HomeMy WebLinkAboutS-1727 Staff AnalysisITEM NO.: 3, 5-
NAME: South Loop Industrial Park Preliminary Plat
LOCATION: located on the West side of South Loop Road and North of Alexander
Road near the 11300 Block of Alexander Road
Planning Staff Comments:
1. Provide notification of the abutting property owners including the certified abstract
list, notice form with affidavit executed and proof of mailing. The notice must be
mailed no later than April 30, 2014. The Office of Planning and Development must
receive the proof of notice no later than May 9, 2014.
2. Provide the name/address of land owner with source of title.
3. Name/address of the subdivider.
4. Applicable or existing covenants and the proposed covenants on the land.
5. Front yard building setback line shown on the plat.
6. Natural features, drainage channels, bodies of water, wooded areas.
7. Cultural features, streets, bridges, culverts, utility/power lines, pipelines, easements,
parks, structures, city and county limes, section lines.
8. Limits of the floodplain and/or floodway.
9. The property is located within the Little Rock City limits.
Variance/Waivers: None requested.
Public Works Conditions:
1. Mabelvale Cut-off Extension is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way of 90 feet is required.
2. 20 foo radial dedication of right-of-way is required at the intersection of South Loop
Road and Mabelvale Cut-off Extension.
3. A 20 foot radial dedication of right-of-way is required at the intersection of Mabelvale
Cut-off Extension and Alexander Road.
4. With site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvement to South Loop Road with the planned
development. South Loop Road should be constructed per the Arkansas Highway
and Transportation Department and the City of Little Rock South Loop Road project
plans.
5. With site development, provide the design of street conforming to the Master Street
Plan. Construct full street improvements to Mabelvale Cut-off Extension including 5-
foot sidewalks with the planned development. The street should be constructed to a
36 foot commercial street standard. The utilities should be contacted about
construction within the utility easement.
6. With site development, provide the design of street conforming to the Master Street
Item 4 3
Plan. Construct one-half street improvement to Alexander Road including 5-foot
sidewalks with the planned development. The new back of curb should be located
29.5 feet from centerline.
7. Alexander Road is classified on the Master Street Plan as a minor arterial street. A
dedication of right-of-way 45 feet from centerline will be required.
8. Stormwater detention ordinance applies to this property. Is a regional detention
facility being provided for the entire subdivision? If so, show the location.
9. Street improvement plans shall include signage and striping. Public Works must
approve completed plans prior to construction. Improvements should be made at
the Mabelvale Cut-off Extension and South Loop intersection to AASHTO and
Master Street Plan standards. Contact Bill Henry at 379-1816 for additional
information.
10.As the previously approved plans, if the applicant proposes to make improvements
and signalize the Mabelvale West Road and South Loop intersection those plans
must be prepared in compliance with AASHTO and Master Street Plan standards.
Contact Bill Henry at 379-1816 for additional information.
11.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 (Greg
Simmons) for more information.
12. Driveway locations and widths must comply with the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway must not exceed
36 feet. Show proposed driveway locations for each lot. Driveway access to South
Loop Road is not allowed per deed restrictions.
13. Provide a letter prepared by a registered engineer certifying the sight distance at the
intersection(s) and driveway(s) comply with 2004 AASHTO Green Book standards.
14. Easements are required for all stormwater drainage areas.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements if sewer service is
required for this project. Contact Little Rock Wastewater Utility for additional
information.
Entergy: See attached letter -
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
2. A water main extension will be needed to provide water service to this property.
Item # 3.
3. 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.
4. The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense.
5. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and the Little Rock Fire Department is required.
6. Contact Central Arkansas Water regarding the size and location of the water meter.
7. A Capital Investment Charge based on the size of meter connection(s) will apply to
this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
8. 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.
9. Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZA) is required on the domestic water service.
This assembly must be installed prior to the first point of use. Central Arkansas
Water requires that upon installation of the RPZA, successful tests of the assembly
must be completed by a Certified Assembly Tester licensed by the State of Arkansas
and approved by Central Arkansas Water. The test results must be sent to Central
Arkansas Water's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if you would
like to discuss backflow prevention requirements for this project.
10. The facilities on -site will be private. When meters are planned off private lines.
Private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer, licensed
to practice in the State of Arkansas. Execution of Customer Owned Line agreement
is required.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little
Rock Fire Department for additional information.
