HomeMy WebLinkAboutS-0285-MMM Staff AnalysisJanuary 20, 2005
ITEM NO.: 28 FILE NO.: S-285-MMM
NAME: The Ranch Tract E-2 Revised Preliminary Plat
LOCATION: Located on the North side of Cantrell Road, East of Patrick Country Road
DEVELOPER:
Financial Centre Corp.
Ranch Properties, Inc.
900 South Shackleford, Suite 300
Little Rock, AR 72211
ENGINEER -
White Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 23.41 acres NUMBER OF LOTS: 14 FT. NEW STREET: 1900 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 20 -Pinnacle
CENSUS TRACT: 42.05
VarianceMaivers: A deferral of street improvements to Patrick Country Road.
BACKGROUND:
On November 29, 1994, the Planning Commission reviewed and approved a site plan
for the development of a 260-unit apartment complex. The development included
eleven buildings and a clubhouse/office building. The development was never
constructed.
Also approved by the Board of Directors was an Ordinance (Ordinance No. 16,814
dated December 20, 1994) to amend the Master Street Plan and to allow a waiver of the
Subdivision requirements with regard to double frontage lots (5-285-5). A Master
Street Plan amendment included the deferral of the requirement to provide Master
Street Plan improvements on Patrick Country Road. The deferral was approved to
allow the developer to construct the Master Street Plan required widening when one of
the following occurred: 1) any additional development (exclusive of the apartment
development on Tract G) which abuts or takes access to Patrick Country Road at the
January 20, 2005
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: S-285-MMM
southwest corner of the Ranch, Tract G; 2) any development within the Ranch along
Patrick Country Road south of said creek; 3) development of over 50% of the office tract
in The Ranch at the northeast corner of Patrick Country Road and Highway 10; 4)
extension of any street from the Ranch to Patrick Country Road.
On January 29, 2001, an application was filed for a 260-unit apartment complex to be
located on this site. The application was withdrawn without prejudice at the March 8,
2001, Planning Commission Public Hearing.
On May 2, 2003, the Little Rock Planning Commission approved a request for the
construction of 260 apartment units on a 15.1-acre site located on Tract G. The
applicant proposed thirteen, two and three story apartment buildings, one community
center complex, five detached garage buildings containing thirty spaces, one laundry
facility and one mail center. No access was proposed from Patrick Country Road from
the multi -family development. This development is near completion.
A. PROPOSAUREOUEST:
The developers previously agreed to construct the required improvements to
Patrick County Road, adjacent to Tract G, and from Tract G to Highway 10 (Tract
E) as soon as any property in the Ranch was developed that would take direct
access to Patrick Country Road.
The developer is now requesting to revise the agreement to allow the
development of Tract E-2 and allow the construction of an access drive onto
Patrick Country Road along the north side of Tract E-2 without constructing the
entire roadway. The developer is proposing to construct the required
improvements adjacent to Tract E-2 as a part of the proposed final platting or
approximately 250-feet from Cantrell Road.
The developer has indicated various development scenarios for the property in
the area that would result in a change in status of Patrick Country Road, north of
the Baptist Church property located to the west of Tract E. The developer is
requesting additional time for adjacent development to occur which would further
dictate the need for the proposed roadway.
B. EXISTING CONDITIONS:
Tract E is a vacant tract bounded Chenonceau Boulevard to the east, Cantrell
Road to the south and Patrick County Road to the west. There is a drainage way
located along the northern boundary. There is a church located to the west of
the site on R-2, Single-family zoned property. To the northwest of the site is a
single-family home located on 0-3, General Office District zoned property. North
of the site is a new apartment development under construction nearing
completion, with signs advertising leasing located on Tract E adjacent to Cantrell
Road.
K
January 20, 2005
SUBDIVISION
ITEM NO.: 28 (Cont.
FILE NO.: S-285-MMM
East of the site within the Ranch Development are various office developments
ranging in scale from small quiet office developments to a 24-hour telephone call
center. There are also commercial activities located within the Ranch
Development, located to the east of Tract E. There is also a school located to
the northeast of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from the area residents.
The abutting property owners along with the Johnson Ranch Neighborhood
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
Patrick Country Road is shown on the Master Street plan as a collector street
that serves large acreages to the north. Other landowners expect this road
will one day be widened and improved. Public Works staff does not support a
change in the previous agreements for improving Patrick Country Road.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY
PLANNING/TECHNICAL/DESIGN:
This item was not' routed for additional comments since the request was only
related to timing of the street development.
F. SUBDIVISION COMMITTEE COMMENT:
(December 29, 2004)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff noted the request was related to the deferral of the development
of Patrick Country Road. Staff stated previous agreements had indicated when a
lot abutting the roadway would take access, the entire roadway would be
constructed. Mr. White stated the request was for a continued deferral and not a
waiver of the required improvements. There was a general discussion
concerning the need for the roadway. Mr. White stated the developer was
looking into options to reroute the collector street. He stated with the additional
time, a determination could be made as to the future need for the street and the
most advantageous location for the roadway. There was no further discussion of
the item. The Committee then forwarded the item to the full Commission for final
action.
