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HomeMy WebLinkAboutS-0285-X Staff AnalysisDecember 12, 1995 SUBDIVISION ITEM NO.: 5-B (Continued) FILE NO_: -28 -x acres; Lot B-2 is 1.4 acres is area; and, Lot B-3 contains 2.0 acres. Access to the three lots which constitute the Phase I Development is to be taken by way of a private commercial street off Ranch Blvd. and by a common drive access off Ranch Dr. The applicant proposes a deferral from the requirement that the private commercial street have a sidewalk along both frontages of the street, to permit construction of the sidewalk along the north frontage of the street with the Phase I development and construction of the sidewalk along the south frontage of the street to be deferred until the property to the south is developed. The applicant proposes a variance to permit the private commercial street to serve the 26 acre commercial subdivision, in lieu of the five acres as limited by the Subdivision Regulations for such streets. The applicant proposes a deferral of the requirement to construct a deceleration lane on Cantrell Rd. until the portion of the subdivision which abuts Cantrell Rd. is developed. A. PROPOSAL/REQUEST: Review and approval by the Planning Commission of a preliminary plat is requested. Review and approval by the Planning Commission of a private commercial street in a common access easement is requested. Review and a recommendation of approval to the Board of Directors is requested for: 1) a deferral from the requirement that the private commercial street have a sidewalk along both frontages of the street, to permit construction of the sidewalk along the south frontage of the street to be deferred until the property to the south is developed; 2) a variance to permit the private commercial street to serve in excess of five acres, as limited by the Subdivision Regulations; and, 3) a deferral of the requirement to construct a deceleration lane on Cantrell Rd. until the portion of the subdivision which abuts Cantrell Rd. is developed. B. EXISTING CONDITIONS: The site is undeveloped, except for a barn and accessory buildings and fencing associated with the ranch use of the site prior to development of the area. The site is former pasture land, and has only scattered trees. The topography 2 December 12, 1995 SDIVI IO ITEM N -B (Continued) FILE NO.: S-28 -X ranges from an elevation of approximately 278 feet MSL (Mean Sea Level) at the west boundary of the tract, to an elevation of 310 feet at a point approximately two-thirds of the distance to the west boundary line, close to the existing barn, then, back to an elevation of approximately 278-280 feet at the west property line. The existing zoning of the tract is C-2, and is in The Ranch development. Property to the east across Ranch Dr., is zoned 0-2; to the northeast, across Ranch Dr., is Leisure Arts in a POD. To the north, across Ranch Dr., is an MF-18 tract. Across Ranch Dr., at the northeast corner Ranch Dr. and Ranch Blvd. is an 0-2 site. Across Ranch Blvd. to the west is a large 0-2 tract. South of the site, across Cantrell Rd., is a large R-2 district. C. ENGINEERING UTILITY COMMENTS: Public Works comments: Proper grading plans and erosion control plans are required prior to construction. Stormwater detention analysis is required. Open ditches are generally not permitted by the Stormwater Management and Drainage Manual. If ditches are planned, they must be shown on the preliminary plat and must be approved by the City Engineer prior to Planning Commission approval of the plat (Ref. Sec. 311-89(9)). A deceleration lane must be constructed on Cantrell Rd., with additional right-of-way being required. AHTD permits are required. Sidewalks are required along all boundary streets. Little Rock Water Works comments that on -site fire protection will be required. Little Rock Wastewater Utility comments that sewer is available, with no adverse effect to the system from the proposed development. Arkansas Power and Light Co. will require a 15 foot easement along all four sides of the tract. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. approved the submittal The Little Rock Fire Department commented that an additional fire hydrant will be required at the west side of the site. December 12, 1995 SUBDIVISIO ITEM NO.: 5-B (Continued) FILE NO.: -285-}C D. 1$5UZ /LEGAL/TECHNICAW DESIGN: Sec. 31-87 requires that, in addition to the information furnished, the applicant is to: 1) indicate the type of subdivision which is being proposed; 2) indicate the average and minimum lot sizes; 3) furnish information on any existing covenants and restrictions; and, 4) state the source of water supply and the means of wastewater disposal. Sec. 31-89 requires that, in addition to the information furnished, the plat is to show: 1) a preliminary storm drainage plan