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HomeMy WebLinkAboutS-0050-I Staff AnalysisJanuary 30, 1996 ITEM NO.• I FILE NO. -50-I DAME: PLEASANT RIDGE SUBDIVISION, LOTS 3A, 3B, 3C, 3D, & 3E -- PRELIMINARY PLAT LOCATION: On the south side of Pleasant Ridge Rd., approximately 0.2 mile west of Cantrell Rd., at the southwest corner of Pleasant Ridge Rd. and Fairview Rd. DEVELOPER: ENGINEER: Joe White PLEASANT RIDGE DEVELOPMENT CO. WHITE-DATERS & ASSOCIATES, INC. 2723 Foxcroft, Suite 201 401 S. Victory St. Little Rock, AR 72207 Little Rock, AR 72201 225-7807 374-1666 AREA.: 6.91 ACRES NUMBER OF LOTS: 5 FT. NEW STREET: 0 ZONING: 0-3 PLANNING DrSTRICT: 1 CENSUS TRACT: 42.06 PROPOSED USES: Offices VARIANCES REQUESTED: Approval of variances from the provision of the Subdivision Regulations which "encourages" shared or common driveways for lots with less than 300 feet of frontage on a street, and from the provision which states that for each 300 feet of frontage on a street, one driveway access point is permitted. BACKGROUND: A preliminary plat for the Pleasant Ridge Subdivision (S-50-A), Lots 1 through 7, was approved by the Planning Commission on March 11, 1980. Subsequently, final plats have been filed for Lots 1, 4 (with the original Lots 4 and 5 being combined as Lot 4), and 6. Lot 2 has been combined with a new preliminary plat for Pleasant Ridge Square subdivision. Lot 7, of the original preliminary plat, remains undeveloped, as does Lot 3. STATEMENT OF PROPOSAL: Proposed is a revised preliminary plat of the 6.91 acre Lot 3 of the Pleasant Ridge Subdivision, to create 5 smaller lots from the one larger lot originally planned. January 30, 1996 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO. _S- within the 1,330 feet of frontage on Pleasant Ridge Rd., the five lots, Lots 3A through 3E, will have 200 feet, 255 feet, 235 feet, 230 feet, and 410 feet of frontage, respectively. Lot 3B is the site for a new U. S. Post Office, and, because of Postal Service requirements, this lot must have two driveways. Lot 3A, with its 200 feet of frontage on Pleasant Ridge Rd., is left with needing its own individual access point from Pleasant Ridge Rd. Lots 3C and 3D are to have a shared or common driveway. Lot 3E, with its 410 feet of frontage on Pleasant Ridge Rd., is to have its own access point. Because the Subdivision Regulations "encourage" shared or common driveway points on lots of less than 300 feet in frontage, and permit only one driveway or access point for each 300 feet of lot frontage, variances from the regulations are needed to permit the single driveway access to Lot 3A in the 200 foot frontage of this lot on Pleasant Ridge Rd., and the two driveway access points for Lot 3B, with its 255 feet of frontage on Pleasant Ridge Rd. A. PROPOSALIREQUEST: Planning Commission approval is requested of a preliminary plat. Planning Commission approval is requested for a variance from the provision of the Subdivision Regulations which "encourages" shared or common driveways for lots with less than 300 feet of frontage on a street, to permit the individual access point for Lot 3A. Planning Commission review and a recommendation for approval to the Board of Directors is requested for a variance from the provision of the Subdivision Regulations which states that for each 300 feet of frontage on a street, one driveway access point is permitted to permit the two required driveway access points for Lot 3B. B. EXISTING CONDITIONS: The site has been, until the past few days, vacant. Construction of a new U. S. Post Office facility has begun on the portion of the site which will be, with approval of the subdivision of the tract, Lot 3B. The land has a fairly steep grade along its length, ranging in elevation of 502 feet M.S.L. (Mean Sea Level) at the northeast corner of the tract, to 434 feet at its southwest corner, a 68 foot grade differential within 1,100 feet. The median grade on the site is approximately 10%; however, at the center of the tract, along the south boundary, the grade is over 20%. 