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HomeMy WebLinkAboutS-1303 Staff AnalysisFILE NO.: S-1303 NAME: Gamble Road Subdivision - Preliminary Plat LOCATION: Northwest corner of Chenal Parkway and Gamble Road DEVELOPER: ENGINEER: Davis Properties White-Daters and Associates P. 0. Box 241025 24 Rahling Circle Little Rock, AR 72223 Little Rock, AR 72223 AREA: 3.2 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 ZONING: O-3 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES/WAIVERS REQUESTED: A variance to allow a lot without public street frontage (Lot 3). A. PROPOSAL: The applicant proposes to subdivide 3.2 acres at the northwest corner of Chenal Parkway and Gamble Road into three (3) lots. The applicant is also proposing to rezone the property from 0-3 to PCD (Item 3.1 on this agenda) for a mixed office/commercial development. There is an existing office building with associated parking areas located on the proposed Lot 1. The proposed Lots 2 and 3 are currently undeveloped. The applicant proposes to access the proposed subdivision from Gamble Road with access easements across Lot 2 to Lots 1 and 3. The applicant is requesting a variance to allow a lot without public street frontage (Lot 3). The applicant is FILE NO.: S-1303 (Cont. proposing an access easement from Gamble Road (across Lot 2) to serve Lot 3. The applicant also notes that all three (3) of the lots will be final platted at the same time. B. EXISTING CONDITIONS: There is an existing office building and parking on the proposed Lot 1, with a single access point from Gamble Road. The proposed Lots 2 and 3 are grass -covered with small pine trees. There is a mixture of commercial uses to the east along Chenal Parkway, with a car dealership across Chenal to the south. There is a multifamily development to the west and vacant R-2 zoned property (including floodway) to the north. C. NEIGHBORHOOD COMMENTS: The Parkway Place and Gibralter Heights/Point West/Timber Ridge Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. D . ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Resubmit preliminary plat based on re -design required for a site plan on Item # Z-6915-A (Item 3.1). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve Lots 1 and 3. Entergy: No Comment received. ARFTA: No Comment received. Southwestern Bell: No Comment received. Water: No objection, a water main extension, at the expense of the developer, may be required to serve Lot 3, on -site fire protection, at the expense of the developer, may be required. Fire Department: Place fire hydrants per code. Contact Dennis Free at 918-3752 for details. 2 FILE NO.: 5-1303 (Cont.) County Planning: No Comment. CATA: Site is on #5 bus route but does not effect bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landsca a Issues: No Comment. G. SUBDIVISION COMMITTEE COMMENT: (JANUARY 41 2001) Tim Daters was present, representing the application. Staff briefly described the proposed plat and noted several items that needed to be shown on a revised plat drawing. Staff also noted that the applicant needed to request a variance for a lot without public street frontage (Lot 3). This item and the proposed PCD (Item 3.1) were discussed simultaneously. The Public Works requirements were discussed, including internal circulation and drive locations. It was suggested that the southernmost drive along Gamble Road be an exit only drive. After the discussion, the Committee forwarded the preliminary plat to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat drawing to staff on January 10, 2001. The revised plat includes the additional notations as required by staff. As noted in paragraph A., the applicant is requesting a variance to allow a lot without public street frontage (Lot 3). The applicant is providing an access easement across Lot 2 to serve this lot. Staff supports the variance as requested. The Public Works Department has reviewed the revised plat and notes the following concerns: 1.Additional right-of-way for Gamble Road not shown. 2.Driveway locations 3 FILE NO.: S-1303 (Cont.) 3. Internal circulation 4.No turnaround at the end of Gamble Road The applicant has noted that he will meet with Public Works prior to the public hearing to resolve these issues. With resolution of these issues, staff has no objections to the proposed preliminary plat. The subdivision should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the following conditions: 1.Compliance with the requirements as noted in paragraphs D and E of this report. 2. Staff recommends approval of the variance to allow Lot 3 with no public street frontage. 3. The Public Works issues as noted in paragraph H. must be resolved. PLANNING COMMISSION ACTION: (JANUARY 25, 2001) Staff informed the Commission that the applicant submitted a letter on January 19, 2001 requesting that this application be deferred to the March 8, 2001 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the March 8, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. STAFF UPDATE: The applicant submitted a revised preliminary plat to staff on February 22, 2001. The revised plat was presented to and briefly discussed by the Subdivision Committee on February 15, 2001. Public Works has reviewed the revised preliminary plat and notes that the applicant has not resolved any of the Public Works concerns as noted in paragraph H. of this report. The applicant has mentioned the fact that the section of Gamble Road from the existing drive for this property to the north could be abandoned, which would eliminate the Public Works concerns. 4 FILE NO.: S-1303 (Cont. However, as of this writing, the abandonment request has not been made a component of this preliminary plat application. Staff has informed the applicant that the Public Works issues need to be resolved. The applicant has noted that they will continue to work with the adjacent property owner and Public Works regarding the outstanding issues and possible abandonment of Gamble Road. PLANNING COMMISSION ACTION: (MARCH 8, 2001) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Staff noted that all Public Works issues had been resolved. Staff stated that the applicant amended the application to make the abandonment of the section of Gamble Road, north of the existing driveways, part of the proposal. The applicant also agreed to construct a sidewalk with the service drive along the east property line. Staff noted that the PCD would not be presented to the Board of Directors until the required paperwork for the right-of-way abandonment is submitted to Public Works. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 5 March 8, 2001 ITEM NO.: A FILE NO.: S-1303 NAME: Gamble Road Subdivision - Preliminary Plat LOCATION: Northwest corner of Chenal Parkway and Gamble Road DEVELOPER: ENGINEER: Davis Properties White-Daters and Associates P. O. Box 241025 24 Rahling Circle Little Rock, AR 72223 Little Rock, AR 72223 AREA: 3.2 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 ZONING: O-3 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES/WAIVERS REQUESTED: A variance to allow a lot without public street frontage (Lot 3). A. PROPOSAL: The applicant proposes to subdivide 3.2 acres at the northwest corner of Chenal Parkway and Gamble Road into three (3) lots. The applicant is also proposing to rezone the property from 0-3 to PCD (Item 3.1 on this agenda) for a mixed office/commercial development. There is an existing office building with associated parking areas located on the proposed Lot 1. The proposed Lots 2 and 3 are currently undeveloped. The applicant proposes to access the proposed subdivision from Gamble Road with access easements across Lot 2 to Lots 1 and 3. March S. 2001 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1303 The applicant is requesting a variance to allow a lot without public street frontage (Lot 3). The applicant is proposing an access easement from Gamble Road (across Lot 2) to serve Lot 3. The applicant also notes that all three (3) of the lots will be final platted at the same time. B. EXISTING CONDITIONS: There is an existing office building and parking on the proposed Lot 1, with a single access point from Gamble Road. The proposed Lots 2 and 3 are grass -covered with small pine trees. There is a mixture of commercial uses to the east along Chenal Parkway, with a car dealership across Chenal to the south. There is a multifamily development to the west and vacant R-2 zoned property (including floodway) to the north. C . NEIGHBORHOOD COMMENTS: The Parkway Place and Gibralter Heights/Point West/Timber Ridge Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Resubmit preliminary plat based on re -design required for a site plan on Item # Z-6915-A (Item 3.1). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve Lots 1 and 3. Entergy: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment received. 2 March 8, 2001 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1303 Water: No objection, a water main extension, at the expense of the developer, may be required to serve Lot 3, on -site fire protection, at the expense of the developer, may be required. Fire Department: Place fire hydrants per code. Contact Dennis Free at 918-3752 for details. County Plannin : No Comment. CATA: Site is on #5 bus route but does not effect bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. G. SUBDIVISION COMMITTEE COMMENT: (JANUARY 4, 2001) Tim Daters was present, representing the application. Staff briefly described the proposed plat and noted several items that needed to be shown on a revised plat drawing. Staff also noted that the applicant needed to request a variance for a lot without public street frontage (Lot 3). This item and the proposed PCD (Item 3.1) were discussed simultaneously. The Public Works requirements were discussed, including internal circulation and drive locations. It was suggested that the southernmost drive along Gamble Road be an exit only drive. After the discussion, the Committee forwarded the preliminary plat to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat drawing to staff on January 10, 2001. The revised plat includes the additional notations as required by staff. 3 March 8, 2001 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1303 As noted in paragraph A., the applicant is requesting a variance to allow a lot without public street frontage (Lot 3). The applicant is providing an access easement across Lot 2 to serve this lot. Staff supports the variance as requested. The Public Works Department has reviewed the revised plat and notes the following concerns: 1. Additional right-of-way for Gamble Road not shown. 2. Driveway locations 3. Internal circulation 4. No turnaround at the end of Gamble Road The applicant has noted that he will meet with Public Works prior to the public hearing to resolve these issues. With resolution of these issues, staff has no objections to the proposed preliminary plat. The subdivision should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Staff recommends approval of the variance to allow Lot 3 with no public street frontage. 3. The Public Works issues as noted in paragraph H. must be resolved. PLANNING COMMISSION ACTION: (JANUARY 25, 2001) Staff informed the Commission that the applicant submitted a letter on January 19, 2001 requesting that this application be deferred to the March 81 2001 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the March 8, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 4 March 8, 2001 SUBDIVISION ITEM NO.: A (Cont. STAFF UPDATE: FILE NO.: 5-1303 The applicant submitted a revised preliminary plat to staff on February 22, 2001. The revised plat was presented to and briefly discussed by the Subdivision Committee on February 15, 2001. Public Works has reviewed the revised preliminary plat and notes that the applicant has not resolved any of the Public Works concerns as noted in paragraph H. of this report. The applicant has mentioned the fact that the section of Gamble Road from the existing drive for this property to the north could be abandoned, which would eliminate the Public Works concerns. However, as of this writing, the abandonment request has not been made a component of this preliminary plat application. Staff has informed the applicant that the Public Works issues need to be resolved. The applicant has noted that they will continue to work with the adjacent property owner and Public Works regarding the outstanding issues and possible abandonment of Gamble Road. PLANNING COMMISSION ACTION: (MARCH 8, 2001) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Staff noted that all Public Works issues had been resolved. Staff stated that the applicant amended the application to make the abandonment of the section of Gamble Road, north of the existing driveways, part of the proposal. The applicant also agreed to construct a sidewalk with the service drive along the east property line. Staff noted that the PCD would not be presented to the Board of Directors until the required paperwork for the right-of-way abandonment is submitted to Public Works. The Chairman placed the item before the within the Consent Agenda for approval A motion to that effect was made. The of 9 ayes, 0 nays and 2 absent. Commission for inclusion as recommended by staff. motion passed by a vote 5