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HomeMy WebLinkAboutS-0050-A Staff Analysis11 March 11, 1980 SUBDIVISIONS Item No. 2 (Deferred from March 27, 1979) NAME:_ Pleasant Ridge Subdivision _ (Revised) LOCATION: South side of Highway 10 running about 1/2 mile west from Southridge Drive DEVELOPER: ENGINEER: Pleasant Ridge Dev. Co. Edward G. Smith and Associates 401 Victory Street Little Rock, AR 72201 AREA: 51.21 Acres NO. OF LOTS: 7 Tracts FT. OF NEW STREET: 1,860 'ZONING: "MF-1211, "M-18 and PROPOSED USES: Office, "R-2" Commercial and Apartment PLANNING DISTRICT: 25 i CENSUS TRACT: 42.01 VARIANCE REQUESTED: 0 March 11, 1980 r SUBDIVISIONS Item No. 2 -- Continued A. Existing Conditions A ridge with slopes of 20 percent to 30 percent parallels Highway #10 along most of this frontage, which is in a steep cut, South of the ridge a draw crosses, also roughly parallel, carrying a few acres of off -site drainage. The site is heavily wooded, except for a small area of developed and graded land on the east near Fairview Road and Highway #k10. Highway #10 and Fairview Road, adjacent to the plat, are not built to City standards. Sanitary sewer is limited pending completion of improvement district construction. All other utilities are available. All public services are available. B. Development Proposal There is no indication of proposed grading, clearing or drainage aside from a new street. Commercial, office and apartment use areas (Note: Concurrent rezoning request) are proposed to be served mainly by Pleasant Ridge Road, a collector street, which would extend through to the north plat boundary and provide access to adjacent undeveloped acreage. The Highway #10 and Pleasant Ridge intersection would replace Fairview Road at a preferable location a few feet east. A single shared access to Highway #10 is proposed on Apartment tracts No. 5 and No. 6 with further access restricted, due to the deep cut. No restrictions of access are indicated on commercial tracts. This plat does not indicate improvements to Highway #10 which would be half of a standard 48 foot street with a sidewalk. Plesant Ridge Road is not proposed to have sidewalks. March 11, 1980 Item No. 2 - Continued This plat is dependent upon adoption of the proposed zoning. Further subdivision of tracts would require further Commission approval unless provided for now, and multiple building development plans would also require Commission approval. C. Engineering Considerations The plat should show provisions to be made for drainage and for Highway #k10 improvements. D. Analysis Given the proposed uses, this layout is satisfactory and provides improved access to surrounding property. Questions remain to be answered by more detailed information. These are: 1. The number, spacing and adequacy of access points to Highway #k 10. 2. Provisions to be made for further subdivision of individual tracts. 3. Appropriateness of the proposed zoning. E. Staff Recommendation The staff recommends that plat approval be subject to the following items: 1. Adoption of the proposed zoning by the Board of Directors. 2. Adequate sanitary sewer service to be assured prior to final approval. 3. All further resubdivisions of multi -building developments to be approved by the Commission in detail. 4. Boundary street improvements on Highway #10 to current standards including sidewalks. Sidewalks also on Pleasant Ridge Road. C March 11, 1980 Item No. 2 - Continued 5. Access from Tracts 5 and 6 to Highway #10 to be subject to review by the Engineering Division. 6. Show provision to be made for drainage. 7. Indicate points of access to Highway #10. 8. Designate 30 foot green space on Highway #10. 9. 30 foot setbacks on Pleasant Ridge Road. F. Subdivision Committee Recommendation (from December 1978) The Subdivision Comittee voted to forward this plat to the Commission without a recommendation for these reasons: 1. The plat is dependent on and secondary to rezoning. 2. Requirements of boundary street improvements on Highway #10 would require further information about best future alignment. 