HomeMy WebLinkAboutS-0285-UUU Staff AnalysisITEM NO.: 1
NAME: The Ranch Tract D-3 Revised Preliminary Plat
LOCATION: West of Ranch Boulevard and East of Chenonceau Boulevard
Planning Staff Comments:
S-285-U U U
1. Provide notification of abutting property owners of the site, complete with the
certified abstract list, notice form with affidavit executed and proof of mailing.
2. Provide the names/address and source of title of the landowner in the general notes
section of the proposed preliminary plat.
3. Provide the names of owners of all abutting lands of the proposed preliminary plat.
4. Provide the zoning classification within the proposed plat boundary.
5. Indicate cross access easements within the proposed preliminary plat area.
Variance/Waivers:
1. A variance to allow reduced driveway spacing on Chenonceau Boulevard and Ranch
Boulevard — 3 drives in 1100 feet on Chenonceau Boulevard and 2 drives in 700 feet
on Ranch Boulevard.
Public Works Conditions:
1. Newly proposed median cut must be removed due to no left turn lane exists to
support the left turn lane. Any vehicles wanting to access the development will block
through lanes.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required, with easement, if service is required for
the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details.
Entergy: No comment received.
Center -Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time
of request for water service must be met. A Capital Investment Charge based on the
size of connection(s) will apply to this project in addition to normal charges. This fee will
apply to all connections including metered connections off private fire systems
Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to
obtain information regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation of the hydrant(s). This
development will have minor impact on the existing water distribution system. Proposed
water facilities will be sized to provide adequate pressure and fire protection
Fire Department: Fire hydrants will be required. Place hydrants per code. Contact the
Little Rock Fire Department at 918-3700 for additional information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route # 25 — the Highway 10 Express
Route.
Plannina Division: No comment.
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, December 14, 2005.
January 5, 2006
ITEM NO.: 1 S-285-UUU
NAME: The Ranch Tract D-3 Revised Preliminary Plat
LOCATION: West of Ranch Boulevard and East of Chenonceau Boulevard
DEVELOPER:
FCC Tract A Partnership
900 South Shackleford Road, Suite 300
Little Rock, AR 72211
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 13.73 acres NUMBER OF LOTS: 7 FT. NEW STREET: 0 LF
CURRENT ZONING
C-3, General Commercial District
PLANNING DISTRICT: 20 — Pinnacle Planning District
CENSUS TRACT: 42.05
VARIANCESIVMVERS REQUESTED:
1. A variance to allow reduced driveway spacing on Chenonceau Boulevard and Ranch
Boulevard — 3 drives in 1100 feet on Chenonceau Boulevard and 2 drives in 700 feet
on Ranch Boulevard and a variance to allow a reduced driveway spacing from the
intersection of Ranch Boulevard and Ranch Drive.
A. PROPOSAUREQUEST:
The applicant is requesting the subdivision of this 13.73 acre tract of C-3,
General Commercial District zoned property into seven (7) lots for future
development (Lots 3 - 9, Tract D-3 the Ranch Subdivision). The proposed
preliminary plat indicates shared drives and cross access easements to serve the
proposed development. No new curb cuts are being proposed from Cantrell
Road.
January 5, 2006
SUBDIVISION
ITEM NO.: 1 Cont.) FILE NO.: S-285-UUU
A variance from City ordinances related to the driveway spacing criteria is being
requested (Section 30-43 and 31-210). Variances are requested to allow
reduced driveway spacing on Chenonceau Boulevard and Ranch Boulevard with
three (3) drives in 1,100 feet on Chenonceau Boulevard and two (2) drives in 700
feet on Ranch Boulevard. A variance to allow reduced driveway spacing criteria
on Ranch Drive from the intersection of Ranch Boulevard is also being
requested.
An average lot size of 1.96 acres with a maximum lot size of 3.23 acres and a
minimum lot size of 1.55 acres has been indicated on the proposed preliminary
plat. The lots have been shown with a 25-foot front building line adjacent to
Ranch Boulevard, Ranch Drive and Chenonceau Boulevard. A 100-foot building
line has been indicated along Cantrell Road. The general notes section of the
proposed preliminary plat states the lots will be final platted based on market
demand.
B. EXISTING CONDITIONS:
A
n
The site is grass covered and the topography is relatively flat. There are
commercial, office and public institutional uses in the area to the east and north
of the site. To the south of the site is a new strip commercial center located on
the corner of Chenonceau Boulevard and Cantrell Road. Also to the south of the
site is a single-family subdivision; Chevaux Court. West of the site is vacant
property and northwest of the site is a multi -family development.
NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners abutting the site along with the Aberdeen Court Property
Owners Association, the Bayonne Place Property Owners Association, the
Johnson Ranch Neighborhood Association, the Margeaux Place Property
Owners Association and the Maywood Manor Neighborhood Association were
notified of the Public Hearing.
ENGINEERING COMMENTS:
Public Works Conditions:
1. The newly proposed median cut must be removed since no left turn lane
exists to support the left turn lane. Any vehicles wanting to access the
development will block through lanes.
2
January 5, 2006
SUBDIVISION
ITEM NO.. 1 (Cont.) FILE NO.: S-285-UUU
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easement, if service is
required for the project. Contact Little Rock Wastewater Utility at 688-1414 for
additional details.
