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Home My WebLink AboutS-0283-H Staff AnalysisJuly 18, 1996 ITEM NO_: 1 FILE NO.: S-283-H NAME: E.R.C. Addition Lot 1 - PRELIMINARY PLAT LOCATION: South terminus of Aldersgate Road DEVELOPER: E.R.C. Foundation 2701 Aldersgate Road Little Rock, AR 72205 ENGINEER: The Mehlburger Firm P. O. Box 3837 Little Rock, AR 72203 375-5331 AREA: 8.2 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 1020 ZONING: MF-12 PROPOSED USES: Nursing Home PLANNING DISTRICT: #11 - I-430 CENSUS TRACT: 24.04 VARIANCES REQUESTED: Waiver of minimum horizontal radius from 450 feet to 380 feet. BACKGROUND This one lot plat is a part of a larger development area that has been continually building facilities targeted to the retired and elderly. The surrounding land use is a mixture of institutional, mixed density housing, open space, a hospice and several living environments designed for handicapped/disabled persons. It appears that history has established this area as one serving persons with needs beyond conventional living environments. A. PROPOSAL/REQUEST: To build a nursing home in a single level building with several phases. The plan is to construct all of Aldersgate Road from current pavement end as a collector (36 foot) road. B. EXISTING CONDITIONS: The land area on all sides is somewhat rolling terrain. The lot at issue is isolated from built up areas and has had little or no clearing. The road way of Aldersgate Road is a one-half street with -curb on the east side only. That condition derives from the last E.R.C. project on the east side of Aldersgate Road. July 18, 1996 S BDIVISION ITEM NO.: 1 (Cont_) FILE NO.: 5-28.3-H Public Transportation This area is provided bus service by CATA on Route 3, B. M. Center. It serves Aldersgate Camp and Good Shepherd Center with partial schedule. C. NEIGHBORHOOD COMMENTS: None received at this writing. D. ENGINEERING COMMENTS: PUBLIC WORKS COMMENTS: Provide for a superelevated collector since street centerline is less than 450 foot horizontal radius. Future development area needs to take access from the planned drive or parking. The frontage would not permit two drives. Consult with the Traffic Engineer prior to Planning Commission concerning the entry drive configuration and signage. The shown future drive to turn -around should be 24 feet in minimum width. Construct collector to the limits of the property with a sidewalk on both sides. Alignment will be as approved through the preliminary plat process. Stormwater detention, ADPC&E permit, grading permit, and a sketch grading and drainage plan shall be approved prior to construction. Platting of Master Street Plan right-of-way is required prior to construction permit. Street lights are required for this street and subdivision, coordinate their construction with street construction. E. UTILITY COMMENTS/FIRE DEPARTMENT: Wastewater: Sewer main extension required with easements/capacity contribution required. Arkla: OK Southwestern Bell: OK Water: A front foot charge of $15 along 12" main 2 July 18, 1996 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: s-283-H AP&L: No response Fire Department: OK, but on -site fire protection needs review, hydrant, etc. County Planning: No comment, inside city Planning Division: No comment, no land use issues F. ISSUES/LEGAL/TECHNICAL/DESIGN: Landscape Areas set aside for landscaping and buffers meet and exceed ordinance requirements. A six foot high opaque screen, either a wood fence with its face directed outward or dense evergreen plantings will be required to screen the business activity of this site from the residential properties to the east and west. Existing on site natural dense vegetation can count toward fulfilling this requirement. Planning Staff • Need assurance on Aldersgate Road construction. ■ Include road in plat boundary and indicate 36 foot pavement. • Show ownership certificate on plat. • Show water and sewer service location. Resolve possible plat name conflict. • File Bill of Assurance. G. ANALYSIS• The plat as filed has a few items to be resolved but is generally in good form. All of the issues of importance have been thoroughly discussed and resolved. The plat, the use as a conditional use permit and the zoning application cover all points. H. STAFF RECOMMENDATIONS: Approve the plat subject to the several plat notations required by ordinance. SUBDIVISION COMMITTEE COMMENT: (JIINE 27, 1996) The applicant was present as was the engineer on the plat. The issue of the design of the Aldersgate Street curve was the only point discussed at length. David Scherer of Public Works July 18, 1996 SUBDIVISION ITEM NO. I Cont.] FILE NO.: S-283-H indicated the curve design could be handled and that it would work. Some discussion involved the responsibility for all street improvements. It was understood that the balance of the 36 foot will be accomplished with this lot. PLA,RgING COMMISSION ACTION: (JULY 18, 1996) The Staff offered a positive recommendation to the Commission as the application is in good order. Staff feels it is appropriate to place this item on the Consent Agenda for approval. The several plat issues which have been identified will be added to the drawing prior to the plan being submitted to the Board of Directors for variances of street design. A brief discussion of the proposal resulted in a motion to place this item on the Consent Agenda for approval. