HomeMy WebLinkAboutS-1725 Staff AnalysisITEM NO.: 2. S-1725
NAME: Panther Branch Addition Preliminary Plat
LOCATION: located at the Southwest corner of Kirby and Kanis Roads
Planning Staff Comments:
1. Provide notification of the abutting property owners including the certified abstract
list, notice form with affidavit executed and proof of mailing. The notice must be
mailed no later than April 30, 2014. The Office of Planning and Development must
receive the proof of notice no later than May 9, 2014.
2. Provide the name/address of land owner with source of title.
3. Name/address of the subdivider.
4. Applicable or existing covenants and the proposed covenants on the land.
5. Front yard building setback line shown on the plat.
6. Natural features, drainage channels, bodies of water, wooded areas.
7. Cultural features, streets, bridges, culverts, utility/power lines, pipelines, easements,
parks, structures, city and county limes, section lines.
8. Limits of the floodplain and/or floodway.
Variance/Waivers: None requested.
Public Works Conditions:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication
of right-of-way 45 feet from centerline will be required.
2. Per the Master Street Plan, Cooper Orbit Road, a minor arterial street, is proposed
to intersect Kanis Road at this property. A dedication of a 90 foot right-of-way is
required. The plan shows Panther Branch Drive to serve as the new alignment of
Cooper Orbit Road.
3. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis
Road and Panther Branch Drive.
4. With site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvement to Kanis Road including 5-foot
sidewalks with the planned development. The new back of curb should be placed
29.5 feet from the street centerline.
5. With site development, provide the design of street conforming to the Master Street
Plan. Construct full street improvements to Panther Branch Drive including 5-foot
sidewalks with the planned development. The total street width is 59 feet. Initially,
the applicant proposes to construct three (3) eleven (11) foot lanes.
6. 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. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved prior
Item # I
to the start of construction.
7. Stormwater detention ordinance applies to this property.
8. Street improvement plans shall include signage and striping. Kanis Road should be
striped with a center turn lane and a left turn lane at the Kanis Road/Panther Branch
Drive intersection. Contact Nat Banihatti at 379-1818 for more information. Public
Works must approve the completed plans prior to construction.
9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg
Simmons) for more information.
10. Provide a letter prepared by a registered engineer certifying the sight distance at the
intersection(s) and driveways comply with 2004 AASHTO Green Book standards.
Utilities and Fire Department/County Planning:
Wastewater: The property must be annexed into the City to received sewer service
from the City of Little Rock Wastewater Utility. Sewer main extension required with
easements if sewer service is required for this project. Contact Little Rock Wastewater
Utility for additional information.
Entergy: No comment received.
Center -Point Enemy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. A Capital Investment charge is applicable to all connections off the waterlines along
Kanis and Cooper Orbit Roads.
2. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
3. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
4. Contact Central Arkansas Water if additional fire protection or metered water service
is required.
5. A Capital Investment Charge based on the size of meter connection(s) will apply to
this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
6. The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense.
7. Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZA) is required on the domestic water service.
Item # 2.
This assembly must be installed prior to the first point of use. Central Arkansas
Water requires that upon installation of the RPZA, successful tests of the assembly
must be completed by a Certified Assembly Tester licensed by the State of Arkansas
and approved by Central Arkansas Water. The test results must be sent to Central
Arkansas Water's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if you would
like to discuss backflow prevention requirements for this project.
8. The facilities on -site will be private. When meters are planned off private lines.
Private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer, licensed
to practice in the State of Arkansas. Execution of Customer Owned Line agreement
is required.
Fire Department: Provide a letter of approval from Chief Ronnie Wheeler of the West
Pulaski County Fire District. Chief Wheeler's phone number is 529-2004. His e-mail
address is w fd sbc lobal.net. Little Rock Fire Department Comments - Place fire
hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for
additional information.
County Planning:
1. Provide Bill of Assurance.
2. Provide Source of Title.
3. Provide State Plane Coordinates for two Property Corners. Verify Legal
Description is correct. Provide bearings and distances to two land corners.
4. Provide bearings and distances for new Lots 2 and 3 along both sides of Panther
Branch Drive. Show bearings and distances at property line adjacent to Lot 1.
Show R.O.W. width and pavement width for Panther Branch Drive.
