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HomeMy WebLinkAboutS-0157-C Staff AnalysisJuly 13, 1982 SUBDIVISIONS Item No. 4 NAME: LOCATION: DEVELOPER: Hooper Bond Company University Tower Bldg. 12th and University Little Rock, AR 72204 Joseph R. Hooper Addition Preliminary SW Corner Hinson and Hinson Loop Road ENGINEER: McClelland Consulting Engineers, Inc. 1311 W. 2nd Street Little Rock, AR 72201 Phone: 371-0272 AREA: 11.96 acres NO. OF LOTS: 16 ZONING: "I-2," "I-3," "R-2" PROPOSED USES: Commercial FT. OF NEW ST: 720' VARIANCES REQUESTED: 1. Waiver of building setback requirements for existing buildings. 2. Valley gutter design at Hinson Road and Blaze Court. A. EXISTING CONDITIONS A general description of the land involved includes wooded, gentle slopes and varied uses on some lots. The existing structure on Lot 1 yields an office use, and Lots 15 and 16 have florist/nursery and hairstyling businesses. Lot 1 is currently being served by a drive from Hinson Road, and the structures on Lots 16 and 1 encroach over the existing 45' setback. Access to the other lot is provided by Hinson Loop Road, which is in need of improvement. The western boundary of the property abuts a condominium development. The current zoning is "I-2," "I-3," and "R-2." B. DEVELOPMENT PROPOSAL This is a plan to develop 11.96 acres into 16 lots for commercial use. The minimum lot size would be at least one-half acre. 720' of new street is planned in the form of a cul-de-sac, to be constructed with a 60' right-of-way, a 40' buffer adjacent to a neighboring residential development. July 13, 1982 SUBDIVISIONS Item No. 4---Continued C. CONFORMANCE TO THE ORDINANCE Variances: (1) waiver of building setback requirements for existing buildings. (2) Valley gutter design at Hinson Road and Blaze Court. Plat: Minor technical revisions are necessary. D. LEGAL CONSIDERATIONS None, except notification to adjacent property owners. E. ENGINEERING_CONSIDERATIONS (1) Require (1/2) 27' street on Hinson Loop Road. (2) Require (1/1) 48' arterial with 4' sidewalk along Hinson Road. (3) Drainage facilities shown have not been reviewed. (4) Valley gutters are authorized in residential areas only. Engineering will consider a valley gutter during the design review. E. ANALYSIS This plat was previously submitted as the Pleasant Pine Office Park on March 9, 1982. By request of the applicant, the Commission voted to withdraw the item from the agenda. Since then, the property has been rezoned to 110-3.11 The present submission represents an increase in lots by two, and 20' more of new street. The staff has no major objections to the design. The applicant will be expected to comply with the usual commercial requirements in regards to the completion of all boundary improvements with the initial phase of the development for subdivisions of less than 20 acres. It phasing is planned, the applicant should indicate the necessary plans. The applicant has asked for a waiver of the building setback for existing buildings. Staff would not like to call this a waiver, but just indicate that it is the placement of building lines on the plat to accommodate the existing structures. As for the valley g utr waiver, Engineering has not recommended approval, but has indicated that it will be considered at a later time. July 13, 1982 SUBDIVISIONS Item No. 4 - Continued STAFF RECOMMENDATION: Approval, subject to comments made. Cr7nnTVTCTnm rr)MMTTTF.F. RF.rnMMRMDATT0W e A brief discussion was held, resulting in the Committee voting to recommend the plat subject to: 1) Engineering comments 2) Compliance with Ordinance with respect to off -site improvements. The vote: 4 ayes, 0 noes, 1 absent. ,. PLANNING COMMISSION ACTION: Mr. Fred Nielson, the applicant's Engineer, represented the application. There were no objectors. Engineering reported that they were agreeable to the variance relative to valley gutter design. A motion for approval of the plat and variances was made and passed by a vote of 9 ayes, 0 noes and 2 absent. I '( JP March 9, 1982 SUBDIVISIONS Item No. 3 - Pleasant Pine Office Park LOCATION: 12013 Hinson Road TIFVFT,nPFR ! RNr_TNFRP . Hooper Bond XII Robert J. Richardson Evergreen , 12015 Hinson Road Little Rock, AR Little Rock, AR 72212 Phone: 664-7291 AREA: 12.4 Acres NO. OF LOTS: 14 FT. OF NEW ST.: 700' ZONING: "I-2," "I-3," "R-2" PROPOSED USES: Offices VARIANCE REQUESTED: None A. EXISTING CONDITIONS The land involved can be generally described as gently sloping, wooded and already consisting of varied uses on some lots. The existing structure on Lot 1 yields an office use, and Lots 13 and 14 have florist/nursery and hairstyling businesses. Lot 1 is currently served by a drive from Hinson Road. Access to the other lots is provided by Hinson Loop Road, which is in need of improvement. The western boundary of the property abuts a condominium development. B-. DEVELOPMENT PROPOSAL This is a plan to develop the property into 14 lots for office use. Seven hundred linear feet of new street and 1,250 linear feet of one-half street improvememts to the existing streets will be provided. Since the parcel lies within several zoning districts, the applicant will request rezoning to 110-3." C. LEGAL CONSIDERATIONS None, except notices to adjacent property owners. March 9, 1982 SUBDIVISIONS Item No. 3 - Continued D. ENGINEERING CONSIDERATIONS 1. Provide a 4' sidewalk. 