2 January 30, 1996 sDIVI I ITEM 1(ContFILE N - -r The site is zoned 0-3. Across Pleasant Ridge Rd.: 1) to the northeast is the C-2 zoned, undeveloped Lot 7 of the subdivision; 2) to the north are apartments in an MF-18 zoned tract; and, 3) to the west is a townhome development in an MF-12 tract. Abutting the south property line is both a PRD zoned tract, where an apartment project is currently under construction, and R-2 land, which is the site of a single-family home. Across Fairview Rd. to the east is a portion of a PCD tract which is designated for a shopping center. C. ENGINEERINGIQTILITY COMMENTS: Public Works staff comments: Grading permits must be obtained, and erosion control plans must be provided prior to construction. All disturbed areas are to be seeded and mulched for erosion control prior to final platting of the lots. Stormwater detention analysis is required. Open ditches are generally not permitted by the Stormwater Management and Drainage Manual. If ditches are planned, they must be shown on the preliminary plat and must be approved by the City Engineer prior to Planing Commission approval of the plat. (Ref. Sec. 31-89.9 of the Code of Ordinances) Five driveway access points are.shown on the plat within the 1,330 feet of frontage on Pleasant Ridge Rd. The Public Works staff recommends approval of the driveway access points, as shown, with the condition that these five access points will be the only access point permitted for access to the five lots, and, subject to the access point for Lot 3A being moved east to provide a minimum clearance from the eastern most drive on Lot 3B of 100 feet. Sidewalks are required along the frontages on Pleasant Ridge Rd. and on the frontage along Fairview Rd. A letter requesting street lights must be provided to Public Works. Little Rock Municipal Water Works has no objections. Little Rock Wastewater Utility comments that a sewer main extension, with easements, will be required. Arkansas Power and Light Co. will require a 20 foot easement along the south boundary of the tract. 3 January 30, 1996 ITEM N . 1(Cont.FILE NO.: S-50--I Arkansas Louisiana Gas Co. approved the plat. Southwestern Bell Telephone Co. noted that a 5 foot easement will be required along the south boundary of the tract. The Fire Department approved the plat. D . I S SUES I LEGAL I TECHN ICALl_DES IGN : The submitted information did not include, as required by Sec. 31-87 of the Code of Ordinances: 1) the designation of the type of subdivision; 2) the address of the owner of record and the source of title; 3) a breakdown of the average and minimum lot sizes; 4) any existing and the proposed covenants and restrictions; and, 5) noting the source of water supply and the means of wastewater disposal. The vicinity map, required by Sec. 31-88, is one of the whole subdivision, not the area being considered for re - subdivision. The following information, required by Sec. 31-89, has not been furnished: 1) the storm drainage plan and analysis; 2) the names of owners of all land contiguous to the proposed subdivision; 3) the physical description of monuments; 4) the zoning classification within the proposed subdivision boundary and of abutting land; 5) certification that the survey has been filed in the offices of the state surveyor and the court circuit clerk within the last 7 years; 6) a phasing plan; and 7) proposed PAGIS monuments. Sec. 31-91 requires a Certificate of Preliminary Surveying Accuracy. This is not provided. This section also requires proper execution of the Certificate of Preliminary Engineering Accuracy. This certificate has not been completed. Sec. 31-93 requires a preliminary Bill of Assurance be supplied. This has not been furnished. Sec. 31-210.e states that the spacing requirements for points of access to boundary streets to (among others) commercial subdivisions, when the boundary streets are (for example) collectors, "shall be limited to one driveway or access point for each 300 feet of lot frontage". The section goes on to say that "shared or common driveway points are encouraged to reduce impact of these requirements on lots less than 300 feet in frontage". 