot width less than the 200-foot lot width, both as typically required by the 0-2, Office and Institutional Zoning District. 2. A variance from the Subdivision Ordinance Section 31-284(b) to allow the creation of a pipe stem lot and Section 31-2 to allow an increased maximum depth for the pipe stem lot. A. PROP 0SALiREQUEST/APPLICANT'S STATEMENT: A preliminary plat to allow the creation of two lots from this tract was approved by the Planning Commission at their January 17, 2002, public hearing. The approval included a variance from the Subdivision Ordinance to allow the creation of a pipe stem lot and to allow the length of the pipe stem to exceed February 25, 2010 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1330-A typical ordinance standards. The approval also allowed a variance from the Zoning Ordinance related to the lot width (less than 200-feet) and the lot area (less than 2-acres). The final plat was not executed within the time frame required by the Subdivision Ordinance and the approval has expired. The applicant is proposing to reestablish the previously approved preliminary plat in the same configuration as was previously approved. The approval of the current request would allow the subdivision of this 2.06+ acre tract into two (2) lots. Proposed Lot 2 contains an existing daycare business that takes access through the parking lot of the ARSYS building. The plat as proposed indicates a 30 foot wide pipe stem extending from Kirk Road. Lot 1 is proposed with public street frontage on Kirk Road. The setbacks for the lots are indicated consistent with the 0-2, Office and Institutional Zoning District (25-feet around the sites perimeters). B. EXISTING CONDITIONS: The area proposed as Lot 2 contains an existing daycare center and proposed Lot 1 is vacant. The area to the south contains an auto care center approved as a PD-C. The area to the east is undeveloped and was approved as a PCD for a mixed -use office and retail development. Uses to the north and west of the site are nonresidential uses, the ARSYS Building, United States Post Office, a number of office buildings and strip commercial and office fronting Chenal Parkway. Street construction is currently under way for Kirk Road from Chenal Parkway to Arkansas Systems Drive. The improvements are being installed as a part of the approval of Fellowship Bible Church to the north and an approved PCD and POD located to the east and northeast of this site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. On commercial developments, a minimum 10-foot radius should be provided for the proposed driveway apron. 2. ADA ramps must be installed at the driveway. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. K February 25, 2010 SUBDIVISION ITEM NO.: 1 (Cont. E F FILE NO.: S-1330-A 4_ Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. 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. 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 Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. 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. Fire Department: Additional fire hydrants will be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. 3 February 25, 2010 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1330-A G. SUBDIVISION COMMITTEE COMMENT: (February 4, 2010) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the request stating a preliminary plat for the site had been approved in 2002 for the site allowing the creation of two (2) lots. Staff stated the final plat was not executed and the previous approval had expired. Staff stated there were variances associated with the preliminary plat including lot size, lot width and the creation of a pipe stem lot. Staff requested Mr. White provide the source of title of the landowner in the general notes section of the proposed preliminary plat. Public Works comments were addressed. Staff stated a minimum 10-foot radius was required for the proposed driveway apron and ADA ramps were required to be installed at the new drive. Staff stated all plans for work in the right of way would require approval from Traffic Engineering prior to the start of work. 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 preliminary plat to staff addressing the issues raised at the February 4, 2010, Subdivision Committee meeting. The revised plat includes the source of title of the landowner in the general notes section. A note on the plat states all sidewalks and drives will be constructed with ADA ramps. The request is to allow the reestablishment of a two (2) lot plat in the same configuration as was approved by the Planning Commission on January 17, 2002. The proposed plat includes variances from the Subdivision Ordinance (Section 31-284(b) and Section 31-2) to allow the creation of a pipe stem lot and to allow the length of the pipe stem to exceed typical ordinance standards. The proposed plat also includes variances from the Zoning Ordinance (Section 36-280(e)(2)) to allow the creation of a lot with a lot width less than the 200-foot lot width and to allow the creation of a lot with acreage less than the 2 acre lot size as typically required in the 0-2, Office and Institutional Zoning District. The setbacks for the lots are indicated consistent with the 0-2, Office and Institutional Zoning District (25-feet around the site's perimeters). To staff's knowledge there are no remaining technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff feels the reestablishment of the plat as proposed is appropriate for the site. ll February 25, 2010 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1330-A STAFF RECOMMENDATION: 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 from the Zoning Ordinance (Section 36-280(e)(2)) to allow the creation of the two lots with a square footage less than the 2 acre minimum square footage and to allow the creation of lots with a lot width less than the 200-foot lot width, both as typically required by the 0-2, Office and Instructional Zoning District. Staff recommends approval of the variance request from the Subdivision Ordinance Section 31-284(b) to allow the creation of a pipe stem lot and Section 31-2 to allow an increased maximum depth for the pipe stem lot. PLANNING COMMISSION ACTION: (FEBRUARY 25, 2010) The applicant was present. There were no registered objectors 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 from the Zoning Ordinance (Section 36-280(e)(2)) to allow the creation of the two lots with a square footage less than the 2 acre minimum square footage and to allow the creation of lots with a lot width less than the 200-foot lot width, both as typically required by the 0-2, Office and Instructional Zoning District. Staff presented a recommendation of approval of the variance request from the Subdivision Ordinance Section 31-284(b) to allow the creation of a pipe stem lot and Section 31-2 to allow an increased maximum depth for the pipe stem lot. There was no further discussion of the item. The Chair entertained a motion of approval of,the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5 ITEM NO_- 1 NAME: Kidco Lots 1 and 2 Preliminary Plat LOCATION: located North of Chenal Parkway and West of Kirk Road Plannina Staff Comments: S-1330-A 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 February 10, 2010. The Office of Planning and Development must receive the proof of notice no later than February 19, 2010. 2. Provide the total lot area for each of the proposed lots on the proposed preliminary plat. 3. Provide the source of title of the landowner in the general notes section of the proposed plat. 4. Is the 30-foot access easement a part of Lot 1 or is Lot 2 being created as a pipe stem lot? 5. The area to the south appears to be zoned PD-C and not R-2, Single-family. Variance/Waivers: 1. A variance from the Zoning Ordinance (Section 36-280(e)(2)) to allow the creation of lots with a square footage less than the 2 acre minimum square footage and to allow the creation of lots with a lot width less than the 200-foot lot width, both as typically required by the 0-2, Office and Instructional Zoning District. 2. A variance from the Subdivision Ordinance (Section 31-231) to allow the creation of a lot without public street frontage. Public Works Conditions: 1. On commercial developments, a minimum 10-foot radius should be provided for the proposed driveway apron. 2. ADA ramps must be installed at the driveway. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Item # 1. Center -Point Ener : No comment received. AT & T: No comment received. 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. 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 Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. 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. Fire Department: Additional fire hydrants will be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. 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, February 10, 2010. Item # 1.