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HomeMy WebLinkAboutS-1873 Staff AnalysisMay 14, 2020 ITEM NO.: 2 FILE NO.: S-1873 NAME: Lots AR, BRR, and C of Shoney's Subdivision Preliminary Plat LOCATION: West of South University Avenue, south of West 32"d Street DEVELOPER: Fairmont Properties, Inc. 1 Allied Drive Suite 1500 Little Rock, AR 72202 501-372-6161 OWNER/AUTHORIZED AGENT: Fairmont Properties, Inc./Owner William Allen Smith/Authorized Agent SURVEYOR/ENGINEER: Smith & Goodson PLLC/Surveyor AREA: 2.765 acres WARD: 6 CURRENT ZONING VARIANCENVAIVERS NUMBER OF LOTS: 3 PLANNING DISTRICT: 10 FT. NEW STREET: 0 LF CENSUS TRACT: 21.02 C-3, General Commercial and PCD, Planned Commercial Development 1. Allow Lot C without access to a public street BACKGROUND: The subject property consists of two tax parcels under the ownership of a single entity. The applicant seeks create a three lot subdivision by separating the two developed parcels fronting onto University Avenue into two lots and a new lot on the western portion that would not have direct access to a public street. May 14, 2020 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1873 A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting approval of a replat of the property to subdivide the land into three lots to be known as Lots AR, BRR, and C, Shoney's Subdivision. B. EXISTING CONDITIONS, The property is developed with two structures and associated off-street parking. Both structures contain restaurant uses. The rear of the property is paved for parking and vehicular use. To the north are commercial and institutional uses. Across University Avenue to the east is The University of Arkansas at Little Rock. Commercial and multifamily uses are situated to the south. A single-family neighborhood is to the west. C. NEIGHBORHOOD COMMENTS, As of this writing, staff has received one phone call from a neighborhood association representative wanting more information about any proposed development of the property. Notice of the public hearing was sent to all owners of properties abutting this parcel and the University West, Oak Forest, and John Barrow neighborhood associations. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. University Ave. is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Is access allowed from Bryn Mawr Dr. to the driveway easement? E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer available to this site. Retain 12-foot wide sewer easements for existing 8-inch and 10-inch sewer main lines. Must show sewer easements across Lot C for services from Lots BRR and AR. 2 May 14, 2020 SUBDIVISION ITEM NO.: 2 (Cont. Entergy FILE NO.: S-1873 Entergy does not object to this proposal. Entergy has existing 3-phase facilities around proposed site. There does not appear to be any conflicts with existing electrical utilities at this location. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. CenterPoint Energy: No comment. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Provide a minimum 10-foot utility easement along the proposed lot frontage. 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. Please submit plans for water facilities 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. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division, and Little Rock Fire Department is required. Fire Department: No comment. Parks and Recreation: No comment received. Countv Planning: No comment received. F. BUILDING CODES/LANDSCAPE: Building Code: No comment. Landscape: No comment. 4 May 14, 2020 SUBDIVISION ITEM NO.: 2(Cont.)FILE NO.: S-1873 G. TRANSPORTATION/PLANNING: Rock Reaion Metro: No comment received. Plannina Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: March 11, 2020 The applicant was present. Staff presented the item to the committee and asked for the names of owners of abutting properties be added to the plat and to add cross -access easements for all lots to have access to a public right-of-way and each other. Public Works indicated University Avenue is a principal arterial on the City of Little Rock Master Street Plan. Dedication of right-of-way to 55-feet from the road centerline is required. A second comment asked for clarification if there would be access to the property from Bryn Mawr Drive. The comment from Little Rock Water Reclamation Authority regarding the existing sewer facilities on site and to provide easements was noted. The applicant was informed responses and revisions are due no later than March 18, 2020. The committee forwarded the item to the full commission. ANALYSIS, The applicant submitted a revised plat and comments. Cross -access easements and utility easements are shown on the revised plat. The names of abutting property owners have also been added. The required right-of-way for University Avenue will be dedicated via the replat. Access to the driveway easement shown on the west side of Lot C would not permit access from Bryn Mawr Drive. It appears all technical issues have been addressed. 2 May 14, 2020 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1873 J. STAFF RECOMMENDATION: Staff recommends approval of the proposed plat and subject to compliance with the comments and conditions outlined in paragraphs D, E and F and the staff analysis in the agenda staff report. Staff also recommends approval of the variance to allow Lot C to not have direct access to a public street. PLANNING COMMISSION ACTION: (MAY 14, 2020) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. 5