4 January 30, 1996 SDBDIVI�IQN ITEM I(Cont.)FILE NO.: - -I The designations of "shared drive" are shown at the access points, not only for the shared drive between Lots 3C and 3D (which is correct), but also at the individual drive access points for Lots 3A and 3E. The drives shown for these latter two lots are not "shared", and should be correctly noted. The east boundary street is designated on the plat as "Fairwood" Rd. This is incorrect; the street is "Fairview" Rd. E. ANALYSIS• The preliminary plat is substantially complete, with the noted requirements from Public Works and the deficiencies from Sections 31-87, 31-88, 31-89, 31-91, and 31-93, and the errors noted on the plat, being either minor in nature and easily remedied, or being normally supplied after Planning Commission approval of the Preliminary Plat, but prior to submission of final plats. A building permit for the Post Office was approved with the lot being the entire 6.91 acre Lot 3, with this lot's 1,330 feet of frontage on Pleasant Ridge Dr. The Post Office, then, could legitimately have two driveway access points from the boundary street. Providing a final plat prior to a Certificate of Occupancy was a condition of the building permit, and it was understood that the developer proposed to subdivide the 6.91 acre lot into the 5 lots, as shown. The developer related to the Public Works staff the requirements of the Post Office for two access points, and worked with the Public Works staff in the designation of the allowable access points for the remaining lots. The provision of Sec. 31-210.3.1, which permits one drive access point for each 300 feet of lot frontage, would permit 4.43 drives in the 1,330 feet along Pleasant Ridge Rd. Five drive access points, total, are proposed, and this is substantially in compliance with the regulations as far as the number of access points permitted in the total length of the frontage. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, subject to the noted deficiencies being remedied. Staff recommends approval of the needed variance to permit the single driveway access point within the 200 foot frontage of Lot 3A. Staff recommends approval of the needed variance o permit the two driveway access points to Lot 3B. 5 January 30, 1996 SUBDIVISION ITEM 1 (Contj FILE O.: S-50-I SUBDIVISION COMMITTEE COMMENT: (JANUARY 4, 1996) Mr. Joe white, with White-Daters & Associates, Inc., the project engineering firm, was present. The Neighborhoods and Planning staff presented the comments noted in the discussion outline, and the Public works staff reviewed with the Committee members the various comments of the City Engineer and Traffic Engineer. David Scherer, with the Public works staff, related to Mr. White that, when Lot 7 is developed, there will be requirements for dedication of additional right-of-way and boundary street improvements for Cantrell Rd. with the conclusion of the discussion period, the Committee forwarded the preliminary plat to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (JANUARY 30, 1996) Staff reported that there were no issues to be resolved, and recommended approval of the preliminary plat. Staff recommended approval of the requested variance to permit the single driveway access point within the 200 foot frontage of Lot 3A, and the requested variance to permit the two drive access points to Lot 3B. The preliminary plat and the recommendation for approval of the variances were included on the Consent Agenda for Approval, and the preliminary plat and the recommendation for approval were approved with the vote on 9 ayes, 0 nays, 2 absent, and 0 abstentions. 6 January 30, 1996 ITEM I FILE N -I DAME: PLEASANT RIDGE SUBDIVISION, LOTS 3A, 3B, 3C, 3D, & 3E -- PRELIMINARY PLAT LOCATION: On the south side of Pleasant Ridge Rd., approximately 0.2 mile west of Cantrell Rd., at the southwest Corner of Pleasant Ridge Rd. and Fairview Rd. DEVELOPER• ENGINEER: Joe White PLEASANT RIDGE DEVELOPMENT CO. WHITE-DATERS & ASSOCIATES, INC. 2723 Foxcroft, Suite 201 401 S. Victory St. Little Rock, AR 72207 Little Rock, AR 72201 225-7807 374-1666 AREA: 6.91 ACRES NUMBER OF LOTS: 5 FT. NEW STREET: 0 ZONING: 0-3 PLANNING DISTRICT: 1 CENSUS TRACT: 42.06 PROPOSED USES: Offices VARIANCES RE UE TED: Approval of variances from the provision of the Subdivision Regulations which "encourages" shared or common driveways for lots with less than 300 feet of frontage on a street, and from the provision which states that for each 300 feet of frontage on a street, one driveway access point is permitted. BACKGROUND• A preliminary plat for the Pleasant Ridge Subdivision (S-50-A), Lots 1 through 7, was approved by the Planning Commission on March 11, 1980. Subsequently, final plats have been filed for Lots 1, 4 (with the original Lots 4 and 5 being combined as Lot 4), and 6. Lot 2 has been combined with a new preliminary plat for Pleasant Ridge Square subdivision. Lot 7, of