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HomeMy WebLinkAboutS-0283-G Staff AnalysisJanuary 30, 1996 ITEM NO. • A FILE NO.: S--283-G DAME: E. R. C. SUBDIVISION, LOTS 1 & 2 -- PRELIMINARY PLAT LOCATION: South of the present end of Aldersgate Rd., approximately 1 mile south of Kanis Rd. DEVELOPER: Jack Moore ERC FOUNDATION, INC. 2701 Aldersgate Rd. Little Rock, AR 72205 224-7200 AREA• 6.362 ACRES ZONING: 0-3 PLANNING DISTRICT: 11 CENSUS TRACT: 24.04 VARIANCES REQUESTED: ENGINEER• Michael H. Johnston THE MEHLBURGER FIRM P. 0. Box 3837 Little Rock, AR 72203 375-5331 NUMBER OF LOTS: 2 FT. NEW STREET: 500 PROPOSED USES: 0-3 (General Office) Uses & Nursing Home 1) Approval of a deferral of the requirement to dedicate right-of-way and construct Master Street Plan improvements for Aldersgate Rd. along the Lot 2 boundary of the subdivision. 2) Approval of a temporary cul-de-sac at the southern boundary of Lot 1, at the proposed temporary southern end of the Aldersgate Rd. improvements. STAFF UPDATE: There were "fatale deficiencies in the submittal which were noted in the staff report for the October 31, 1995 Planning Commission hearing: 1) the proposed re -alignment of Aldersgate Rd. requires concurrence from the property owner abutting the currently approved Master Street Plan alignment of Aldersgate Rd.; and, 2) the area of the proposed subdivision was not inclusive of all the unplatted property from which the proposed subdivision was to be subdivided. There were a number of other deficiencies noted, as well. In light of the requirements cited, the applicant sought and was granted by the Commission a deferral of the hearing of this proposal until the December 12, 1995 Commission agenda; however, January 30, 1996 SUBDIVISIQH ITEM O : A on FILE -2 - during the intervening time period, the applicant has submitted no revised drawings addressing the deficiencies, and has initiated no communication with staff to indicate a proposed means of or a time frame for dealing with the deficiencies. Staff, therefore, recommends that the item be withdrawn from further consideration, without prejudice, and require that, if the applicant wishes to pursue the matter further, a new application be required to be submitted. TATEMENT OF PROPO AL: The applicant proposes a two -lot subdivision of a 6.362 acre tract, and the extension of Aldersgate Rd. from its present termination at the Good Shepherd Ecumenical Retirement Center facility, approximately 500 feet southward to serve the subdivision. (The proposed alignment of Aldersgate Rd. to serve the subdivision is a change in alignment from that previously approved and established in 1987.) Lot 1, the northern -most lot, is 0.778 acres in size and no specific use for the lot is established at this time. Lot 2, to the south of Lot 1, is a 4.873 acre lot, and is being platted for the development of a nursing home. Aldersgate Rd. is to be extended from its present termination, southward to the southern boundary of Lot 1. A deferral of the requirement to dedice right-of-way and to provide street and sidewalk improvements along the Lot 2 boundary of the subdivision is requested. A temporary cul-de-sac, offset to the east, is proposed to provide a turn -around at the temporary southern end of Aldersgate Rd. A. PROPOSAW RE UEST: Planning Commission review and approval of a preliminary plat is requested. Planning Commission review and approval of a cul-de-sac at the temporary dead-end of Aldersgate Rd. is requested. Planning Commission review and a recommendation to the Board of Directors for approval for a deferral of Master Street Plan right-of-way and improvements along the eastern and southern boundary of Lot 2 is requested. B. EXISTING CONDITIONS: The site is heavily wooded with a thick stand of pine and hardwood trees on the site. The northern boundary of the site lies approximately 250 feet south of the present end of street improvements on Aldersgate Rd. There is a knoll at the center of the tract which rises approximately 15 feet from the perimeter of the subdivision. Camp Aldersgate abuts the site to the north, with the 1987 approved 2 January 30, 19.9 6 SUBDIVISION ITEM NO.: A (Cont,) FILE Q_: S-283-9 alignment of the Aldersgate Rd. extension lying between the Camp Aldersgate property and the subdivision tract. The site is presently zoned MF-12, with the MF-12 zoning district extending to the abutting lands to the east, west, and south. The Camp Aldersgate area to the north is zoned OS. The Ecumenical Retirement Center property to the north is zoned MF-18. C. ENGINEERINGIUTILITY COMMENTS: Public Works comments: The proposed re -alignment of Aldersgate Rd. to its intersection with Shackleford Rd. must to be shown on the preliminary plat. Camp Aldersgate will need to approve the relocation of the alignment. Dedication of street right-of-way adjacent to Lot 2 is required. The curvature of the proposed alignment along the southern boundary of Lot 2 does not meet the Master Street Plan minimum curvature for a commercial street of 450 foot minimum radius. The length of planned improvements of Aldersgate Rd. must be extended to provide access for Lot 2, and must be constructed to allow a turning movement for "SU" (garbage truck) vehicles. The one-half cul-de-sac shown on the drawing will not satisfy this requirement. The cost to construct the remaining portion of the collector adjacent to Lot 2 must be guaranteed in order to final plat the lot. Sidewalks will be required to be constructed on both sides of the Aldersgate Rd. extension. PAGIS monuments will be required. A stormwater detention analysis will be required on each lot at the time building permits are issued. Water Works comments that, in addition to the normal connection charges, a pro-rata front footage charge of $15.00 per foot along the 12" water main applies. On -site fire protection may be required. Wastewater comments that a sewer main extension, with an easement, will be required. Arkansas Power and Light Co. approved the submittal. 