5. Provide letter of approval from local fire department.
6. Provide street cross sections.
7. Provide Centerline profiles for street improvements.
8. Provide grading/storm drainage plan.
9. Provide FEMA flood panel number.
10. Provide Certificate of Owner.
11. See note below about Cooper Orbit Road.
12. Provide street design specifications.
13. Building line requirement is 40' for all property lines abutting streets for Lots 1
and 2.
14. Pay $10.00 review fee.
15. Label and dimension existing and proposed right of way for all roads abutting
development.
16.Obtain driveway permits from Pulaski County Public Works for any new
driveways.
Item # 2.
17. Provide FEMA flood panel number and confirm SFHA status.
18. Provide grading plan storm water and drainage plan for Public Works review.
19. Dedicate and show additional Right of Way along Cooper Orbit Road to comply
with Pulaski County Master Road Plan. Dedicate Right of Way to equal one half
of 70' or 35' south from Cooper Orbit Road Centerline.
20. Provide Street design data and specifications for Panther Branch Drive and for
Half -street improvements to Kanis Road and Cooper Orbit Road.
21. Show Little Rock City Limits.
CATA: Out of service area, nearest bus stop at Wal-mart on Bowman Road nearly
1.5 miles away.
Parks and Recreation: No comment received.
Buildin Code: No comment.
Planning Division: No comment.
Landscape: 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 30, 2014.
Item # 2.
May 15, 2014
ITEM NO.: 2 FILE N
NAME: Panther Branch Addition Preliminary Plat
LOCATION: Located at the Southwest corner of Kirby and Kanis Roads
DEVELOPER:
Panther Branch, LLC
P.O. Box 242146
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 11.4 acres
CURRENT ZONING:
PLANNING DISTRICT:
CENSUS TRACT:
VARIANCE/WAIVERS:
BACKGROUND:
NUMBER OF LOTS: 3
S-1725
FT. NEW STREET: 0 LF
MF-6, Multi -family 6 units per acres and C-1,
Neighborhood Commercial
18 — Ellis Mountain
42.07
None requested.
Ordinance No. 16,161 adopted by the Little Rock Board of Directors on February 4,
1992, rezoned property located at the intersection of Kanis and Cooper Orbit Roads
from R-2, Single-family to C-1, Neighborhood Commercial and MF-6, Multi -family
6-units per acres.
A. PROPOSAVREQUESTIAPPLICANT'S STATEMENT:
The property contains approximately 11.4 acres and is located at the southwest
corner of Kirby and Kanis Roads. The eastern portion of the property is currently
zoned C-1, Neighborhood Commercial and the western portion of the property is
currently zoned MF-6. The property is located outside the City limits, and the
May 15, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1725
developer wishes to annex into the City of Little Rock, upon approval of the
preliminary plat request.
The developer is proposing to dedicate the right of way for Kanis Road and the
future arterial connection located along the western perimeter of proposed Lot 2.
The developer is requesting to phase the street construction with the
development of each lot.
B. EXISTING CONDITIONS:
The property being considered for preliminary platting is located outside the City
limits of Little Rock but within the City's Extraterritorial Planning Jurisdiction. The
applicant has stated annexation will be sought to allow the property to receive
City sewer service. The property is currently zoned C-1, Neighborhood
Commercial and MF-6, Multi -family 6-uints per acre. The property to the north
and south are zoned R-2, Single-family. There is an approved PD-C located
along the western boundary of the site which is approved for an animal daycare
and boarding center. North of the site located at the intersection of Kirby and
Kanis Roads is a property zoned C-1, Neighborhood Commercial and has
developed as a convenience store. Further north along Kirby Road is an
apartment development. There is a property zoned PCD on the northeast corner
of Kanis and Kirby Roads which was approved for office, retail and
mini -warehouse but has expired since no development occurred with the
three (3) year time frame for submission of the final development plan.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All abutting property owners of the site along with the Woodlands
Edge Property Owners Association, the Parkway Place Property Owners
Association and the Spring Valley Manor Property Owners Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. Per the Master Street Plan, Cooper Orbit Road, a minor arterial street, is
proposed to intersect Kanis Road at this property. A dedication of a 90 foot
right-of-way is required. The plan shows Panther Branch Drive to serve as
the new alignment of Cooper Orbit Road.
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May 15, 2014
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: S-1725
3. A 20 foot radial dedication of right-of-way is required at the intersection of
Kanis Road and Panther Branch Drive.
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Kanis Road
including 5-foot sidewalk with the planned development. The new back of
curb should be placed 29.5 feet from the street centerline.