2. Hinson Road - provide pavement widening and curb and gutter alignment for one-half of a 48' street. 3. Hinson Loop Road 1/2 of 27' pavement widening and curb and gutter alignment. E. ANALYSIS There is no major opposition to the plan as proposed. Staff is concerned, however, with the sight distance problem at the intersection of Hinson Road and Hinson Loop Roach. The applicant has also failed to identify on the plat lots which are currently in use. Since this is a commercial/office subdivision, boundary improvements will have to be completed at the initial stage, if a phasing plan is submitted. The condominium use adjacent to Lots 5 and 6 requires the provision of a 40' buffer and a 6' fence, This will significantly impact these lots. F. STAFF RECOMMENDATION Approval, subject to the comments made. SUBDIVISION COMMITTEE RECOMMENDATION: The applicant was present. Engineering commented that they weren't concerned with site distance with this plat. It was noted that 25' of the 40' buffer required on that side of the property adjacent to the condominium development could be used for parking, so the applicant agreed with all of the recommendations. A motion was made for approval subject to: 1. 4' sidewalk. 2. Hinson Road - 1/2 of 48' pavement widening and curb and gutter alignment. 3. Hinson Loop Road - 1/2 of 27' pavement widening and curb and gutter alignment. 4. 40' buffer and 6' fence. i The vote was 4 ayes, 0 noes and 1 absent. March 9, 1982 SUBDIVISIONS Item No. 3 - Continued PLANNING COMMISSION ACTION: By request of the applicant, the Commission voted to withdraw this item from the agenda. The vote - 9 ayes, 0 noes and 2 absent. I March 9, 1982 SUBDIVISIONS Item No. 3 - Pleasant Pine Office Park LOCATION: 12013 Hinson Road DEVELOPER: ENGINEER: Hooper Bond XII Robert J. Richardson Evergreen 12015 Hinson Road Little Rock, AR Little Rock, AR 72212 Phone: 664-7291 AREA: 12.4 Acres NO. OF LOTS: 14 FT. OF NEW ST.: 700' ZONING: "I-2," "I-31" "R-2" PROPOSED USES: Offices VARIANCE REQUESTED: None A. EXISTING CONDITIONS The land involved can be generally described as gently sloping, wooded and already consisting of varied uses on some lots. The existing structure on Lot 1 yields an office use, and Lots 13 and 14 have florist/nursery and hairstyling businesses. Lot 1 is currently served by a drive from Hinson Road. Access to the other lots is provided by Hinson Loop Road, which is in need of improvement. The western boundary of the property abuts a condominium development. B. DEVELOPMENT PROPOSAL This is a plan to develop the property into 14 lots for office use. Seven hundred linear feet of new street and 1,250 linear feet of one-half street improvememts to the existing streets will be provided. Since the parcel lies within several zoning districts, the applicant will request rezoning to 110-3." C. LEGAL CONSIDERATIONS None, except notices to adjacent property owners. March 9, 1982 SUBDIVISIONS Item No. 3 - Continued D. ENGINEERING CONSIDERATIONS 1. Provide a 4' sidewalk. 2. Hinson Road - provide pavement widening and curb and gutter alignment for one-half of a 48' street. 3. Hinson Loop Road 1/2 of 27' pavement widening and curb and gutter alignment. E. ANALYSIS There is no major opposition to the plan as proposed. Staff is concerned, however, with the sight distance problem at the intersection of Hinson Road and Hinson Loop Road. The applicant has also failed to identify on the plat lots which are currently in use. Since this is a commercial/office subdivision, boundary improvements will have to be completed at the initial stage, if a phasing plan is submitted. The condominium use adjacent to Lots 5 and 6 requires the provision of a 40' buffer and a 6' fence. This will significantly impact these lots. F. STAFF RECOMMENDATION Approval, subject to the comments made. SUBDIVISION COMMITTEE RECOMMENDATION: The applicant was present. Engineering commented that they weren't concerned with site distance with this plat. It was noted that 25' of the 40' buffer required on that side of the property adjacent to the condominium development could be used for parking, so the applicant agreed with all of the recommendations. A motion was made for approval subject to: 1. 4' sidewalk. 2. Hinson Road - 1/2 of 48' .pavement widening and curb and gutter alignment. 3. Hinson Loop Road - 1/2 of 27' pavement widening and curb and gutter alignment. 4. 40' buffer and 6' fence. The vote was 4 ayes, 0 noes and 1 absent.