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. 4 FILE NO.: S-283- NAME: E.R.C. Addition Lot 1 - PRELIMINARY PLAT LOCATION: South terminus of Aldersgate Road DEVELOPER: E.R.C. Foundation 2701 Aldersgate Road Little Rock, AR 72205 ENGINEER: The Mehlburger Firm P. O. Box 3837 Little Rock, AR 72203 375-5331 AREA: 8.2 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 1020 ZONING: MF-12 PROPOSED USES: Nursing Home PLANNING DISTRICT: #11 - I-430 CENSUS TRACT: 24.04 _VARIANCES REQUESTED: Waiver of minimum horizontal radius from 450 feet to 380 feet. BACKGROUND: This one lot plat is a part of a larger development area that has been continually building facilities targeted to the retired and elderly. The surrounding land use is a mixture of institutional, mixed density housing, open space, a hospice and several living environments designed for handicapped/disabled persons. It appears that history has established this area as one serving persons with needs beyond conventional living environments. A. PROPOSAL REQUEST: To build a nursing home in a single level building with several phases. The plan is to construct all of Aldersgate Road from current pavement end as a collector (36 foot) road. B. EXISTING NDITI N : The land area on all sides is somewhat rolling terrain. The lot at issue is isolated from built up areas and has had little or no clearing. The road way of Aldersgate Road is a one-half street with curb on the east side only. That condition derives from the last E.R.C. project on the east side of Aldersgate Road. FILE NO.: 5-283-H (Cont.) Public Transportation This area is provided bus service by CATA on Route 3, B. M. Center. It serves Aldersgate Camp and Good Shepherd Center with partial schedule. C. NEIGHBORHOOD COMMENTS: None received at this writing. D. ENGINEERING COMMENTS: PUBLIC WORKS COMMENTS: Provide for a superelevated collector since street centerline is less than 450 foot horizontal radius. Future development area needs to take access from the planned drive or parking. The frontage would not permit two drives. Consult with the Traffic Engineer prior to Planning Commission concerning the entry drive configuration and signage. The shown future drive to turn -around should be 24 feet in minimum width. Construct collector to the limits of the property with a sidewalk on both sides. Alignment will be as approved through the preliminary plat process. Stormwater detention, ADPC&E permit, grading permit, and a sketch grading and drainage plan shall be approved prior to construction. Platting of Master Street Plan right-of-way is required prior to construction permit. Street lights are required for this street and subdivision, coordinate their construction with street construction. E. UTILITY COMMENTS/FIRE DEPARTMENT: Wastewater: Sewer main extension required with easements/capacity contribution required. Arkla: OK Southwestern Bell: OK Water: A front foot charge of $15 along 12" main AP&L: No response Fire Department: OK, but on -site fire protection needs review, hydrant, etc. 2 FILE NO.: S-283-H (Cont.) F. G. H. County Planning: No comment, inside city Planning Division: No comment, no land use issues ISSUE LEGAL TECHNICAL DESIG : Landscan Areas set aside for landscaping and buffers meet and exceed ordinance requirements. A six foot high opaque screen, either a wood fence with its face directed outward or dense evergreen plantings will be required to screen the business activity of this site from the residential properties to the east and west. Existing on site natural dense vegetation can count toward fulfilling this requirement. Planning Staff • Need assurance on Aldersgate Road construction. • Include road in plat boundary and indicate 36 foot pavement. • Show ownership certificate on plat. + Show water and sewer service location. • Resolve possible plat name conflict. • File Bill of Assurance. ANALYSIS• The plat as filed has a few items to be resolved but is generally in good form. All of the issues of importance have been thoroughly discussed and resolved. The plat, the use as a conditional use permit and the zoning application cover all points. STAFF RECOMMNDATIDI!LS: Approve the plat subject to the several plat notations required by ordinance. SUBDIVISION COMMITTEE COMMENT: (JUKE 27, 1996) The applicant was present as was the engineer on the plat. The issue of the design of the Aldersgate Street curve was the only point discussed at length. David Scherer of Public works indicated the curve design could be handled and that it would work. Some discussion involved the responsibility for all street improvements. It was understood that the balance of the 36 foot will be accomplished with this lot. 3 FILE NO.: S-283-H (Cont.) PLANNING COMMISSION ACTION: (JULY 18, 1996) The Staff offered a positive recommendation to the Commission as the application is in good order. Staff feels it is appropriate to place this item on the Consent Agenda for approval. The several plat issues which have been identified will be added to the drawing prior to the plan being submitted to the Board of Directors for variances of street design. A brief discussion of the proposal resulted in a motion to place this item on the Consent Agenda for approval. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. 4