5. With site development, provide the design of street conforming to the
Master Street Plan. Construct full street improvements to Panther Branch
Drive including 5-foot sidewalks with the planned development. The total
street width is 59 feet. Initially, the applicant proposes to construct three (3)
eleven (11) foot lanes.
6. 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. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
7. Stormwater detention ordinance applies to this property.
8. Street improvement plans shall include signage and striping. Kanis Road
should be striped with a center turn lane and a left turn lane at the Kanis
Road/Panther Branch Drive intersection. Contact Nat Banihatti at 379-1818
for more information. Public Works must approve the completed plans prior
to construction.
9. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Greg Simmons) for more information.
10. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersection(s) and driveways comply with 2004 AASHTO
Green Book standards.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: The property must be annexed into the City to received sewer
service from the City of Little Rock Wastewater Utility. Sewer main extension
required with easements if sewer service is required for this project. Contact
Little Rock Wastewater Utility for additional information.
Enter : No comment received.
Center -Point Ener : No comment received.
AT & T: No comment received.
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May 15, 2014
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: S-1725
Central Arkansas Water:
1. A Capital Investment charge is applicable to all connections off the waterlines
along Kanis and Cooper Orbit Roads.
2. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
3. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
4. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
5. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
6. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's
expense.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water's Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
8. The facilities on -site will be private. When meters are planned off private
lines. Private facilities shall be installed to Central Arkansas Water's material
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line agreement is required.
Fire Department: Provide a letter of approval from Chief Ronnie Wheeler of the
West Pulaski County Fire District. Chief Wheeler's phone number is 529-2004.
His e-mail address is wpfd(J5.sbcglobal.net. Little Rock Fire Department
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May 15, 2014
SUBDIVISION
EM NO.: 2 (Cont.) FILE NO.: S-1725
Comments - Place fire hydrant(s) per code. Maintain access, two (2) ways to
enter and exit apartments. Contact the Little Rock Fire Department for additional
information.
County Planning:
1. Provide Bill of Assurance.
2. Provide Source of Title.
3. Provide State Plane Coordinates for two Property Corners. Verify Legal
Description is correct. Provide bearings and distances to two land
corners.
4. Provide bearings and distances for new Lots 2 and 3 along both sides of
Panther Branch Drive. Show bearings and distances at property line
adjacent to Lot 1. Show R.O.W. width and pavement width for Panther
Branch Drive.
5. Provide letter of approval from local fire department.
6. Provide street cross sections.
7. Provide Centerline profiles for street improvements.
8. Provide grading/storm drainage plan.
9. Provide FEMA flood panel number.
10. Provide Certificate of Owner.
11. See note below about Cooper Orbit Road.
12. Provide street design specifications.
13. Building line requirement is 40' for all property lines abutting streets for
Lots 1 and 2.
14. Pay $10.00 review fee.
15. Label and dimension existing and proposed right of way for all roads
abutting development.
16. Obtain driveway permits from Pulaski County Public Works for any new
driveways.
17. Provide FEMA flood panel number and confirm SFHA status.
18. Provide grading plan stormwater and drainage plan for Public Works
review.
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May 15, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1725
19. Dedicate and show additional Right of Way along Cooper Orbit Road to
comply with Pulaski County Master Road Plan. Dedicate Right of Way
to equal one half of 70' or 35' south from Cooper Orbit Road Centerline.
20. Provide Street design data and specifications for Panther Branch Drive
and for Half -street improvements to Kanis Road and Cooper Orbit Road.
21, Show Little Rock City Limits.
22. Provide complete set of drainage plans; including complete profile for all
road and ditch drainage.
23. Provide erosion control plan.
24. Provide complete set of building plans.
25. Provide complete set of utility construction plans.
26. Provide signage plan including locations, wording and standard details.
27. Provide striping plan.
28. Provide traffic control plans for all construction phases.
29. Provide PCRB and ADEQ stormwater permit. All construction must
adhere to ADEQ stormwater regulations. ADEQ permits, SWPPP, rain
gauge and inspection reports must be onsite during construction.
30. Show stationed road cross -sections for Panther Branch Drive, Cooper
Orbit and Kanis Roads.
31. Provide PCRB with proctor for subgrade and base course under
roadways.
32. Show direction of water flow for all ditches, gutters, drains and sheet
flow.
33. Show all stormwater runoff calculations for all inlets, gutters, culverts,
junctions, and culvert overflows.
