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HomeMy WebLinkAboutS-0943 Staff AnalysisMay 19, 19§2 ITEM NO.: 2 FILE NO.: S-943 NAME: Ryburn Addition Preliminary Plat LOCATION: NE corner of I-430 at Colonel Glenn Road DEVELOPER• SIMMON FIRST NATIONAL BANK 501 Main Street Pine Bluff, AR 71601 501-375-7736 AREA: 4.24 Ac. NUMBER OF LOTS: ZONING: C-3 PROPOSED USES: ENGINEER• WHITE-DATERS AND ASSOCIATES 401 Victory Street Little Rock, AR 72201 374-1666 4 FT. NEW STREET: 30 Commercial PLANNING DISTRICT: 11 NAME: I-430 CENSUS TRACT: 24.04 VARIANCES REQUESTED: 1. 50 foot Right -of -Way for commercial street (60 feet required) 2. 27 foot pavement in lieu of 36 required A. PROPOSAL RE UEST: The proposal before the Commission is a four lot preliminary plat for commercial development of this site. The property is currently classified C-3 General Commercial. Specific proposed uses of the several lots have not been offered. There will be a single cul-de-sac constructed from Colonel Glenn Road running north into the interior of the site. The cul-de-sac takes access at the immediate east end of the current median within Colonel Glenn Road. B. EXISTING CONDITIONS: The land area involved in this application has been somewhat modified with the removal of trees and natural growth. There is a grade on the property variable from the Colonel Glenn right-of-way to the north at which point there is a significant hill mass with a large water tank. To the east, the large commercial site is occupied by the Sam Wholesale Club and on the west lies Interstate 430. 1 May 19, 1992 SUBDIVISION ITEM NO.: 2 Continued FILE NO.: 5-943 C. ENGINEERING COMMENTS: The Master Street Plan requires additional right-of-way and improvements for Colonel Glenn Road to arterial standard. There is a requirement for 55 feet of pavement for Colonel Glenn as measured from the centerline of the right-of-way. A redesign of the intersection of the commercial street with Colonel Glenn is required by the traffic engineer. The redesign will provide for approximately 100 feet of 36 foot pavement with an additional 100 feet of tapering to accommodate the transition from 36 feet to a 27 foot pavement within the cul-de-sac area. The street name should be applied to the plat and detention and excavation ordinances will apply. D. ISSUES LEGAL TECHNICAL DESIGN: None have been determined at this writing. E. ANALYSIS• The Planning staff's review of this proposal has revealed very little in the way of affect upon the immediate neighborhood. The site is appropriately placed both with respect to land use and access for a commercial redevelopment. The interior street for access of the several lots will provide for a safer and better access. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat as proposed with the exception of the variances. Staff recommends that the variance for pavement and right-of-way be approved only with respect to the area north of the Traffic Engineer's comments. The street right-of-way waiver, we also support in the same regard, that is, requiring 60 foot right-of-way in the area immediate adjacent to Colonel Glenn Road to support the 36 foot pavement. The right-of-way to taper appropriately to match the roadway. 2 May 19, 1992 ` ITEM NO.: 2 FILE NO.: S-943 NAME: Ryburn Addition Preliminary Plat LOCATION: NE corner of I-430 at Colonel Glenn Road DEVELOPER: SIMMON FIRST NATIONAL BANK 501 Main Street Pine Bluff, AR 71601 501-375-7736 AREA: 4.24 Ac. NUMBER OF LOTS: ENGINEER• WHITE-DATERS AND ASSOCIATES 401 Victory Street Little Rock, AR 72201 374-1666 4 FT. NEW STREET: 30 ZONING: C-3 PROPOSED USES: Commercial PLANNING DISTRICT: 11 NAME: I-430 CENSUS TRACT: 24.04 VARIANCES REQUESTED: 1. 50 foot Right -of -Way for commercial street (60 feet required) 2. 27 foot pavement in lieu of 36 required A. PROPOSALLREQUEST: The proposal before the Commission is a four lot preliminary plat for commercial development of this site. The property is currently classified C-3 General Commercial. Specific proposed uses of the several lots have not been offered. There will be a single cul-de-sac constructed from Colonel Glenn Road running north into the interior of the site. The cul-de-sac takes access at the immediate east end of the current median within Colonel Glenn Road. B. EXISTING CONDITIONS: The land area involved in this application has been somewhat modified with the removal of trees and natural growth. There is a grade on the property variable from the Colonel Glenn right-of-way to the north at which point there is a significant hill mass with a large water tank. To the east, the large commercial site is occupied by the Sam Wholesale Club and on the west lies Interstate 430. 