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HomeMy WebLinkAboutS-1423 Staff AnalysisITEM NO.: 6 NAME: Colonel Glenn Center Preliminary Plat FILE NO.: S-1423 LOCATION: on the Southwest corner of Colonel Glenn Road and Bowman Road 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. 2. The lots are to be final platted as market demands. How will the street improvements be constructed? As each lot develops or as a lot abutting the street is final platted. 3. Provide the driveway location for proposed Lot 7 and proposed Lot 5. Will the access easement from Lots 4 and 6 also provide access to Lot 5. Varianccee V"i4_ rs: None requested. Public Works: Vu- \P� 4kzr'LQ 7•► 1. 2. 3. 4. 5. Plans indicate developer will construct all boundary street improvements to Master Street Plan standard. This includes right-of-way widths of 30-feet to centerline on Lawson Road, 45-feet to centerline of David O Dodd and 55-feet to centerline of Colonel Glenn Road. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 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 Philpott) for more information. Driveway locations and widths are generally adequate to meet the traffic access and circulation requirements of Section 30-43 and 31-210. However, the Lot 7 driveway is significantly closer than the required 300-foot (166-feet provided) and the drive spacing on Lots 8 and 9 are also spaced less than the required 300-foot spacing. Forty -foot access and utility easements appear too narrow to fit a 30-foot or 36-foot standard commercial street and still accommodate utilities. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. A water main extension will be required in order to provide service to this property. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, April 7, 2004. April 22, 2004 FILE NO.: S-1423 NAME: Colonel Glenn Center Preliminary Plat LOCATION: on the Southwest corner of Colonel Glenn Road and Bowman Road DEVELOPER: Terraforma, LLC P.O. Box 13437 Maumelle, AR 72113 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 12.8 acres CURRENT ZONING PLANNING DISTRICT NUMBER OF LOTS: 12 FT. NEW STREET: 0 0-3, General Office District and C-3, General Commercial District 18 — Ellis Mountain CENSUS TRACT: 42.07 VARIANCESNVAIVERS REQUESTED: A variance to allow a reduced driveway spacing. A. PROPOSAUREQUEST: The site contains 12.8 acres located between Colonel Glenn Road, Lawson Road and David O' Dodd Road. The applicant is requesting a preliminary plat to subdivide the acreage into 12 non-residential lots currently zoned 0-3, General Office District and C-3, General Commercial District. The applicant has indicated driveways will be shared for the majority of the lots. Common access drives will allow circulation between the various lots and the public streets. The applicant has indicated street improvements will be constructed per the Master Street Plan and the lots will be final platted individually as the market demands. The street construction will be placed on the entirety of the street when any lot abutting the street is final platted. April 22, 2004 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO,: S-1423 The average lot size proposed for the subdivision is 150-feet by 300-feet or 1.3 acres. The minimum lot size proposed is 0.73 acres. The proposed preliminary plat indicates a twenty-five foot front building line on all lots. B. EXISTING CONDITIONS: Portions of the site are vacant and portions contain single-family homes scattered along Lawson Road. There is an existing grocery store located on the southeast corner of Colonel Glenn Road and Lawson Road, which is not a part of the proposed request. Areas along David O Dodd Road are primarily vacant and tree covered. The roads are unimproved roadways with open ditches for drainage and no curb, gutter or sidewalk in place. Other uses in the area include the Rave Theater and vacant C-3 zoned property located immediately to the east. There are other developed and vacant properties located further to the east, south of Colonel Glenn Road and west of 1-430. To the north of the site is a site zoned POD which has developed as an office/warehouse development. West of the site is a PDC for Kinco Construction Company and single-family homes located on tracts. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the John Barrow Neighborhood Association and the Stagecoach Dodd Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Plans indicate developer will construct all boundary street improvements to Master Street Plan standard. This includes right-of-way widths of 30-feet to centerline on Lawson Road, 45-feet to centerline of David O Dodd and 55-feet to centerline of Colonel Glenn Road. 2. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 3. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. 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 Philpott) for more information. 2 April 22, 2004 SUBDIVISION ITEM NO.: 6 (Cont.L FILE NO.: S-1423 5. Driveway locations and widths are generally adequate to meet the traffic access and circulation requirements of Section 30-43 and 31-210. However, the Lot 7 driveway is significantly closer than the required 300-foot (166-feet provided) and the drive spacing on Lots 8 and 9 are also spaced less than the required 300-foot spacing. 6. Forty -foot access and utility easements appear too narrow to fit a 30-foot or 36-foot standard commercial street and still accommodate utilities. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergv: No comment received. Center -Point Enerqv: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. A water main extension will be required in order to provide service to this property. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. 3 April 22, 2004 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: S-1423 G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Joe White was present representing the request. Staff stated the request was to subdivide this site into twelve non-residential lots currently zoned C-3, General Commercial District and 0-3, General Office District. Staff stated the applicant had indicated the development would be a phased development based on market demand. Staff questioned if the street improvements would be installed as each lot was final platted or as a lot abutting the roadway was final platted if all the improvements would be installed at one time. Mr. White stated he would verify street construction. Public Works comments were addressed. Staff stated the driveways appeared too narrow for the proposed development. Staff stated the proposed driveways did not appear adequate for drive lanes and easements. Mr. White stated the proposed driveway was 24-feet in width, which was typical for shopping center driveway standard. Mr. White stated he would review this comment and work with staff to address their concerns. Staff also indicated the driveway spacing did not meet the minimum requirement for Lots 8 and 9. Staff stated the typical spacing requirement was 300-feet. 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 to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated, as a lot abutting the street is final platted this will trigger street construction of the entirety of the street. The applicant has indicated drives as 40-foot access and utility easements. The applicant has indicated the drives are adequate to allow for a standard commercial street (30-feet) with an additional ten feet for the placement of utilities. Staff is supportive of the proposed phasing plan for street construction and the indicated drives. The proposed plat indicates a minimum lot size of 0.83 acres with the largest lot size proposed as 1.61 acres. The proposed plat indicates an average lot size of 150-feet by 300-feet or 45,000 square feet. The average lot size proposed is more than adequate to meet minimal lot size for 0-3, General Office District and C-3, General Commercial District zoned properties. The minimum lot size required under each of the zoning districts is 14,000 square feet and a minimum 4 April 22, 2004 SUBDIVISION ITEM NO.: B(Cont.)FILE NO.: S-1423 lot width of one -hundred feet. The applicant has indicated a twenty-five foot front building line, adequate to meet the required front building line for each of the zoning districts. The applicant has indicated the development will be a phased development based on market demand. As indicated the street improvements will be put in place as a lot abutting the street is final platted. With this stipulation, staff is supportive of the proposed phasing plan. The proposed plat indicates driveway spacing for Lots 8 and 9 less than the typical spacing requirement of three hundred feet. The proposed spacing will be approximately two hundred eighty-six feet. Staff is supportive of the drives in this configuration. The drives are placed on adjoining property lines as shared drives to reduce the number of curb cuts on the boundary street. The development has also indicated a series of internal drives to allow circulation within the development, reducing the need to access the city streets to travel between individual lots. To staffs knowledge there are no outstanding issues associated with the proposed request. The proposed plat with few exceptions (driveway spacing requirement for Lots 8 and 9) meets the minimum requirements of the Subdivision Ordinance. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested variance to allow reduced spacing requirement for Lots 8 and 9. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented an overview of the request along with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested variance to allow reduced spacing requirement for Lots 8 and 9. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. 5