34. Obtain all driveway permits from PCRB.
35. Obtain all utility permits from PCRB.
36. Show survey data for road centerline on plat and building plans.
37. Show curb line radius data at all intersections on plat and building plans.
38. Show property line radius data at all intersections on plat.
39. Indicate flood p lai n/floodway panel.
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May 15, 2014
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: S-1725
40. Label all right of way, shoulders and road edges.
41. Show Cooper Orbit Road improvements.
42. Show right of way dedication for Cooper Orbit Road.
43. Show City limits on plat.
44. Include preliminary plat approval signature for the County on the plat.
45. Show radiuses property line/right of way boundary at Cooper Orbit Road
and Kanis Road intersection.
46. Provide traffic study showing amount of traffic that would be turning onto
Panther Branch Drive from Kanis Road and exiting Panther Branch Drive
onto Kanis Road.
47. In addition to all Pulaski County requirements, all Little Rock
requirements must be met.
48. Notify PCRB of any lane closures.
49. Notify PCRB before any construction occurs.
50. All Little Rock and Pulaski County requirements must be met before any
construction can begin.
CATA: Out of service area, nearest bus stop at Wal-mart on Bowman Road
nearly 1.5 miles away.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (April 23, 2014)
Mr. Brian Dale and Mr. Graham Smith were present representing the request.
Staff stated the site was located outside the City limits of Little Rock but the
applicant would seek annexation to the City prior to final platting. Staff stated
there was a related item on the current agenda to allow the development of
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May 15, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1725
proposed Lot 2 with a multi -family development. Staff requested Mr. Dale
provide additional information of the proposed preliminary plat to include the
name and address of the subdivider, the front yard building setback and the
name and address of the land owner along with the source of tittle.
Public Works comments were addressed. Staff stated Kanis Road was classified
on the Master Street Plan as a minor arterial therefore a dedication of right of
way to 45-feet from centerline would be required. Staff also stated the proposed
Panther Branch Drive would serve as the new alignment for Cooper Orbit Road
and would require a right of way dedication of 90-feet. Staff stated prior to the
execution of the final plat streetlights were required to be installed.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the April 23, 2014, Subdivision Committee meeting. The
applicant has provided the name and address of the subdivider, the front yard
building setback and the name and address of the land owner along with the
source of title.
The request is to allow the creation of three (3) lots from a parcel containing
approximately 11.4 acres. The eastern portion of the property is currently zoned
C-1, Neighborhood Commercial and the western portion of the property is
currently zoned MF-6, Multi -family 6-units per acre. The property is located
outside the City limits, but will be annexed into the City limits of Little Rock prior
to any development of the property.
Lot 1 is indicated containing 1.37 acres, Lot 2 containing 7.86 acres and Lot 3
containing 0.68 acres. The average lot size proposed is 400-feet by 200-feet or
1.84 acres. 460-linear feet of new street will be added with the platting of the
lots. Lot 1 will remain zoned C-1, Neighborhood Commercial and Lot 3 will
remain zoned MF-6, Multi -family 6-units per acre. Lot 2 is proposed for
development with a multi -family development through a PD-R as a separate item
on this agenda (Z-5503-D).
The developer is proposing to dedicate the right of way for Kanis Road and the
future arterial connection (Panther Branch Drive) located along the western
perimeter of proposed Lot 2. Lot 3 is being created as a result of the placement
of the future arterial, (Panther Branch Drive). The developer is requesting to
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May 15, 2014
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: S-1725
phase the street construction with the development of each lot. There are no
improvements required to Cooper Orbit Road since the developer's ownership
does not abut the right of way of Cooper Orbit Road.
Staff is supportive of the request. To staffs knowledge there are no outstanding
technical issues associated with the request. Staff feels the creation of the three
(3) lots as proposed will not adversely impact the development or the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (MAY 15, 2014)
The applicant was present. There were registered objectors present. Staff stated there
were two (2) related items on the agenda which would be discussed together. Staff
stated item #10, Z-5503-D was a rezoning to PD-R for proposed Lot 2 of the preliminary
plat area. Staff presented the items with a recommendation of approval of each subject
each being in compliance with the comments and conditions as outlined in paragraphs
D, E and F of the agenda staff report.