3 January 30, 1996 ITEM A(Cont.)FILE N -28 - Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. approved the submittal. The Fire Department approved the submittal. D. I$SUES/LEGAL/TECHNIQALLDESIGN: Sec. 31-2 defines a subdivision as all divisions of land into one or more lots, including those involving the need for new access. The proposed subdivision is part of a larger tract, and this larger tract must be included in the preliminary plat. (The area outside the scope of the two lots which are shown may be designated as a tract for future development; however, the alignment of Aldersgate Rd. to its intersection with Shackleford Rd. must be shown.) Sec. 31-87 requires that, in addition to the information furnished: a) the proposed type of subdivision be noted; b) the source of title, giving deed record book and page number or instrument number, be furnished; and, c) the source of water supply and the proposed means of wastewater disposal be indicated. Sec. 31-89 requires that street construction, including the location of sidewalks, be shown on the preliminary plat. The plat shows the extension of the right-of-way, and notes the location of existing half street improvements, but does not show the required street improvements. Sec. 31-231 requires each lot abut a public street, or, when approved by the Planning Commission, a private street. Lot 2 is not shown to have frontage on a street, as required by the Ordinance provisions. Sec. 31-89 requires that, in additon to the information shown on the plat: a) the minimum front yard setback line be shown; b) a preliminary storm drainage plan, incorporating proposed easement dimensions and a typical ditch section, be shown; c) the names of owners of all land contiguous to the proposed subdivision be shown, and that the names of recorded subdivision abutting the proposed subdivision, with plat book and page number or instrument number, be shown; d) the size of all monuments be indicated, not just the type of material of monuments; e) the zoning classification of abutting areas be shown, not just the zoning classification of the area within the proposed subdivision; f) the certificate of Preliminary Surveying Accuracy contain the certification that the plat has been surveyed and duly filed for record in the offices of the state surveyor and the county circuit clerk/recorder within the last 7 years (Sec. 31-91 provides the verbiage 4 January 30, 1996 SUBDIVISION ITEM N A n FILE N -283-G for this certification.); and, g) proposed PAGIS monuments be located. E. ANALYSIS• There are deficiencies in the submittal which do not permit review by the Planning Commission at this time. Either, a) the entire tract from which the two lots are being extracted must be included; and b) the alignment of Aldersgate Rd. westward to Shackleford Rd. must be provided for, or a waiver of these requirements must be sought. There are numerous deficiencies in the documents submitted, as cited above, which must be addressed. F. STAFF RECOMMENDATIONS: Staff recommends deferral of the item until the deficiencies are addressed. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Staff reported that a letter had been received from the applicant asking that review of the item be deferred until the Subdivision Committee meeting of November 22, 1995. There was, then, no discussion of the item, other than an explanation by staff of the nature of the proposal. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) Staff reported that the applicant had submitted a letter requesting that the hearing of this item be deferred until the December 12, 1995 Commission meeting. The deferral was included on the Consent Agenda, and the deferral was approved in the approval of the Consent Agenda with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. PLANNING COMMISSION ACTION: (DECEMBER 12, 1995) Staff reported that the applicant had submitted a letter, dated December 11, 1995, asking that the hearing of this item be deferred until the Commission meeting of January 30, 1996. Staff recommended approval of the deferral; however, staff noted that, since the Commission Bylaws provide that requests for deferral must be made by the applicant at least 5 working days prior to the Commission hearing, and, since the applicant submitted the request on Monday prior to the Tuesday hearing, a waiver of the Commission Bylaws is needed. Staff recommends approval of the Bylaws waiver. A motion was made and seconded to approve a 5 January 30, 1996 r:■ ITEM N A(Cont.)FILE N 5-283-G waiver of the Commission Bylaws to permit consideration of a deferral without the request being made at least 5 days prior to the Commission meeting, and the waiver was approved with the vote of 10 ayes, 0 nays, 0 abstentions, and 1 absent. The requested deferral was included on the Consent Agenda for approval of the deferral, and was approved with the vote of 10 ayes, 0 nays, 0 abstentions, and 1 absent. PLANNING COMMISSION ACTION: (JANUARY 30, 1996) Staff reported that a letter had been received from the applicant's representative, dated January 2, 1996, acknowledging that an amended plat which would meet the requirements of the Subdivision Ordinance cannot be prepared in time for the item to remain on the agenda, and recognizing the need for the item to be withdrawn at this time. Staff recommended approval of the withdrawal, without prejudice, noting that the applicant would be re -filing the application whenever the plat could be properly filed. The item was included on the Consent Agenda for withdrawal, and the withdrawal was approved with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. N.