3. There were questions relating to the land use study of the 55 square mile annexation and the advisability of extending commercial zoning in this area. G. Planning Commission Action (from December 1978) The Commission voted unanimously to defer action for ninety days (March 27, 1979) pending the outcome of the rezoning application. H. Subdivision Committee Recommendation (March 1979) The Committee forwards this matter without recommendations pending resolution of the zoning application. They also requested that the staff request information from the Highway Department regarding improvements to Highway #10 adjacent. Paul Debusk, Roadway Design Division, advises that the state has no present plan to improve Highway #10 west of Interstate 430. On the south of the highway adjacent to this property, the deep cut absence of adequate ditches, and the presence on the west of a private driveway contribute to the difficulty of widening the highway on the south side. March 11, 1980 a Item No. 2 - Continued A state project to widen would probably shift the alignment substantially to the north. He further advised that it would be preferable if possible to accept a contribution in lieu of actual construction in this area. Planning Commission Action (March 1979) The Commission voted unanimously to defer this matter pending resolution of the rezoning application. Planning Commission Action (March 11, 1980) Note; (This matter had been deferred at the March 27, 1979 meeting. It was renewed through a request by the owners and received after the docket closing to address the Subdivision Committee regarding specifically the Highway #k10 improvements question. The Committee resolved to forward the application to the full Commission to resume consideration). The owners were present. They had submitted a written request for waiver of Highway #k10 improvements two or three days prior to the meeting. The justifications provided were as follows: 1. It is a state highway. 2. The Highway Department has indicated the highway will be widened to the north because of an embankment on the south side in the area where we are requesting a waiver. 3. We have agreed to build improvements at the east end of the property on the south side for about 400 feet in the area of Pleasant Ridge Road. 4. We have agreed to build an 1800 foot collector street, Pleasant Ridge Road, with curb, gutter and sidewalk. 5. We have agreed to donate 10 feet of right-of-way if required by the A.H.T.D. 6. We have agreed to leave a 30 foot green belt in the area where we have requested waiver of improvement on Highway #p10. PLEASANT RIDGE DEVEUOPMENT COMPANY #4 Racquet Court Little Rock, Arkansas 72207 Phone (501) 225-7807 Mr. John Erickson Subdivision Administrator City Hall Little Rock, Arkansas 72201 Dear Mr. Erickson: March 5, 1980 Ref: Pleasant Ridge Subdivision Subdivision Committee Meeting February 28, 1980 This is our written request for Highway 10 waiver of improvements that we made at the Subdivision Committee meeting February 28, 1980, and was approved by the committee three to zero. The reasons for this request are: 1. It is a state highway. 2. The Highway Department has indicated the Highway will be widened to the north because of an embankment on the south side in the area where we are requesting a waiver. 3. We have agreed to build improvements at the east end of the property on the south side for about 400 feet in the area of Pleasant Ridge Road. 4. We have agreed to build a 1800 foot collector street, Pleasant Ridge Road, with curb, gutter and sidewalk. 5. We have agreed to donate 10 feet of right of way if required by the A. H. T. D. 6. We have agreed to leave a 30 foot green belt in the area where we have requested waiver of improvement on Highway 10. Thank you for your help. Sincerely, / Louis E. Schickel cc: Subdivision Committee Mr. Willard Johnson, Chairman Mr. Richard Massie Ms. Winifred Whitfield Chief Jack Davis Mr. Jack Taylor 0 December 15, 1981 SUBDIVISIONS Item No. 8 NAME: LOCATION: - DEVELOPER: Lou Schickel #4 Racquet Court Little Rock, AR REOUEST: Aso Pleasant Ridge Addition South Side of Highway 10 1/2 mile west of Rodney Parham ENGINEER: Joe White Edward G. Smith and Associates 72207 Little Rock, AR 72201 Phone: 374-1666 Waiver of sidewalks on one portion of Pleasant Ridge Drive. STAFF REPORT This is a request for a waiver of sidewalks along Pleasant Ridge Road. Specifically, the applicant is asking to eliminate sidewalks on one side of Pleasant Ridge Drive in front of Lots 4, 5 and 6. The lots are zoned for multifamily. The sketch shows sidewalks on both sides