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HomeMy WebLinkAboutS-0285-F(4) Staff AnalysisApril 8, 2010 ITEM NO.: 1 FILE NO.: 5-285-F NAME: The Ranch Lots 1 and 2 and Tracts H, I and 1-3 Preliminary Plat LOCATION: Located on the Northeast corner of Ranch Drive and Ranch Boulevard DEVELOPER: Ranch Properties, Inc. 900 South Shackleford Road, Suite 300 Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 8.14 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 5 C-2 and MF-18 20 - Pinnacle 42.05 FT. NEW STREET: 0 LF VARIANCESMAIVERS REQUESTED: A variance from Section 36-258(d)(5) to allow lots to be created with a lot area less than the one (1) acre minimum site area for MF-18 zoning district. A. PROPOSALIREQUEST/APPLICANT'S STATEMENT: The applicant is requesting preliminary plat approval to allow the creation of five (5) lots/tracts from an existing parcel containing 8.13 acres. The property is presently zoned C-2, Shopping Center District and MF-18. One tract is proposed containing 3.62 acres and a second containing 3.83 acres. Tract 1-3 is proposed as open space containing less than '/4 acres. Lots I.-1 and 1-2 are proposed each containing approximately'/2 acre. April 8, 2010 SUBDIVISION TEM NO.: 1 (Cont.) FILE NO.: 5-285-FFF The request includes a variance from Section 36-258(d)(5) to allow the Lots 1-1 and 1-2 and Tract 1-3 to be created with a lot area less than the one (1) acre minimum site area required per the MF-18 zoning district. B. EXISTING CONDITIONS: The property is located on the northeast corner of Ranch Drive and Ranch Boulevard within the Ranch Subdivision. The Ranch has developed with a mixture of uses including office, commercial and a private school. The site abuts Leisure Arts Office Building to the east, single-family homes to the northeast and a commercial shopping center to the south. Across Ranch Boulevard is a State Farm Office building and the campus of Arkansas Baptist School. The abutting streets have been constructed with curb and gutter. The northern portion of the property is wooded. Street trees have been placed along Ranch Boulevard and Ranch Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All abutting property owners, the Chevaux Property Owners Association, the Johnson Ranch Neighborhood Association and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS- 1 . Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be constructed along Ranch Boulevard. 2. Stormwater detention ordinance applies to this property. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENTrQQUNTY PLANNING: Wastewater: Sewer available to this project. Enter : A ten (10) foot UG easement is required around the sites perimeter. Contact Entergy for additional information. 2 April 8, 2010 SUBDIVISION ITEM NO.: 1 (Cont. Center -Point Energy: No comment received. AT & T: No comment received. FILE NO.: S-285-FFF Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system Fire Department: Approved as submitted. Count Plannin : No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Plannin Division: No comment. Landsca e: No comment. G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented an overview of the request stating there were additional items necessary to complete the review process. Staff stated the property was zoned C-2 and MF-18. Staff stated the MF-18 zoning district required a minimum lot size of 1.0 acre. Staff stated three (3) of the proposed lots did not meet this minimum requirement. 3 April 8, 2010 SUBDIVISION ITEM NO.: 1 (Con ILE NO.: S-285-FFF Public Works comments were addressed. Staff stated sidewalks were required along the property frontage at the time of final platting. Staff questioned if stromwater detention had been provided with the overall detention plan. Staff stated any broken curb, gutter or sidewalk damaged in the public right of way would require replacement prior to the issuance of a certificate of occupancy for future development. 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: Mr. Daters submitted a revised preliminary plat to staff addressing the issues raised at the March 18, 2010, Subdivision Committee meeting. The revised plan indicates sidewalks will be installed with the final platting of each lot. The applicant has also indicated detention was provided with the overall development of the Ranch Subdivision. The request before the Commission is for preliminary plat approval to allow the creation of five (5) lots and/or tracts from an existing parcel containing 8.13 acres. There are two zoning classifications within the property; C-2 Shopping Center District and MF-18. The subdivision is proposed with one tract containing 3.62 acres which is zoned C-2 and MF-18 and a second parcel containing 3.83 acres which is zoned MF-18. Tract 1-3 is proposed containing less than '/4 acres and is indicated as open space on the plat. Lots 1-1 and 1-2 are proposed each containing approximately '/2 acre. The request includes a variance to allow the two lots and the tract of open space to be created with lot size less than the typical ordinance standard. The MF-18 zoning district requires a minimum lot size of one (1) acre. The applicant has indicated a rezoning request for Tract 1-3, Lots 1-1 and 1-2 will be sought to rezone these areas to R-2, Single-family. Staff is supportive of the request. Tracts H and I are indicated with adequate area to allow development of future commercial and/or multi -family developments. Staff recommends Tract 1-3 and Lots 1-1 and 1-2 be rezoned during the final platting process of Tracts H and/or I. To staff knowledge there are no outstanding technical issues in need of addressing associated with this request. 2 April 8, 2010 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-285-FFF 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 agenda staff report. Staff recommends approval of the variance request to allow the creation of Tract 1-3 and Lots 1-1 and 1-2 with a lot area less than typically required per the current zoning district. Staff recommends Tract 1-3 and Lots 1-1 and 1-2 be rezoned during the final platting process of Tracts H and/or I. PLANNING COMMISSION ACTION: (APRIL 8, 2010) Mr. Tim Daters of White Daters and Associates was present representing the request. 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 variance request to allow the creation of Tract 1-3 and Lots 1-1 and 1-2 with a lot area less than typically required per the current zoning district. Staff also presented a recommendation Tract 1-3 and Lots 1-1 and 1-2 be rezoned during the final platting process of Tracts H and/or I. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. l+ ITEM NO.: 1 _ 5-285-FFF NAME: The Ranch Lots 1 and 2 and Tracts H, I and 1-3 Preliminary Plat LOCATION: located on the Northeast corner of Ranch Drive and Ranch Boulevard Plannina Staff Comments: 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. The notice must be mailed no later than March 24, 2010. The Office of Planning and Development must receive the proof of notice no later than April 2, 2010. 2. A portion of the property is zoned MF-18. The minimum lot size for MF-18 zoned property is one (1) acre. The approval will require a variance for Lots 1-1 and 1-2 and Tract 1-3. Variance/Waivers: A variance from Section 36-258(d)(5) to allow lots to be created with a lot area less than the one (1) acre minimum site area for MF-18 and MF-24 zoned property. Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be constructed along Ranch Boulevard. 2. Storm water detention ordinance applies to this property. Has stormwater detention already been provided? 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: A ten (10) foot UG easement is required around the sites perimeter. Contact Entergy for additional information. Center -Point En_er�y: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after Item # 1. additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. Planning Division: No comment. Landscape: No comment. Revised Plat/Plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, March 24, 2010. Item # I .