County Planning: No comment.
CATA: Out of service area — nearest stop at PT South campus or in downtown
Mabelvale.
Parks and Recreation: No comment received.
Building Code: No comment.
Item # 3
Planning Division: No comment.
Landscape: No comment.
Revised latl Ian: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, April 30, 2014.
Item # 3.
May 15, 2014
ITEM NO.: 3 FILE NO.: S-1727
NAME: South Loop Industrial Park Preliminary Plat
LOCATION: Located on the West side of South Loop Road and North of Alexander
Road near the 11300 Block of Alexander Road
EVELOPER:
Saad Development Corporation
3601 Spring Hill Business Park Suite 200
Mobile, AL 36608
FNGINFFR:
White-Daters and Associates
Mr. Joe White
24 Rahling Circle
Little Rock, AR 72223
AREA: 100.0+ acres
CURRENT ZONING:
PLANNING DISTRICT:
CENSUS TRACT:
NUMBER OF LOTS: 1
1-2, Light Industrial
16 — Otter Creek
41.04
FT. NEW STREET: 2,800 LF
VARIANCE/WAIVERS: None requested.
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The applicant is requesting preliminary plat approval to allow the creation of four
(4) lots and one (1) tract from an existing 100+ acre parcel. Lots 1 and 2 each
contain 35± acres and 45+ acres respectively. Lots 3 and 4 each contain
6± acres. Tract A is being created along the eastern boundary of future
Mabelvale Cut-off Extension.
The applicant has stated the entire right of way for Mabelvale Cut-off Extension
will be dedicated with the approval of the preliminary plat. Mabelvale Cut-off
Extension is proposed as a minor arterial which will require a total right of way
dedication of 90-feet. The applicant is requesting to construct at a minimum '/2 of
May 15, 2014
SUBDIVISION
ITEM NO.: 3(Cont.)FILE NO.: S-1727
the required street width with the development which would include 29.5--feet of
pavement extending from South Loop Road to Alexander Road. The
construction will include curb, gutter and sidewalk along at least one side of the
new street. Sidewalk will be constructed along Lot 2 with the issuance of a
building permit for the future development of Lot 2.
B. EXISTING CONDITIONS:
The site is a pasture bounded by a railroad main line on the north. There is an
electrical transmission line which bisects the property traveling
northeasterly/southwesterly. The site is relatively flat with few trees. There is a
stock pond located within the property near the western edge. The east bound
lanes of South Loop Road have been constructed. The right of way is in place
for the west bound lanes. The bridge crossing the railroad main line is an
elevated bridge and was constructed as a two-lane bridge. Alexander Road is
located to the south of this site and the proposed extension of Mabelvale Cut-off
Extension extends through this property. Alexander Road is a two lane road with
open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All abutting property owners of the site along with the Southwest Little
Rock United for Progress, the Alexander Road Neighborhood Association and
the Meyer Lane Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS
1. Mabelvale Cut-off Extension is classified on the Master Street Plan as a
minor arterial. A dedication of right-of-way of 90 feet is required.
2. 20 foot radial dedication of right-of-way is required at the intersection of
South Loop Road and Mabelvale Cut-off Extension.
3. A 20 foot radial dedication of right-of-way is required at the intersection of
Mabelvale Cut-off Extension and Alexander Road.
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to South Loop
Road with the planned development. South Loop Road should be
constructed per the Arkansas Highway and Transportation Department and
the City of Little Rock South Loop Road project plans.
2
May 15, 2014
SUBDIVISION
M NO.: 3 (Cont.
ENO.: S-1727
5. With site development, provide the design of street conforming to the
Master Street Plan. Construct full street improvements to Mabelvale Cut-off
Extension including 5-foot sidewalks with the planned development. The
street should be constructed to a 36 foot commercial street standard. The
utilities should be contacted about construction within the utility easement.
6. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Alexander
Road including 5-foot sidewalks with the planned development. The new
back of curb should be located 29.5 feet from centerline.
7. Alexander Road is classified on the Master Street Plan as a minor arterial
street. A dedication of right-of-way 45 feet from centerline will be required.
8. Stormwater detention ordinance applies to this property. Is a regional
detention facility being provided for the entire subdivision? If so, show the
location.
9. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction. Improvements should
be made at the Mabelvale Cut-off Extension and South Loop intersection to
AASHTO and Master Street Plan standards. Contact Bill Henry at
379-1816 for additional information.
10. As the previously approved plans, if the applicant proposes to make
improvements and signalize the Mabelvale West Road and South Loop
intersection those plans must be prepared in compliance with AASHTO and
Master Street Plan standards. Contact Bill Henry at 379-1816 for additional
information.
11. 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
(Greg Simmons) for more information.
12. Driveway locations and widths must comply with the traffic access and
circulation requirements of Sections 30-43 and 31-210. The width of
driveway must not exceed 36 feet. Show proposed driveway locations for
each lot. Driveway access to South Loop Road is not allowed per deed
restrictions.
13. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersection(s) and driveway(s) comply with 2004 AASHTO
Green Book standards.
14. Easements are required for all stormwater drainage areas.
3
May 15, 2014
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1727
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if sewer service is
required for this project. Contact Little Rock Wastewater Utility for additional
information.
Entergy: There are no Entergy Distribution lines in conflict with the proposed
plat. However, Entergy Transmission has a conflict on Lots 2, 3 and 4. Approval
from Entergy Transmission must be obtained prior to any approval for
development activities as requirements can be fairly stringent for work done
within a transmission line easement.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1, All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. 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.
4. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the
Developer's expense.
5. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock
Fire Department is required.
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
21
May 15, 2014
SUBDIVISION
ITEM NO.: 3 (Cont.
FILE NO.: S-1727
7. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
8. 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.
9. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if
you would like to discuss backflow prevention requirements for this project.
10. The facilities on -site will be private. When meters are planned off private
lines. Private facilities shall be installed to Central Arkansas Water's
material and construction specifications and installation will be inspected by
an engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line agreement is required.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Out of service area — nearest stop at Pulaski Tech South Campus or in
downtown Mabelvale.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAUDESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
5
May 15, 2014
SUBDIVISION
ITEM NO.: 3 Cont. FILE NO.: S-1727
G. SUBDIVISION COMMITTEE COMMENT: (April 23, 2014)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the proposed plat stating there were few
outstanding technical issues in need of addressing related to the proposed
preliminary plat. Staff stated the request was to create four (4) lots and one (1)
tract from a 100 acre plus tract. Staff requested Mr. White provide the name and
address of the subdivider, the name and address of the landowner along with the
source of title and the limits of the floodplain and/or floodway on the proposed
preliminary plat.
Public Works comments were addressed. Staff stated Mabelvale Cut-off
Extension was classified on the Master Street Plan as a minor arterial therefore a
dedication of right of way of 90-feet was required. Staff stated a 20-foot radial
dedication was required at the intersection of Mabelvale Cut-off Extension and
Alexander Road and at the intersection of Mabelvale Cut-off and South Loop
Road. Staff stated with the site development Alexander Road was to be
constructed with one-half street improvements. Staff requested Mabelvale
Cut-off Extension be constructed with 36-feet of pavement, curb, gutter on both
sides and a sidewalk on one side. Staff also requested Mr. White provide a letter
certifying sight distances at the intersections and driveway locations complying
with the 2004 AASHTO Green Book standards.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plat to staff addressing a number of the
technical issues associated with the request raised at the April 23, 2014,
Subdivision Committee meeting. The applicant has provided the name and
address of the subdivider, the name and address of the landowner along with the
source of title and the limits of the floodplain and/or floodway on the proposed
preliminary plat. The revised plan indicates radial dedications as requested by
Public Works staff.
The applicant is requesting preliminary plat approval to allow the creation of four
(4) lots and one (1) tract from an existing 100± acre parcel. Lot 1 is proposed
containing 35 acres and 2 containing 45± acres. Lots 3 and 4 each contain
6± acres. Tract A is being created along the eastern boundary of the future
arterial, Mabelvale Cut-off Extension.
0
May 15, 2014
SUBDIVISION
ITEM NO.: 3 (Cont_
FILE NO.: S-1727
The applicant is proposing to dedicate the entire 90-foot right of way for
Mabelvale Cut-off Extension. The proposal is to construct at a minimum '/z street
improvements to Mabelvale Cut-off Extension which would include 29.5-feet of
pavement extending from South Loop Road to Alexander Road. Sidewalk will be
constructed along Lot 2 with the issuance of a building permit for the
development of Lot 2. Curb and gutter will be placed at a minimum on one side
of the future arterial.
