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HomeMy WebLinkAboutZ-6051 Staff AnalysisNAME: ARKANSAS SYSTEMS OFFICE PARK -- PRELIMINARY PLAT LO ATIO : On the east side of Chenal Parkway, approximately 0.5 mile north of the Kanis Rd. intersection DEVELOPER: ENGINEER: Joe White ARKANSAS SYSTEMS WHITE-DATERS & ASSOCIATES, INC. 8901 Kanis Rd. 401 S. Victory St. Little Rock, AR 72205 Little Rock, AR 72201 227-8471 374-1666 AREA: 67.8 ACRES NUi�ER OF LOT : 5 _ . NEW STREET: 1350 ZONING: 0-2 and MF -6 PLANNING DISTRICT: 19 _Q u TRACT: 42.06 VARIANCES RE QESTED: None STATEMENT OF PR POSAL: PROPOSED USES: Offices The applicant proposes the subdivision of a 67.8 acre tract into 5 lots. The subdivision includes the construction of 1,350 feet of a new east -west collector street and the construction of a new earthen dam, to replace an existing dam, across which the collector street is to go. The earthen dam is proposed to retain water for the provision of an on-site lake on the north side of the east -west collector street. A second, but smaller, lake is to be provided at the southern end of the property. A. PROPOSAL RE DE T: Planning Commission review and approval of a proposed preliminary plat is requested. B. EXISTING CONDITIONS: The land is currently a mixture of woods and pasture, with a rural residential homesite along the Kirk Rd. frontage of the site. The terrain ranges from gently rolling meadow to two 15% grade hillsides at the northeast and northwest corners of the property, forming a valley between them. There is an earthen dam across this "valley" which backs up C. FILE N ni 7 water to form a lake. A second lake lies at the southwest corner of the tract. The existing zoning of the tract is 0-2 and MF -6. The 0-2 area forms * the" -majority of --the- site; but there -is an MF -6 site at the northwest corner of the tract. The 0-2 and MF -6 zoning districts extend north of the tract; the 0-2 district extends south of the tract. There is an non -conforming commercial use on land immediately to the south of the site, fronting on Kirk Rd. Across Chenal Parkway, there is an MF - 24 zoning district, and across Kirk Rd. to the east is 0-2 and MF -18 zoned land. gNgzNEERING ❑TrLITY COMMENT : The Public Works staff comments that: 1) The Ordinance requires that specific boundary survey information be provided. There are deficiencies in this required information. 2) The proposed site has three areas of boundary that require improvements per the Master Street Plan and City Ordinances. The unnamed collector and Kirk Rd. both require 60 feet of rights-of-way and 36 feet of pavement. Sidewalks on both sides of the frontage of the unnamed collector will be required, as will the frontage along Kirk Rd. Provision for walks along Chenal Parkway must be addressed. 3) Stormwater detention will be required for the site. Open ditches are generally not permitted by the Stormwater Management and Drainage Manual. If ditches are planned, they must be shown on the plan and approved by the City Engineer prior to Planning Commission approval of the plat. 4) The location of the unnamed collector street is recommended to be moved south of the dam. Public liability for the dam would be required if the dam is part of the public right-of-way. The dam construction must be certified by a geotechnical engineer with experience in dam construction. 5) A sketch plan identifying the floodplain and floodway is required before Planning Commission action. Base flood elevations are required. Dedication of floodway is required. A grading and excavation plan and permit are required. A development permit is required. (Contact USACE-LRD for approval prior to beginning any work.) All drainage structures for the floodway, 2 FM FILE N S-1073 including the spillway of the dam, shall be designed for the 100 -year storm. Little Rock Municipal Water Works comments that water main extensions, and possibly on=site vire protection, will be required. A pro -rata front foot charge of $15 per acre applies along Chenal Parkway and an acreage charge of $300 per acre applies to this site. Annexation to the City will be required. Little Rock Wastewater Utility comments that a sewer main extension, with easements, will be required to serve the proposed development. Arkansas Power and Light Co. will require 15 foot easements along the streets abutting the proposed development site. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. comments that an easement will be required at the northeast corner of the intersection of the unnamed arterial and Chenal Parkway in order to construct a fiber optic equipment hub. The Fire Department noted that on-site fire hydrants will be required on the site. ISSUESILEGALITECHNICAL MESIGI: Sec. 31-87 of the Subdivision ordinance requires that, with an application for preliminary plat approval, as well as the information supplied, the following additional information be furnished: 1) the name and address of the owner of record, and the source of title giving deed record book and page number or instrument number; 2) the average and minimum lot sizes; and 3) the source of water supply and the means of wastewater disposal. Sec. 31-88 requires that the vicinity maps to "generally locate arterial streets, highways, section lines, railroads, schools, parks, and other significant community facilities...." The vicinity map which is provided on the plat is deficient in meeting the requirements of this section. Sec. 31-89 of the Subdivision ordinance requires, that, with an application for preliminary plat approval, as well as the information supplied, the following additional information be furnished on the plat: 1) "natural features" (drainage channels, bodies of water, wooded areas, etc.) and "cultural 3 E. FILE NO_: S-107 features" (existing and platted streets, bridges, culverts, utility lines, pipelines, power lines, easements, park areas, structures, etc.) within and immediately surrounding the proposed subdivision; 2) a preliminary storm drainage plan; -3) - the names -of- recorded -subdivisions "and -the -names of owners of tracts abutting the proposed subdivision; 4) the zoning classifications within the plat and of abutting areas; 5) adequate physical descriptions (showing size, type of material, and construction) of all monuments set or found; 6) municipal boundaries that pass through or abut the subdivision; 7) certification that the plat has been duly filed for record in the offices of the state surveyor and the county circuit clerk/recorder within the last seven (7) years; and 8) a phasing plan outlining the boundaries for each phase and the Location of all proposed PAGIS monuments for the subdivision. Sec. 31-91 of the Ordinance requires that the certificate of preliminary engineering accuracy be executed. Sec. 31-93 of the Ordinance requires that a preliminary Bill of Assurance be submitted. Sec. 31-201 of the Subdivision Ordinance states that: "Whenever a proposed subdivision abuts a partially... constructed public street, the developer shall provide...one-half of the required improvements and right- of-way." ight- of-way." ANALYSIS• A portion of the site is zoned MF -6. If the subdivision is to be developed as an office subdivision, the zoning of the MF -6 portion of the site needs to be changed. There are numerous deficiencies noted in the information furnished with the application and on the plat. These deficiencies must be remedied. The site is apparently outside the City Limits. Annexation must be pursued. Provision must be made for providing the Master Street Plan required right-of-way and improvements on Kirk Rd. The sidewalk requirements for Chenal Parkway must be addressed. The matter of locating the floodway plat must be addressed, and the site these areas into consideration. 4 and floodplain on the planning must take FILE N -1073 The Public Wor�oadwayconcerns theregarding needthe to be addressed.location of the public F. STAFF FtEMME ATIQ: Staff recommends approval of the preliminary plat, subject to the cited concerns and issues being addressed. 19 V BDIVI I MMITTEE MMENT: (JULY 20, 1995) Mr. Joe White, with White -Haters & Associates, Inc., the project engineering firm, was present. staff outlined the proposed development to the Subdivision Committee member present, and the discussion outline was reviewed. David Scherer of the Public Works staff presented Department's roadwayconcerns. he dam were issue of the dam and the placement of discussed. Mr. White reported that the roadway needs to be left on the dam.; that the dam will be completely rebuilt, and it would meet all applicable requirements. Mr. white said that the other Neighborhoods and Planning and Public Works concerns would be addressed. The Committee forwarded the item to the full Commission for the public hearing. pLANNING COMMI ION ACTI N: (AUGUST 8, 1995) Planning staff reported that the several Issues attendant to this preliminary Plat had been determined for resolution. The Public Works' staff and Neighborhoods and Planning staff instructed the commission that the remaining issues could be worked out at staff level; therefore, this item should be placed on the Consent Agenda for approval. The Commission determined it appropriate Consent Agenda for approval. A motion to The motion passed by a vote of 7 ayes, 0 5 to place this item on the that effect was made. nays and 4 absent.