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HomeMy WebLinkAboutS-1278-B Staff AnalysisITEM NO.: 1. S-1278-B NAME: Ranch Highlands Preliminary Plat Vacation LOCATION: located North of Valley Ranch Drive and West of Patrick Country Road Planning Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 23, 2008. The Office of Planning and Development must receive the proof of notice no later than May 2, 2008. Neiahborhood Associations Notified — Coalition of West Little Rock Neighborhoods No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, April 23, 2008. Item # 1. May 8, 2008 ITEM NO.: 1 _ FILE NO.: S-1278-B NAME: Ranch Highlands Preliminary Plat Vacation LOCATION: Located North of Valley Ranch Drive and West of Patrick Country Road DEVELOPER: Financial Centre Corporation Mr. Ed K. Willis P.O. Box 56350 Little Rock, AR 72211 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 47 + acres CURRENT ZONING NUMBER OF LOTS: 80 FT. NEW STREET: 5300 LF R-2, Single-family PLANNING DISTRICT: 20 - Pinnacle CENSUS TRACT: 42.05 VARIANCES/WAIVERS REQUESTED: None requested. A. BACKGROUNDIPROPOSALIREQUEST: Ranch Highlands Addition Preliminary Plat was approved by the Little Rock Planning Commission on May 11, 2000. The approval included the subdivision of 47 acres into 80 single-family residential lots. The approved plat established the lot layout and street configuration to serve the subdivision. The applicant proposed the development of the subdivision in three phases with Phase I being the construction of Valley Ranch Drive. The residential lots were to be developed in Phases II and III. The lots were to develop utilizing hillside development standards and were allowed to have a 15-foot front building line. The only portion of the subdivision which as been developed is Valley Ranch Drive. May 8, 2008 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1278-B The applicant is seeking a vacation of the previously approved preliminary plat for Phases II and III, which have not been final platted. These phases were previously indicated as Lots 1 — 80 of the Ranch Highlands Preliminary Plat. The applicant was recently approved a rezoning for property located to the south of this site and a condition was placed on the rezoning request to 1) file an amendment to the City's Future Land Use Plan and 2) request a vacation of this single-family plat. The first condition has been met with an amendment to the City's Future Land Use Plan being approved by the Board of Directors on April 1, 2008. The request allows for compliance with the second condition of the zoning. B. EXISTING CONDITIONS: The property is undeveloped and heavily wooded, with varying degrees of slope. There is a large amount of undeveloped property in the general area located to the north of Valley Ranch Drive. New office uses are being constructed to the south of the site accessed from Valley Ranch Drive. Valley Ranch Drive has been constructed extending from Cantrell Road but has not been connected to Patrick Country Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All abutting property owners and the Coalition of West Little Rock Neighborhoods were notified of the Public Hearing. D. SUBDIVISION COMMITTEE COMMENT: (April 17, 2008) Staff stated the applicant was seeking a vacation of a previously approved preliminary plat for the site. Staff stated the vacation was a condition of the recently approved zoning for an area to the south of this site.. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: Per Section 31-11 Vacation of Plats, any plat or any part of any plat lying within the City may be vacated by the owner at any time before the sale of any lot therein. Vacation of a plat shall be subject to the approval of the Board of Directors. The Board of Directors may reject any proposed plat vacation which abridges or destroys any public rights in any public use areas, improvements, streets or alleys. Any plat lying outside the City limits and within the extraterritorial jurisdiction may be vacated by action of the appropriate County authority. The owner of lands for which a request for vacation is filed and granted shall provide the appropriate documents to the County Recorder to carry out the vacation order. Upon recordation, such vacation shall have the effect of divesting the public of all rights in the streets, alleys, public areas and 2 May 8, 2008 SUBDIVISION ITEM NO.: 1 _(Cont.) FILE NO.: S-1278-B dedications laid out for describing in such plat. When lots have been sold, the plat may be vacated in the manner established therein, provided the owners of all lots join the plat vacation application. A preliminary plat is legal and binding on the Commission for a period of two years as long as work is actively progressing, at the end of which time the final plat application for the subdivision must have been submitted to planning staff. The applicant has final platted Valley Ranch Drive which established the preliminary plat eliminating the time limitation. The developer is seeking vacation of Phases II and III of the proposed subdivision. According to the developer the future use of the property as single-family is not a valid option at this time and desires to vacate the plat. The developer is seeking a vacation of the previously approved preliminary plat for the proposed single-family lots maintaining the previously approved alignment for Valley Ranch Drive. On April 1, 2008, to Board of Directors approved an amendment to the Citys Future Land Use Plan changing this area to Office and Low Density Residential and a separate action rezoned proposed Lots 1 — 11 to 0-3, General Office District. As a condition of approval of the rezoning request the applicant was to file a vacation request for this single-family plat. To staffs knowledge there are no outstanding technical issues associated with the request. F. STAFF RECOMMENDATIONS: Staff recommends approval of the vacation request of the Ranch Highlands Preliminary Plat for the areas which have not previously been final platted and maintaining the previously approved alignment for the extension of Valley Ranch Drive. PLANNING COMMISSION ACTION: (MAY 8, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the vacation request of the Ranch Highlands Preliminary Plat for the areas, which had not previously been final platted and maintaining the previously approved alignment for the extension of Valley Ranch Drive. There was no further discussion of the item. The commission voted to approve the item for approval on the consent agenda by a vote of 9 ayes, 0 noes and 2 absent. 