Entergy: No comment received.
Center -Paint Enerpv: No comment received.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. A Capital Investment Charge
based on the size of connection(s) will apply to this project in addition to normal
charges. This fee will apply to all connections including metered connections off
private fire systems. Additional fire hydrant(s) will be required. Contact the Little
Rock Fire Department to obtain information regarding the required placement of
the hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s). This development will have minor impact on the
existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection
Fire Department: Fire hydrants will be required. Place hydrants per code.
Contact the Little Rock Fire Department at 918-3700 for additional information.
Cqualy Planning: No comment.
CATA: The site is located on CATA Bus Route # 25 — the Highway 10 Express
Route.
F. ISSUES/TECHNICAUDESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005)
The applicant was present representing the request. Staff presented an
overview of the proposed preliminary plat indicating there were additional items
necessary to complete the review process. Staff requested the applicant provide
the names/address and source of title of the landowner in the general notes
section of the proposed plat. Staff also requested the names of owners of all
abutting lands and the zoning classification of the plat boundary and abutting
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January5, 2006
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-285-UUU
properties be included on the proposed preliminary plat. Staff stated all cross
access easements were required to be shown on the proposed preliminary plat.
Public Works comments were addressed. Staff stated they were not supportive
of the indicated median cut on Ranch Boulevard. Staff stated vehicles waiting to
access the development would block traffic on the through lanes of Ranch
Boulevard causing a traffic concern. Mr. Daters stated he had met with staff to
discuss options and alternatives. He stated he would finalize the plan prior to the
resubmission date.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat drawing to staff addressing
most of the issues raised at the December 8, 2005, Subdivision Committee
meeting. The applicant has indicated the name and address of the owners and
the source of title of the landowner. The names of owner of properties abutting
the plat area, the zoning classification of the plat area and the zoning
classification of the abutting properties have been provided.
The applicant has met with staff concerning the proposed median break located
on Ranch Boulevard and the requested variance to allow reduced driveway
spacing for the two abutting roadways. The revised site plan has removed the
proposed median break on Ranch Boulevard. The request includes a variance
from the Subdivision Ordinance related to the driveway spacing criteria to allow
reduced driveway spacing on Chenonceau Boulevard and Ranch Boulevard with
three (3) drives in 1,100 feet on Chenonceau Boulevard and two (2) drives in 700
feet on Ranch Boulevard. The request also includes the placement of a
driveway along Ranch Drive which does not meet the typically minimum spacing
for locating a driveway near an intersection.
The request is for the subdivision of this 13.73 acre tract of C-3, General
Commercial District zoned property into seven (7) lots for future development
(Lots 3 - 9, Tract D-3 the Ranch Subdivision). The site plan indicates shared
drives and cross access easements to serve the proposed development. There
are no new curb cuts being proposed from Cantrell Road.
An average lot size of 1.96 acres with a maximum lot size of 3.23 acres and a
minimum lot size of 1.55 acres has been indicated on the proposed preliminary
plat. The lots have been shown with a 25-foot front building line adjacent to
Ranch Boulevard, Ranch Drive and Chenonceau Boulevard. A 100-foot building
4
January 5, 2006
SI IRni\/IGInm
ITEM NO.: I (Cont.) FILE NO.: S-285-UUU
line has been indicated along Cantrell Road. The building lines are adequate to
meet the minimum standards established by the ordinance. The phasing plan for
the subdivision is indicated by a note in the general notes section of the
proposed preliminary plat. The lots will be final platted based on market demand.
Staff is supportive of the request. The proposed lot size, lot width and lot depths
are adequate to meet the minimum requirements of the Subdivision Ordinance.
The variances to allow reduced driveway spacing on Chenonceau Boulevard and
Ranch Boulevard do not appear to have any impact on the adjoining properties.
To staffs knowledge there are no outstanding issues associated with the
request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the above
agenda staff report.
Staff recommends approval of the requested variance to allow reduced driveway
spacing on Chenonceau Boulevard and Ranch Boulevard — 3 drives in 1100 feet
on Chenonceau Boulevard and 2 drives in 700 feet on Ranch Boulevard and a
variance to allow a reduced driveway spacing from the intersection of Ranch
Boulevard and Ranch Drive.
PLANNING COMMISSION ACTION: (JANUARY 5, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report.
Staff presented a recommendation of approval of the requested variance to allow
reduced driveway spacing on Chenonceau Boulevard and Ranch Boulevard — 3 drives
in 1100 feet on Chenonceau Boulevard and 2 drives in 700 feet on Ranch Boulevard
and a variance to allow a reduced driveway spacing from the intersection of Ranch
Boulevard and Ranch Drive.
Staff stated a variance was being requested for proposed Lot 3 to allow the creation of a
lot with less acreage than typically required by the Highway 10 Design Overlay District.
Staff stated a planned zoning district would be required at the time of development of
the proposed lot. Staff presented a recommendation of approval of the requested
variance.
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January 5, 2006
SUBDIVISION
ITEM NO.: 1 (Cont.) _ FILE NO.: S-285-UUU
There was no further discussion of the item. The chair entertained a motion to allow the
item to be placed for inclusion on the Consent Agenda for Approval. The motion carried
by a vote of 11 ayes, 0 noes and 0 absent.
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