the original preliminary plat, remains undeveloped, as does Lot 3. STATEMENT OF PROPOSAL: Proposed is a revised preliminary plat of the 6.91 acre Lot 3 of the Pleasant Ridge Subdivision, to create 5 smaller lots from the one larger lot originally planned. January 30, 1996 5VBDIVIaI-QN ITEM NO.: I (Cont_. FILE NO. -S -I within the 1,330 feet of frontage on Pleasant Ridge Rd., the five lots, Lots 3A through 3E, will have 200 feet, 255 feet, 235 feet, 230 feet, and 410 feet of frontage, respectively. Lot 3B is the site for a new U. S. Post Office, and, because of Postal Service requirements, this lot must have two driveways. Lot 3A, with its 200 feet of frontage on Pleasant Ridge Rd., is left with needing its own individual access point from Pleasant Ridge Rd. Lots 3C and 3D are to have a shared or common driveway. Lot 3E, with its 410 feet of frontage on Pleasant Ridge Rd., is to have its own access point. Because the Subdivision Regulations "encourage" shared or common driveway points on lots of less than 300 feet in frontage, and permit only one driveway or access point for each 300 feet of lot frontage, variances from the regulations are needed to permit the single driveway access to Lot 3A in the 200 foot frontage of this lot on Pleasant Ridge Rd., and the two driveway access points for Lot 3B, with its 255 feet of frontage on Pleasant Ridge Rd. A. PROPOSAL RE UEST: Planning Commission approval is requested of a preliminary plat. Planning Commission approval is requested for a variance from the provision of the Subdivision Regulations which "encourages" shared or common driveways for lots with less than 300 feet of frontage on a street, to permit the individual access point for Lot 3A. Planning Commission review and a recommendation for approval to the Board of Directors is requested for a variance from the provision of the Subdivision Regulations which states that for each 300 feet of frontage on a street, one driveway access point is permitted to permit the two required driveway access points for Lot 3B. B. EXISTING CONDITIONS: The site has been, until the past few days, vacant. Construction of a new U. S. Post Office facility has begun on the portion of the site which will be, with approval of the subdivision of the tract, Lot 3B. The land has a fairly steep grade along its length, ranging in elevation of 502 feet M.S.L. (Mean Sea Level) at the northeast corner of the tract, to 434 feet at its southwest corner, a 68 foot grade differential within 1,100 feet. The median grade on the site is approximately 10%; however, at the center of the tract, along the south boundary, the grade is over 20%. K January 30, 1996 SUBDIVISIO ITEM N 1(Cont.)-FILE NO.: - 0-I The site is zoned 0-3. Across Pleasant Ridge Rd.: 1) to the northeast is the C-2 zoned, undeveloped Lot 7 of the subdivision; 2) to the north are apartments in an MF-18 zoned tract; and, 3) to the west is a townhome development in an MF-12 tract. Abutting the south property line is both a PRD zoned tract, where an apartment project is currently under construction, and R-2 land, which is the site of a single-family home. Across Fairview Rd. to the east is a portion of a PCD tract which is designated for a shopping center. C. ENGINEERING/UTILITY COMMENTS: Public Works staff comments: Grading permits must be obtained, and erosion control plans must be provided prior to construction. All disturbed areas are to be seeded and mulched for erosion control prior to final platting of the lots. Stormwater detention analysis is required. open ditches are generally not permitted by the Stormwater Management and Drainage Manual. If ditches are planned, they must be shown on the preliminary plat and must be approved by the City Engineer prior to Planing Commission approval of the plat. (Ref. Sec. 31-89.9 of the Code of Ordinances) Five driveway access points are.shown on the plat within the 1,330 feet of frontage on Pleasant Ridge Rd. The Public Works staff recommends approval of the driveway access points, as shown, with the condition that these five access points will be the only access point permitted for access to the five lots, and, subject to the access point for Lot 3A being moved east to provide a minimum clearance from the eastern most drive on Lot 3B of 100 feet. Sidewalks are required along the frontages on Pleasant Ridge Rd. and on the frontage along Fairview Rd. A letter requesting street lights must be provided to Public Works. Little Rock Municipal Water Works has no objections. Little Rock Wastewater Utility comments that a sewer main extension, with easements, will be required. Arkansas Power and Light Co. will require a 20 foot easement along the south boundary of the tract. 