of the collector street in the area zoned for commercial use, and on one side in the area of multifamily zoning. The applicant states justification of the request as being that the cross street slope in the area of the request is very steep. The sidewalks on the high side will be very difficult to construct and also very difficult to maintain and keep free of debris. Due to the physical conditions, staff is willing to go along with the request, but sidewalks should be built on the other side. STAFF RECOMMENDATION Approval as requested. SUBDIVISION COMMITTEE ACTION: Approval, as recommended by Staff. The vote: 2 ayes, 0 nays and 3 open. PLANNING COMMISSION ACTION: The applicant was present. A motion for approval was made and passed by a vote of 9 ayes, 0 noes, 1 absent and 1 abstention.* 0 *(Commissioner Wright abstained.) March 11, 1980 SUBDIVISIONS Sd - 4- Item No. 2 (Deferred from March 27, 1979) NAME: Pleasant Ridge Subdivision ( Revised) LOCATION:_ South side of Highway 10 running about 1/2 mile west from Southridge Drive DEVELOPER: ENGINEER: Pleasant Ridge Dev. Co. Edward G. Smith and Associates 401 Victory Street Little Rock, AR 72201 AREA: 51.21 Acres NO. OF LOTS: 7 Tracts FT. OF NEW STREET: 1,860 ZONING: "MF-12", "M-18 and PROPOSED USES: Office, "R-2" Commercial and Apartment PLANNING DISTRICT: 25 CENSUS TRACT: 42.01 VARIANCE REQUESTED: 0 0 March 11, 1980 SUBDIVISIONS Item No. 2 -- Continued A. Existing Conditions A ridge with slopes of 20 percent to 30 percent parallels Highway #k10 along most of this frontage, which is in a steep cut, South of the ridge a draw crosses, also roughly parallel, carrying a few acres of off -site drainage. The site is heavily wooded, except for a small area of developed and graded land on the east near Fairview Road and Highway #10. Highway #10 and Fairview Road, adjacent to the plat, are not built to City standards. Sanitary sewer is limited pending completion of improvement district construction. All other utilities are available. f All public services are available. B. Development Proposal There is no indication of proposed grading, clearing or drainage aside from a new street. Commercial, office and apartment use areas (Note: Concurrent rezoning request) are proposed to be served mainly by Pleasant Ridge Road, a collector street, which would extend through to the north plat boundary and provide access to adjacent undeveloped acreage. The Highway #10 and Pleasant Ridge intersection would replace Fairview Road at a preferable location a few feet east. A single shared access to Highway #10 is proposed on Apartment tracts No. 5 and No. 6 with further access restricted, due to the deep cut. No restrictions of access are indicated on commercial tracts. This plat does not indicate improvements to Highway #10 which would be half of a standard 48 foot street with a sidewalk. Plesant Ridge Road is not proposed to have sidewalks. C1 TT March 11, 1980 Item No. 2 - Continued This plat is dependent upon adoption of the proposed zoning. Further subdivision of tracts would require further Commission approval unless provided for now, and multiple building development plans would also require Commission approval. C. Engineering Considerations The plat should show provisions to be made for drainage and for Highway #10 improvements. D. Analysis Given the proposed uses, this layout is satisfactory and provides improved access to surrounding property. Questions remain to be answered by more detailed information. These are: 1. The number, spacing and adequacy of access points to Highway #10. 2. Provisions to be made for further subdivision of individual tracts. 3. Appropriateness of the proposed zoning. E. Staff Recommendation The staff recommends that plat approval be subject to the following items: 1. Adoption of the proposed zoning by the Board of Directors. 2. Adequate sanitary sewer service to be assured prior to final approval. 3. All further resubdivisions of multi -building developments to be approved by the Commission in detail. 4. Boundary street improvements on Highway #10 to current standards including sidewalks. Sidewalks also on Pleasant Ridge Road. 171 March 11, 1980 Item No. 2 - Continued 5. Access from Tracts 5 and 6 to Highway #10 to be subject to review by the Engineering Division. 6. Show provision to be made for drainage. 