1 May 19, 1992 SUBDIVISION ITEM NO.: 2 Continued FILE NO.: S-943 C. ENGINEERING COMMENTS: The Master Street Plan requires additional right-of-way and improvements for Colonel Glenn Road to arterial standard. There is a requirement for 55 feet of pavement for Colonel Glenn as measured from the centerline of the right-of-way. A redesign of the intersection of the commercial street with Colonel Glenn is required by the traffic engineer. The redesign will provide for approximately 100 feet of 36 foot pavement with an additional 100 feet of tapering to accommodate the transition from 36 feet to a 27 foot pavement within the cul-de-sac area. The street name should be applied to the plat and detention and excavation ordinances will apply. D. ISSUES LEGAL TECHNICAL DESIGN: None have been determined at this writing. E. ANALYSIS• The Planning staff's review of this proposal has revealed very little in the way of affect upon the immediate neighborhood. The site is appropriately placed both with respect to land use and access for a commercial redevelopment. The interior street for access of the several lots will provide for a safer and better access. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat as proposed with the exception of the variances. Staff recommends that the variance for pavement and right-of-way be approved only with respect to the area north of the Traffic Engineer's comments. The street right-of-way waiver, we also support in the same regard, that is, requiring 60 foot right-of-way in the area immediate adjacent to Colonel Glenn Road to support the 36 foot pavement. The right-of-way to taper appropriately to match the roadway. SUBDIVISION COMMITTEE COMMENT: (APRIL 30, 1992) The applicant was present. The Committee discussed the several points identified in the staff recommendation. There was a brief discussion concerning the appropriate pavement width and right-of-way which will be required for Colonel Glenn Road. The Engineering staff submitted their comments relative to a recommended redesign of the cul-de-sac to incorporate a left turn lane onto Colonel Glenn Road. OA May 19, 1992 SUBDIVISION ITEM NO.: 2 (Continued) _ FILE NO.: S-943 All participants felt that the design proposal would work, and the remaining portion of the cul-de-sac could function as a conventional 27 foot street and a 50 foot right-of-way. The only remaining issue to be resolved concerns the potential for the water tank site, immediately on the north to be drained across this property. Staff was informed after the Subdivision Committee meeting by a member of the Water Works' engineering staff that this tank may require draining, on occasions. The current drainage route is across this property toward the interchange on Colonel Glenn Road. A meeting between this property owner and the Water Works staff should be accomplished in order to resolve any conflict. The plat was referred to the full Commission for final resolution. PLANNING COMMISSION ACTION: (MAY 19, 1992) Staff reported to the Commission that there were no continuing issues on this preliminary plat request, with the exception of the variances which were requested dealing with the cul-de-sac. Staff reported that the Public Works Department and the project engineer had agreed upon a design for the street intersection which would accommodate reducing the northern portion of the cul-de-sac to a residential street standard. This will require approval by the Board of Directors by Ordinance. One remaining item for discussion is a reminder to the engineer of record that the Water Works request for a drain easement should be discussed and resolved prior to the final plat. The purpose of this easement would be to provide an outlet for water should a large ground storage tank, immediately north require drainage. After a brief discussion, a motion was made to place this item on the Consent Agenda for approval subject to resolution of the water works' issue. The motion includes a recommendation to the Board of Directors for a waiver of a portion of the street standards on the cul-de-sac. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 1. Meeting Date: June 16, 1992 2. Case No.: 5-943 3e Request: A variance from the commercial street standards for a proposed cul-de-sac. 4. Location: NE corner of Interstate 430 at Colonel Glenn Road 5. Owner/Applicant: Simmons First National Bank 6. Existing Status: Vacant 7. Proposed Use: Four (4) commercial lots 8. Staff Recommendation: Approval of the plat and the requested variance with conditions. 9. Planning Commission Recommendation: Approval of the plat and the requested variance with conditions. 10. Conditions or Issues Remaining to be Resolved: None il. Right -of -Way Issues: Additional right-of-way to be provided along Colonel Glenn Road through the filing of the plat. 12. Recommendation Forwarded With: A vote of 10 ayes, 0 nays and 1 absent. 