3 January 30, 1996 SUBDIVISION ITEM NO.; 1 nt FILE NO.: 5-50-I Arkansas Louisiana Gas Co. approved the plat. Southwestern Bell Telephone Co. noted that a 5 foot easement will be required along the south boundary of the tract. The Fire Department approved the plat. D. I DE LE AL TE HNICAL DE IGN: The submitted information did not include, as required by Sec. 31-87 of the Code of Ordinances: 1) the designation of the type of subdivision; 2) the address of the owner of record and the source of title; 3) a breakdown of the average and minimum lot sizes; 4) any existing and the proposed covenants and restrictions; and, 5) noting the source of water supply and the means of wastewater disposal. The vicinity map, required by Sec. 31-88, is one of the whole subdivision, not the area being considered for re - subdivision. The following information, required by Sec. 31-89, has not been furnished: 1) the storm drainage plan and analysis; 2) the names of owners of all land contiguous to the proposed subdivision; 3) the physical description of monuments; 4) the zoning classification within the proposed subdivision boundary and of abutting land; 5) certification that the survey has been filed in the offices of the state surveyor and the court circuit clerk within the last 7 years; 6) a phasing plan; and 7) proposed PAGIS monuments. Sec. 31-91 requires a Certificate of Preliminary Surveying Accuracy. This is not provided. This section also requires proper execution of the Certificate of Preliminary Engineering Accuracy. This certificate has not been completed. Sec. 31-93 requires a preliminary Bill of Assurance be supplied. This has not been furnished. Sec. 31-210.e states that the spacing requirements for points of access to boundary streets to (among others) commercial subdivisions, when the boundary streets are (for example) collectors, "shall be limited to one driveway or access point for each 300 feet of lot frontage". The section goes on to say that "shared or common driveway points are encouraged to reduce impact of these requirements on lots less than 300 feet in frontage". 4 January 30, 1996 HDIVI I ITEM 1 C n FILE -S -Z The designations of "shared drive" are shown at the access points, not only for the shared drive between Lots 3C and 3D (which is correct), but also at the individual drive access points for Lots 3A and 3E. The drives shown for these latter two lots are not "shared", and should be correctly noted. The east boundary street is designated on the plat as "Fairwood" Rd. This is incorrect; the street is "Fairview" Rd. E. ANALYSIS• The preliminary plat is substantially complete, with the noted requirements from Public Works and the deficiencies from Sections 31-87, 31-88, 31-89, 31-91, and 31-93, and the errors noted on the plat, being either minor in nature and easily remedied, or being normally supplied after Planning Commission approval of the Preliminary Plat, but prior to submission of final plats. A building permit for the Post Office was approved with the lot being the entire 6.91 acre Lot 3, with this lot's 1,330 feet of frontage on Pleasant Ridge Dr. The Post Office, then, could legitimately have two driveway access points from the boundary street. Providing a final plat prior to a Certificate of Occupancy was a condition of the building permit, and it was understood that the developer proposed to subdivide the 6.91 acre lot into the 5 lots, as shown. The developer related to the Public works staff the requirements of the Post Office for two access points, and worked with the Public Works staff in the designation of the allowable access points for the remaining lots. The provision of Sec. 31-210.3.1, which permits one drive access point for each 300 feet of lot frontage, would permit 4.43 drives in the 1,330 feet along Pleasant Ridge Rd. Five drive access points, total, are proposed, and this is substantially in compliance with the regulations as far as the number of access points permitted in the total length of the frontage. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, subject to the noted deficiencies being remedied. Staff recommends approval of the needed variance to permit the single driveway access point within the 200 foot frontage of Lot 3A. Staff recommends approval of the needed variance o permit the two driveway access points to Lot 3B. 5 January 30, 1996 SDBDIVISXQN ITEM NO,.- 1 C n FILE N S-50-I ❑BDIVISIQN QOMMTTTEE COMMENT: (JANUARY 4, 1996) Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. The Neighborhoods and Planning staff presented the comments noted in the discussion outline, and the Public Works staff reviewed with the Committee members the various comments of the City Engineer and Traffic Engineer. David Scherer, with the Public Works staff, related to Mr. White that, when Lot 7 is developed, there will be requirements for dedication of additional right-of-way and boundary street improvements for Cantrell Rd. With the conclusion of the discussion period, the Committee forwarded the preliminary plat to the full Commission for the public hearing. PLANNING COMMISSION_ ACTION: (JANUARY 30, 1996) Staff reported that there were no issues to be resolved, and recommended approval of the preliminary plat. Staff recommended approval of the requested variance to permit the single driveway access point within the 200 foot frontage of Lot 3A, and the requested variance to permit the two drive access points to Lot 3B. The preliminary plat and the recommendation for approval of the variances were included on the Consent Agenda for Approval, and the preliminary plat and the recommendation for approval were approved with the vote on 9 ayes, 0 nays, 2 absent, and 0 abstentions. G FILE NO.; - -I NAME: PLEASANT RIDGE SUBDIVISION, LOTS 3A, 3B, 3C, 3D, & 3E -- PRELIMINARY PLAT LOCATION: On the south side of Pleasant Ridge Rd., approximately 0.2 mile west of Cantrell Rd., at the southwest corner of Pleasant Ridge Rd. and Fairview Rd. DEVELOPER: ENGINEER: Joe White PLEASANT RIDGE DEVELOPMENT CO. WHITE-DATERS & ASSOCIATES, INC. 2723 Foxcroft, Suite 201 401 S. Victory St. Little Rock, AR 72207 Little Rock, AR 72201 225-7807 374-1666 AREA: 6.91 ACRES NUMBER OF LOTS: 5 FT. NEW STREET: 0 ZONING• O-3 PLANNING DISTRICT: 1 CENSUS TRACT: 42.06 PROPOSED 1USE5: Offices VARIANCES REQUESTED: Approval of variances from the provision of the Subdivision Regulations which "encourages" shared or common driveways for lots with less than 300 feet of frontage on a street, and from the provision which states that for each 300 feet of frontage on a street, one driveway access point is permitted. B,ACKGRO= A preliminary plat for the Pleasant Ridge Subdivision (S-50-A), Lots 1 through 7, was approved by the Planning Commission on March 11, 1980. Subsequently, final plats have been filed for Lots 1, 4 (with the original Lots 4 and 5 being combined as Lot 4), and 6. Lot 2 has been combined with a new preliminary plat for Pleasant Ridge Square subdivision. Lot 7, of the original preliminary plat, remains undeveloped, as does Lot 3. STATEMENT OF PROPOSAL: Proposed is a revised preliminary plat of the 6.91 acre Lot 3 of the Pleasant Ridge Subdivision, to create 5 smaller lots from the one larger lot originally planned. Within the 1,330 feet of frontage on Pleasant Ridge Rd., the five lots, Lots 3A through 3E, will have 200 feet, 255 feet, 235 feet, 230 feet, and 410 feet of frontage, respectively. Lot 3B is the site for a new U. S. Post Office, and, because of Postal Service requirements, this lot must have two driveways. Lot 3A, with its FILE NO.: 5-50-I (Cont. 200 feet of frontage on Pleasant Ridge Rd., is left with needing its own individual access point from Pleasant Ridge Rd. Lots 3C and 3D are to have a shared or common driveway. Lot 3E, with its 410 feet of frontage on Pleasant Ridge Rd., is to have its own access point. Because the Subdivision Regulations "encourage" shared or common driveway points on lots of less than 300 feet in frontage, and permit only one driveway or access point for each 300 feet of lot frontage, variances from the regulations are needed to permit the single driveway access to Lot 3A in the 200 foot frontage of this lot on Pleasant Ridge Rd., and the two driveway access points for Lot 3B, with its 255 feet of frontage on Pleasant Ridge Rd. A. PROPOSAW REQUEST: Planning Commission approval is requested of a preliminary plat. Planning Commission approval is requested