7. Indicate points of access to Highway #10. 8. Designate 30 foot green space on Highway #10. 9. 30 foot setbacks on Pleasant Ridge Road. F. Subdivision Committee Recommendation (from December 1978) The Subdivision Comittee voted to forward this plat to the Commission without a recommendation for these reasons: 1. The plat is dependent on and secondary to rezoning. 6 2. El Requirements of boundary street improvements on Highway #10 would require further information about best future alignment. 3. There were questions relating to the land use study of the 55 square mile annekation and the advisability of extending commercial zoning in this area. G. Planning Commission Action (from December 1978) The Commission voted unanimously to defer action for ninety days (March 27, 1979) pending the outcome of the rezoning application. H. Subdivision Committee Recommendation (March 1979) The Committee forwards this matter without recommendations pending resolution of the zoning application. They also requested that the staff request information from the Highway Department regarding improvements to Highway #10 adjacent. Paul Debusk, Roadway Design Division, advises that the state has no present plan to improve Highway #10 west of Interstate 430. On the south of the highway adjacent to this property, the deep cut absence of adequate ditches, and the presence on the west of a private driveway contribute to the difficulty of 0 widening the highway on the south side. 4 March 11, 1980 16 Item No. 2 - Continued A state project to widen would probably shift the alignment substantially to the north. He further advised that it would be preferable if possible to accept a contribution in lieu of actual construction in this area. Planning Commission Action (March 1979) The Commission voted unanimously to defer this matter pending resolution of the rezoning application. Planning Commission Action (March 11, 1980) Note: (This matter had been deferred at the March 27, 1979 meeting. It was renewed through a request by the owners and received after the docket closing to address the Subdivision Committee regarding specifically the Highway #10 improvements question. The Committee resolved to forward the application to the full Commission to resume consideration). The owners were present. They had submitted a written request for waiver of Highway #10 improvements two or three days prior to the meeting. The justifications provided were 18 as follows: 1.: It is a state highway. 2. The Highway Department has indicated the highway will be widened to the north because of an embankment on the south side in the area where we are requesting a waiver. 3. We have agreed to build improvements at the east end of the property on the south side for about 400 feet in the area of Pleasant Ridge Road. 4. We have agreed to build an 1800 foot collector street, Pleasant Ridge Road, with curb, gutter and sidewalk. 5. We have agreed to donate 10 feet of right-of-way if required by the A.H.T.D. 6. We have agreed to leave a 30 foot green belt in the area where we have requested waiver of improvement on Highway #10. r 40 March 11, 1980 Item No. 2 - Continued The Commission voted unanimously to approve the plat as recommended by the Staff, but without requirement of improvements on Highway #10. Specific rationales stated in the discussion were: (1) the lack of benefit o-f access from the highway to residential areas of the plat; (2) provision of a full collector street as access to the residential areas; (3) topographical limitations and the need to place all widening on the north side of the highway; and (4) absence of a mechanism to accept a cash contribution in lieu of construction. Discussion of City/County Agreement A discussion of the issues involved in the agreement was held. The staff outlined the points of possible conflict with the following being foremost: 1. An active inspection and enforcement program (Page 2). 2. Review time for coordination with county (Page 3). 3. Initiating agent for requesting review of agreement (Page 4). 4. Time period for agreement termination. The concensus of staff and Commission was that although this instrument is deficient in some respects, it is a starting point. The Commission voted to endorse the agreement and recommend its approval to the City Board of Directors. The vote was: 6 ayes, 0 noes, 5 absent.