Loading...
HomeMy WebLinkAboutS-1352-C Staff AnalysisApril 8, 2010 M NO.: 2 FILE NO. S-1352-C NAME: Hougland's Addition Preliminary Plat LOCATION: Located on the Northwest corner of Colonel Glenn and Whitfield Street DEVELOPER: Carolyn Hougland Trust Attn. Carolyn Hougland 2440 Pinnacle Ridge Road Conway, AR 72034 SURVEYOR: Global Surveying Consultants, Inc. Attn. Paxton R. Singleton, PLS 217 West 2nd Street, Suite 200 Little Rock, AR 72201 AREA: 10.2 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF C-3, General Commercial District and MF-12 10 — Boyle Park �� VARIANCES/WAIVERS REQUESTED: A deferral of the required street improvements to the abutting streets until the final platting of the lots abutting the roadway requiring improvements. BACKGROUND: In May 2002, Public Works received a complaint that a number of large trees had been cut and fill had been placed at this property. Upon investigation, it was found that JCI, the owner of the property, was conducting the clearing and filling activities. Public Works' investigation further revealed that JCI was the general contractor for the ongoing Arkansas Highway and Transportation Department project to improve and widen Asher Avenue. According to JCI personnel, the company purchased the property to store equipment and place excavated material from the project and planned to sell it at April 8, 2010 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1352-C completion of the project. JCI was given a notice for violating Section 29-186 (b) of the Little Rock code for clearing or altering land without the required permits and ordered to remove the fill material and discontinue work until development plans had been submitted and approved. JCI requested a grading permit to continue operations and it was denied because no apparent construction was imminent. JCI was also issued a citation and stop work order. The case was heard in Environmental Court on July 25, 2002. JCI pled guilty and agreed to summit a plan of development to the Commission no later than August 12, 2002 and appeal the grading permit denial. The agreement further provided JCI would begin cleanup activities at the site. An application for a preliminary plat and restoration plan was withdrawn at the Planning Commission's September 19, 2002, public hearing. The applicant proposed a restoration plan and preliminary plat as the development plan. The applicant proposed to subdivide the site into a two (2) lot subdivision. One of the lots contained 4.08 acres and was zoned C-3, General Commercial District and the other lot contained 6.09 acres and was zoned MF-12. The applicant indicated the restoration plan would include Bermuda grass sown over the entire site with 43 water oak trees (2 — 2.5 inch caliper, 10 — 12 feet tall) planted around the exterior of the property. The plan also indicated 4 feet of fill would remain along the southeastern part of the site. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The property has transferred ownership and the new owner is now proposing the creation of a three (3) lot plat commercial and residential plat. Lot 1 is zoned MF-12 and Lots 2 and 3 are zoned C--3, General Commercial District. The lots are proposed containing 6.113 acres, 2.525 acres and 1.558 acres. The applicant is requesting to final plat the lots based on market demand. The request includes the deferral of the required street improvements until final platting of the lots abutting the specific roadways requiring improvements. B. EXISTING CONDITIONS: There are a few trees scattered on the site placed as a result of the enforcement action in 2002. The area contains a mixture of commercial, office and residential uses. The New Africa Subdivision has constructed two new homes with two additional homes under construction along West 40th Street. Across Colonel Glenn Road is the Criminal Justice Institute Campus. In the general area is a daycare center, an elementary school and a US post office. 2 April 8, 2010 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1352- Colonel Glenn Road was recently widened by the Arkansas State Highway Derartment including curb, gutter and sidewalk. Sidewalks were placed on West 40t Street a few years ago by the City through Community Block Grant Funds (CDBG). Whitfield Street is a narrow street which has no curb, gutter or sidewalk in place. C. NEIGHBORHOOD COMMENTS - As of this writing, staff has received a number of phone calls from area residents. All abutting property owners, the Westwood Neighborhood Association and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Whitfield Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline of the paved street. 2. Due to the proposed use of the property, the Master Street Plan specifies that West 40th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Whitfield Street and West 40th Street. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Whitfield Street and Colonel Glenn Road. 5. The right-of-way dedication should be adjusted for Whitfield Street to intersect with Colonel Glenn Road at a 90 degree angle. 6. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Whitfield Street including 5-foot sidewalk with the planned development. The new back of curb should be located 18 feet from the existing centerline of the paved street. Street improvements should continue to Colonel Glenn Road with at least 20 feet of asphalt surface provided. Whitfield Street should be realigned to intersect Colonel Glenn Road at a 90 degree angle. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 8. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 3 April 8, 2010 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1352-C 9. 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. 10. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 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. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 13. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 14. 