for a variance from the provision of the Subdivision Regulations which "encourages" shared or common driveways for lots with less than 300 feet of frontage on a street, to permit the individual access point for Lot 3A. Planning Commission review and a recommendation for approval to the Board of Directors is requested for a variance from the provision of the Subdivision Regulations which states that for each 300 feet of frontage on a street, one driveway access point is permitted to permit the two required driveway access points for Lot 3B. B. EXISTING CONDITIONS: The site has been, until the past few days, vacant. Construction of a new U. S. Post Office facility has begun on the portion of the site which will be, with approval of the subdivision of the tract, Lot 3B. The land has a fairly steep grade along its length, ranging in elevation of 502 feet M.S.L. (Mean Sea Level) at the northeast corner of the tract, to 434 feet at its southwest corner, a 68 foot grade differential within 1,100 feet. The median grade on the site is approximately 10%; however, at the center of the tract, along the south boundary, the grade is over 20%. The site is zoned 0-3. Across Pleasant Ridge Rd.: 1) to the northeast is the C-2 zoned, undeveloped Lot 7 of the subdivision; 2) to the north are apartments in an MF-18 zoned tract; and, 3) to the west is a townhome development in an MF-12 tract. Abutting the south property line is both a PRD zoned tract, where an apartment project is currently under construction, and R-2 land, which is the site of a single-family home. Across Fairview Rd. to the east is a 2 FILE NO, -50-I -(Cont.) portion of a PCD tract which is designated for a shopping center. C. ENGINEERINGIUTILITY COMMENTS: Public Works staff comments: Grading permits must be obtained, and erosion control plans must be provided prior to construction. All disturbed areas are to be seeded and mulched for erosion control prior to final platting of the lots. Stormwater detention analysis is required. open ditches are generally not permitted by the Stormwater Management and Drainage Manual. If ditches are planned, they must be shown on the preliminary plat and must be approved by the City Engineer prior to Planing Commission approval of the plat. (Ref. Sec. 31-89.9 of the Code of ordinances) Five driveway access points are shown on the plat within the 1,330 feet of frontage on Pleasant Ridge Rd. The Public works staff recommends approval of the driveway access points, as shown, with the condition that these five access points will be the only access point permitted for access to the five lots, and, subject to the access point for Lot 3A being moved east to provide a minimum clearance from the eastern most drive on Lot 3B of 100 feet. Sidewalks are required along the frontages on Pleasant Ridge Rd. and on the frontage along Fairview Rd. A letter requesting street lights must be provided to Public Works. Little Rock Municipal Water Works has no objections. Little Rock Wastewater Utility comments that a sewer main extension, with easements, will be required. Arkansas Power and Light Co. will require a 20 foot easement along the south boundary of the tract. Arkansas Louisiana Gas Co. approved the plat. Southwestern Bell Telephone Co. noted that a 5 foot easement will be required along the south boundary of the tract. The Fire Department approved the plat. 3 FILE -I(Cont.) D. I S SUE S I LE(;ALLTE C HNI CAL LI3E_S I GN : The submitted information did not include, as required by Sec. 31-87 of the Code of Ordinances: 1) the designation of the type of subdivision; 2) the address of the owner of record and the source of title; 3) a breakdown of the average and minimum lot sizes; 4) any existing and the proposed covenants and restrictions; and, 5) noting the source of water supply and the means of wastewater disposal. The vicinity map, required by Sec. 31-88, is one of the whole subdivision, not the area being considered for re - subdivision. The following information, required by Sec. 31-89, has not been furnished: 1) the storm drainage plan and analysis; 2) the names of owners of all land contiguous to the proposed subdivision; 3) the physical description of monuments; 4) the zoning classification within the proposed subdivision boundary and of abutting land; 5) certification that the survey has been filed in the offices of the state surveyor