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HomeMy WebLinkAboutS-0285-B Staff AnalysisApril 4, 1989 SUBDIVISION ITEM NO.: 2 FILE NO.: S-285 NAME: The Ranch Preliminary/Pre-preliminary Plat LOCATION: North and west of Katillius Road and State Highway No. 10. DEVELOPER: ENGINEER: Johnson Ranch Partnership White-Daters & Associates P. 0. Box 56350 401 Victory Street Little Rock, AR 72215 Little Rock, AR 72201 224-9600 374-1666 AREA: 63.2 acres NUMBER OF LOTS: 3 FT. NEW STREET: 3600 ZONING: "C-2" and 110-2" PROPOSED USES: Mixed use office and commercial development PLANNING DISTRICT: 1 CENSUS TRACT: 42.03 VARIANCES REQUESTED: 1. None A. PROPOSAL/REQUEST: This preliminary plat proposes the preliminary platting of three large tracts now zoned non-residential, primarily "C-2", and the balance of the 362 acres to be retained in a pre -preliminary plat format. This is required inasmuch as the developer does not know the specifics of the lot boundaries that may be required for future development. B. EXISTING CONDITIONS: The property on which this plat is located, currently known as the Johnson Ranch property, is a broad mixture of floodplain/floodway, steep hill mass and some flat buildable area along Highway 10. The immediate area of the first preliminary plat is property of variable terrain rising from an elevation along Highway 10, which is approximately 290 feet, to an elevation on the north boundary of Tract A which is somewhat over April 4, 1989 SUBDIVISION ITEM NO.: 2 (Continued) 300 feet in elevation. The east boundary of the property is traversed by North Katillius Road. This is an old county road, substandard in construction, and containing a deficient wooden bridge structure. The principal frontage of the preliminary plat is State Highway No. 10 which is a principal arterial. There are few structures of any substance on the property. There is some fencing of use areas and a small pond. C. ENGINEERING COMMENTS: The Engineering Staff reports that this developer should coordinate the Highway 10 street dedication and potential improvements with the Master Street Plan and Arkansas Highway Department requirements. The Ranch Boulevard, as reflected, appears to show a 25 foot street at this time which is a partial proposal for construction to be built with Phase I. This should be more fully explained and detail when the balance would be constructed. Ranch Drive, which is generally a east/west drive through the project, should reflect a horizontal center line radius of 300 foot minimum. There is none now indicated. The detention requirements and excavation requirements of ordinance will apply to this project. These items should be reflected on the plat as appropriate. The developer should be aware that in connection with the first statement made in the Public Works comments that final plats on Tracts B and C prior to initiation of the Highway 10 project will cause this developer to build those street standards specified by the State Highway Department and the Master Street Plan. The Public Works Engineering Staff expressed some concern about the alignment of Ranch Boulevard with a proposed minor arterial entering Highway 10 from the south. Their concern is that these two streets should intersect at the same point so as to provide for an appropriate location for potential traffic signal. The Engineering Staff would like to point out that the main entrance to the Willis preliminary plat is across Highway 10 from a lake on neighboring property and approximately 700-800 feet to the Deltic road alignment on the west. d I April 4, 1989 SUBDIVISION ITEM NO.: 2 (Continued) The last comment offered by the Public Works Staff deals with Katillius Road which is the eastern boundary, street of this preliminary plat. It was their feeling that this street should be established as a commercial street which would be constructed to a 36 foot standard with a 60 foot right-of-way. It is understood at this time that the street has drainage problems with the existence of a deficient bridge. However, the development of Tract B as a corner lot will necessitate full improvements along the east side to the commercial street standards. In connection with establishing North Katillius as a 60 foot right-of-way, the appropriate radius should be applied on the corner at State Highway No. 10. D. ISSUES/LEGAL/TECHNICAL/DESIGN: The following points of information should be dealt with by the engineer and/or the developer. These are: Identification of the various points of termina- tion for street construction for phasing of these three lots; The location of the fire station site as previously negotiated with City of Little Rock on the occasion of rezoning; Coordination of the 6 foot fence and 40 foot buffer along the north and east sides of Tract A with the site plan review currently on this agenda; Explanation as to the design on the Ranch Road; A request for elimination of the island in the center of the Ranch Boulevard at State Highway No. 10 or a basis be provided for its permanent maintenance. E. ANALYSIS: The Staff review of this preliminary and pre - preliminary plat reflects little in the way of problems internal to the plat. There are the several boundary issues dealing with the coordination of State Highway No. 10 improvements with the Highway Department, the n I� April 4, 1989 SUBDIVISION ITEM NO.: 2 (Continued) Katillius Road improvement and the alignment of the Ranch Boulevard with the adjacent south arterial street. A concern that should be dealt with prior to the developer moving to the Tract B area for development would be the fire station site previously negotiated. If the Little Rack Fire Department and the City of Little Rock pursue the agreement and a decision is made that this location is needed, a tract separate from Tract B should be provided in this plat. The only remaining comment that Planning Staff has concerning this plat deals with the western bOUndary street of the pre -preliminary area. This roadway is an old county road running north off state Highway No. 10, terminating in a steep terrain area northwesterly of this subdivision. It has not been determined at this time what standard of street improvements will be needed. The Sta'rf reserves comment on that subject until such time as the preliminary plat and/or a development plan are filed on the balance of the property. F. STAFF RECOMMENDATION: Staff recommends approval of the preliminary plat and acceptance of the balance as a pre -preliminary for file record purposes, subject to resolution of the comments raised by the Public Works Department and Planning Staff. SUBDIVISION COMMITTEE COMMENT: (March 23, 1989) The application was represented by Mr. Ed Willis and Mr. Joe White, the engineer on the project. A lengthy discussion of the preliminary plat was held. There were four or five areas of involvement which received attention. These were the dedication and right-of-waY improvements for State Highway No. 10. Jerry Gardner of the Public Works Department indicated that until such time as the improvements are placed under contract by the Highway Department, this developer would be responsible for that improvement via an in -lieu contribution. The right-of-waY dedication is a given and would be accomplished on the final plat if it is placed of record prior to that contract. April 4, 1989 SUBDIVISION ITEM NO. 2 (Continued). Discussion followed on the arterial street alignment entering Highway 10 from the south and the Deltic properties. The discussion centered on the appropriate alignment of the principal entry to this preliminary plat. Specific resolution was not gained in this discussion. Planning Staff indicated the several concerns that developed in their review. These had to do with the exact alignment and termination of the several streets, and the improvements that would be required internal to the plat to serve the lots. The Planning Staff did not insert in the conversation the issue of the fire station site previously negotiated by Mr. Willis. However, this issue is still outstanding and resolution would have to be gained by the Planning Commission at the public hearing. Mr. White, the engineer - of -record on the project, indicated that he would work with the City Staff to resolve the several issues pointed out in the Staff write-up and be prepared to deal with those items at the public hearing on April 4. PLANNING COMMISSION ACTION: (April 4, 1989) The applicant, Mr. Willis, was in attendance as was his engineer, Mr. Joe White from White-Daters, Inc. The Planning Staff reported that this item should be placed on the Consent Agenda for approval inasmuch as there were no remaining issues to be resolved. The Staff asked that Mr. White address two points dealing with preliminary plat requirements. Mr. White offered for the record a plan indicating the phasing of the subdivision and the improvement requirements to be placed upon the first phase with Lot A. After a brief discussion, the Commission determined it appropriate to place this item on the Consent Agenda for approval. A motion was made to that effect. The motion passed by a vote of 9 ayes, 9 nays, 2 absent.