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). 15. 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 379-1813 (Steve Philpott) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities 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. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain rd April 8, 2010 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1352-C information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #14 —the Rosedale Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010) Mr. Paxton Singleton was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff requested Mr. Singleton provide a note on the preliminary plat indicating the source of water and the means of wastewater disposal for the proposed lots. Public Works comments were addressed. Staff stated right of way dedications would be required on Whitfield Drive and West 40th Street. Staff stated radial dedications would also be required at the intersections of the abutting streets. Staff stated street improvements would be required per the boundary street ordinance. Mr. Singleton stated the developers were requesting a deferral of the required street improvements to the abutting streets until the final platting of the lots. Staff stated the stormwater detention ordinance would apply to development of the property. Staff requested Mr. Singleton provide the location for the proposed stormwater detention facilities on the proposed plat. 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 March 18, 2010, Subdivision Committee meeting. The revised plat 5 April 8, 2010 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1352-C includes a note stating the source of water from Central Arkansas Water and the means of wastewater disposal from Little Rock Wastewater. The revised plat indicates radial dedications as requested by staff. The revised plat also indicates the location for the proposed stormwater detention facilities. The owners are proposing the creation of a three (3) lot commercial and residential plat with Lot 1 containing 6.113 acres. Lot 1 is currently zoned MF-12. Lots 2 and 3 are zoned C-3, General Commercial District and are proposed containing 2.525 acres and 1.558 acres. The request includes final platting of the lots based on market demand with the required street improvements being installed with the final platting of the lots abutting the specific roadway which requires improvements. Staff is supportive of the request. The lots as indicated contain more than adequate land area to comply with the underlying zoning district. To staff's knowledge there are no outstanding technical issues in need of addressing associated with the request. Staff feels the creation of the three (3) lot plat as proposed and the installation of the required street improvements with the final platting of the lots should not significantly impact the development or the area. 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 deferral request of the required street improvements until the final platting of the lot abutting the roadway. PLANNING COMMISSION ACTION: (APRIL 8, 2010) Mr. Paxton Singleton was present representing the request. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs ❑, E and F of the agenda staff report. Staff presented a recommendation of approval of the deferral request of the required street improvements until the final platting of the lot abutting the roadway. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. n ITEM NO.: 2 NAME: Hougland's Addition Preliminary Plat S-1352-C LOCATION: located on the Northwest corner of Colonel Glenn and Whitfield Street Planninq 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 24, 2010. The Office of Planning and Development must receive the proof of notice no later than April 2, 2010. 2. Provide a note on the site plan identifying any existing or proposed covenants for the property. 3. Provide a note on the site plan indicating the source of water and the means of wastewater disposal. VariancelWaivers: None requested. Public Works Conditions: 1. Due to the proposed use of the property, the Master Street Plan specifies that Whitfield Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline of the paved street. 2. Due to the proposed use of the property, the Master Street Plan specifies that West 40th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Whitfield Street and West 40th Street. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Whitfield Street and Colonel Glenn Road. 5. The right-of-way dedication should be adjusted for Whitfield Street to intersect with Colonel Glenn Road at a 90 degree angle. 6. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Whitfield Street including 5- foot sidewalk with the planned development. The new back of curb should be located 18 feet from the existing centerline of the paved street. Street improvements should continue to Colonel Glenn Road with at least 20 feet of asphalt surface provided. Whitfield Street should be realigned to intersect Colonel Glenn Road at a 90 degree angle. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 8. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 9. 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 Item # 2. to the start of construction. 10. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 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. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 13.On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 14. 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). 15. 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 379-1813 (Steve Philpott) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities 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. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #14 — the Rosedale Route. Parks and Recreation: No comment. Planning Division: No comment_ Item # 2. 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 24, 2010. Item # 2.