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HomeMy WebLinkAboutS-1018 Staff AnalysisMay 3, 1994 ITEM NO.: 2 FILE NO.: S-1018 NAME: FOUR OAKS LIVING CENTER ADDITION -- PRELIMINARY PLAT LOCATION: On the west side of John Barrow Road, approximately 300 feet south of Tanya Drive, across from Parkview High School DEVELOPER: Joe Gribble 4115 W. 16th. Street Little Rock, AR 72204 225-2890 AREA: 38.68 ACRES ZONING: MF-12 & R-2 PLANNING DISTRICT: 10 CENSUS TRACT: 24.04 VARIANCES REOUESTED: right-of-way along the STATEMENT OF PROPOSAL: ENGINEER: Joe White WHITE-DATERS & ASSOCIATES, INC. 401 S. Victory St. Little Rock, AR 72201 374-1666 NUMBER OF LOTS: 2 FT. NEW STREET: 0 PROPOSED USES: Apartments and Living Center Waiver of improvements in unimproved street south property line The applicant proposes a preliminary plat on a 38.68 acre tract in order to create a site for the immanent construction of the Four Oaks Living Center facility. One 4.76 acre lot for the Living Center facility is proposed at this time, with the remainder of the tract being designated as "Tract All. Tract A is proposed to be subdivided at a later date when planning for the construction of additional buildings is completed. There is an existing 20 foot wide dedicated but unimproved right-of-way along the south boundary of the tract which is a part of the abutting subdivision plat. No dedication of additional right-of-way or improvements to the existing right-of-way are proposed. A. PROPOSAW REOUEST: The applicant seeks Planning Commission approval of a preliminary plat for the establishment of a 1-lot and 1 tract subdivision on a 38.68 acre site. The designated lot is to contain 4.67 acres, and is to be the site of the Four Oaks Living Center. The remainder of the 38.68 acre tract is to designated for future development, and is to be . subdivided at a later date. The applicant seeks a waiver from the Subdivision Ordinance and Master Street Plan regulations which will require dedication of additional May 3, 1994 SUBDIVISION ITEM NO.: 2 Continued) FILE NO.: 5-1018 right-of-way and street improvements to the existing right- of-way lying along the south boundary of the subdivision. Approval by the Board of Directors is requested for the waiver. B. EXISTING CONDITIONS: The site is undeveloped and if heavily wooded. There is as much as a 73 foot differential in topography across the site, with deep ravines running west and northwest from the southeast corner of the tract. There are developed residential subdivision on the south, west, and north boundaries of the proposed development. The existing zoning of the site is MF-12. The existing zoning to the north is R-4; to the west is R-2; and to the south is R-3 and MF-24. Across John Barrow Rd. is R-2 land, with Parkview High School occupying approximately 2/3-of the length of the frontage across the street. C. ENGINEERING/UTILITY COMMENTS: Engineering reports that additional right-of-way along John Barrow Rd. will be required to meet Master Street Plan requirements. The Stormwater Detention and the Excavation Ordinances are applicable. Water Works reports that on -site fire protection will be required. Wastewater reports that a sewer main extension with easements will be required. A Capacity Contribution Analysis will be required. Contact Wastewater for details. Arkansas Power and Light Co. will require easements along the John Barrow Rd. frontage and around the perimeter of Lot 1. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. will require easements along the north, south, and west property lines. The Fire Department approved the submittal without comment. D. ISSUES/LEGALITECHNICALIDESIGN: The preliminary plat is deficient in the following ways: the source of title is to be provided; a metes and bounds legal description is to be provided; provide information on the source of water supply and the means of wastewater 2 May 3, 1994 SUBDIVISION ITEM NO • 2 (Continued) FILE NO.: S-1018 disposal anticipated; the names of owners of all land contiguous to the tract are to be shown on the plat; the zoning classifications within the plat and of the abutting tracts are to be shown; and, the certifications are to be executed. A preliminary Bill of Assurance is to be submitted for review. When the John Barrow's Addition lots to the south of the subject property were platted, a 20 foot wide portion of a street right-of-way was shown. This unimproved right-of-way abuts the subject tract along its entire south boundary. Three streets and 4 alleys in the John Barrow's Addition plat "IT" into this unimproved right-of-way. The applicant has requested a waiver from any requirement to provide the matching right-of-way and to build a street in that right- of-way. E. ANALYSIS: only minor deficiencies exist in the submittal. With the agreement by the applicant to dedicate the required right- of-way along the John Barrow Rd. boundary of the subdivision, there are no substantive issues to be resolved. Thrre will be no requirement to dedicate right-of-way and to make street improvements along the south boundary of the proposed subdivision until a preliminary plat for the designated Tract "A" is presented for approval and subsequent final platting of the abutting area is undertaken. The applicant may, during the interim, want to pursue abandonment of that right-of-way. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat. SUBDIVISION COMMITTEE COMMENT: (APRIL 14, 1994) Mr. Joe White, representing White-Daters & Associates, the engineer on the project, was present. Staff presented the item to the Committee, and the Committee reviewed with Mr. White the deficiencies and questions raised in the discussion outline. Mr. White assured staff and the Committee that the deficiencies would be corrected. The Committee referred the item to the Commission for the public hearing. 3 May 3, 1994 SUBDIVISION ITEM NO.: 2 (Continued) FTLE NO.: S--1018 PLANNING OMMISSION ACTION: (MAY 3, 1994) Staff reported that there were no issues to be resolved; that the applicant had made all required changes in the drawings. The item was included in the Consent Agenda for approval and was approved with the vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions. N 1. Meetina Date: June 7, 1994 2. Case No.: 5-1018 3. Request: For FOUR OAKS LIVING CENTER ADDITION, a waiver of the requirement to provide additional right-of-way for and construct street and sidewalk improvements in an unimproved right-of-way along the south boundary of the subdivision. 4. Location: On the west side of John Barrow Rd., south of Tanya Dr., across from Parkview High School, and extending south 1,321.84 feet to the W. 28th. St. intersection on the east side of John Barrow Rd. 5. Owner/Annlicant: Joe Gribble 6. Existina Status: The site is undeveloped, and is zoned MF- 12 and R-2. There is a pending action to rezone Lot 1 to MF-18. The area to the south of the applicant's property was platted as part of the John Barrow Addition as a grid -type subdivision scheme. There was a 20' foot strip for a street right-of-way which was dedicated along the north boundary of the John Barrow Addition plat for W. 28th. St.; however, the area from W. 28th. St. south to W. 29th. St. was never developed. There are no plans to develop the portion of the John Barrow Addition which lies immediately south of the applicant's property; therefore, there is no need for the applicant to dedicate the matching right-of-way on his property for the street, nor to construct one-half of W. 28th. St. along his south boundary. 7. Pronosed Use: A Conditional Use Permit for a nursing home was approved for lot 1 of the 38.68 acre subdivision. Lot 1 is a 4.76 acre tract in the subdivision, and is located at the northeast corner of the property. The frontage along John Barrow Rd. of Lot 1 is 379 feet. The frontage of the subdivision along John Barrow Rd. is 1,321.84 feet. Multi- family uses are proposed for the remainder of the subdivision at some time in the future. 8. Staff Recommendation: Approval 9. Planning Commission Recommendation: Approval 10. Conditions or Issues _Remaining to be Resolved:. --:None 11. Right -of -Way Issues: There are no additional right-of-way issues. 12. Recommendation Forwarded With: A vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions 13. objectors: None 14. Neighborhood Contact Person others: The site is not in an identified neighborhood association. The area to the west, along Leheigh Dr., north of Duke ❑r. and south ❑f Tanya Dr., has been designated as an association, but there is no person designated to receive information. For the neighborhood south of Duke Dr. along Leheigh Dr. Mr. Brad Norris, with the Campus Place Homeowners Association, was notified of the request. For the area east of John Barrow Rd., Mr. Mike Roberts, with the John Barrow Neighborhood, was notified. Additionally, all abutting property owners to the applicants subdivision were notified. 15. Neighborhood Plan: Boyle Park (10) ORDINANCE NO. AN ORDINANCE AMENDING CHAPTER 31 OF THE CODE OF ORDINANCES OF THE CITY OF LITTLE ROCK, ARKANSAS, PROVIDING FOR A WAIVER OF THE REQUIREMENTS TO PROVIDE ADDITIONAL RIGHT-OF-WAY AND TO CONSTRUCT STREET AND SIDEWALK IMPROVEMENTS IN AN UNIMPROVED STREET RIGHT-OF-WAY ALONG THE SOUTH BOUNDARY OF FOUR OAKS LIVING CENTER ADDITION (S-1018) BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS: SECTION 1. That Chapter 31 of the Code of Ordinances be amended to provide for a waiver of certain requirements within the Subdivision Regulations of the City of Little Rock for FOUR OAKS LIVING CENTER ADDITION (S-1018) as follows: Subsection a. That the requirements of Section 31-201(h), which states that "whenever a proposed subdivision abuts a partially dedicated or constructed public street, the developer shall provide the minimum of one-half of the required improvements and right-of-way" be waived along the south boundary of FOUR OAKS LIVING CENTER ADDITION. SECTION 2. That this ORDINANCE shall take effect thirty (30) days from and after its passage. PASSED: ATTEST: r --- -City -Clerk = - ` APPROVED: yarn FILE NO_! S- NAME: FOUR OARS LIVING CENTER ADDITION -- PRELIMINARY PLAT LOCATIPN: On the west side of John Barrow Road, approximately 300 feet south of Tanya Drive, across from Parkview High School DEVELOPER: ENGINEER: Joe Gribble Joe White 4115 W. 16th. Street WHITE-DATERS & ASSOCIATES, INC. Little Rock, AR 72204 401 S. Victory St. 225-2890 Little Rock, AR 72201 374-1666 AREA: 38.68 ACRES NUMBER OF LOTS: 2 FT. NEW STREET: 0 ZONING: MF-12 & R-2 PROPOSED USES: Apartments and Living Center PLANNING DISTRICT: 10 CENSUS -TRACT: 24.04 VARIANCES RE VESTED: Waiver of improvements in