Ms. Jena McDonnell of Spring Valley Manor addressed the Commission in opposition of
the request. She stated Spring Valley Manor was concerned over the density and the
increased traffic the development would place on Kanis and Cooper Orbit Roads. She
stated the residents of Spring Valley Manor had a difficult time getting into and out of
their neighborhood in the AM and PM peaks. She stated a traffic light was needed at
the intersection of Kanis and Cooper Orbit Roads to aid in exiting the subdivisions living
south of the Kanis/Cooper Orbit/Kirby Road intersection.
Mr. David Prudhomme addressed the Commission in opposition of the request. He
stated his concerns were similar to Ms. McDonnell's. He stated the staff had indicated
Cooper Orbit Road would be redirected but there were no plans to connect the
roadways. He stated there was not funding to make the connection. He stated he
understood the developer was not responsible to build Cooper Orbit since his ownership
did not abut the road. He stated the traffic at the intersection stacked in the mornings
with residents wanting to turn left to take their children to school at Baker Elementary.
He stated there were also a larger number of cars wanting to turn right which was a
difficult maneuver due to stacking and the high volume of traffic on Kanis Road. He
stated he was concerned the developer was proposing to place less landscaping along
the proposed arterial street. He stated he felt the Commission should not only consider
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May 15, 2014
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: S-1725
the density of this development but also the density which would be developed in the
area when properties were build -out. He stated the largest apartment complex in Little
Rock was located to the west of this site and only the first phase had been constructed.
Ms. Melanie Strigel addressed the Commission in opposition of the request. She stated
her home was located at 14800 Cooper Orbit Road. She stated her home was the third
house from the proposed development. She stated traffic was a concern. She stated
with the development of 168 apartments traffic would be increased at the intersection of
Kanis and Cooper Orbit Roads. She stated with 168 units one could expect
328 additional cars. She stated although this development was not taking access to
Cooper Orbit Road the cars would most likely still pass through the Kanis/Cooper Orbit
Road intersection. She stated this intersection was a hazard and there was a need for
a traffic light. She stated the proposed street along the western boundary would not go
anywhere and would only be used by service vehicles. She stated the developer had
met with the neighborhood and indicated he was not willing to contribute to a traffic
signal. She stated she felt the proposed zoning far exceeded the current zoning
classification of MF-6. She stated this area was a small bubble of County jurisdiction.
She stated when there was an emergency there was confusion as to which personnel to
send. She stated if this property were annexed into the City the bubble would only get
smaller and the confusion would only grow greater.
Mr. Graham Smith addressed the Commission on the merits of the request. He stated
the strip of land between his southern property line and Cooper Orbit Road was created
a number of years ago and he did not control of the 40-foot strip. He stated Panther
Branch was shown on the City's Master Street Plan as the new arterial connection to
Kanis Road. He stated the development would have an on -site manager to keep the
site neat and orderly. He stated the green spaces indicated met with City code. He
stated the density of the development was consistent with the C-1 and MF-6 zoning
districts. He stated based on the current zoning he could build 190 units. He stated
there is multi -family across the street and to the west of the site. He stated the City
must have felt multi -family was appropriate when allowing the property to be zoned for
the use.
Mr. Brian Dale addressed the Commission as the applicant's engineer. He stated he
had worked with staff on the alignment of the new future arterial street. He stated he
felt the name would be changed from Panther Branch to Cooper Orbit Road at the time
the connection was completed. He stated the developer was dedicating 90-feet of right
of way and constructing 36-feet of pavement. He stated the intent was to construct
three lanes at the intersection of Kanis and Panther Branch.
There was a general discussion by the Commission concerning development in the
area, traffic and the need for a traffic signal. The Commission questioned Mr. Smith if
he was willing to make a contribution to a traffic signal. Mr. Smith stated he was
May 15, 2014
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: S-1725
complying with staff comments and staff did not indicate there was a need for a traffic
signal at this intersection.
The Commission questioned staff if a traffic study had been completed. Staff stated
there was a traffic analysis conducted by the City in 2009. Staff stated at that time the
warrants were not met for a traffic signal at this intersection. Staff stated based on the
comments raided staff would review the intersection again to determine if warrants were
met based on today's conditions for a traffic signal.
The Commission questioned staff why the entrance on Panther Branch was limited to
service vehicles only. Staff stated the entrance did not have sufficient stacking and a
turn -around exit therefore could not be used by the residents as an entrance. Staff
stated they felt if the residents wanted to use the gate as an exit this would be
acceptable.
There was no further discussion of the item. The chair entertained a motion for
approval of the preliminary plat as presented by staff. The motion carried by a vote of
9 ayes, 0 noes and 2 absent.
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