G. ANALYSIS:
There were no issues raised at the December 29, 2004, Subdivision Committee
meeting. The applicant's request is to revise the agreement previously made
concerning the construction of Patrick Country Road and allow Tract E-2 to have
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January 20, 2005
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: S-285-MMM
an access drive onto Patrick Country Road along the north side of Tract E-2.
The developer is proposing to construct the required improvements adjacent to
Tract E-2 as a part of the proposed final platting but not fulfill the previous
agreement to construct the required improvements to Patrick County Road from
Tract G to Highway 10 as soon as any property in the Ranch was developed that
would take direct access to Patrick Country Road.
The developer has indicated various development scenarios for the property in
the area that would result in a change in status of Patrick Country Road, north of
the Baptist Church property, which is located to the west of Tract E. The
developer is requesting additional time for adjacent development to occur which
would further dictate the need for the proposed roadway. Staff is not supportive
of this request.
The Little Rock Board of Directors approved a Master Street Plan amendment by
the adoption of Ordinance No. 16,814 on December 29, 1994, which outlined
specific guidelines as to when Patrick Country Road would be constructed. The
deferral was approved to allow the developer to construct the Master Street Plan
required widening when one of the following occurred: 1) any additional
development (exclusive of the apartment development on Tract G) which abuts
or takes access to Patrick Country Road at the southwest corner of the Ranch,
Tract G; 2) any development within the Ranch along Patrick Country Road south
of said creek; 3) development of over 50% of the office tract in The Ranch at the
northeast corner of Patrick Country Road and Highway 10; 4) extension of any
street from the Ranch to Patrick Country Road.
Staff feels the developer agreed in 1994 to construct the roadway under certain
conditions and now that development of a lot abutting Patrick Country Road is
near, the developer is requesting an additional deferral. Patrick Country Road is
shown on the Master Street Plan as a collector street. Staff feels the street
should be constructed as was previously agreed. The developer has had ten
years to construct the roadway and has not done so to this point. The developer
has indicated they are evaluating options and it is possible, in the future, the
classification of the street will be changed. The street is currently indicated on
the Master Street Plan as a collector street and staff feels the street should be
constructed as indicated on the Master Street Plan and as agreed by the
Developer.
A new collector street has been added to the Master Street Plan in recent years
named Valley Ranch Drive. There is an existing Principal Arterial located to the
west (Chenal Parkway), which is located approximately 3,450-feet from Valley
Ranch Drive, Valley Ranch Drive and Patrick Country Road are spaced at
approximately 2,200-feet. Chenonceau Boulevard, although constructed to
collector standards, has not been designated on the Master Street Plan as a
collector street. The spacing between Patrick Country Road and Chenonceau
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January 20, 2005
SUBDIVISION
ITEM NO.: 28 (Cont.
FILE NO_: S-285-MMM
Boulevard is 800-feet. The next nearest north/south connection is Pinnacle
Valley Road, which is located approximately 11,604 feet from Chenonceau
Boulevard. The Master Street Plan designates spacing criteria for each of the
street design types. For collector streets the preferred spacing criteria is 1,320 to
2,640 feet. Minor arterial spacing criteria is at 1-mile intervals and principal
arterial standards is set at 3-mile intervals. There are no minor arterial connects
indicated on the Master Street Plan extending to the north of Cantrell Road in this
area. There are limited principal arterial connections and limited collector street
connections. With the limited number of connections, collector street
connections become more critical and with limited access, can serve at a higher
capacity.
The applicant has not requested a Master Street Plan amendment at this time
but has indicated they desire additional time to study the area and determine if
Patrick Country Road should remain on the Master Street Plan as a collector
street. Staff does not feel they would support the amendment if one were being
requested. Patrick Country Road is proposed to extend to the north, turn west
and connect to Pinnacle East Road. There are large areas of land in the area,
which have not developed and will need these critical north/south connections to
facilitate traffic movement in the area. Staff feels regardless of the potential
development pattern in the area, Patrick Country Road will provide a necessary
access to properties located to the north and should be maintained on the Master
Street Plan and developed. Since staff feels they will not support an amendment
in the future, staff feels it is appropriate to construct the roadway as was
previously agreed.
H. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION:
(JAN UARY 20, 2005)
Mr. Joe White was present representing the request. There were no registered
objectors present. Staff stated the applicant was requesting a two year deferral of the
required street improvements to Patrick Country Road to allow them time to pursue a
Mater Street Plan amendment request. Staff stated they were supportive of the two-
year deferral request to allow the applicant time to pursue the amendment request.
There was no further discussion of the item. The chair entertained a motion to place the
item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 no
and 1 absent.
y