Loading...
HomeMy WebLinkAboutS-0801-A Staff AnalysisDecember 12, 1995 ITEM NO.: 2 FILE NO.: S-Sol-A DAME: WESTROCK OFFICE ADDITION -- PRELIMINARY PLAT LOCATION: Between Centerview Drive and S. Bowman Road, west of the present end of Executive Center Drive, approximately 0.4 mile south of Kanis Road DEVELOPER: ENGINEER: WESTROCK PARTNERSHIP Robert Brown C/o David Jones DEVELOPMENT CONSULTANTS, INC. 11219 Financial Center Parkway, 10809 Executive Center Dr., Suite 300 Suite 210 Little Rock, AR 172211 Little Rock, AR 72211 225-6018 221-7880 AREA: 56.96 ACRES NUMBER OF LQTS: 8 FT. NEW STREET: 1,595 ZONING: 0-1, 0-3, MF-12, PROPOSED USES: General Office R-2, & OS PLANNING DISTRICT: 11 CENSUS TRACT: 24.04 VARIANCES REQUESTED: 1. Approval of a deferral of the requirement to dedicate right-of-way for and realign Bowman Rd. to the adopted alignment, as provided for in the Master Street Plan. 2. Approval of a waiver of the requirement to construct the full width of Bowman Rd. to Master Street Plan standards, with sidewalks along both sides of the roadway, within the realigned right-of-way. STATEMENT OF PROPOSAL: The applicant proposes a preliminary plat of a 56.962 acre tract, to include 8 lots and the construction of approximately 1,595 feet of commercial streets. The lots range in size from one at 2.86 acres to one at 10.38 acres, with the average lot size being 6.51 acres. The lots will have frontages on Centerview Dr., Executive Center Dr., or on Bowman Rd. It is proposed that, with the submitted preliminary plat, Bowman Rd. be left in its existing alignment; that dedication of right-of-way to Minor Arterial Standards (90 feet in width) and construction of a 60- foot wide Minor Arterial Street for Bowman Rd. be provided. December 12, 1995 ST,7BL7IVISIQN ITEM NO,; 2 (Continued) FILE NO.: S-801-A Executive Center Dr., as a standard commercial street, is to be extended from its present termination west of Centerview Dr. to intersect Bowman Rd. Sidewalks are to be provided along both sides of Executive Center Dr. and Bowman Rd. The Phase I construction is to involve development of Lots 1, 2, 3, and 6, with Executive Center Dr. being constructed along the boundary of these lots. Phase II construction is to involve development of Lots 4, 5, and 7, with construction of Bowman Rd. to coincide with the development of these lots. Phase III involves the development of Lot S, which lies to the west of Bowman Rd. A rezoning application is accompanying the preliminary plat application through the Planning Commission hearing, with the request being to rezone the existing Multi -Family zoned areas to office zoning. There is an existing OS -zoned strip which lies along the south boundary of the tract. It is 200 feet deep for approximately the east half of the tract, and is 130 feet deep for the remaining western portion of the tract. No change in the status of this OS strip is proposed. Because Bowman Rd. is, according to the Master Street Plan, designated to be realigned , and, presumably, the realignment will alter the points where Bowman Rd. meet the existing alignment at the boundaries of the plat area, the applicant proposes to dedicate right-of-way and construct Bowman Road along its existing alignment. The right-of-way and roadway construction would meet width standards for a Minor Arterial roadway. when, at some future date, Bowman Rd. is reconstructed in its new alignment, right-of-way is proposed to be dedicated; however, no additional improvements are proposed to be made in conjunction with road construction project. The applicant requests, then, that: 1) the preliminary plat be approved with Bowman Rd. being in its present location, and that a deferral be granted for dedication of right-of-way along its realigned path, and 2) that, when the Bowman Rd. reconstruction project is undertaken, further participation by the applicant in the construction of Bowman Rd. be waived. A. PROPOSAL/REQUEST: Review and approval by the Planning Commission of a preliminary plat is requested. 2 December 12, 1995 BDIVT T ITEM 2 on in FILE No.: - 1-A Review by the Planning Commission and a recommendation of approval to the Board of Directors is requested for: 1) approval of a deferral of the requirement to dedicate right- of-way for and realign Bowman Rd. to the adopted alignment, as provided for in the Master Street Plan; and, 2) approval of a waiver of the requirement to construct the full width of Bowman Rd. to Master Street Plan standards, with sidewalks along both sides of the roadway, within the realigned right-of-way. B . EXI STINQ CONDITIONS: The site is undeveloped and wooded, and the terrain is fairly level. A temporary "dead end" of Centerview Dr. terminates the street at its west end abutting the proposed subdivision. There is an "Open Space" (OS) zoned strip along the south boundary of the subdivision, abutting the residential subdivision. The site contains 0-1, 0-3, MF-12, R-2, and OS zoning; however, accompanying the subdivision application to the Planning Commission is a rezoning request to change the rezoning of the