Staff is supportive of the request. The subdivision as proposed does not include
any variances from the typical ordinance development criteria. The applicant is
proposed to create four lots and one tract from this 100+ acre tract which is
zoned 1-2, Light Industrial District and 1-1. The lots as proposed well exceed the
typical lot size for the current zoning districts.
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.
PLANNING COMMISSION ACTION: (MAY 15, 2014)
The applicant was present. There were registered objectors present. Staff stated there
were two (2) related items associated with the development. Staff stated a preliminary
plat (S-1727) was proposed to allow the creation of four (4) lots and one tract. Staff
stated in addition the request included a multiple building site plan review for one (1) of
the proposed lots (S-1721-A). Staff presented the items with a recommendation of
approval of the requests subject to compliance with the comments and conditions as
outlined in paragraphs D, E and F of the agenda staff report.
Mr. Joe White was present representing the applicant. He stated he would yield his
time to the opposition.
City Director B.J. Wyrick addressed the Commission with concerns over the proposed
development of the warehouse facility. She stated she understood property rights,
zoning and the economic development this project would bring to the City. She stated
the development was located across from her home which was located on Alexander
Road. She stated the developers were trying to squeeze a development on a site. She
stated the developer had come to her and her husband and requested to purchase
property but they elected for a land swap. She stated they decided to not take the deal
and moved forward with the current plan. She questioned why the street was not
7
May 15, 2014
SUBDIVISION
ITEM NO.: 3 Cont. FILE NO.: S-1727
aligned with Hall Road. She stated she had questioned the Directors of Public Works
on this matter and he had indicated the off -set was 200-feet which was acceptable. She
stated the development would create a hardship on her family. She stated the
increased traffic and the noise would be a hardship. She stated Alexander Road was a
narrow two lane road with open ditches and was not designed to handle the traffic which
would result from the distribution warehouse being constructed.
Ms. Theresa Wyrick addressed the Commission in opposition of the request. She
stated she did not want the development to occur. She stated her concerns were the
600 vehicles plus that would be accessing the site for work. She stated with the
development of the warehouse facility the existing dark skies would be disrupted. She
stated the noise pollution for the warehouse would impact the area. She stated her
home was located on Hall Lane. She stated with the new street not being aligned with
Hall Lane the neighborhood would have difficulty getting in and out. She stated the
development would have an impact on property values in the area. She stated she
wished the development would go away and the area preserved as currently exist.
Mr. Joe White addressed the Commission. He stated the reason for locating at this site
was the bridge over the railroad. He stated the stem time, the time it took the truck to
get from the facility to the interstate, was critical. He stated the developer was installing
a sound wall to aid in noise reduction. He stated the property was zoned 1-2, Light
Industrial, which allowed the development as proposed. He stated the developer was
providing the Wyrick property access to their property located to the east. He stated the
new street would be constructed to a minimum of % an arterial. He stated the off -set
from Hall Lane was 230-feet. He stated it was better for the neighborhood if the streets
did not align. He stated there would be adequate landscaping to meet the buffer and
landscape ordinances. He stated the only variance being requested was to allow
advanced grading on an adjacent lot.
There was a general discussion concerning the proposed development and the impact
the development would have on traffic. Staff stated a traffic analysis on Alexander
Road had not been completed. Staff stated a traffic analysis was completed for the
intersection of Mabelvale West and South Loop Road and warrants were met to allow a
traffic signal.
Deputy City Attorney Cindy Dawson stated the proposed preliminary plat fell within the
boundaries of the Richardson Case. She stated based on the Supreme Court Ruling
the Commission did not have discretionary powers to deny a request when the
developer fully complied with the minimum standards established by the ordinance.
There was no further discussion of the item. The chair entertained a motion for
approval of the preliminary plat as presented by staff. The motion carried by a vote of
9 ayes, 0 noes and 2 absent.
0
May 15, 2014
SUBDIVISION
ITEM NO.: 3 (Cont.
FILE NO.- S-1727
The chair entertained a motion for approval of the site plan review as presented by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
The chair entertained a motion for approval of the land alteration variance request. The
motion carried by a vote of 9 ayes, 0 noes and 2 absent.
�O7