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HomeMy WebLinkAboutS-0285-T Staff AnalysisFILE NO.: S-285-S ' NAME: THE RANCH, TRACT MF -- PRELIMINARY PLAT LOCATION: Approximately 0.4 mile north of Highway 10, between Chenonceau Blvd. and Patrick Country Rd. DEVELOPER: RANCH PROPERTIES, INC. P. O. Box 56350 Little Rock, AR 72215 224-9600 AREA: 18.06 ACRES ZONING: MF-18 & R-2 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05 VARIANCES REQUESTED: ENGINEER• WHITE-DATERS & ASSOCIATES, INC. 401 S. Victory St. Little Rock, AR 72201 374-1666 NUMBER OF LOTS: 1 FT. NEW STREET: 2,000 PROPOSED USES: Multi -Family Residential 1). Deferral of the required Master Street Plan improvements for Patrick Country Road, and a waiver of the requirement to construct the bridge spanning the creek on Patrick Country Road-. 2). Waiver from the restriction on double -frontage lots. STATEMENT OF PROPOSAL: The applicant proposes the subdivision of a 18.06 tract, involving the creation of a single 14.97 acre lot and the dedication of the right-of-way for and construction or Chenonceau Blvd. from the lot to Highway 10. Although the west boundary of the lot abuts Patrick Country Rd., no access is proposed to be taken to this road, and a deferral is proposed of the required Master Street Plan improvements to Patrick Country Rd. until the Phase 2 development of the apartment project. The applicant does propose, however, to dedicate the required right-of-way for Patrick Country Rd. A waiver of the requirement to construct the bridge over the creek which crosses Patrick Country Road is sought. A. PROPOSAL RE UEST: Approval by the Planning Commission of the preliminary plat is requested. Review by the Planning Commission and approval by the Board of Directors for a deferral of the required Master Street Plan improvements for Patrick Country Rd. is requested. Review by the Planning Commission and approval by the Board of Directors for the waiver of the requirement to construct the bridge over the creek which crosses Patrick Country Road is requested. Review by the Planning Commission and approval by the Board of Directors FILE NO.: 5-285-5 (Continued) for the waiver of the restriction on double -frontage lots is requested. B. EXISTING CONDITIONS: The area of the proposed lot is undeveloped and wooded. The topography is rolling, dropping generally to the south from an elevation along the north property line of approximately 270-300 feet MSL (Mean Sea Level) to 265-270 feet MSL along the southern boundary of the lot. There is a creek lying along the south boundary of the proposed lot. The existing zoning of the majority of the site is MF-18, although there is a 20 foot wide strip of R-2 land lying along the north boundary of the lot. C. ENGINEERING UTILITY COMMENTS: Public Works comments that: 1) the minimum drainage requirements (per Sec. 31 of the Code) are not met by the site layout as presented; 2) one-half street improvements will be required for Patrick County Rd. (The Master Street Plan shows this road to be a collector street, which requires a street width of 361, with a sidewalk; and, construction of the full width of the bridge over the creek at the southwest corner of the tract will be required.); 3) the Base Flood elevation at this site is approximately 264 NGVD, and the floodplain encroaches on'=both this property and on Chenoneau Blvd. (Contact Public Works, ADPC&E, AND USACE-LRD prior to beginning any site work.); 4) both vertical and horizontal roadway alignment must be verified to assure adequate sight distance; and, 5) street plan, stormwater detention, and boundary survey information will be required. Water Works comments that a water main extension will be required in order to serve this property. On -site fire protection will be required. Wastewater comments that a capacity analysis will be required. Capacity contribution fees, Hinson Reimbursement Fees, The Ranch Reimbursement Fees, and Chenal North Slope Reimbursement Fees will be assessed. Arkansas Power and Light Co. comments that 15 foot easements will be required along all four boundaries of the site. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. approved the submittal without comment. The Fire Department will require additional fire hydrants for this complex. KI FILE NO.: S-285-5 Continued D. ISSUES/LEGAL/TECHNICAL/DESIGN: Section 31-232 states that double frontage lots are prohibited. The proposed lot, although it is a large lot encompassing the entire subdivision, is a double frontage lot, and a waiver of the requirement will be needed. The Public Works requirement for improvements to Patrick Country Road, including providing one-half of a collector street and a sidewalk, and construction of the full width of the bridge over the creek, are the major considerations needing to be addressed. The applicant has requested a deferral of the street improvements requirements, and indicates that it should not be the applicant's responsibility to build the bridge, at all. The subdivision is proposed in order -to construct an apartment project, and the applicant anticipates constructing the Patrick Country Road street and sidewalk improvements in conjunction with the Phase 2 development, and after the City constructs the bridge. E. ANALYSIS• The technical requirements of the proposed preliminary plat are met; the questions regarding the deferral of the Patrick Country Road improvements are the remaining issues to be resolved. Since the developer has proposed a phased development of the apartment project, if the Planning Commission approves the phased development, the requirements for street improvement will be deferred until the second phase. Since Patrick Country Road dead -ends at a line at or near the northern boundary of the proposed subdivision, and development along Patrick Country Road is sparse, a deferral of the requirements seems in order. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat; of the requested waiver of the prohibition.of double -frontage lots; and of the deferral of the Master Street Plan improvements, including construction of the bridge, for 5 years, or until the development of the Phase 2 portion of the apartment project, whichever comes first. Staff does not recommend approval of the outright waiver of the requirement to construct the bridge, and recommends that the bridge improvements be considered, as the regulations suggest, as one element in the required Master Street Plan improvements. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 10, 1994) Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. Mr. White reviewed the comments 3 FILE NO.: S-285-S (Continued continued in the discussion outline. The Public Works staff person outlined the Public Works concerns, and Mr. White, the Public Works staff person, and the Committee members discussed the concerns. Mr. White indicated that it was the developer's understanding that the bridge construction would be the City's responsibility, and that the developer was proposing to defer constructing one-half collector street improvements until the City built the bridge. Mr. White indicated that he would need to discuss this issue with the applicant in more detail. The Committee forwarded the proposed plat to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (NOVEMBER 29, 1994) Staff reported that the applicant has agreed that when there is any development north of the creek on Patrick Country Rd., or if the applicant develops a substantial portion of the office district south of the proposed project, then the applicant will construct one-half Master Street Plan street and sidewalk improvements and pay for one-half of the bridge, as required by the Master Street Plan. Staff indicated that, until either of these situations occurs, the City will support a deferral of the Master Street Plan requirements (street, sidewalk, and bridge construction) along Patrick Country Rd. Staff reported that the development is a single lot, and that the Subdivision Regulations prohibit double -frontage lots; therefore, that a waiver of the restriction needs to be passed. Staff supports both the deferral, as agreed to, and the waiver. The item, approval of the preliminary plat and a recommendation of approval of the Master Street Plan deferral and the waiver of the restriction on the creation of double -frontage lots, was included on the consent agenda for approval and was approved with the vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions. r1l November 29, 1994 ITEM NO.: 3h FILE NO • S-285-S NAME: THE RANCH, TRACT MF -- PRELIMINARY PLAT LOCATION: Approximately 0.4 mile north of Highway 10, between Chenonceau Blvd. and Patrick Country Rd. DEVELOPER: ENGINEER: RANCH PROPERTIES, INC. WHITE-DATERS & ASSOCIATES, INC. P. O. Box 56350 401 S. Victory St. Little Rock, AR 7.2215 Little Rock, AR 72201 224-9600 374-1666 AREA: 18.06 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 2,000 BONING: MF-18 & R-2 PROPOSED USES: Multi -Family Residential PLANNING DISTRICT: 20 CENSUS TRACT: 42.05 VARIANCES REQUESTED: 1). Deferral of the required Master Street Plan improvements for Patrick Country Road, and a waiver of the requirement to construct the bridge spanning the creek on Patrick Country Road. 2). Waiver from the restriction on double -frontage lots. STATEMENT OF PROPOSAL: The applicant proposes the subdivision of a 18.06 tract, involving the creation of a single 14.97 acre lot and the dedication of the right-of-way for and construction or Chenonceau Blvd. from the lot to Highway 10. Although the west boundary of the lot abuts Patrick Country Rd., no access is proposed to be taken to this road, and a deferral is proposed of the required Master Street Plan improvements to Patrick Country Rd. until the Phase 2 development of the apartment project. The applicant does propose, however, to dedicate the required right-of-way for Patrick Country Rd. A waiver of the requirement to construct the bridge over the creek which crosses Patrick Country Road is sought. A. PROPOSAL/REQUEST: Approval by the Planning Commission of the preliminary plat is requested. Review by the Planning Commission and approval by the Board of Directors for a deferral of the required Master Street Plan improvements for Patrick Country Rd. is requested. Review by the Planning Commission and approval by the Board of Directors for the waiver of the November 29, 1994 SUBDIVISION ITEM NO.: 3b Continued) FILE NO.: S-285--S- requirement to construct the bridge over the creek which crosses Patrick Country Road is requested. Review by the Planning Commission and approval by the Board of Directors for the waiver of the restriction on double -frontage lots is requested. B. EXISTING CONDITIONS: The area of the proposed lot is undeveloped and wooded. The topography is rolling, dropping generally to the south from an elevation along the north property line of approximately 270-300 feet MSL (Mean Sea Level) to 265-270 feet MSL along the southern boundary of the lot. There is a creek lying along the south boundary of the proposed lot. The existing zoning of the majority of the site is MF-18, although there is a 20 foot wide strip of R-2 land lying along the north boundary of the lot. C. ENGINEERING UTILITY COMMENTS: Public Works comments that: 1) the minimum drainage requirements (per Sec. 31 of the Code) are not met by the site layout as presented; 2) one-half