unimproved street right-of-way along the south property line STATEMENT OF PROPOSAL: The applicant proposes a preliminary plat on a 38.68 acre tract in order to create a site for the immanent construction of the Four Oaks Living Center facility. One 4.76 acre lot for the Living Center facility is proposed at this time, with the remainder of the tract being designated as "Tract All. Tract A is proposed to be subdivided at a later date when planning for the construction of additional buildings is completed. There is an existing 20 foot wide dedicated but unimproved right-of-way along the south boundary of the tract which is a part of the abutting subdivision plat. No dedication of additional right-of-way or improvements to the existing right-of-way are proposed. A. PROPWALIREQUEST: ` The applicant seeks Planning Commission approval of a preliminary plat for the establishment of a 1-lot and 1 tract subdivision on a 38.68 acre site. The designated_lot—=-=:_.. is to contain 4.67 acres, and is to be the site of the Fvur -' Oaks Living Center. The remainder of the 38.68 acre tract is to designated for future development, and is to be subdivided at a later date. The applicant seeks a waiver from the Subdivision Ordinance and Master Street Plan regulations which will require dedication of additional FILE NO.: S_-1018 (Continued) right-of-way and street improvements to the existing right- of-way lying along the south boundary of the subdivision. Approval by the Board of Directors is requested for the waiver. B. EXISTING CONDITIONS: The site is undeveloped and if heavily wooded. There is as much as a 73 foot differential in topography across the site, with deep ravines running west and northwest from the southeast corner of the tract. There are developed residential subdivision on the south, west, and north boundaries of the proposed development. The existing zoning of the site is MF-12. The existing zoning to the north is R-4; to the west is R-2; and to the south is R-3 and MF-24. Across John Barrow Rd. is R-2 land, with Parkview High School occupying approximately 2/3 of the length of the frontage across the street. C. ENGINEERING/UTILITY COMMENTS,: Engineering reports that additional right-of-way along John Barrow Rd. will be required to meet Master Street Plan requirements. The Stormwater Detention and the Excavation Ordinances are applicable. Water Works reports that on -site fire protection will be required. Wastewater reports that a sewer main extension with easements will be required. A Capacity Contribution Analysis will be required. Contact Wastewater for details. Arkansas Power and Light Co. will require easements along the John Barrow Rd. frontage and around the perimeter of Lot 1. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephdne Co. will require easements along the north, south, and west property lines. The Fire Department approved the submittal without comment. D. TSS7ES/LEGAL/TECHNIQALIDE� IGN: The preliminary plat is deficient in the following ways: the source of title is to be provided; a metes and bounds legal description is to be provided; provide information on the source of water supply and the means of wastewater disposal anticipated; the names of owners of all land 2 FILE NO.: S-1018 (Continued) contiguous to the tract are to be shown on the plat; the zoning classifications within the plat and of the abutting tracts are to be shown; and, the certifications are to be executed. A preliminary Bill of Assurance is to be submitted for review. When the John Barrow's Addition lots to the south of the subject property were platted, a 20 foot wide portion of a street right-of-way was shown. This unimproved right-of-way abuts the subject tract along its entire south boundary. Three streets and 4 alleys in the John Barrow's Addition plat "T" into this unimproved right-of-way. The applicant has requested a waiver from any requirement to provide the matching right-of-way and to build a street in that right- of-way. E . ANALYSIS: Only minor deficiencies exist in the submittal. With the agreement by the applicant to dedicate the required right- of-way along the John Barrow Rd. boundary of the subdivision, there are no substantive issues to be resolved. There will be no requirement to dedicate right-of-way and to make street improvements along the south boundary of the proposed subdivision until a preliminary plat for the designated Tract "A" is presented for approval and subsequent final platting of the abutting area is undertaken. The applicant may, during the interim, want to pursue abandonment of that right-of-way. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat. SUBDIVISION COMMITTEE COMMENT: (APRIL 14, 1994) Mr. Joe White, representing White-Daters & Associates, the engineer on the project, was present. Staff presented the item to the Committee, and the Committee reviewed with Mr. White the deficiencies and questions raised in the discussion outline. Mr. White assured staff and the : Committee that the deficiencies would be corrected. The Committee referred the item to the Commission__=__- for- the - public hearing. ---- PLANNING COMMI65SION A TION: (MAY 3, 1994) Staff reported that there were no issues to be resolved; that the applicant had made all required changes in the drawings. The item was included in the Consent Agenda for approval and