13. Objectors: None 14. Neighborhood Plan: Interstate 430 District FILE NO.:' S-943 Continued All participants felt that the design proposal would work, and the remaining portion of the cul-de-sac could function as a conventional 27 foot street and a 50 foot right-of-way. The only remaining issue to be resolved concerns the potential for the water tank site, immediately on the north to be drained across this property. Staff was informed after the Subdivision Committee meeting by a member of the Water Works' engineering staff that this tank may require draining, on occasions. The current drainage route is across this property toward the interchange on Colonel Glenn Road. A meeting between this property owner and the Water Works staff should be accomplished in order to resolve any conflict. The plat was referred to the full Commission for final resolution. PLANNING COMMISSION ACTION: (MAY 19, 1992) Staff reported to the Commission that there were no continuing issues on this preliminary plat request, with the exception of the variances which were requested dealing with the cul-de-sac. Staff reported that the Public Works Department and the project engineer had agreed upon a design for the street intersection which would accommodate reducing the northern portion of the cul-de-sac to a residential street standard. This will require approval by the Board of Directors by Ordinance. One remaining item for discussion is a reminder to the engineer of record that the Water Works request for a drain easement should be discussed and resolved prior to the final plat. The purpose of this easement would be to provide an outlet for water should a large ground storage tank, immediately north require drainage. After a brief discussion, a motion was made to place this item on the Consent Agenda for approval subject to resolution of the water works' issue. The motion includes a recommendation to the Board of Directors for a waiver of a portion of the street standards on the cul-de-sac. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 3 SUBDIVISION COMMITTEE/STAFF REPORT DEFFERED MATTERS: A. T. B. Devine Returns after failure of notice Issues remain same a. Proper plat boundary b. Street improvement to industrial standards C. Plat submittal requirements including floodway. d. Written request with justification for waivers Note: This issue has received one deferral. B. Anna's Case on Heritage Church C. Johnson Short -form PCD Returns after request for six weeks deferral All issues remain: a. Floodway, handicapped ramps b. Bill of Assurance C. Compatibility with adopted plan d. Large neighborhood objection D. Ton 's Zoning Case 1. Hugh Wells Preliminary Plat Issues are: a. Master Street Plan Right -of -Way on Raines Road 45 feet from centerline. b. Curb, gutter and sidewalk on both streets. C. Drainage easement on Lot 1 d. A water main to serve Lots 2 and 3 will be required. Staff Recommendations: Approval subject to completing the plat filing requirements: (a) certificates (b) tie to land corner (c) PAGIS Monuments Staff supports improvement waivers but right-of-way must be dedicated. 2. Ryburn PreliminaryPlat Issues are: a. Master Street Plan Right -of -Way and improvements for Colonel Glenn Road plus sidewalk,55 feet from centerline. b. Redesign intersection to meet traffic division recommendations. C. Name Street d. Detention and excavation ordinance's apply. e. Complete plat filing requirements. f. Sewer main extension required with easements. g. Water main extension required. Staff Recommendations: Approval of the plat with changes to accommodate items noted above. No to both waivers. Issues are: a. Sidewalks will be required. b. Water main required on each element of Phase V with access easement platted as public service, access and utility easement at minimum 24 feet. 3. Windsor Court Patio Homes Issues are: a. Sidewalks will be required. b. Water main required on each element of Phase V with access easement platted as public service, access and utility easement at minimum 24 feet. C. Complete plat filing requirements. d. Section through site east -west with structures. Staff Recommendations: APPROVAL SUBJECT TO ABOVE 4. Sandpiper West Preliminary Block 7 Issues are: a. Complete plat submittal requirements. b. Verify right-of-way needed on Bowman Road and the improvements will be required plus sidewalk. C. Provide record of creek right-of-way ownership. d. Sidewalk on one side of Creek Side Drive. e. Name short cul-de-sac. f. Some lots appear to be less than 60 feet at building line. g. 35 feet building line on Lots 1 and 36 plus 10 feet vehicle access prohibition zone. h. Drainage at point of plat entry. i. PAGIS Monuments j. Redesign entry to conform to Traffic Engineering recommendation. k. Stormwater and excavation ordinance apply. 