MF-12 area to 0-1 and 0-3. The R-2 zoned area west of the Bowman Rd. alignment is not included .in the rezoning request, and the R-2 zoning of this tract will be retained until the realignment of Bowman Rd. is accomplished. C. ENGINEERING UTILITY COMMENTS: Public works comments: Proper grading plans and erosion control plans are required prior to construction. The plan must be revised to conform to the adopted Master Street Plan for Bowman Rd. Sidewalks are required on both sides of Bowman Rd. and on Executive Center Dr. A deceleration lane will be required on Bowman Rd. for the turn onto Executive Center Dr. All improvements will be required prior to final plating of lots. One driveway will be allowed for Lot 7. The minimum horizontal curve radii on Executive Center Dr. is 450 feet. Stormwater detention analysis is required. Open ditches are generally not permitted by the Stormwater Management and Drainage Manual. If ditches are 3 December 12, 1995 SUBDIVISION ITEM NO.: 2 (Continued) FILE NO.: S-801-A planned, they must be shown on the preliminary plat and must be approved by the City Engineer prior to Planning Commission approval of the plat [Ref. Sec. 311-89(9)]. Show water courses entering the plat area, and the planned exit points for drainage. Little Rock Water Works comments that water main extensions and on -site fire protection will be required. The alignment of Bowman Rd. does not agree with the plan previously approved by the City. If a main is laid in the right-of-way and the right-of-way is relocated in the future, the developer will be responsible for the relocation. Little Rock Wastewater Utility comments that a sewer main extension, with easements, will be required. Arkansas Power and Light Co. notes that they will require 15 foot easements along both sides of Executive Center Dr. and along both sides of Bowman Rd. Also, the 10 foot utility easement shown to be dedicated along the west property line is to be a 15 foot easement instead. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. approved the submittal. The Fire Department approved the submittal. D. ISSUESILEGALITECHNICALIDESIGN: Sec. 31-87 requires that, in addition to the information furnished, the applicant is to provide information on any existing and the proposed covenants and restrictions. It is understood by staff that there is a deed restriction which requires that, once Executive Center Dr. is extended at all, it must be extended to an intersection with Bowman Rd. This restriction provides rationale for having to extend Executive Center Dr. to Bowman Rd., even though Bowman Rd. will eventually have to be realigned. Sec. 31-88 requires that the preliminary plat have a vicinity map shown. Sec. 31-89 requires that, in additio furnished, the plat is to show: 1) analysis showing drainage data for a entering and leaving the tract; 2) drainage plan incorporating proposed ditch section; and, 3) the location monuments. Any proposed phasing of indicated. n to the information a storm drainage 11 water courses a preliminary storm easements and typical of proposed PAGIS the development is to be ki December 12, 1995 OUBDIVISION ITEM NO.: 2 (Continued) FILE Ng.; 5-801 A Sec. 31-91 requires that the certifications be executed. The shown alignment for Bowman Rd. does not conform to the adopted Master Street Plan alignment. When Bowman Rd. is realigned, the lots abutting the present alignment, and the lot shown west of the present alignment, will be affected. The lot which is shown west of the present alignment will not, when the roadway is realigned, be a developable site. In light of this situation, and in light of the Public Works comments, provision should be made for the future alignment of Bowman Rd., and the lot lines should provide for this alignment. It is anticipated by the developer that the eventual alignment of Bowman Rd. will be such that a construction of a portion of the roadway to the new alignment will not be possible at this time; that the entrance and exit points from the subdivision will not align with the existing alignment. The developer proposes, then, to construct, as part of this subdivision, the full width of Bowman Rd. along the existing alignment to full Minor Arterial roadway width standards, with sidewalks, with the understanding that, eventually, this roadway will be abandoned, and with the understanding that the curve in Bowman Rd. is too tight to meet the Master Street Plan standards for a Minor Arterial roadway. Once Bowman Rd. is to be constructed within its realigned right-of-way, the needed right-of-way would be dedicated and the present right-of-way would be expected to be abandoned to the developer. Since Bowman Rd. will, as part of the subject subdivision, be constructed, a waiver of a requirement to participate in construction of Bowman Rd. within the new alignment is sought. A deferral of the requirement to dedicate right-of-way for Bowman Rd.'s Master Street Plan alignment is sought until the project is undertaken. E. ANALYSIS• There are only minimal and minor deficiencies in the submittal