HomeMy WebLinkAboutS-1426-A Staff AnalysisMarch 17, 2005
ITEM NO.: I FILE NO.- 5-1426-A
NAME: Glenn Ridge Subdivision Preliminary Plat
LOCATION: On the Southwest corner of Colonel Glenn Road at 1-430
DEVELOPER:
Glenn Ridge Crossing, LLC
10600 Colonel Glenn Road
Little Rock, AR 72204
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 30.568 acres NUMBER OF LOTS: 8 FT. NEW STREET: 750 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 12 — 65th Street West
CENSUS TRACT: 24.05
VARIANCESMAIVERS REQUESTED: None requested.
BACKGROUND:
The Little Rock Planning Commission reviewed and approved a request to subdivide a
13.2-acre site into twelve non-residential lots at their May 18, 2004, Public Hearing. The
site was zoned C-3, General Commercial District with a 50-foot open space buffer along
the eastern, southern and western perimeters. The applicant indicated Lots 2 — 7 and
12 would be developed as lots without public street frontage. The applicant indicated a
sixty -foot access and utility easement to serve the development with a 36-foot roadway
where the easement would serve as primary access. The applicant also indicated
access easements between the proposed lots to serve as connectivity through the
development.
March 17, 2005
ITEM NO.: I (Cont.
FILE NO.: S-1426-A
The applicant indicated a minimal lot size of 45,000 square feet or 150-feet by 300-feet.
The development was 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.
A. PROPOSAUREQUEST:
The developer is now proposing to expand the land area of the proposed
subdivision totaling 30.568 acres and reducing the number of lots to eight (8)
commercial lots. The site is currently zoned C-3, General Commercial District.
The applicant has indicated a minimum lot size of 150-feet by 300-feet or 1.22
acres. The proposed preliminary plat includes lots ranging in size from 1.22
acres to 12.94 acres. A 50-foot open space buffer has been included along the
southern and eastern perimeters of the proposed preliminary plat.
The developer has indicted 750 linear feet of new street will be added to the
City's street system ending in a cul-de-sac. The developer has indicated the
cul-de-sac as a possible future extension to serve properties to the west.
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 a 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:
1. Provide design of street conforming to the Master Street Plan. Construct
one-half street improvement to the street including 5-foot sidewalks with the
planned development.
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March 17, 2005
ITEM NO.: I (Cont.) FILE NO.: 5-1426-A
2. 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) 379-1817 (Derrick Bergfield).
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. Storm water detention ordinance applies to this property. Show the proposed
location for multiple storm water detention facilities on the plan.
5. Obtain a NPDES storm water permit from the Arkansas Department of
Environmental Quality prior to the start of construction.
6. Prepare a letter of pending development addressing streetlights as required
by Section 31-403 of the Little Rock code. Contact Traffic Engineering at
(501) 379-1813 (Steve Philpott) for more information regarding street light
requirements.
7. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more
information.
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 information.
Entergy: Approved as submitted.
Center -Point Energy: Approved as submitted.
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. Contact Central
Arkansas Water at 377-1225 for additional information.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
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March 17, 2005
ITEM NO.: I Cont. FILE NO.: S-1426-A
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 10, 2005)
Mr. Pat McGetrick of McGetrick Engineers was present representing the request.
Staff stated the proposal was a revision to a previously approved preliminary plat
for a tract currently zoned C-3, General Commercial District. Staff noted there
were additional items necessary to complete the review process. Staff
requested the applicant provide the proposed driveway locations, the names of
recorded subdivisions abutting the plat area and the source of title of the
landowner. Staff questioned if the proposed preliminary plat included the
existing contours. Mr. McGetrick stated the indicated contours were the existing
contours for the site. He stated previous grading had taken place along the
western perimeter and the plan included the previously graded contours.
Public Works comments were addressed. Staff stated the storm water detention
ordinance would apply to the proposed development. Staff stated hauling of fill
material on or off site over municipal streets would require prior approval and all
work in the right-of-way would require approval from the Arkansas State Highway
Department.
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 February 10, 2005, Subdivision Committee meeting. The applicant
has indicated the proposed driveway locations, the names of recorded
subdivisions abutting the plat area and the source of title of the landowner.
The applicant is proposing the subdivision of a 30.568 acre tract into eight lots
zoned C-3, General Commercial District. The ordinance requires C-3, General
Commercial District zoned lots to have a minimum lot width 100 feet and contain
a minimum of 14,000 square feet. The minimum lot size proposed is 150-feet by
300-feet or 1.22 acres; more than adequate to meet the minimum ordinance
requirement. The applicant has also indicated a front building line of 30-feet.
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March 17, 2005
ITEM NO.: I (Cont.) FILE NO.: 5-1426-A
The ordinance typically requires a front building line of 25-feet with a 15-foot side
yard and 25-foot rear yard setback. The applicant has indicated the side yard
and rear yard setbacks will conform to minimum ordinance requirements. All
indicated setbacks and building lines are adequate to meet minimum ordinance
requirements.
The proposed preliminary plat indicates the addition of 750 liner feet of new
street ending in a cul-de-sac. The site plan indicates the cul-de-sac could be
extended to serve properties to the west in the future. The new street is
indicated with a 60-foot right-of-way and 36-feet of pavement. The proposed
street construction is consistent with commercial street construction standard.
Staff is supportive of the preliminary plat as proposed. The proposed preliminary
plat includes lots ranging in size from 1.22 acres to 12.94 acres; all consistent
with minimum ordinance standard. A 50-foot open space buffer has been
included along the southern and eastern perimeters of the proposed preliminary
plat as was approved in the rezoning request. To staff's knowledge there are no
outstanding issues associated with the proposed request. Staff feels the
development should have minimal impact on the adjoining properties.
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.
PLANNING COMMISSION ACTION: (MARCH 3, 2005)
Mr. Pat McGetrick of McGetrick Engineers was present representing the request.
There were no registered objectors present. Staff presented a recommendation of
deferral of the item to the March 17, 2005, Public Hearing. Staff stated there had been
an issue raised concerning the indicated street location and previously dedicated
right-of-way.
There was no further discussion of the item. The Chair entertained a motion to place
the item for inclusion on the Consent Agenda for Deferral. The motion carried by a vote
of 10 ayes, 0 noes and 1 absent.
PLANNING COMMISSION ACTION: (MARCH 17, 2005)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval. Staff
stated the applicant and an adjoining property owner had reached an agreement
concerning access to a parcel located to the west of the proposed preliminary plat.
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March 17, 2005
ITEM NO.: I Cont. FILE NO.- S-1426-A
Staff stated to their knowledge there were no other outstanding issues associated with
the proposed request.
There was no further discussion of the item. The Chair entertained a motion to place
the item for inclusion on the Consent Agenda for Approval. The motion carried by a
vote of 9 ayes, 0 noes and 2 absent.
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