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HomeMy WebLinkAboutS-1426 Staff AnalysisApril 22, 2004 ITEM NO.: 9 _ FILE NAME: Glenn Ridge Subdivision Preliminary Plat LOCATION: on the Southwest corner of Colonel Glenn Road at 1-430 DEVELOPER: Boen Enterprises, LLC 10600 Colonel Glenn Road Little Rock, AR 72204 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 13.2 acres NUMBER OF LOTS: 12 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 12 — 65t" Street West CENSUS TRACT: 24.05 VARIANCES/WAIVERS REQUESTED: A variance to allow the creation of lots without public street frontage (Lots 2 — 9 and 12). A. PROPOSAUREQUEST: The applicant proposes to subdivide this 13.2-acre site into twelve non- residential lots. The site is currently zoned C-3, General Commercial District with a 50-foot open space buffer along the eastern, southern and western perimeters. The applicant has indicated Lots 2 — 7 and 12 will be developed as lots without public street frontage. The applicant has indicated a sixty -foot access and utility easement to serve the development with a 36-foot roadway where the easement is to serve as primary access. The applicant has also indicated access easements between the proposed lots to serve as connectivity through the development. The applicant has indicated the minimal lot size of 45,000 square feet or 150-feet by 300-feet. The development is proposed to be developed in three phases with April 22, 2004 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1426 Lots 1 — 6 developed in the first phase, Lots 10 — 12 in the second phase and Lots 7 — 9 in the final phase. B. EXISTING CONDITIONS: The site is a vacant site with a scattering of trees. For the most part the trees are located around the perimeter of the site in the currently zoned 50-foot Open Space buffer. The western portion of the site has had previous dirt work and a large ridge was removed and used in the development of the lots to the north of the site. Other uses in the area include a movie theater and automobile dealerships to the north and JA Fair High School to the west. There are large areas of vacant office and commercially zoned property located near the site. There is vacant single- family zoned property located to the south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received informational requests only 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: E PUBLIC WORKS CONDITIONS: 1. The proposed land use would classify all internal streets (whether private or public) as commercial streets. Access easements should be 60-feet where the easement is to serve as a primary access. 2. Show the location, widths, radii of all internal streets. Streets should be 31- feet and 36-feet depending on location and lots served. A system of pedestrian access should also be provided. 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. A sketch grading and drainage plan will be required per Section 29-186 (e). Show existing and proposed finished contours. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. 2 April 22, 2004 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1426 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. Each parcel that cannot receive adequate fire protection from a public fire hydrant will be required to install a private fire hydrant for use on that parcel. 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 details. 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/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the request indicating the request would require a variance to allow the creation of lots without public street frontage. Staff stated the development would be served by private access easements. Staff requested the applicant provide a current survey of the site indicating the existing topography. Staff noted an indicated ridge top had been removed to fill the site located to the north. Mr. McGetrick stated the indicated contours were accurate on the remainder of the site. Mr. McGetrick also stated the developer was requesting a variance to allow grading prior to development. He stated the site had been logged previously and the owner was requesting to be allowed to 3 April 22, 2004 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1426 correct the grades after which he would restore the site with grass and plantings. He stated no grading would take place in the zoned Open Space buffer. Staff questioned the proposed driveway widths. Staff stated the drives should be constructed to a 36-foot width to allow commercial street standard construction. Staff questioned the need for private drives. Mr. McGetrick stated the development's intended design was a shopping center development style. He stated with the access as proposed, the number of drives on city streets would be limited. 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 on April 7, 2004 addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated a portion of the site has been disturbed as a part of a previous development. The applicant has is requesting the ability to grade the site prior to the submission of a final development plan for the proposed plat area. The applicant has indicated the site will be reshaped and restored with over seeding. The applicant has indicated no grading will take place in the 50-foot zoned Open Space buffer area located to the east, south and west. The applicant has indicated a 60-foot access and utility easement along the lot lines of the primary lots and a 50-foot access and utility easement along the lot lines of the internal lots. The applicant has indicated a 36-foot roadway will be constructed to serve all lots within the proposed development. The proposed preliminary plat requires a variance from the Subdivision Ordinance to allow the creation of lots without public street frontage. Proposed Lots 2 — 9 and 12 will be created as lots without public street frontage and access with the indicated access and utility easement. The applicant has indicated the development will be constructed in a shopping center style development. Staff is supportive of the requested variance from the Subdivision Ordinance. The applicant has not indicated driveway locations for the proposed lots. Staff recommends drives meet the minimum ordinance requirement for placement and alignment. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the development of the plat will have minimal 4 April 22, 2004 SUBDIVISION ITEM NO.; 9 (Cont.) FILE NO.: S-1426 adverse impact on the adjoining properties. There is a 50-foot zoned open space buffer along the southern property line to minimize the impact to the adjoining R-2 zoned property to the south. 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 from the Subdivision Ordinance to allow the creation of lots without public street frontage for Lots 2 — 9 and 12. Staff recommends driveways meet the minimum ordinance requirement for placement and alignment. Staff recommends approval of the applicant's request to grade the site and restore the site prior to a final development plan. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented the item 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 from the Subdivision Ordinance to allow the creation of lots without public street frontage for Lots 2 — 9 and 12 and the requested variance to allow driveways, which did not meet the minimum ordinance requirement for placement and alignment. Staff presented a recommendation of approval of the applicant's request to grade the site and restore the site prior to a final development plan. 