HomeMy WebLinkAboutZ-3454-K Staff AnalysisOctober 26, 2000
ITEM NO.: 7
FILE NO.: Z -3454-K
NAME: Otter Creek Village Commercial Subdivision (Lot 5) -
Zoning Site Plan Review
LOCATION: West side of Stagecoach Road, approximately 400 feet
south of Otter Creek Parkway
DEVELOPER:
Otter Creek Land Co.
#2 Otter Creek Court
Little Rock, AR 72209
AREA: 0.586 acre
ZONING: C-2
ENGINEER:
McGetrick and McGetrick
319 E. Markham Street, Ste. 202
Little Rock, AR 72201
NUMBER OF LOTS: 1 FT. NEW STREET: 0
ALLOWED USES: Commercial
PROPOSED USE: Commercial
VARIANCES/WAIVERS REQUESTED:
A variance to allow a reduced rear yard setback.
BACKGROUND:
Lot 5, Otter Creek Village Commercial Subdivision is zoned C-2
and requires site plan review approval by the Planning
Commission for any development. When the preliminary plat was
approved for this subdivision (April 4, 1995), Lot 5 was one of
the peripheral lots approved at less than the five (5) acre
minimum lot size.
A. PROPOSAL/REQUEST:
The applicant proposes to construct a 2,925 square foot
commercial building on Lot 5, Otter Creek Village
Commercial Subdivision. The building will have a height of
25 feet. A drive-thru window is proposed along the
building's west side.
October 26, 2000
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z -3454-K
A total of nine (9) parking spaces are proposed on the
north side of the building. The property will be accessed
by way of existing access easements and drives from
Stagecoach Road.
The applicant is requesting a variance to allow a reduced
rear yard setback (west side). The ordinance requires a
minimum rear building setback of 40 feet. The applicant is
proposing a 31 foot rear setback.
Please see the attached site plan for the proposed
building, parking and drive locations.
B. EXISTING CONDITIONS:
This lot is currently undeveloped and has been graded in
preparation for building construction. There is a mixture
of commercial uses to the north and south along Stagecoach
Road, with undeveloped C-3 zoned property to the east
across Stagecoach Road. There is a commercial strip center
immediately west of this site.
C. NEIGHBORHOOD COMMENTS:
The Otter Creek, Crystal Valley and SWLR UP 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. Stagecoach Road is listed on the Master Street Plan as a
principal arterial, dedication of right-of-way to 55 feet
from centerline is required.
2. Stagecoach Road frontage needs to have the sidewalks and
ramps brought up to the current ADA standards.
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Stormwater detention ordinance applies to this property.
5. Stagecoach Road has a 1998 average daily traffic count of
9,100.
6. Otter Creek has a 1998 average daily traffic count of
4,200.
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October 26, 2000
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z -3454-K
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
AP&L: No Comment.
ARKLA: No Comment received.
Southwestern Bell: No Comment.
Water: No objection. An acreage charge of $150 per acre
applies in addition to normal charges. Contact the Water
Works regarding meter size and location.
Fire Department: No Comment.
County Planning: No Comment received.
CATA: Site is not located on a dedicated bus route and
has no effect on bus radius, turnout and route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
No Comment.
Landscape Issues:
The on-site buffer along Stagecoach Road must not drop
below a width of 9 feet. This is also a requirement by the
Landscape Ordinance.
The Landscape strip along the western perimeter must not
drop below a width of 6.7 feet.
G. SUBDIVISION COMMITTEE REVIEW:
Pat McGetrick was present, representing the application.
Staff briefly described the proposed site plan. Staff
noted that the applicant needed to request a variance for a
reduced rear yard setback.
The landscape issues were briefly discussed. Bob Brown, of
the Planning Staff, noted that additional landscape buffer
width was required along the east (street side) and west
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October 26, 2000
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z -3454-K
property lines.
After the discussion, the Committee forwarded the site plan
to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff on
October 11, 2000. The revised plan addresses the issues as
raised by staff and discussed by the Subdivision Committee.
The revised plan provides for the 9 foot landscape buffer
along the east property line and the 6.7 foot landscape
buffer along the west property line.
The ordinance requires a minimum of 9 parking spaces for a
commercial development of this size. The proposed site
plan provides the 9 required spaces.
As noted in paragraph A., the applicant is requesting a
variance for a reduced rear setback. Based on the lot's
small size and the fact that the preliminary plat allowed
the substandard size lot as a component of the overall
commercial subdivision, staff feels that the variance
request is reasonable.
Otherwise, to staff's knowledge, there are no outstanding
issues associated with the site plan. Staff feels that the
proposed development will have no adverse impact on the
general area.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1. Compliance with the requirements as noted in paragraphs
D, E and F of this report.
2. The dumpster area must be screened on three (3) sides
with an 8 foot high opaque fence or wall.
3. Staff recommends approval of the requested variance for
reduced rear yard setback.
4. Any signage must conform to the City's Zoning Ordinance.
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October 26, 2000
SUBDIVISION
ITEM NO.: 7 (Cont.)
FILE NO.: Z -3454-K
PLANNING COMMISSION ACTION: (OCTOBER 26, 2000)
The Staff presented a positive recommendation on this
application, as there were no further issues for resolution.
There were no objectors to this matter.
Chair Adcock asked if there would be landscaping at the rear of
the building. Staff explained that there would be landscaping
along the property lines and that the development would have to
comply with the new landscaping ordinance.
The Chairperson 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 10 ayes, 0 nays and 1 absent.
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