and the court circuit clerk within the last 7 years; 6) a phasing plan; and 7) proposed PAGIS monuments. Sec. 31-91 requires a Certificate of Preliminary Surveying Accuracy. This is not provided. This section also requires proper execution of the Certificate of Preliminary Engineering Accuracy. This certificate has not been completed. Sec. 31-93 requires a preliminary Bill of Assurance be supplied. This has not been furnished. Sec. 31-210.e states that the spacing requirements for points of access to boundary streets to (among others) commercial subdivisions, when the boundary streets are (for example) collectors, "shall be limited to one driveway or access point for each 300 feet of lot frontage". The section goes on to say that "shared or common driveway points are encouraged to reduce impact of these requirements on lots less than 300 feet in frontage". The designations of "shared drive" are shown at the access points, not only for the shared drive between Lots 3C and 3D (which is correct), but also at the individual drive access points for Lots 3A and 3E. The drives shown for these latter two lots are not "shared", and should be correctly noted. The east boundary street is designated on the plat as "Fairwood" Rd. This is incorrect; the street is "Fairview" Rd. 4 FILE -I(Cont,) E. ANALYSIS• The preliminary plat is substantially complete, with the noted requirements from Public Works and the deficiencies from Sections 31-87, 31-88, 31-89, 31-91, and 31-93, and the errors noted on the plat, being either minor in nature and easily remedied, or being normally supplied after Planning Commission approval of the Preliminary Plat, but prior to submission of final plats. A building permit for the Post Office was approved with the lot being the entire 6.91 acre Lot 3, with this lot's 1,330 feet of frontage on Pleasant Ridge Dr. The Post Office, then, could legitimately have two driveway access points from the boundary street. Providing a final plat prior to a Certificate of Occupancy was a condition of the building permit, and it was understood that the developer proposed to subdivide the 6.91 acre lot into the 5 lots, as shown. The developer related to the Public Works staff the requirements of the Post Office for two access points, and worked with the Public Works staff in the designation of the allowable access points for the remaining lots. The provision of Sec. 31-210.3.1, which permits one drive access point for each 300 feet of lot frontage, would permit 4.43 drives in the 1,330 feet along Pleasant Ridge Rd. Five drive access points, total, are proposed, and this is substantially in compliance with the regulations as far as the number of access points permitted in the total length of the frontage. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, subject to the noted deficiencies being remedied. Staff recommends approval of the needed variance to permit the single driveway access point within the 200 foot frontage of Lot 3A. Staff recommends approval of the needed variance o permit the two driveway access points to Lot 3B. SUBDIVISION COMMITTEE COMMENT: (JANUARY 4, 1996) Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. The Neighborhoods and Planning staff presented the comments noted in the discussion outline, and the Public Works staff reviewed with the Committee members the various comments of the City Engineer and Traffic Engineer. David Scherer, with the Public Works staff, related to Mr. White that, when Lot 7 is developed, there will be requirements for dedication of additional right-of-way and boundary street improvements for Cantrell Rd. With the conclusion of the 5 FILE N - 0-I(Cont.) discussion period, the Committee forwarded the preliminary plat to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (JANUARY 30, 1996) Staff reported that there were no issues to be resolved, and recommended approval of the preliminary plat. Staff recommended approval of the requested variance to permit the single driveway access point within the 200 foot frontage of Lot 3A, and the requested variance to permit the two drive access points to Lot 3B. The preliminary plat and the recommendation for approval of the variances were included on the Consent Agenda for Approval, and the preliminary plat and the recommendation for approval were approved with the vote on 9 ayes, 0 nays, 2 absent, and 0 abstentions. 6