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HomeMy WebLinkAboutS-1423-A Staff AnalysisJanuary 20, 2005 ITEM NO.: 3 FILE NO.: S-1423-A NAME: The Village at Colonel Glenn Revised Preliminary Plat LOCATION: Located 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: 13.9 acres NUMBER OF LOTS: 12 FT. NEW STREET: 0 CURRENT ZONING: 0-3, General Office District and C-3, General Commercial District PLANNING DISTRICT: 18 — Ellis Mountain CENSUS TRACT: 42.07 VARIANCESNVAIVERS REQUESTED: A variance to allow reduced driveway spacing. BACKGROUND: The Little Rock Planning Commission approved a preliminary plat for a large portion of this site on April 22, 2004. The applicant requested a preliminary plat to subdivide 12.8 acres into 12 non-residential lots zoned 0-3, General Office District and C-3, General Commercial District. The applicant indicated driveways would be shared for the majority of the lots. Common access drives were to provide circulation between the various lots and the public streets. The applicant indicated street improvements would be constructed per the Master Street Plan and the lots would be final platted individually as the market demanded. The applicant indicated street construction would be placed on the entirety of the street when any lot abutting the street was final platted. January 20, 2005 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: The average lot size proposed for the subdivision was 150-feet by 300-feet or 1.3 acres. The minimum lot size proposed was 0.73 acres. The proposed preliminary plat indicated a twenty-five foot front building line on all lots. A. PROPOSAL/REQUEST: The applicant now proposes to revise the previously approved preliminary plat by changing the name of the proposed subdivision and adding a small sliver of property located adjacent to Colonel Glenn Road. The preliminary plat was originally filed as Colonel Glenn Center and the applicant now wishes to name the proposed subdivision the Village at Colonel Glenn. The applicant has indicated additional property located in the northeast corner of the proposed addition at the intersection of Colonel Glenn and David O Dodd Road. The proposed subdivision now contains 13.9 acres of commercially and office zoned properties. The average lot size proposed is 150-feet by 300-feet or 1.03 acres. The minimum lot size proposed is 0.73 acres. The proposed preliminary plat contains shared driveways and common private drives providing interior access to all the proposed lots. The applicant has indicated 26-foot interior drives and a 31-foot east/west drive. The applicant has indicated all the original plat conditions continue to apply to this request. The sliver of property that is being added to the plat is currently being rezoned to C-3, General Commercial District. There is also a Conditional Use Permit application that is currently being reviewed (a separate item on this agenda Item #F, File No. Z-6973-C) for the placement of a convenience store and carwash on proposed Lot 1. 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 also single-family homes located on tracts. I January 20, 2005 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1423-A 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: 1. Plans indicate developer will construct all boundary streets to Master Street Plan standards. 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. Additional right-of-way required for turn lanes at intersections. Revise the plat to show the required right-of-way widths on all streets. 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 streetlights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 for more information. 5. A commercial street width of 24-feet does not meet the Master Street Plan requirement. Provide a 36-foot street width. 6. The Lot 7 driveway is significantly closer than the required 300-feet (166-feet provided). Drive access must be from Lot 8. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available not adversely affected. Entergy: A ten -foot underground or 15-foot overhead easement is required adjacent to all lot lines. Contact Entergy at 945-5158 for additional information. Center -Point Enerav: 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 K January 20, 2005 SUBDIVISION ITEM NO.: 3 Cont.) FILE NO.: S-1423-A order to provide service to this property. 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. 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 CATA bus route. F. ISSUES/TECHN ICAUDESIGN: Planning Division_: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (December 29, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated in April of 2004, a preliminary plat was approved for a majority of the site. Staff stated the current request was a revision to the previously approved preliminary plat to add a small area. Staff stated a Conditional Use Permit was also being considered to place a convenience store and carwash on proposed Lot 1 as a separate item on this agenda (Item #F, File No. Z6973-C). Staff stated the indicated Lot 1 did not appear to match the site plan for the Conditional Use Permit application. Staff requested Mr. White verify the proposed lot lines and drive accesses on the preliminary plat. Public Works Comments were addressed. Staff stated all boundary street improvements would be required on Lawson Road, David O Dodd Road and Colonel Glenn Road. Staff stated a commercial street width of 24-feet for the internal drive did not match the Master Street Plan requirement. Staff stated a 36-foot wide access drive would be required. Mr. White questioned the driveway width. Staff stated they would support a 31-foot east/west connection and 26-foot internal drives. Staff noted a grading permit would be required prior to the start of construction and the storm water detention ordinance would apply to the property. Staff requested the storm water detention facility to be indicated on the proposed preliminary plat. 4 January 20, 2005 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1423-A Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further 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 plan to staff addressing most of the issues raised at the December 29, 2004, Subdivision Committee meeting. The applicant has revised the plan to indicate the lot area of Lot 1 to coincide with the proposed lot area for the proposed Conditional Use Permit (Item #F, File No. Z-6973-C). The applicant has also indicated the internal drives as 31-feet for the east/west connection and 26-feet for the internal access easements. The applicant has revised the preliminary plat to provide the right-of-way for Church Street to arterial standard. The indicated driveway for proposed Lot 7 is approximately 166-feet from the intersection of Church Street. The ordinance typically requires driveway spacing at a minimum of 300-feet from the intersection. Staff recommends access to Lot 7 be taken from Lot 8. The applicant has indicated boundary street improvements will be constructed to the adjoining streets as development occurs. The applicant has also indicated storm water detention facilities on the proposed preliminary plat. The proposal includes the development of 13.9 acres currently zoned C-3, General Commercial District and 0-3, General Office District with 12 lots. The minimum lot size proposed is 0.73 acres and the average lot size proposed is 1.3 acres. The indicated lots are adequate to meet the typical minimum ordinance requirement for each of the indicated zonings which both require a minimum lot area of 14,000 square feet and a minimum lot width of 100-feet. Staff is supportive of the proposed request. Staff feels the revision of the indicated preliminary plat to change the name and to add a small "sliver" of property to the site should have minimal impact on adjoining properties. To staffs knowledge there are no outstanding issues associated with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends access to proposed Lot 7 be taken from proposed Lot 8. 5 January 20, 2005 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1423-A PLANNING COMMISSION ACTION: (JANUARY 20, 2005) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the proposed preliminary plat subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of access to proposed Lot 7 be taken from proposed Lot 8. There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 10 ayes., 0 no and 1 absent. L ITEM NO.: 3. FILE NO.: S-1423-A NAME: The Village at Colonel Glenn Revised Preliminary Plat LOCATION: located 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. Proposed Lot 1 does not match the indicated lot configuration for the proposed Conditional Use Permit submitted. Verify the proposed lot configuration and resubmit as required, the plat or the CUP site plan. Variance/Waivers: None requested. Public Works: 1. Plans indicate developer will construct all boundary streets to Master Street Plan standards. 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. Additional right-of-way required for turn lanes at intersections. Revise the plat to show the required right-of-way widths on all streets. 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 of Ordinances. Contact Traffic Engineering at (501) 379-1813 for more information. 5. A commercial street width of 24-feet does not meet the Master Street Plan requirement. Provide a 36-foot street width. 6. The Lot 7 driveway is significantly closer than the required 300-feet (166-feet provided). Drive access must be from Lot 8. Utilities and Fire Department/County Planning: Wastewater: Sewer available not adversely affected. Entergy: No comment received. Center -Point Enerav: 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. 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. Fire Department: County Planning: No comment. CATA: The site is not located on a CATA bus route. Plannina 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, December 29, 2004.