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 FILE NO.: S-1426 NAME: Glenn Ridge Subdivision Preliminary Plat LOCATION: on the Southwest corner of Colonel Glenn Road at 1-430 DEVELOPER: Boen Enterprises, LLC 10600 Colonel Glenn Road Little Rock, AR 72204 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 13.2 acres NUMBER OF LOTS: 12 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 12 — 65t" Street West CENSUS TRACT: 24.05 VARIANCESMAIVERS REQUESTED: A variance to allow the creation of lots without public street frontage (Lots 2 — 9 and 12). A. PROPOSAUREQUEST: The applicant proposes to subdivide this 13.2-acre site into twelve non- residential lots. The site is currently zoned C-3, General Commercial District with a 50-foot open space buffer along the eastern, southern and western perimeters. The applicant has indicated Lots 2 — 7 and 12 will be developed as lots without public street frontage. The applicant has indicated a sixty -foot access and utility easement to serve the development with a 36-foot roadway where the easement is to serve as primary access. The applicant has also indicated access easements between the proposed lots to serve as connectivity through the development. FILE NO.: S-1426 (Cont. The applicant has indicated the minimal lot size of 45,000 square feet or 150-feet by 300-feet. The development is proposed to be developed in three phases with Lots 1 — 6 developed in the first phase, Lots 10 — 12 in the second phase and Lots 7 — 9 in the final phase. B. EXISTING CONDITIONS: The site is a vacant site with a scattering of trees. For the most part the trees are located around the perimeter of the site in the currently zoned 50-foot Open Space buffer. The western portion of the site has had previous dirt work and a large ridge was removed and used in the development of the lots to the north of the site. Other uses in the area include a movie theater and automobile dealerships to the north and JA Fair High School to the west. There are large areas of vacant office and commercially zoned property located near the site. There is vacant single- family zoned property located to the south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received informational requests only 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. The proposed land use would classify all internal streets (whether private or public) as commercial streets. Access easements should be 60-feet where the easement is to serve as a primary access. 2. Show the location, widths, radii of all internal streets. Streets should be 31- feet and 36-feet depending on location and lots served. A system of pedestrian access should also be provided. 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. A sketch grading and drainage plan will be required per Section 29-186 (e). Show existing and proposed finished contours. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. 2 FILE NO.: S-1426 (Cont. 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. Each parcel that cannot receive adequate fire protection from a public fire hydrant will be required to install a private fire hydrant for use on that parcel. 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 details. 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. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the request indicating the request would require a variance to allow the creation of lots without public street frontage. Staff stated the development would be served by private access easements. Staff requested the applicant provide a current survey of the site indicating the existing topography. Staff noted an indicated ridge top had been removed to fill the site located to the north. Mr. McGetrick stated the indicated contours were accurate on the remainder of the site. Mr. McGetrick also stated the developer was requesting a variance to allow grading prior to development. He stated the site had been logged previously and the owner was requesting to be allowed to correct the grades after which he would restore the site with grass and plantings. He stated no grading would take place in the zoned Open Space buffer. 3 FILE NO.: S-1426 Cont. Staff questioned the proposed driveway widths. Staff stated the drives should be constructed to a 36-foot width to allow commercial street standard construction. Staff questioned the need for private drives. Mr. McGetrick stated the development's intended design was a shopping center development style. He stated with the access as proposed, the number of drives on city streets would be limited. 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 on April 7, 2004 addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated a portion of the site has been disturbed as a part of a previous development. The applicant has is requesting the ability to grade the site prior to the submission of a final development plan for the proposed plat area. The applicant has indicated the site will be reshaped and restored with over seeding. The applicant has indicated no grading will take place in the 50-foot zoned Open Space buffer area located to the east, south and west. The applicant has indicated a 60-foot access and utility easement along the lot lines of the primary lots and a 50-foot access and utility easement along the lot lines of the internal lots. The applicant has indicated a 36-foot roadway will be constructed to serve all lots within the proposed development. The proposed preliminary plat requires a variance from the Subdivision Ordinance to allow the creation of lots without public street frontage. Proposed Lots 2 — 9 and 12 will be created as lots without public street frontage and access with the indicated access and utility easement. The applicant has indicated the development will be constructed in a shopping center style development. Staff is supportive of the requested variance from the Subdivision Ordinance. The applicant has not indicated driveway locations for the proposed lots. Staff recommends drives meet the minimum ordinance requirement for placement and alignment. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the development of the plat will have minimal adverse impact on the adjoining properties. There is a 50-foot zoned open space buffer along the southern property line to minimize the impact to the adjoining R-2 zoned property to the south. 4 FILE NO.: S-1426 (Cont.) I. 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 from the Subdivision Ordinance to allow the creation of lots without public street frontage for Lots 2 — 9 and 12. Staff recommends driveways meet the minimum ordinance requirement for placement and alignment. Staff recommends approval of the applicant's request to grade the site and restore the site prior to a final development plan. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented the item 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 from the Subdivision Ordinance to allow the creation of lots without public street frontage for Lots 2 — 9 and 12 and the requested variance to allow driveways, which did not meet the minimum ordinance requirement for placement and alignment. Staff presented a recommendation of approval of the applicant's request to grade the site and restore the site prior to a final development plan. 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