incorporating proposed easements and typical ditch section; 3) the names of owners of all land which abut the proposed subdivision, including across streets; 4) the names of recorded subdivisions abutting the proposed subdivision, with plat book and page number or instrument number; 5) accurate locations and adequate physical descriptions of all monuments, showing the size and type of material of all monuments; 6) the zoning classifications within the plat and of abutting areas; and, 7) the location of proposed PAGIS monuments. Sec. 31-93 requires that a preliminary Bill of Assurance is to be provided with the application. Sec. 31-287 requires that, where a commercial development requires the creation of an internalized circulation system to provide access to multiple lots and building site, the Planning Commission may authorize the use of a service easement in lieu of public commercial streets. The location of the private service easements shall be indicated on the plat and shall be built to public street design standards. Design of service easement improvements shall be subject to the review and approval by the City Engineer. Any variance from the public street standards must be appealed to the City Board. Sec. 31-207 provides that private streets are permissible only in the form of culs-de-sac and short loop streets where the development served contains less than 5 acres, and only if the design can serve all public service vehicles. The subdivider is to provide for permanent maintenance of all private streets and utility facilities in the Bill of Assurance. The applicant has requested approval of a private street in an access easement, but requests approval of a variance from the requirement that the street be built to standard residential street standards. Sec. 31-202 restricts culs-de-sac to a maximum length of 1,000 feet, and Sec. 31-2 defines a loop street as one that intersects the same street twice with a "T" intersection. 0 December 12, 1995 SUBDIVISION ITEM NO.: 5-B (Continued) FILE NO.: 9 285-X The applicant has requested approval of a private street in an access easement for interior circulation, and proposes to construct the private street to Public Works requirements. The applicant requests, however, a deferral from the requirement that the sidewalk be required to be constructed along the south frontage of the street until the property to the south is developed. The applicant requests a a variance to permit the private commercial street to serve in excess of 5 acres, as limited by Sec. 31-207. The applicant requests approval of a deferral of the requirement to construct a deceleration lane on Cantrell Rd. until the portion of the subdivision which abuts Cantrell Rd. is developed. E. ANALYSIS• The deficiencies in the plat and the submitted information are minimal, and can be furnished by the project engineering firm prior to staff approval of the file copy of the preliminary plat. The route of the proposed private interior street is not shown beyond the eastern limits of the first phase development. Note that a private street may be only a cul- de-sac or loop street, and may not be a through street connecting two public streets. The developer needs to note this limitation when future development is planned. The site is a 26 acre tract, bounded on all four sides by public streets. The applicant requests approval of a variance to permit the private commercial street to serve in excess of 5 acres. As long as this private street conforms to the requirement that it be a cul-de-sac or loop street, and that it meet the requirements for length of a cul-de-sac street (1,000 feet), then the area served will be limited to approximately one-half of the site, or 13 acres. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, subject to the applicant remedying the deficiencies noted. Staff recommends approval of the private commercial street in a common access easement, subject to the applicant noting the limitations on design and length cited. 5 December 12, 1995 HDIVT I ITEM N -B (Continued) FILE N S-2 5-X Staff recommends approval of a deferral from the requirement that the private commercial street have a sidewalk along both frontages of the street initially, to permit construction of the sidewalk along the south frontage of the street to be deferred until the property to the south is developed. Staff recommends approval of a variance to permit the private commercial street to serve in excess of 5 acres, again, subject to the applicant noting the limitations on design and length cited. Staff recommends approval of a deferral of the requirement to construct a deceleration lane on Cantrell Rd. until the portion of the subdivision which abuts Cantrell Rd. is developed. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 22, 1995) Mr. Bob Schultz and Mr. Ed Willis, the applicants, and Mr. Joe White, with White-Daters and Associates, Inc., the project engineering firm, were present. The applicant had submitted a plan for site plan review of the Saddle Creek Center, as required due to the site being zoned C-2. Staff pointed out that a subdivision was being created from a larger tract, and that, either the site for the Saddle Creek Center needed to be increased to 5 acres, or a preliminary plat of the entire 26 acres needed to be presented. Mr. White responded that he would prepare a preliminary plat for submission to staff. David Scherer, with the Public Works staff, commented on the private street which was being requested, and noted the Public Works comments concerning the requirements for construction of the street and sidewalks. The applicant indicated that some variances and deferrals would be requested concerning the sidewalks, deceleration lane on Cantrell Rd., and for the area to be served by the private street. The Committee forwarded the item to the full Commission for the public hearing, with the understanding that the applicant would present a preliminary plat to staff for review. PLANNING COMMISSION ACTION: (DECEMBER 12, 1995) Staff reported that a revised preliminary plat had been submitted which addressed the issues raised at the Subdivision Committee meeting and in the agenda "write-up". Staff recommended approval of the preliminary plat. 0 December 12, 1995 SUBDIVISION ITEM NO.; 5-B [Continued.— _ FILE NO.: S-285-x Staff reported that the Planning Commission may authorize the use of a private commercial street in a common access easement, and that such a private street was requested as part of the application. Staff recommended approval of the requested private commercial street along the south boundary of the subdivision. Staff reported that the Ordinance requires that private commercial streets have sidewalks constructed along both sides of these street; that the applicant has agreed to construct the required sidewalks, but asks that construction of the sidewalk along the south side of the street be deferred until development of the phase which will abut this side of the street. The Public works staff noted that such a phased construction of the sidewalk will be permitted and that a specific deferral by the Board of Directors for it will not be required. Staff noted that the Ordinance limits private commercial streets to serve land areas of 5 acres or less, and, since the land area to be served by the proposed private street is 26 acres, a variance from this provision is required to be approved by the Board of Directors. Staff recommended approval of the variance in the maximum land area permitted to be served by the commercial street, subject to the street be limited to a cul-de-sac street serving no more than approximately one-half the land area. Staff noted that the applicant had requested a deferral of the requirement to construct a deceleration lane on Cantrell Rd. with the phase of development under consideration. The Public works staff noted that such a deferral was permissible; that the Public works staff will permit its construction with the next phase of development of the abutting property. Approval of the preliminary plat and of the private commercial street, and a recommendation of approval to the Board of Directors of a variance from the limitation on the maximum area permitted to be served by a private commercial street were included on the Consent Agenda for approval, and were approved with the vote of 10 ayes, 0 nays, 0 abstentions, and 1 absent. 7 December 12, 1995 ITEM N 5-S FILE NO.: S-285-X NAME: THE RANCH, TRACT "B" -- PRELIMINARY PLAT LOCATION: At the northeast corner of Cantrell Road and Ranch Blvd. DEVELOPER: ENGINEER: Ed Willis Joe White FINANCIAL CENTRE CORPORATION WHITE-DATERS & ASSOCIATES, INC. P. O. Box 56350 401 S. Victory St. Little Rock, AR 72215 Little Rock, AR 72201 224-9600 374-1666 AREA: 26 ACRES NUMBER OF LOTS: 3 FT. NEW STREET: 470 ZONING: C-2 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05 VARIANCES REQUESTED: PROPOSED USES: General Retail and Offices 1. Approval of a private commercial street in a common access easement. 2. Approval of a deferral from the requirement that the private commercial street have a sidewalk along both frontages of the street, to permit construction of the sidewalk along the south frontage of the street to be deferred until the property to the south is developed. 3. Approval of a variance to permit the private commercial street to serve in excess of five acres, as limited by the Subdivision Regulations. 