1. Sewer main extension required. M. 12 inch water main extension required in Bowman Road to be coordinated with later road improvements. n. Complete rezoning action prior to final plat. o. Need phasing plan if not to be one phase. Staff Recommendations: APPROVAL SUBJECT TO ABOVE BEING RESOLVED. Staff supports the variance on the cul-de-sac, the horizontal radius, 15 foot building line and the in lieu for Bowman Road. 5. South Bend Acres Revised Preliminary Plat Issues are: a. Clarify who is engineer/surveyor. b. Complete plat submittal requirements. C. Sewer main extension is required with easements. d. The 12 inch water main across Lots 35 and 42 requires an easement 7.5 feet on each side of the line. This may be cause for design adjustment. e. Explain offset in Alexander Road Right -of -Way. f. Explain dimension difference between this preliminary plat and the previous plat along the boundary of Lot 45. g. Note about side yard maximum applies to lots in Alexander city limits only. h. Show dedication on Alexander Road at 45 feet from centerline with 30 feet pavement, sidewalks are required. i. Excavation and detention ordinance apply. j. Clarify city limits line. k. Show access easement overlay the rear lot drive on Lots 38-45. Staff Recommendations: Approval subject to above/waivers still good. 6. Savell's PCD (Short -form) Issues are: a. No access on Baseline from the site. b. Dailey Drive to be collector standard. Thirty-six feet of pavement in a 60 foot right-of-way, with sidewalk. C. Conformance with the landscape and buffer standards. Screen dumpster site. d. Increase width of handicapped space. e. Screen mobile home park from parking. Staff Recommendations: Approval subject to above. 7`. Park Lane PRD Issues are: a. Quantify plan on drawing. b. Provide elevations of building's showing texture and form. C. Need specific landscape plan. d. Identify all structural elements. e. Show treatment of land outside landscape and hard surface areas. f. Provide additional 9 feet of right-of-way plus curb, gutter and sidewalk on Park Lane. g. Provide repair of curb and construct sidewalk on East 15th Street. Staff Recommendations: APPROVAL SUBJECT TO ITEMS ABOVE. NO.: S-943 NAME: Ryburn Addition Preliminary Plat LOCATION: NE corner of I-430 at Colonel Glenn Road DEVELOPER: SIMMON FIRST NATIONAL BANK 501 Main Street Pine Bluff, AR 71601 501-375-7736 AREA: 4.24 Ac. NUMBER OF LOTS: ZONING: C-3 PROPOSED USES: PLANNING DISTRICT: 11 NAME: CENSUS TRACT: 24.04 VARIANCES REQUESTED: ENGINEER• WHITE-DATERS AND ASSOCIATES 401 Victory Street Little Rock, AR 72201 374-1666 4 FT. NEW STREET: 30 Commercial I-430 1. 50 foot Right -of -Way for commercial street (60 feet required) 2. 27 foot pavement in lieu of 36 required A. PROPOSAL RE UEST: The proposal before the Commission is a four lot preliminary plat for commercial development of this site. The property is currently classified C-3 General Commercial. Specific proposed uses of the several lots have not been offered. There will be a single cul-de-sac constructed from Colonel Glenn Road running north into the interior of the site. The cul-de-sac takes access at the immediate east end of the current median within Colonel Glenn -Road. B. EXISTING CONDITIONS: The land area involved in this application has been somewhat modified with the removal of trees and natural growth. There is a grade on the property variable from the Colonel Glenn right-of-way to the north at which point there is a significant hill mass with a large water tank. To the east, the large commercial site is occupied by the Sam Wholesale Club and on the west lies Interstate 430. 1 NO.: S-943 (Continued C. ENGINEERING COMMENTS: The Master Street Plan requires additional right-of-way and improvements for Colonel Glenn Road to arterial standard. There is a requirement for 55 feet of pavement for Colonel Glenn as measured from the centerline of the right-of-way. A redesign of the intersection of the commercial street with Colonel Glenn is required by the traffic engineer. The redesign will provide for approximately 100 feet of 36 foot pavement with an additional 100 feet of tapering to accommodate the transition from 36 feet to a 27 foot pavement within the cul-de-sac area. The street name should be applied to the plat and detention and excavation ordinances will apply. D. ISSUESILEGALITECHNICALIDESIGN: None have been determined at this writing. E. ANALYSIS• The Planning staff's review of this proposal has revealed very little in the way of affect upon the immediate neighborhood. The site is appropriately placed both with respect to land use and access for a commercial redevelopment. The interior street for access of the several lots will provide for a safer and better access. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat as proposed with the exception of the variances. Staff recommends that the variance for pavement and right-of-way be approved only with respect to the area north of the Traffic Engineer's comments. The street right-of-way waiver, we also support in the same regard, that is, requiring 60 foot right-of-way in the area immediate adjacent to Colonel Glenn Road to support the 36 foot pavement. The right-of-way to taper appropriately to match the roadway. SUBDIVISION COMMITTEE COMMENT: (APRIL 30, 1992) The applicant was present. The Committee discussed the several points identified in the staff recommendation. There was a brief discussion concerning the appropriate pavement width and right-of-way which will be required for Colonel Glenn Road. The Engineering staff submitted their comments relative to a recommended redesign of the cul-de-sac to incorporate a left turn lane onto Colonel Glenn Road. 2