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HomeMy WebLinkAboutS-1730 Staff AnalysisITEM NO.: 1. S-1730 NAME: Golden Eagle Addition Preliminary Plat LOCATION: located in the 5300 Block of South Shackleford 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 September 3, 2014. The Office of Planning and Development must receive the proof of notice no later than September 12, 2014. 2. Provide the source of title for the landowner in the general notes section of the proposed plat. 3. Provide any applicable existing covenants and the proposed covenants for the subdivision. 4. Provide any natural features on the proposed preliminary plat to include drainage channels, bodies of water, wooded areas. 5. Provide any cultural features such as brides, culverts, utility/power lines, pipelines, easements. 6. Provide the zoning classification within the plat boundary and of abutting areas shown. 7. Provide the proposed phasing plan, if applicable, for the final platting of the lots. Variance/Waivers: Driveway spacing Public Works Conditions: 1. Shackleford Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Shackleford Road including 5 foot sidewalks with the planned development. The new back of curb should be 29.5 feet from centerline. 3. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 4. Stormwater detention ordinance applies to this property. 5. A variance has been approved by the Planning Commission to advance grade the property without imminent construction. 6. 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 501.379.1813, Greg Simmons, for more information. 7. Driveway locations do not meet the traffic access and circulation requirements of Item # 1. Sections 30-43 and 31-210. The south driveway must be located at least 150 feet from the south property line. A variance must be requested for the proposed driveway location. 8. Show the proposed driveway for Lot 2. 9. Provide a letter prepared by a registered engineer certifying the sight distance at the driveway(s) comply with 2004 AASHTO Green Book standards. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 11. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream storm drainage system. 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: Entergy does not object to this proposal. Entergy has a 3-phase power line on the west side of South Shackleford Road, but nothing currently on the area of the preliminary plat. Please contact Entergy in advance for discussions regarding service requirements, line routing and easement requirements. Center -Point Enerqv: 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. 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. 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. Item # 1. 4. 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. 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A capital investment charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Place fire hydrants per code, maintain access. County Planning: No comment. CATA: Parks and Recreation: No comment received. Building Code: No comment. Plannina Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, September 3, 2014. Item # 1. October 30, 2014 ITEM NO.: C FILE NO.: S-1730 NAME: Golden Eagle Addition Preliminary Plat LOCATION: Located in the 5300 Block of South Shackleford Road DEVELOPER: Robert A Vogel Management Co. LLC 11219 Financial Center Parkway, Suite 300 Little Rock, AR 72211 ENGINEER White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 29.63 acres RRENT ZONING. PLANNING DISTRICT NUMBER OF LOTS: 2 1-1, Industrial Park District 12 — 65th Street - West CENSUS TRACT: 24.05 VARIANCE/WAIVERS- FT. NEW STREET: 0 LF 1. A variance from Sections 30-43 and 31-210 to allow the southern driveway less than 150-feet from the property line. 2. A variance to allow the payment in -lieu of stormwater detention. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The request is for preliminary plat approval of a two (2) lot subdivision located on South Shackleford Road. The property contains 29.63-acres. Lot 1 is proposed containing 23.35-acres and Lot 2 containing 5.26-acres. The lots have 606-feet and 389-feet of frontage along South Shackleford Road respectively. Lot 1 is proposed for an office/warehouse development as a separate item on this agenda (Z-5810-A). September 18, 2014 SUBDIVISION ITEM NO.: C B. EXISTING CONDITIONS: FILE NO.: S-1730 The property was zoned to 1-1, Industrial Park District in 1994. At the time of zoning a 100-foot wide OS, Open Space zoned buffer was established along the eastern and northern portion of the tract where the property abuts single-family homes in the Tall Timber Subdivision. The OS, Open Space zoned buffer has been maintained and is heavily wooded. The remainder of the site was cleared several years ago and new vegetation has grown up. The Commission approved a request at their August 7, 2014, public hearing to allow advanced grading of this entire site without imminent construction. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All abutting property owners along with the Green Wood Acres Homeowners Association, the John Barrow Neighborhood Association, the Pecan Lake Property Owners Association, Southwest Little Rock United for Progress, the Stagecoach Dodd Neighborhood Association, the Tall Timber Homeowners Association and the Water's Edge Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Shackleford Road including 5 foot sidewalks with the planned development. The new back of curb should be 29.5 feet from centerline. 3. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 4. Stormwater detention ordinance applies to this property. 5. A variance has been approved by the Planning Commission to advance grade the property without imminent construction. 6. 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 501.379.1813, Greg Simmons, for more information. 2 September 18, 2014 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: 7. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The south driveway must be located at least 150 feet from the south property line. A variance must be requested for the proposed driveway location. 8. Show the proposed driveway for Lot 2. 9. Provide a letter prepared by a registered engineer certifying the sight distance at the driveway(s) comply with 2004 AASHTO Green Book standards. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 11. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream storm drainage system. 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: Entergy does not object to this proposal. Entergy has a 3-phase power line on the west side of South Shackleford Road, but nothing currently on the area of the preliminary plat. Please contact Entergy in advance for discussions regarding service requirements, line routing and easement requirements. 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. 3 September 18, 2014 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: S-1730 2. 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. 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. 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. 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A capital investment charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Place fire hydrants per code, maintain access. County Planning: No comment. CATA: CATA has reviewed the plans submitted by your office on the above referenced area. The area is currently served by CATA at Colonel Glenn and Shackleford Roads approximately eight (8) blocks away. The development consists of an addition to the existing building and future development at Lot 2. CATA has this corridor in mind for future expanded transit. City Directors Adcock and Wyrick have expressed an interest in using this area in addition to the Pecan Lake and Tall Timber areas to serve. CATA requests consideration of pullouts and sidewalks at South Shackleford Road and Clearwater Drive. Parks and Recreation: No comment received- F. ISSUES/TECHNICAUDESIGN: Building Code: No comment. Plannina Division: No comment. Landscape: No comment. 4 September 18, 2014 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1730 G. SUBDIVISION COMMITTEE COMMENT: (August 27, 2014) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there were additional items in need of addressing related to the proposed preliminary plat. Staff noted there was a related item to allow site plan review on a one of the proposed lots. Staff stated the property was zoned 1-1 which required site plan review prior to development. Staff requested Mr. Daters provide the proposed phasing plan for final platting of the lots. Staff also requested Mr. Daters include the zoning classification within the plat boundary and of abutting areas. Public Works comments were addressed. Staff stated dedication of right of way to 45-feet from centerline would be required on South Shackleford Road. Staff also stated street improvements to South Shackleford Road would be required prior to the execution of the final plat. Staff stated the Commission had approved a request for advance grading of the lots prior to imminent construction. 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 preliminary plat to staff addressing a number of the issues raised at the August 27, 2014, Subdivision Committee meeting. The revised plat indicates the lots will be final platted based on market demand. The revised plat includes the zoning classification within the proposed plat boundary. Lot 1 is proposed for an office/warehouse development as a separate item on this agenda (Z-5810-A). The request is for preliminary plat approval of a two (2) lot subdivision located on South Shackleford Road. The property contains 29.63-acres. Lot 1 is proposed containing 23.35-acres with 606-feet of frontage along South Shackleford Road. Lot 2 is proposed containing 5.26-acres and 389-feet of frontage along South Shackleford Road. The request includes a variance to allow the driveway located along the southern perimeter nearer the property line than typically allowed. The south driveway should be located at least 150-feet from the south property line. According to the applicant to place the driveway consistent with the ordinance would cause operational problems which the developer does not want in this new facility. The N7 September 18, 2014 SUBDIVISION ITEM NO.: C Cont. FILE NO.: S-1730 applicant states the development has almost 1,000-feet of frontage on Shackleford Road and is proposing to have only three (3) driveways, with the center drive shared. Staff does not support the driveway spacing variances. The plat is for two (2) lots on 30-acres with 1,000 feet of street frontage. Staff feels the driveway locations should have been considered with the design of the site plan. Staff also requests the applicant provide a letter to certify the sight distance of the proposed driveway location to ensure compliance with AASHTO standards. The applicant should contact Nat Banihatti at 501.379.1818 for sight distance requirements. The request also includes payment in -lieu of stormwater detention. The