documents, and these deficiencies can be easily remedied by the applicant and project engineering firm. There are, however, real concerns expressed by Public Works concerning the status of Bowman Rd. Public Works notes that the alignment of Bowman Rd. should be shifted to the west boundary of the subdivision to eliminate the sharp curves, and anticipates requiring the developer to construct Bowman Rd. within its Master Street Plan alignment at this time. The developer, however, notes that realigning Bowman Rd. will entail extensive earth moving to go straight through a knoll, and resists having to bear the cost of constructing 5 December 12, 1995 IIBDIVr x ITEM NO.: 2 (Continued) FILE NO.: S-$91-A the full width of Bowman Rd. to Master Street Plan standards. A waiver of this requirement is, therefore, being pursued. F. ETAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, subject to complying with the Public Works requirements, and subject to the applicant addressing the deficiencies in the submittal information. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 22, 1995) Mr. David Jones, representing the applicant, and Mr. Robert Brown, with Development Consultants, Inc., the project engineering firm, were present. Staff outlined the nature of the proposal and reviewed with the Committee members the comments contained in the discussion outline. Mr. Brown noted that many of the deficiencies noted had been previously addressed in the submittal documents, but that others would be remedied. David Scherer, with the Public Works staff, and Bill Henry, the Traffic Engineer, discussed with Mr. Jones and Mr. Brown the requirements for Bowman Rd. Mr. Jones and Mr. Brown responded that, during the next few days, they would meet with the Public Works staff to discuss the situation. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (DECEMBER 12, 1995) Staff presented the item and indicated that the issues discussed at the Subdivision Committee meeting and noted in the staff "write-up" have, for the most part, been resolved. Staff indicated that the issue of how to treat the alignment of and the requirements for construction of interim improvements on Bowman Rd. have been resolved. Staff noted that the only remaining issue is the amount of improvements which will be required to be provided by the developer in the future alignment, and whether the developer will seek a waiver of these requirements. Mr. Robert Brown, with Development Consultants, Inc., and Mr. David Jones, with Westrock Partnership, were present. Mr. Brown reported that an agreement had been reached with the Public works staff concerning the alignment and dedication of right-of-way for the Bowman Rd. realignment. He explained that Executive Center Dr. would be extended to and an intersection made with the existing alignment of Bowman Rd. with the first phase of development of the subdivision, and that the developer N December 12, 1995 HQ1V1 r ITEM NO.: 2 (Continued) FILE NO.: S-801-A and the Public Works staff had reached an agreement on the design of the intersection. The intersection will include, he added, limitations on turning movements onto and from Bowman Rd. He explained that the revised preliminary plat eliminates the initially proposed lot west of the present Bowman Rd. alignment, since the Bowman Rd. alignment will be shifted to the west, and no usable land will be available west of the realignment along the west property line. He said that the revised preliminary plat proposes a configuration of lots along the east boundary of the future alignment of Bowman Rd., with the existing alignment of Bowman Rd. bisecting these lots. This existing alignment will, he explained, remain in place, in an access easement which is being provided, until Bowman Rd. in its future right-of-way is constructed. He explained that the easement for the existing alignment of Bowman Rd. will be abandoned when Bowman Rd. is relocated, and, at that time, the lots through which the easement goes will be developable. He reported that the developer and the Public Works staff is negotiating the manner of the required improvements for Bowman Rd. in its new alignment; that, in lieu of building half a street, with curb and gutter on one side, a budget for the required improvements will be developed and an equivalent amount of funds will be expended to provide a usable roadway, probably being a two-lane roadway section, with shoulders. David Scherer, with the Public Works staff, confirmed Mr. Brown's comments, but added that, prior the rezoning of the property being heard by the Board of Directors, the right-of-way for Bowman Rd. will have to be dedicated by Quit Claim Deed. He also said that the Public Works staff would reserve the right to continue negotiations with the developer on the type and extent of improvements to Bowman Rd. which will be required for the existing roadway and in the proposed alignment. Interim Chairperson Ball called the question, and the preliminary plat, as amended, was approved with the vote of 10 ayes, 0 nays, 0 abstentions, and 1 absent. 7