4. Approval of a deferral of the requirement to construct a deceleration lane on Cantrell Rd. until the portion of the subdivision which abuts Cantrell Rd. is developed. TATEMENT OF PROPOSAL: The applicant proposes a preliminary plat of a 26 acre tract for the development, initially, of three commercial lots encompassing approximately 4.5 acres of the land, plus the designation of a "Tract" for future development. Lot B-1 is to encompass 1.1 FILE -28 -X NAME: THE RANCH, TRACT "B" -- PRELIMINARY PLAT LOCATION: At the northeast corner of Cantrell Road and Ranch Blvd. DE_V'ELOPER : ENGINEER : Ed Willis Joe White FINANCIAL CENTRE CORPORATION WHITE-DATERS & ASSOCIATES, INC. P. O. Box 56350 401 S. Victory St. Little Rock, AR 72215 Little Rock, AR 72201 224-9600 374-1666 AREA: 26 ACRES NUMBER OF LOTS: 3 FT. NEW STREET: 470 ZONING• C-2 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05 VARIANCES REQUESTED: PROPOSED USES: General Retail and Offices 1. Approval of a private commercial street in a common access easement. 2. Approval of a deferral from the requirement that the private commercial street have a sidewalk along both frontages of the street, to permit construction of the sidewalk along the south frontage of the street to be deferred until the property to the south is developed. 3. Approval of a variance to permit the private commercial street to serve in excess of five acres, as limited by the Subdivision Regulations. 4. Approval of a deferral of the requirement to construct a deceleration lane on Cantrell Rd. until the portion of the subdivision which abuts Cantrell Rd. is developed. STATEMENT OF PROPOSAL: The applicant proposes a preliminary plat of a 26 acre tract for the development, initially, of three commercial lots encompassing approximately 4.5 acres of the land, plus the designation of a "Tract" for future development. Lot B-1 is to encompass 1.1 acres; Lot B-2 is 1.4 acres is area; and, Lot B-3 contains 2.0 acres. Access to the three lots which constitute the Phase I FILE NO.: S-285-X (Continued) Development is to be taken by way of a private commercial street off Ranch Blvd. and by a common drive access off Ranch Dr. The applicant proposes a deferral from the requirement that the private commercial street have a sidewalk along both frontages of the street, to permit construction of the sidewalk along the north frontage of the street with the Phase I development and construction of the sidewalk along the south frontage of the street to be deferred until the property to the south is developed. The applicant proposes a variance to permit the private commercial street to serve the 26 acre commercial subdivision, in lieu of the five acres as limited by the Subdivision Regulations for such streets. The applicant proposes a deferral of the requirement to construct a deceleration lane on Cantrell Rd. until the portion of the subdivision which abuts Cantrell Rd. is developed. A. PROPOSALIRE— EST: Review and approval by the Planning Commission of a preliminary plat is requested. Review and approval by the Planning Commission of a private commercial street in a common access easement is requested. Review and a recommendation of approval to the Board of Directors is requested for: 1) a deferral from the requirement that the private commercial street have a sidewalk along both frontages of the street, to permit _ construction of the sidewalk along the south frontage of the street to be deferred until the property to the south is developed; 2) a variance to permit the private commercial street to serve in excess of five acres, as limited by the Subdivision Regulations; and, 3) a deferral of the requirement to construct a deceleration lane on Cantrell Rd. until the portion of the subdivision which abuts -Cantrell Rd. is developed. B. EXISTING COUDITIONS: The site is undeveloped, except for a barn and accessory buildings and fencing associated with the ranch use of the site prior to development of the area. The site is former pasture land, and has only scattered trees. The topography ranges from an elevation of approximately 278 feet MSL (Mean Sea Level) at the west boundary of the tract, to an elevation of 310 feet at a point approximately two-thirds of the distance to the west boundary line, close to the existing barn, then, back to an elevation of approximately 278-280 feet at the west property line. 2 FILE NO. 5-28 -X (QOntinuad) The existing zoning of the tract is C-2, and is in The Ranch development. Property to the east across Ranch Dr., is zoned 0-2; to the northeast, across Ranch Dr., is Leisure Arts in a POD. To the north, across Ranch Dr., is an MF-18 tract. Across Ranch Dr., at the northeast corner Ranch Dr. and Ranch Blvd. is an 0-2 site. Across Ranch Blvd. to the west is a large 0-2 tract. South of the site, across Cantrell Rd., is a large R-2 district. C. ENGINEERING UTILITY COMMENTS: Public Works comments: Proper grading plans and erosion control plans are required prior to construction. Stormwater detention analysis is required. Open ditches are generally not permitted by the Stormwater Management and Drainage Manual. If ditches are planned, they must be shown on the preliminary plat and must be approved by the City Engineer prior to Planning Commission approval of the plat (Ref. Sec. 311-89(9)). A deceleration lane must be constructed on Cantrell Rd., with additional right-of-way being required. AHTD permits are required. Sidewalks are required along all boundary streets. Little Rock Water Works comments that on -site fire protection will be required. Little Rock Wastewater Utility comments that sewer is available, with no adverse effect to the system from the proposed development. Arkansas Power and Light Co. will require a 15 foot easement along all four sides of the tract. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. approved the submittal The Little Rock Fire Department commented that an additional fire hydrant will be required at the west side of the site. D. ISSUES/LEGAL/TECHNICAL/DESIGN: Sec. 31-87 requires that, in addition to the information furnished, the applicant is to: 1) indicate the type of subdivision which is being proposed; 2) indicate the average and minimum lot sizes; 3) furnish information on any existing covenants and restrictions; and, 4) state the source of water supply and the means of wastewater disposal. 3 FILE -28 -X (Continued Sec. 31-89 requires that, in addition to the information furnished, the plat is to show: 1) a preliminary storm drainage plan incorporating proposed easements and typical ditch section; 3) the names of owners of all land which abut the proposed subdivision, including across streets; 4) the names of recorded subdivisions abutting the proposed subdivision, with plat book and page number or instrument - number; 5) accurate locations and adequate physical descriptions of all monuments, showing the size and type of material of all monuments; 6) the zoning classifications within the plat and of abutting areas; and, 7) the location of proposed PAGIS monuments. Sec. 31-93 requires that a preliminary Bill of Assurance is to be provided with the application. Sec. 31-287 requires that, where a commercial development requires the creation of an internalized circulation system to provide access to multiple lots and building site, the Planning Commission may authorize the use of a service easement in lieu of public commercial streets. The location of the private service easements shall be indicated on the plat and shall be built to public street design standards. Design of service easement improvements shall be subject to the review and approval by the City Engineer. Any variance from the public street standards must be appealed to the City Board. Sec. 31-207 provides that private streets are permissible only in the form of culs-de-sac and short loop streets where the development served contains less than 5 acres, and only if the design can serve all public service vehicles. The subdivider is to provide for permanent maintenance of all private streets and utility facilities in the Bill of Assurance. The applicant has requested approval of a private street in an access easement, but requests approval of a variance from the requirement that the street be built to standard residential street standards. Sec. 31-202 restricts culs-de-sac to a maximum length of 1,000 feet, and Sec. 31-2 defines a loop street as one that intersects the same street twice with a "T" intersection. The applicant has requested approval of a private street in an access easement for interior circulation, and proposes to construct the private street to Public Works requirements. The applicant requests, however, a deferral from the requirement that the sidewalk be required to be constructed along the south frontage of the street until the property to the south is developed. The applicant requests a a variance to permit the private commercial street to serve in excess of 5 acres, as limited by Sec. 31-207. 4 FILE N -285-X (Continued E. F. The applicant requests approval of a deferral of the requirement to construct a deceleration lane on Cantrell Rd. until the portion of the subdivision which abuts Cantrell Rd. is developed. ANALYSIS: The deficiencies in the plat and the submitted information are minimal, and can be furnished by the project engineering firm prior to staff approval of the file copy of the preliminary plat. The route of the proposed private interior street is not shown beyond the eastern limits of the first phase development. Note that a private street may be only a cul- de-sac or loop street, and may not be a through street connecting two public streets. The developer needs to note this limitation when future development is planned. The site is a 26 acre tract, bounded on all four sides by public streets. The applicant requests approval of a variance to permit the private commercial street to serve in excess of 5 acres. As long as this private street conforms to the requirement that it be a cul-de-sac or loop street, and that it meet the requirements for length of a cul-de-sac street (1,000 feet), then the area served will be limited to approximately one-half of the site, or 13 acres. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, subject to the applicant remedying the deficiencies noted. Staff recommends approval of the private commercial street in a common access easement, subject to the applicant noting the limitations on design and length cited. Staff recommends approval of a deferral from the requirement that the private commercial street have a sidewalk along both frontages of the street initially, to permit construction of the sidewalk along the south frontage of the street to be deferred until the property to the south is developed. Staff recommends approval of a variance to permit the private commercial street to serve in excess of 5 acres, again, subject to the applicant noting the limitations on design and length cited. Staff recommends approval of a deferral of the requirement to construct a deceleration lane on Cantrell Rd. until the P FILE NO. S-285-X (Continued) portion of the subdivision which abuts Cantrell Rd. is developed. _�UBQIVI5ION COMMITTEE COMMENT: (NOVEMBER 22, 1995) Mr. Bob Schultz and Mr. Ed Willis, the applicants, and Mr. Joe White, with White-Daters and Associates, Inc., the project engineering firm, were present. The applicant had submitted a plan for site plan review of the Saddle Creek Center, as required due to the site being zoned C-2. Staff pointed out that a subdivision was being created from a larger tract, and that, either the site for the Saddle Creek Center needed to be increased to 5 acres, or a preliminary plat of the entire 26 acres needed to be presented. Mr. White responded that he would prepare a preliminary plat for submission to staff. David Scherer, with the Public Works staff, commented on the private street which was being requested, and noted the Public Works comments concerning the requirements for construction of the street and sidewalks. The applicant indicated that some variances and deferrals would be requested concerning the sidewalks, deceleration lane on Cantrell Rd., and for the area to be served by the private street. The Committee forwarded the item to the full Commission for the public hearing, with the understanding that the applicant would present a preliminary plat to staff for review. PLANNING COMMISSION ACTION: (DECEMBER 12, 1995) Staff reported that a revised preliminary plat had been submitted which addressed the issues raised at the Subdivision Committee meeting and in the agenda "write-up". Staff recommended approval of the preliminary plat. Staff reported that the Planning Commission may authorize the use of a private commercial street in a common access easement, and that such a private street was requested as part of the application. Staff recommended approval of the requested private commercial street along the south boundary of the subdivision. Staff reported that the Ordinance requires that private commercial streets have sidewalks constructed along both sides of these street; that the applicant has agreed to construct the required sidewalks, but asks that construction of the sidewalk along the south side of the street be deferred until development of the phase which will abut this side of the street. The Public Works staff noted that such a phased construction of the sidewalk will be permitted and that a specific deferral by the Board of Directors for it will not be required. Staff noted that the Ordinance limits private commercial streets to serve land areas of 5 acres or less, and, since the land area to be served by the proposed private street is 26 acres, a FILE NO.: 5-285-X (Confin variance from this provision is required to be approved by the Board of Directors. Staff recommended approval of the variance in the maximum land area permitted to be served by the commercial street, subject to the street be limited to a cul-de-sac street serving no more than approximately one-half the land area. Staff noted that the applicant had requested a deferral of the requirement to construct a deceleration lane on Cantrell Rd. with the phase of development under consideration. The Public Works staff noted that such a deferral was permissible; that the Public Works staff will permit its construction with the next phase of development of the abutting property. Approval of the preliminary plat and of the private commercial street, and a recommendation of approval to the Board of Directors of a variance from the limitation on the maximum area permitted to be served by a private commercial street were included on the Consent Agenda for approval, and were approved with the vote of 10 ayes, 0 nays, 0 abstentions, and 1 absent. 7