applicant states the downstream storm drainage in this vicinity of Timberland Drive is likely undersized. He states in the early 1970's the drainage course consisted of open ditches above and below Timberland Drive with a short culvert under the street. Between 2002 and 2004 several homes were constructed along Timberland and the open ditch was enclosed. The new pipes are likely undersized for the existing 40-acre, largely undeveloped basin. He states in lieu of on -site detention the Developer would like to work with the City in a cooperative effort to have the existing undersized storm drainage replaced. The existing storm drain piping installed in 2002/2004 is so grossly undersized increased on -site detention is not realistic. Staff is not supportive of the applicant's request. Currently, flooding occurs along Brodie Creek within the Tall Timber Subdivision. The residential structures within the Tall Timber Subdivision are located within the 100-year floodplain. To reduce flooding within the subdivision, Brodie Creek should be channelized from West 36th Street to Fourche Creek and the Hwy 5 box culverts enlarged. Staff believes stormwater detention should be provided and/or downstream drainage improvements be completed as found in Section 29-102 to not make flooding conditions worse. Although staff is generally supportive of the overall plat staff is not in support of the driveway spacing variance or the variance for payment in -lieu for the stormwater detention ordinance requirements. STAFF RECOMMENDATION: Staff recommends denial of the application request as submitted. 0 September 18, 2014 SUBDIVISION ITEM NO.: C (Cont) FILE NO.: S-1730 PLANNING COMMISSION ACTION, (SEPTEMBER 18, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating they had received additional information concerning the proposed preliminary plat and needed additional time to review the information. Staff presented a recommendation of deferral of the item to the October 30, 2014, public hearing. There was no further discussion. The Chair entertained a motion for approval of the item as presented by staff. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a revised site plan and preliminary plat to staff addressing staffs concerns previously related to the driveway locations and the proposed detention. The revised site plan/preliminary plat indicates the placement of the northern most drive located as a shared drive between Lots 1 and 2. The southern drive is located 40-feet from the southern property line and is indicated for employee and truck traffic deliveries only. Staff previously raised concerns related to the use of the OS, Open Space zoned buffer for stormwater detention. According to the applicant in working with staff the facilities will be designed to ensure that the peak discharge for the 100-year flood event, after development of the site, will not exceed the existing peak flows. The applicant has indicated a stone and rock berm will be placed along the northern perimeter a minimum of 50-feet from the northern and north eastern property line within the OS, Open Space zoned buffer. The height of the berm will vary with the typical height being four (4) feet. The plat/site plan includes a note which states additional screening will be placed where required nearer the proposed facility to include dense evergreen plantings, opaque metal or wood fencing or chain link with screening slats to create an opaque screen. The detention proposed along the eastern boundary is also a rock and stone structure with a similar height. The berm is proposed at ten (10) feet from the eastern property line but the applicant has indicated the berm will be moved as far as feasible from this property line. According to the applicant the further the berm is moved from this property line the height of the berm must be increased. The applicant states the facilities will be designed, with the approval of Public Works staff, to be physically located as far from the eastern boundary as possible. Additional screening will also be placed within this area as required to ensure the adjacent property is fully screened from this proposed development. 7 September 18, 2014 SUBDIVISION ITEM NO.: C (Cont_) FILE NO.: S-1730 The applicant has indicated very few of the trees within the OS, Open Space buffer will be removed to allow for installation of the rock and stone berm. The applicant has not provided staff with a plan to review to ensure this will be the case. Staff recommends prior to beginning construction the applicant work with staff in marking the trees to be removed and to stagger the trees which will be removed and not allow a direct line of view from this property or any adjacent property to the cleared area. As noted staffs previously raised concerns have somewhat been addressed. Staff is now supportive of the request. 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. Staff recommends the applicant mark all trees to be removed and work with staff prior to beginning construction to ensure the integrity of the buffer is maintained. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of 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. Staff presented a recommendation the applicant mark all trees to be removed and work with staff prior to beginning construction to ensure the integrity of the buffer was maintained. There was no further discussion of the item. The Chair entertained a motion for approval of the item, as presented by staff. The motion carried by a vote of 11 ayes 0 noes and 0 absent. 0