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HomeMy WebLinkAboutS-1441-B Staff AnalysisFILE NO.: S-1441-B NAME: Ranch Highlands West Revised Preliminary Plat LOCATION: Located on Valley Ranch Drive, North of Cantrell Road DEVELOPER: FCC Grass Farms Partnership Suite 300, Financial 3 Building Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 28.1154 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 11 FT. NEW STREET: 1000 LF 0-3, General Office District 20 - Pinnacle 42.05 VARIANCESIWAIVERS REQUESTED: A variance to allow the development of Lots 7 and 8 as double frontage lots. BACKGROUND: A preliminary plat for 5.68 acres of 0-3, General Office District zoned property was reviewed and approved by the Little Rock Planning Commission at their July 15, 2004, Public Hearing. A revision to expand the previously approved preliminary plat area to include 13 office zoned lots was filed for review by the Little Rock Planning Commission at their October 7, 2004, Public Hearing. The applicant withdrew his request prior to final action by the Commission. A. PROPOSAL/REQUEST: The applicant is now proposing a preliminary plat application for properties currently zoned 0-3, General Office District. The applicant has indicted the development of 28.11 acres with eleven (11) lots. The applicant has indicated an FILE NO.: S-1441-B (Cont. average lot size of 280-feet by 280-feet or 1.79 acres. The applicant has also indicated 1,000 linear feet of street will be added as a result of the development. The proposed preliminary plat indicates Lots 7 and 8 as double frontage lots. The applicant is seeking a variance from the Subdivision Ordinance to allow the development of the lots as indicated. The developer has stated the justification for the variance is the primary access to these lots will be from Valley Ranch Court and a no right of vehicle access will be platted along the rear of the lots abutting Patrick Country Road. B. EXISTING CONDITIONS: The site is vacant and grass covered with a scattering of trees. Valley Ranch Drive is newly constructed without sidewalks in place. Other uses in the area include a commercial node to the east including two auto repair businesses, liquor store, a restaurant, a printing company and a church. The area to the west is also vacant. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the Margeaux Place Property Owners Association, the Maywood Manor and the Johnson Ranch Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: 1. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 2. The standard conditions shown on the plans as "Public Works Notes" apply to the project. 3. Public Works does not support a continued deferral of street improvements to Patrick Country Road. 4. Storm water detention ordinance applies to this property. 5. A 20 feet radial dedication of right-of-way is required at the intersection of Valley Ranch Drive and Valley Ranch Court. 6. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Any alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 8. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 2 FILE NO.: S-1441-B (Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Water main extensions will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near the Highway 10 Express CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 10, 2005) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff stated the proposed preliminary plat included the subdivision of an 0-3, General Office District zoned tract into 11 lots. Staff stated the proposal would require a variance from the Subdivision Ordinance to allow the creation of double frontage lots. Staff requested the applicant provide the proposed driveway locations and include a 50-foot building setback adjacent to the northeastern single-family lots. Staff stated the single-family lots were shallow lots. Staff stated they felt an additional buffer would be required in this area. 3 FILE NO.: S-1441-B (Cont. Public Works comments were addressed. Staff stated a grading permit would be required prior to any land clearing or grading activities at the site. Staff also stated a 20-foot radial dedication of right-of-way would be required at the intersection of Valley Ranch Drive and Valley Ranch Court. Staff noted a continued deferral of street improvements to Patrick Country Road would not be supported. Mr. Daters stated when a final plat for one of the lots abutting Patrick Country Road was requested, the roadway would be constructed to commercial street standard if the issue related to Patrick Country Road was not resolved. Mr. Daters stated he and the owner were working on a proposal to remove Patrick Country Road from the Master Street Plan and re-route the collector street to Valley Ranch Drive. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the February 10, 2005, Subdivision Committee meeting. The applicant has indicated the proposed driveway locations on the preliminary plat. The applicant has also indicated a 30-foot undisturbed buffer and a 50-foot building setback adjacent to the northeasterly lots currently indicated and zoned for single-family. The proposed preliminary plat includes the subdivision of 28.11 acres into eleven office zoned lots. The applicant has indicated a 30-foot building line adjacent to Valley Club Drive; more than adequate to meet the typical minimum ordinance requirement (25-feet for properties zoned 0-3, General Office District). The applicant has also indicated an average lot size of 280-feet by 280-feet or 1.79 acres. The lots proposed are more than adequate to meet the minimum lot size required for the current zoning or 14,000 square feet. The applicant has also indicated a new cul-de-sac street will be added. The applicant has indicated 1,000 feet of new street will be constructed to commercial street standard. The applicant is requesting a variance from the Subdivision Ordinance to allow the development of double frontage lots. The applicant has indicated Lots 7 and 8 will be accessed from the new cul-de-sac street but will also have frontage on Patrick Country Road. The applicant has indicated Patrick Country Road will be developed when one of the lots abutting the roadway is final platted. Staff is supportive of the indicated variance from the Subdivision Ordinance to allow the development of double frontage lots and the applicant's indicated phasing of the street construction to Patrick Country Road. 0 FILE NO.: S-1441-B (Cont. Staff is supportive of the applicant's request. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the development should have minimal impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the applicant's request to allow the creation of double frontage lots. PLANNING COMMISSION ACTION: (MARCH 3, 2005) Mr. Joe White of White-Daters and Associates was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a request dated March 2, 2005, requesting the item be deferred to the April 14, 2005, Public Hearing. Staff stated the deferral would require a waiver of the Commission's By-laws with regard to the time frame for the deferral request. Staff stated they were supportive of the applicant's requested deferral. There was no further discussion of the item. A motion was made to waive the By-laws with regard to the late deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The Chair entertained a motion to place the item for inclusion on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant is still working to resolve issues related to concerns raised at the Subdivision Committee meeting held February 10, 2005. Staff recommends this item be deferred to the May 26, 2005, Public Hearing. LANNING COMMISSION ACTION: (APRIL 14, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the applicant's request to allow the creation of double frontage lots. There was no further discussion of the item. The Chair entertained a motion to place the item on the Consent Agenda for Approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 5 City of Little Rock Department of Planning and Development 723 West Markham Street Little Rock, Arkansas 72201-1334 Phone: (501) 371-4790 Fax: (501) 399-3435 or 371-6863 April 18, 2005 Mr. Joe White White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 Planning Zoning and Subdivision Re: Ranch West Office Park Revised Preliminary Plat (S-1441-B), located on the East side of Ranch Valley Drive, West of Patrick Country Road Dear Mr. White: This is to advise you that in connection with your request concerning the above referenced file number the following action was taken by the Planning Commission at its meeting on April 14, 2005: Approved with conditions. _X Recommended approval with conditions. Recommended approval as submitted. Denied your request as submitted. Deferred to Meeting. Other: Your item will be forwarded to the Board of Directors for final action at their May 17, 2005 Public Hearing. The meeting begins at 6:00 pm and is held at 500 West Markham Street, City Hall, 2nd Floor Board of Directors Chambers. You or your representative will need to be present. If you have any questions please do not hesitate to contact me at 371-6821. Respectfully, Donna James, AICP Subdivision Administrator April 14, 2005 ITEM NO.: A FILE NO.: S-1441-B NAME: Ranch Highlands West Revised Preliminary Plat LOCATION: Located on Valley Ranch Drive, North of Cantrell Road DEVELOPER: FCC Grass Farms Partnership Suite 300, Financial 3 Building Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 28.1154 acres NUMBER OF LOTS: 11 FT. NEW STREET: 1000 LF CURRENT ZONING: 0-3, General Office District PLANNING DISTRICT: 20 - Pinnacle CENSUS TRACT: 42.05 VARIAN C ESMAIVE RS REQUESTED: A variance to allow the development of Lots 7 and 8 as double frontage lots. BACKGROUND: A preliminary plat for 5.68 acres of 0-3, General Office District zoned property was reviewed and approved by the Little Rock Planning Commission at their July 15, 2004, Public Hearing. A revision to expand the previously approved preliminary plat area to include 13 office zoned lots was filed for review by the Little Rock Planning Commission at their October 7, 2004, Public Hearing. The applicant withdrew his request prior to final action by the Commission. A. PROPOSAL/REQUEST: The applicant is now proposing a preliminary plat application for properties currently zoned 0-3, General Office District. The applicant has indicted the April 14, 2005 SUBDIVISION ITEM NO.: A Cont. FILE NO.: S-1441-B development of 28.11 acres with eleven (11) lots. The applicant has indicated an average lot size of 280-feet by 280-feet or 1.79 acres. The applicant has also indicated 1,000 linear feet of street will be added as a result of the development. The proposed preliminary plat indicates Lots 7 and 8 as double frontage lots. The applicant is seeking a variance from the Subdivision Ordinance to allow the development of the lots as indicated. The developer has stated the justification for the variance is the primary access to these lots will be from Valley Ranch Court and a no right of vehicle access will be platted along the rear of the lots abutting Patrick Country Road. B. EXISTING CONDITIONS: The site is vacant and grass covered with a scattering of trees. Valley Ranch Drive is newly constructed without sidewalks in place. Other uses in the area include a commercial node to the east including two auto repair businesses, liquor store, a restaurant, a printing company and a church. The area to the west is also vacant. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the Margeaux Place Property Owners Association, the Maywood Manor and the Johnson Ranch Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: 1. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 2. The standard conditions shown on the plans as "Public Works Notes" apply to the project. 3. Public Works does not support a continued deferral of street improvements to Patrick Country Road. 4. Storm water detention ordinance applies to this property. 5. A 20 feet radial dedication of right-of-way is required at the intersection of Valley Ranch Drive and Valley Ranch Court. 6. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Any alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 8. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at 2 April 14, 2005 SUBDIVISION ITEM NO.: A (C FILE NO.: S-1441-B (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Enter : Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Water main extensions will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County -Planning: No comment. CATA: The site is located near the Highway 10 Express CATA Bus Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 10, 2005) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff stated the proposed preliminary plat included the subdivision of an 0-3, General Office District zoned tract into 11 lots. Staff stated the proposal would require a variance from the Subdivision Ordinance to allow the creation of double frontage lots. Staff requested the applicant provide the proposed 3 April 14, 2005 SUBDIVISION ITEM NO.: A(Cont.)FILE NO.: S-1441-B driveway locations and include a 50-foot building setback adjacent to the northeastern single-family lots. Staff stated the single-family lots were shallow lots. Staff stated they felt an additional buffer would be required in this area. Public Works comments were addressed. Staff stated a grading permit would be required prior to any land clearing or grading activities at the site. Staff also stated a 20-foot radial dedication of right-of-way would be required at the intersection of Valley Ranch Drive and Valley Ranch Court. Staff noted a continued deferral of street improvements to Patrick Country Road would not be supported. Mr. Daters stated when a final plat for one of the lots abutting Patrick Country Road was requested, the roadway would be constructed to commercial street standard if the issue related to Patrick Country Road. was not resolved. Mr. Daters stated he and the owner were working on a proposal to remove Patrick Country Road from the Master Street Plan and re-route the collector street to Valley Ranch Drive. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the February 10, 2005, Subdivision Committee meeting. The applicant has indicated the proposed driveway locations on the preliminary plat. The applicant has also indicated a 30-fact undisturbed buffer and a 50-foot building setback adjacent to the northeasterly lots currently indicated and zoned for single-family. The proposed preliminary plat includes the subdivision of 28.11 acres into eleven office zoned lots. The applicant has indicated a 30-foot building line adjacent to Valley Club Drive; more than adequate to meet the typical minimum ordinance requirement (25-feet for properties zoned 0-3, General Office District). The applicant has also indicated an average lot size of 280-feet by 280-feet or 1.79 acres. The lots proposed are more than adequate to meet the minimum lot size required for the current zoning or 14,000 square feet. The applicant has also indicated a new cul-de-sac street will be added. The applicant has indicated 1,000 feet of new street will be constructed to commercial street standard. The applicant is requesting a variance from the Subdivision Ordinance to allow the development,of double frontage lots. The applicant has indicated Lots 7 and 8 will be accessed from the new cul-de-sac street but will also have frontage on 4 April 14, 2005 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1441-B Patrick Country Road. The applicant has indicated Patrick Country Road will be developed when one of the lots abutting the roadway is final platted. Staff is supportive of the indicated variance from the Subdivision Ordinance to allow the development of double frontage lots and the applicant's indicated phasing of the street construction to Patrick Country Road. Staff is supportive of the applicant's request. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the development should have minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the applicant's request to allow the creation of double frontage lots. PLANNING COMMISSION ACTION: (MARCH 3, 2005) Mr. Joe White of White-Daters and Associates was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a request dated March 2, 2005, requesting the item be deferred to the April 14, 2005, Public Hearing. Staff stated the deferral would require a waiver of the Commission's By-laws with regard to the time frame for the deferral request. Staff stated they were supportive of the applicant's requested deferral. There was no further discussion of the item. A motion was made to waive the By-laws with regard to the late deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The Chair entertained a motion to place the item for inclusion on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant is still working to resolve issues related to concerns raised at the Subdivision Committee meeting held February 10, 2005. Staff recommends this item be deferred to the May 26, 2005, Public Hearing. PLANNING COMMISSION ACTION: (APRIL 14, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of HPr+f 14, 2005 SUBDIVISION the above report. Staff also presented a recommendation FILE No.. request to allow the creation of double 5-1441_B mmendation of approval of the applicant's frontage lots. There was no further discussion of the ite the item on the Consent A ends for A m. g Approval 0 noes and 0 absent. val R The Chair entertained a motion to place The motion carried by a vote of 11 ayes,