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HomeMy WebLinkAboutS-0142-A Staff AnalysisDecember 12, 1995 IT -A FILE -1�2- NAME: MEDICAL PLAZA WEST ADDITION -- PRELIMINARY PLAT LOC,&110 ; At the southwest corner of Cantrell Road and Rodney Parham Road DEVELOPER: St. Vincent Infirmary Medical Center c/o Ron Tabor FLARE, TABOR, TUCKER, WELLS, & KELLY P. 0. Box 990 Little Rock, AR 72203 376-8005 gLN ER = Joe White WHITE-DATERS & ASSOCIATES, INC. 401 S. Victory St. Little Rock, AR 72201 374-1666 AREA: 7.26 ACRES NUMBER OF LOTS: 5 FT. NEW STREET: 0 ZONING: 0-3 PROPOSED USES: Clinic and Professional Offices PLANNING DISTRICT: 1 CENSUS TRACT: 42.06 VARI&ILCES REQUESTED: 1. Approval of a private drive in an access easement to provide internal vehicle circulation. 2. Approval of a variance from the requirement for a common access drive in an access easement meet City street standards. STATEMENT OF PR PO AL• The applicant proposes a preliminary plat for a 7.3 acre tract to include 5 lots for development of clinic and professional office facilities. Two of the lots are to be slightly over 2 acres in size, each; two of the remaining three lots are to be approximately 1 acre, each, with the remaining lot to be approximately 2/3 acre. A common access easement is proposed to be platted to provide internal access to each of the lots from a planned drive access off Rodney Parham Rd. A deceleration lane is to be constructed at the common access drive off Rodney Parham Rd.; half street improvements to commercial street standards are to be provided along the Woodland Heights Rd. boundary of the December 12, 1995 SUBDIVISION ITEM NO.; 5-A (Continued) FILE NO.: 5-142-A tract. Sidewalks are to be constructed along each of the three boundary streets: woodland Heights Rd., Cantrell Rd., and Rodney Parham Rd. Compliance with the Highway 10 Design Overlay District regulations for 100 foot building setbacks and a 40 foot landscape buffer along Cantrell Rd. are to be adhered to. Shared access drives for future access from Cantrell Rd. to the three lots with Cantrell Rd. frontage will be provided. •'• +1� 1 Review and approval by the Planning Commission of a preliminary plat is requested. Review by the Planning Commission and a recommendation of approval to the Board of Directors is requested for variance from the requirement that a common access drive in an access easement is to meet City street construction standards, and permit the common access drive to be constructed to driveway standards. B. EXISTING CONDITIONS: The site is undeveloped, with a mixture of cleared and wooded and overgrown areas within the site. There is an average topographic grade across the site of approximately 7%. The site is zoned 0-3. There is a large 0-2 tract across Rodney Parham Rd. to the east; an R-2 area to the west, at the northwest corner of the tract and across woodland Height Rd.; an R-2 area to the south, which is the location of the Christ The King Catholic Church. Across Cantrell Rd., to the north, is R-2 land, which is the location of the Trinity Assembly of God Church. C. ENGINEERING/UTILITY COMMENT,$: Public Works comments: Proper grading plans and erosion control plans are required prior to construction. Due to the multi -lot nature of this commercial subdivision, the drive in the access easement should be constructed to commercial street standards, and parking should not be such that the backing movement would be into the entrance drives. This drive can be 27 feet in width and should have a cul-de-sac at the end, subject to the length not being over 300 feet. Sidewalks are required to be provided on both sides of the drive. 2 December 12, 1995 ITEM -A n i LE -142- The northeast lot shall not take access from Cantrell Rd. If access is needed from Cantrell Rd., the adjacent two lots shall use a common access driveway. Right-of-way shall be dedicated along Woodland Heights Rd. to 30 feet from centerline, and one-half of commercial street improvements, with a sidewalk, shall be constructed along the Woodland Heights Rd. boundary of the site. A 6 foot sidewalk along Cantrell Rd. is required to be constructed. Right-of-way along Cantrell Rd., to 55 feet from centerline, is required, and must be verified as being in place or must be dedicated. Right-of-way dedication along Rodney Parham Rd., to 45 feet from centerline, is to be provided, and a 20 foot radial dedication at the corner is required. Little Rock water Works comments that on -site fire protection may be required. A PRZ backflow prevention device will be required on domestic service. Little Rock Wastewater utility comments that sewer main extensions, with easements, will be required. Arkansas Power and Light Co. will require a 15 foot easement around the entire outer perimeter of the site. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Hell Telephone Co. will require 10 foot easements along the residential property at the northwest corner of the tract, and at the southwest corner of the tract. The Little Rock Fire Department approved the submittal. The Site Plan Review Specialist notes that the site is subject to the requirements of the Highway 10 overlay District ordinance. Sec. 31-287 requires that, where a commercial development requires the creation of an internalized circulation system to provide access to multiple lots and building sites, the Planning Commission may authorize the use of a service easement in lieu of public commercial streets. The location of the private service easements shall be indicated on the plat and shall be built to public street design standards. Design of service easement improvements shall be subject to the review and approval by the City Engineer. Any variance 3 December 12, 1995 pilr_", •RI I EM -A n `n FILE -142- from the public street standards must be appealed to the City Board of Directors. The plat shows a private access easement; however, the applicant does not propose to meet the public street standards. A variance from this requirement is requested. The plat shows the street name to be "Woodland Road". The street is "Woodland Heights Rd." Sec. 31-87 requires that, in addition to the information furnished, the applicant is to: 1) indicate the type of subdivision which is being proposed; 2) provide the address of the owner of record and the source of title, giving deed book and page number or instrument number; 3) indicate the average and minimum lot sizes; 4) furnish information on any existing covenants and restrictions; and, 5) state the source of water supply and the means of wastewater disposal. Sec. 31-89 requires that, in addition to the information furnished, the plat is to show: 1) contours at not more than 2 foot intervals for terrain with slopes of less than 10% (The contours shown are at 5 foot intervals.); 2) a preliminary storm drainage plan incorporating proposed easements and typical ditch section; 3) the names of owners of all land which abut the proposed subdivision; 4) the names of recorded subdivisions abutting the proposed subdivision, with plat book and page number or instrument number; 5) accurate locations and adequate physical descriptions of all monuments, showing the size and type of material of all monuments; 6) the zoning classifications within the plat and of abutting areas; 7) the location of proposed PAGIS monuments; and 8) any proposed phasing of the development. E. ANALYSIS• The preliminary plat substantially meets the requirements of the Subdivision Ordinance. The noted deficiencies are minimal, and can be addressed by the project engineer prior to final approval of the plat. The access easement, as required by the Subdivision Ordinance, is shown on the plat, and this is not an issue. The applicant, however, proposes to construct a driveway within the access easement, and requests a variance from the requirement that this driveway be constructed to City commercial street standards, with a cul-de-sac or other turn -around device at the termination of the drive, and sidewalks along both frontages. Public Works can support a 27 foot wide private street, but reports that a proper turn- 4 December 12, 1995 ITEM -A n in FILE -142- around, within the easement, at the northwest termination of the easement needs to be provided. Public Works cannot support a wavier of the sidewalk requirement. F. STAFF R'.COMMENP7ATIONS: Staff recommends approval of the preliminary plat, and of the private access easement for internal circulation. Staff recommends denial of the requested variance which will permit the construction of the private street without a proper turn -around device and without sidewalks. SUBDIVISION MMITTEECOMMENT: (NovEmBER 22, 1995) Mr. R=,...Tabor, representing the applicant, and Mr. Joe White, with White-Daters and Associates, Inc., the project engineering firm, were present. Staff reported that the applicant had submitted a site plan review application, but that, because the application was for one building on a single tract, thus not requiring Subdivision Site Plan Review, and that the 0-3 zoxl.iW district does not require site plan review, the application needed to be withdrawn. Alternatively, if the applicant needed to assure that multiple buildings mould be permitted to be constructed on the 7.3 acre tract, a multiple lot preliminary plat needed to be substituted for the site plan review drawing. The applicant responded that this latter alternative would be pursued. David Scherer, with the Public Works staff, reviewed the Public works comments, and the requirements for half street improvements on Rodney Parham Rd. and Woodland Heights Rd. were discussed. The Committee forwarded the application, with the understanding that it would be amended to a preliminary plat application, to the full Commission for the public hearing. ING COMMISSION ACTION: (DECEMBER 12, 1995) staff reported that there were no issues to be resolved; that the applicant had agreed to do the required boundary street improvements along Rodney Parham Rd., Cantrell Rd., and Woodland Heights Rd., and that no variances were being requested. Staff noted that the ordinance provides that, when a development requires the creation of an internalized circulation system to provide access to multiple lots, the Planning Commission may authorize the use of a service easement in lieu of a Public Street, and that the applicant was requesting such a service easement. A December 12, 1995 SUBDIVISION ITF�Ni n in LE staff recommended approval of the preliminary plat and of the service easement. Approval of the preliminary plat and of the service easement were included on the Consent Agenda for approval, and were approved with the vote of 10 ayes, 0 nays, 0 abstentions, and 1 absent. 