street improvements will be required for Patrick County Rd. (The Master Street Plan shows this road to be a collector street, which requires a street width of 361, with a sidewalk; and, construction of the full width of the bridge over the creek at the southwest corner of the tract will be required.); 3) the Base Flood elevation at this site is approximately 264 NGVD, and the floodplain encroaches on both this property and on Chenoneau Blvd. (Contact Public Works, ADPC&E, AND USAGE-LRD prior to beginning any site work.); 4) both vertical and horizontal roadway alignment must be verified to assure adequate sight distance; and, 5) street plan, stormwater detention, and boundary survey information will be required. Water Works comments that a water main extension will be required in order to serve this property. On -site fire protection will be required. Wastewater comments that a capacity analysis will be required. Capacity contribution fees, Hinson Reimbursement Fees, The Ranch Reimbursement Fees, and Chenal North Slope Reimbursement Fees will be assessed. Arkansas Power and Light Co. comments that 15 foot easements will be required along all four boundaries of the site. Arkansas Louisiana Gas Co. approved the submittal without comment. E -November 29, 1994 SUBDIVISION ITEM NO.: 3b Continued FILE NO.: S-285-S Southwestern Bell Telephone Co. approved the submittal without comment. The Fire Department will require additional fire hydrants for this complex. D. ISSUES LEGAL TECHNICAL DESIGN: Section 31-232 states that double frontage lots are prohibited. The proposed lot, although it is a large lot encompassing the entire subdivision, is a double frontage lot, and a waiver of the requirement will be needed. The Public Works requirement for improvements to Patrick Country Road, including providing one-half of a collector street and a sidewalk, and construction of the full width of the bridge over the creek, are the major considerations needing to be addressed. The applicant has requested a deferral of the street improvements requirements, and indicates that it should not be the applicant's responsibility to build the bridge, at all. The subdivision is proposed in order to construct an apartment project, and the applicant anticipates constructing the Patrick Country Road street and sidewalk improvements in conjunction with the Phase 2 development, and after the City constructs the bridge. E. ANALYSIS• The technical requirements of the proposed preliminary plat are met; the questions regarding the deferral of the Patrick Country Road improvements are the remaining issues to be resolved. Since the developer has proposed a phased development of the apartment project, if the Planning Commission approves the phased development, the requirements for street improvement will be deferred until the second phase. Since Patrick Country Road dead -ends at a line at or near the northern boundary of the proposed subdivision, and development along Patrick Country Road is sparse, a deferral of the requirements seems in order. F . STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat; of the requested waiver of the prohibition of double -frontage lots; and of the deferral of the Master Street Plan improvements, including construction of the bridge, for 5 years, or until the development of the Phase 2 portion of the apartment project, whichever comes first. Staff does not recommend approval of the outright waiver of the requirement to November 29, 1994 SUBDIVISION ITEM NO.: 3b (Continued) FILE? NO.: S-285-S construct the bridge, and recommends that the bridge improvements be considered, as the regulations suggest, as one element in the required Master Street Plan improvements. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 10, 1994) Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. Mr. White reviewed the comments continued in the discussion outline. The Public Works staff person outlined the Public Works concerns, and Mr. White, the Public Works staff person, and the Committee members discussed the concerns. Mr. White indicated that it was the developer's understanding that the bridge construction would be the City's responsibility, and that the developer was proposing to defer constructing one-half collector street improvements until the City built the bridge. Mr. White indicated that he would need to discuss this issue with the applicant in more detail. The Committee forwarded the proposed plat to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (NOVEMBER 29, 1994) Staff reported that the applicant has agreed that when there is any development north of the creek on Patrick Country Rd., or if the applicant develops a substantial portion of the office district south of the proposed project, then the applicant will construct one-half Master Street Plan street and sidewalk improvements and pay for one-half of the bridge, as required by the Master Street Plan. "Staf-fin6icated that, until either of these situations occurs, the City will support a deferral of the Master Street Plan requirements (street, sidewalk, and bridge construction) along Patrick Country Rd. Staff reported that the development is a single lot, and that the Subdivision Regulations prohibit double -frontage lots; therefore, that a waiver of the restriction needs to be passed. Staff supports both the deferral, as agreed to, and the waiver. The item, approval of the preliminary plat and a recommendation of approval of the Master Street Plan deferral and the waiver of the restriction on the creation of double -frontage lots, was included on the consent agenda for approval and was approved with the vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions. 4