3 FILE NO.: S-1278-B NAME: Ranch Highlands Preliminary Plat Vacation LOCATION: Located North of Valley Ranch Drive and West of Patrick Country Road DEVELOPER: Financial Centre Corporation Mr. Ed K. Willis P.O. Box 56350 Little Rock, AR 72211 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 47 + acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 80 R-2, Single-family 20 - Pinnacle 42.05 FT. NEW STREET: 5300 LF VARIANCESNVAIVERS REQUESTED: None requested. A. BACKGROUNDIPROPOSAUREQUEST: Ranch Highlands Addition Preliminary Plat was approved by the Little Rock Planning Commission on May 11, 2000. The approval included the subdivision of 47 acres into 80 single-family residential lots. The approved plat established the lot layout and street configuration to serve the subdivision. The applicant proposed the development of the subdivision in three phases with Phase I being the construction of Valley Ranch Drive. The residential lots were to be developed in Phases II and III. The lots were to develop utilizing hillside development standards and were allowed to have a 15-foot front building line. The only portion of the subdivision which as been developed is Valley Ranch Drive. FILE NO.: S-1278-B (Cont. The applicant is seeking a vacation of the previously approved preliminary plat for Phases II and III, which have not been final platted. These phases were previously indicated as Lots 1 — 80 of the Ranch Highlands Preliminary Plat. The applicant was recently approved a rezoning for property located to the south of this site and a condition was placed on the rezoning request to 1) file an amendment to the City's Future Land Use Plan and 2) request a vacation of this single-family plat. The first condition has been met with an amendment to the City's Future Land Use Plan being approved by the Board of Directors on April 1, 2008. The request allows for compliance with the second condition of the zoning. B. EXISTING CONDITIONS: The property is undeveloped and heavily wooded, with varying degrees of slope. There is a large amount of undeveloped property in the general area located to the north of Valley Ranch Drive. New office uses are being constructed to the south of the site accessed from Valley Ranch Drive. Valley Ranch Drive has been constructed extending from Cantrell Road but has not been connected to Patrick Country Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All abutting property owners and the Coalition of West Little Rock Neighborhoods were notified of the Public Hearing. D. SUBDIVISION COMMITTEE COMMENT: (April 17, 2008) Staff stated the applicant was seeking a vacation of a previously approved preliminary plat for the site. Staff stated the vacation was a condition of the recently approved zoning for an area to the south of this site. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: Per Section 31-11 Vacation of Plats, any plat or any part of any plat lying within the City may be vacated by the owner at any time before the sale of any lot therein. Vacation of a plat shall be subject to the approval of the Board of Directors. The Board of Directors may reject any proposed plat vacation which abridges or destroys any public rights in any public use areas, improvements, streets or alleys. Any plat lying Outside the City limits and within the extraterritorial jurisdiction may be vacated by action of the appropriate County authority. The owner of lands for which a request for vacation is filed and granted shall provide the appropriate documents to the County Recorder to carry out the vacation order. Upon recordation, such vacation shall have the effect of divesting the public of all rights in the streets, alleys, public areas and dedications laid out for describing in such plat. When lots have been sold, the plat may be FILE NO.: S-1278-B (Cont. vacated in the manner established therein, provided the owners of all lots join the plat vacation application. A preliminary plat is legal and binding on the Commission for a period of two years as long as work is actively progressing, at the end of which time the final plat application for the subdivision must have been submitted to planning staff. The applicant has final platted Valley Ranch Drive which established the preliminary plat eliminating the time limitation. The developer is seeking vacation of Phases II and III of the proposed subdivision. According to the developer the future use of the property as single- family is not a valid option at this time and desires to vacate the plat. The developer is seeking a vacation of the previously approved preliminary plat for the proposed single-family lots maintaining the previously approved alignment for Valley Ranch Drive. On April 1, 2008, to Board of Directors approved an amendment to the City's Future Land Use Plan changing this area to Office and Low Density Residential and a separate action rezoned proposed Lots 1 — 11 to 0-3, General Office District. As a condition of approval of the rezoning request the applicant was to file a vacation request for this single-family plat. To staffs knowledge there are no outstanding technical issues associated with the request. F. STAFF RECOMMENDATIONS: Staff recommends approval of the vacation request of the Ranch Highlands Preliminary Plat for the areas which have not previously been final platted and maintaining the previously approved alignment for the extension of Valley Ranch Drive. PLANNING COMMISSION ACTION: (MAY 8, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the vacation request of the Ranch Highlands Preliminary Plat for the areas, which had not previously been final platted and maintaining the previously approved alignment for the extension of Valley Ranch Drive. There was no further discussion of the item. The commission voted to approve the item for approval on the consent agenda by a vote of 9 ayes, 0 noes and 2 absent. 3