6 December 12, 1995 ITEM NO.: 5-A FILE NO.: S-142-A DAME: MEDICAL PLAZA WEST ADDITION -- PRELIMINARY PLAT LOCATION: At the southwest corner of Cantrell Road and Rodney Parham Road DEVELOPER: St. Vincent Infirmary Medical Center c/o Ron Tabor FLARE, TABOR, TUCKER, WELLS, & KELLY P. 0. Box 990 Little Rock, AR 72203 376-8005 ENGINEER: Joe White WHITE-DATERS & ASSOCIATES, INC. 401 S. Victory St. Little Rock, AR 72201 374-1666 AREA: 7.26 ACRES NUMBER OF LOTS: 5 FT. NEW STREET: 0 ZONING: 0-3 PROPOSED USES: Clinic and Professional Offices PLANNING DISTRICT: 1 CENSUS TRACT: 42.06 VARIANCES REQUESTED: 1. Approval of a private drive in an access easement to provide internal vehicle circulation. 2. Approval of a variance from the requirement for a common access drive in an access easement meet City street standards. STATEMENT OF PROPOSAL: The applicant proposes a preliminary plat for a 7.3 acre tract to include 5 lots for development of clinic and professional office facilities. Two of the lots are to be slightly over 2 acres in size, each; two of the remaining three lots are to be approximately 1 acre, each, with the remaining lot to be approximately 2/3 acre. A common access easement is proposed to be platted to provide internal access to each of the lots from a planned drive access off Rodney Parham Rd. A deceleration lane is to be constructed at the common access drive off Rodney Parham Rd.; half street improvements to commercial street standards are to be provided along the Woodland Heights Rd. boundary of the December 12, 1995 SUBDIVISION ITEM NO.: 5-A __Continued FILE NO.: -142-A tract. Sidewalks are to be constructed along each of the three boundary streets: Woodland Heights Rd., Cantrell Rd., and Rodney Parham Rd. Compliance with the Highway 10 Design Overlay District regulations for 100 foot building setbacks and a 40 foot landscape buffer along Cantrell Rd. are to be adhered to. Shared access drives for future access from Cantrell Rd. to the three lots with Cantrell Rd. frontage will be provided. A. PROPOSAL/REQUEST: Review and approval by the Planning Commission of a preliminary plat is requested. Review by the Planning Commission and a recommendation of approval to the Board of Directors is requested for variance from the requirement that a common access drive in an access easement is to meet City street construction standards, and permit the common access drive to be constructed to driveway standards. B. EXISTING CONDITIONS: The site is undeveloped, with a mixture of cleared and wooded and overgrown areas within the site. There is an average topographic grade across the site of approximately 7%. The site is zoned 0-3. There is a large 0-2 tract across Rodney Parham Rd. to the east; an R-2 area to the west, at the northwest corner of the tract and across woodland Height Rd.; an R-2 area to the south, which is the location of the Christ The King Catholic Church. Across Cantrell Rd., to the north, is R-2 land, which is the location of the Trinity Assembly of God Church. C. ENGINEERINGIUTILITY COMMENTS: Public Works comments: Proper grading plans and erosion control plans are required prior to construction. Due to the multi -lot nature of this commercial subdivision, the drive in the access easement should be constructed to commercial street standards, and parking should not be such that the backing movement would be into the entrance drives. This drive can be 27 feet in width and should have a cul-de-sac at the end, subject to the length not being over 300 feet. Sidewalks are required to be provided on both sides of the drive. 2 December 12, 1995 SUBDIVISION ITEM NO.: 5-A (Continued) FILE NO.: S-142-A The northeast lot shall not take access from Cantrell Rd. If access is needed from Cantrell Rd., the adjacent two lots shall use a common access driveway. Right-of-way shall be dedicated along Woodland Heights Rd. to 30 feet from centerline, and one-half of commercial street improvements, with a sidewalk, shall be constructed along the Woodland Heights Rd. boundary of the site. A 6 foot sidewalk along Cantrell Rd. is required to be constructed. Right-of-way along Cantrell Rd., to 55 feet from centerline, is required, and must be verified as being in place or must be dedicated. Right-of-way dedication along Rodney Parham Rd., to 45 feet from centerline, is to be provided, and a 20 foot radial dedication at the corner is required. Little Rock Water Works comments that on -site fire protection may be required. A PRZ backflow prevention device will be required on domestic service. Little Rock Wastewater Utility comments that sewer main extensions, with easements, will be required. Arkansas Power and Light Co. will require a 15 foot easement around the entire outer perimeter of the site. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. will require 10 foot easements along the residential property at the northwest corner of the tract, and at the southwest corner of the tract. The Little Rock Fire Department approved the submittal. D. ISSUE V LEGAL MECHNICAL/DES_IGN: The Site Plan Review Specialist notes that the site is subject to the requirements of the Highway 10 Overlay District Ordinance. Sec. 31-287 requires that, where a commercial development requires the creation of an internalized circulation system to provide access to multiple lots and building sites, the Planning Commission may authorize the use of a service easement in lieu of public commercial streets. The location of the private service easements shall be indicated on the plat and shall be built to public street design standards. Design of service easement improvements shall be subject to the review and approval by the City Engineer. Any variance 3 December 12, 1995 SUBDIV15zor ITEM NO.: -A Can inued FILE 5-142-A from the public street standards must be appealed to the City Board of Directors. The plat shows a private access easement; however, the applicant does not propose to meet the public street standards. A variance from this requirement is requested. The plat shows the street name to be "Woodland Road". The street is "Woodland Heights Rd." Sec. 31-87 requires that, in addition to the information furnished, the applicant is to: 1) indicate the type of subdivision which is being proposed; 2) provide the address of the owner of record and the source of title, giving deed book and page number or instrument number; 3) indicate the average and minimum lot sizes; 4) furnish information on any existing covenants and restrictions; and, 5) state the source of water supply and the means of wastewater disposal. Sec. 31-89 requires that, in addition to the information furnished, the plat is to show: 1) contours at not more than 2 foot intervals for terrain with slopes of less than 10% (The contours shown are at 5 foot intervals.); 2) a preliminary storm drainage plan incorporating proposed easements and typical ditch section; 3) the names of owners of all land which abut the proposed subdivision; 4) the names of recorded subdivisions abutting the proposed subdivision, with plat book and page number or instrument number; 5) accurate locations and adequate physical descriptions of all monuments, showing the size and type of material of all monuments; 6) the zoning classifications within the plat and of abutting areas; 7) the location of proposed PAGIS monuments; and 8) any proposed phasing of the development. E. ANALYSIS• The preliminary plat substantially meets the requirements of the Subdivision Ordinance. The noted deficiencies are minimal, and can be addressed by the project engineer prior to final approval of the plat. The access easement, as required by the Subdivision Ordinance, is shown on the plat, and this is not an issue. The applicant, however, proposes to construct a driveway within the access easement, and requests a variance from the requirement that this driveway be constructed to City commercial street standards, with a cul-de-sac or other turn -around device at the termination of the drive, and sidewalks along both frontages. Public Works can support a 27 foot wide private street, but reports that a proper turn- 0 December 12, 1995 SUEDIVISIO ITEM NO.: -A Continued FILE NO.: -142-A around, within the easement, at the northwest termination of the easement needs to be provided. Public Works cannot support a wavier of the sidewalk requirement. F. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, and of the private access easement for internal circulation. Staff recommends denial of the requested variance which will permit the construction of the private street without a proper turn -around device and without sidewalks. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 22, 1995) Mr. Ron Tabor, representing the applicant, and Mr. Joe White, with White-Daters and Associates, Inc., the project engineering firm, were present. Staff reported that the applicant had submitted a site plan review application, but that, because the application was for one building on a single tract, thus not requiring Subdivision Site Plan Review, and that the 0-3 zaaxng district does not require site plan review, the application needed to be withdrawn. Alternatively, if the applicant needed to assure that multiple buildings would be permitted to be constructed on the 7.3 acre tract, a multiple lot preliminary plat needed to be substituted for the site plan review drawing. The applicant responded that this latter alternative would be pursued. David Scherer, with the Public Works staff, reviewed the Public Works comments, and the requirements for half street improvements on Rodney Parham Rd. and Woodland Heights Rd. were discussed. The Committee forwarded the application, with the understanding that it would be amended to a preliminary plat application, to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (DECEMBER 12, 1995) Staff reported that there were no issues to be resolved; that the applicant had agreed to do the required boundary street improvements along Rodney Parham Rd., Cantrell Rd., and Woodland Heights Rd., and that no variances were being requested. Staff noted that the Ordinance provides that, when a development requires the creation of an internalized circulation system to provide access to multiple lots, the Planning Commission may authorize the use of a service easement in lieu of a Public Street, and that the applicant was requesting such a service easement. 5 December 12, 1995 ITEM NO.: -A ❑n in a FILE NO.: 5-142-A Staff recommended approval of the preliminary plat and of the service easement. Approval of the preliminary plat and of the service easement were included on the Consent Agenda for approval, and were approved with the vote of 10 ayes, 0 nays, 0 abstentions, and 1 absent. 0