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HomeMy WebLinkAboutS-0170-T Staff AnalysisMarch 11, 1986 SUBDIVISIONS Item No. 1 NAME: Pleasant Valley Office Park LOCATION: Rodney Parham Road and Cantrell Road T)FVF.MPRR - ENGINEER: Terry Wood, Inc. Garver & Garver c/o Barnes, Quinn, Flake P.O. Box C-50 and Anderson Little Rock, AR 72203 First National Bank Bldg. Phone: 376-3633 Little Rock, Arkansas AREA: 23 acres NO. OF LOTS: 4 FT. NEW STREET: 1500 ZONING: "O-2" PROPOSED USES: Office Park VARIANCES REQUESTED: Internal pedestrian circulation in lieu of sidewalks. A. Existing Conditions This property is located on land that is generally flat, and in an area that is developing and/or developed as offices. Systematics is located to the south. Sidewalks exist on Rodney Parham. B. Development Proposal This proposal is for the development of 23 acres of property into four lots for office use. The amount of new street proposed is 1,500 feet. The applicant has asked to provide an internal pedestrian circulation system in -lieu of sidewalks. March 11, 1986 SUBDIVISIONS Item No. 1 - Continued C. Engineering Comments 1. Resolve Pleasant Valley farm road improvements issue. D. Analysis Staff agrees with the applicant that sidewalks -in some areas of the development would be useless. When each lot is brought to the Committee for site plan review as required by 110-2" requirements, the pedestrian walkway system will be reviewed. Sidewalks, however, should be continued along Rodney Parham Road where needed. A note should be placed in the Bill of Assurance and on the plat stating that the southerly stub street is to be constructed to a point 200 feet short of the property line. The street should be extended when the property is developed. E. Staff Recommendation Approval, subject to comments made. F. Subdivision Committee Review The applicant stated that there was an existing private agreement between him and the property owner to the south that required him to pave within 200' of the property. The main issue discussed involved a potential traffic problem regarding the alignment of a signalized intersection with property to the west. Commissioner Massie felt that some consideration should be given to this problem in order to prevent a situation like this one further west where there is a traffic signal at Southridge and another at Pleasantridge Road, only 200' away. March 11, 1986 SUBDIVISIONS Item No. 1 - Continued Engineering stated that Pleasant Valley Farm Road was a state right-of-way and did not need to be improved by the developer. Utility Comments: Water - 10' sanitary sewer easement required across Lot 3. Capacity contribution analysis required. Sewer - 12" main extension required. PLANNING COMMISSION ACTION: The applicant and his engineer were present. Staff recommended approval, subject to resolution of the Pleasant Valley Farm Road and Rodney Parham Road traffic issue. During the previous agenda session, there was some discussion of the alignment of Anderson Drive with a projected roadway to the west. The Engineer, Mr. Ronnie Hall, proposed that the plat be approved, subject to the applicant satisfying the traffic engineer that turning movements at the intersection of Pleasant Valley Farm Road and Rodney Parham Road be resolved prior to final platting of the first lot in the subdivision, and they would come back if there was an impasse. Mr. Henk Koornstra, Traffic Engineer, was concerned that a median had not been agreed to. Until this is done, all other alternatives should be kept open, since other solutions are possible to address the issue, and not just turning movements at thi, intersection. Mr. Koornstra requested that the approval be conditioned on solving the traffic issue, not just the intersection problems. The issue was complicated by the fact that there was another owner, Mr. Charlie Taylor, which would be impacted by any median agreement. The applicant also submitted a phasing plan as follows: Phase I - Final plat, Lot 1 - April 1986 Phase II - Anderson Drive street construction - summer 1986 Future phases - plat Lots 2-4 as single lot subdivision final plats March 11, 1986 SUBDIVISIONS Item No. 1 - Continued The Commission thought that it was important to tie the construction of Anderson Drive to some timetable. A motion for approval was made, subject to: (1) satisfying traffic control situation at the corner of Pleasant Valley Farm Road and Rodney Parham Road prior to final plat for Lot 1, with the understanding that an impasse means that the issue would be brought back before the Commission; and (2) Phase II would be completed by December 31, 1986. The vote was: 9 ayes, 0 noes and 2 absent.