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HomeMy WebLinkAboutStaff Report_~ r. _, STAFF REPORT Case No: 94-315 Request: .Consideration of a preliminary plafi for the L.O. Ball Memorial Subdivision, a 29.08 acres commercial subdivision located at the southwest corner of Rock Prairie Rd. and the SH 6 By-Pass.. Applicant: TAC Realty and DonBall/Kovak & Co. ZONING AND LAND USE Subject Tract: C-Z Commercial/Industrial North: C-2 Bank Facility East: C-1 across the. By-Pass vacant South: A-0 vacant 'and C-2 developed West: C-1 and R-4 developed as Humana Use: Bank Facility COMPREHENSIVE PLAN Land Use Plan: Retail Commercial Thoroughfare Plan: This property includes the extension of Longmire as a minor arterial Development Policies: Refer. to comments below Parkland Dedication: NA ENGINEERING Water: A 24" line exists .along Rock Prairie and SH b frontage Sewer: An $" line exists along SH 6 and along Birmingham. Streets: Bound by Rock Prairie on the north and SH 6 Frontage on the east and Birmingham on the south. Drainage: Overland to the southeast Flood Plain: None Oversize Request: None requested Proposed Public Improvements: Right-of. way for a right .turn lane on Rock Prairie, Longmire extension, :water and sewer internal extensions Easement Dedications:. As shown on the plat Sidewalks: Existing on Rock Prairie. Will be relocated. with right turn. construction. Existing on Birmingham and. will constructed on both sides of the Longmire extension. IlVIPACT STUDIES Water & Sewer: Complete water and sewer impact studies are not available at the time of this writing. If this ordinance requirement. is not met staff may have to recommend denial of the preliminary plat. This will be determined prior to the meeting. Traffic: The Traffic study indicates the following: 1. The capacity of surrounding roadways can accommodate the additional traffic that will occur from development of the 29 acre tract. 2. There is need for right-of-way reserve for a right turn lane at this time. 3. No request for or justification of oversize participation in the Longmire construction. 4. Warrants for the signalization of .the intersection of Rock Prairie Road will be met in the near future. (As per the Driveway Ordinance staff will review the possible participation by the reserve tract in the installation of this signal if development of the reserve tract necessitates the signal.) 5. It is probable that the. signalization of Longmire Dr. at its intersection with Rock Prairie Rd. will be desirable and warranted at some point in the future as there is significant development within this project and to the south. 6. Access for the reserve tract should be channeled to Longmire and the frontage road. Primary access to the reserve tract should not be taken from Rock Prairie Rd. Drainage: No negative impacts were determined. NOTIFICATION: Advertised Commission Hearing Date(s): 10-20-94 Advertised Council Hearing Dates: 11-10-94 STAFF COMMENTS /RECOMMENDATIONS A pre submission conference was held on 9-21-94. The revised preliminary plat addresses all comments with the exception of the following: extension of 20' public utility easement along the S.H. 6 frontage, _ driveway location at VictoriaBank to show alignment with the proposed access easement to Lot 1, complete impact studies, and public utility easements to cover the power poles along Rock Prairie Road The preliminary plat consists of a 1.43 acre lot at the corner of Rock Prairie Road and the S.H. 6 Frontage Rd. and a 27.58 acre reserve tract. This plat is being submitted. in order that the 1.43 acre tract can be developed at this time. The dedication of the Longmire right of way and its associated construction will occur with the final platting and development of the' reserve. tract. Lot 1 is approximately 5 % of the overall subdivision and Lot 1 is not guaranteeing with the. City any portion of the Longmire extension construction. Staff has no problem with this.:because of the small size of Lot 1, however we are putting the owner of the reserve tract on notice through this staff report that there will be no future subdivisions of the reserve tract .with. out the extension of Longmire.. Staff would not be in favor of platting .any of the reserve tract, regardless of its location relative to Longmire, without the construction of Longmire. Staff is trying to avoid piecemeal platting of the reserve tract so that we do not end up with another Welsh .street' situation, wherein the area remaining to be developed. cannot support the cost of the street. According to impact studies the reservation of the right-of--way for a right turn is appropriate at this time. The 1.43 acre corner tract is willing to dedicate the right-of-way for this right turn lane. Based on the possible permitted uses in -the C-2 district full development of the parent tract may necessitate construction of the right turn lane. For this reason the preliminary plat should be conditioned upon the construction of the turn lane prior. to any future final platting of the parent tract. Access to Lot 1 will occur directly across from the Victoria Bank access. This will necessitate an access. easement granted. from-the reserve tract. There will be no other access points for Lot 1 from Rock Prairie Rd. Although staff feels the amount. of traffic estimated. in the impact study to be generated from the development is on the low side, we are in agreement that the capacity of surrounding 1 ~ ., ,. ~` } roadways can accommodate the additional. traffic that will occur from development of the 29 acre tract. Access for the reserve. tract will be reviewed at the time of final platting and again at the time of site.. plan review. Depending on traffic generation of the reserve tract it may be important to preclude shared access because of the proximity of the access point to the By-Pass. It may be necessary to dedicate that access point solely for Lot 1. As per the Driveway Ordinance there will be no additional access points to Rock Prairie between the Longmire intersection and the By-Pass. Staff recommends approval of the preliminary plat with the. following conditions: 1. Complete water and sewer impact studies, 2. Extension of the 20' PLTE along SH 6 Frontage, 3. Verification that the driveway access: easement on Rock Prairie Rd. aligns with the Victoria Bank driveway access, 4. Provision of PLTEs to cover power poles along Rock.Prairie Rd., 5. No future subdivision will be allowed without Longmire construction 6. No future subdivision will be allowed without the construction of the rightturn lane shown on Lot 1. 7. No additional future access points will be allowed to Rock Prairie east of the Longmire intersection.