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HomeMy WebLinkAboutZ-4325-D Staff AnalysisAugust 19, 1999 ITEM NO.: 4 FILE NO.: Z-4325-D NAME: Stagecoach Place - Short -Form PD-O and Preliminary Plat LOCATION: West side of Stagecoach Road, approximately 2,000 feet south of Baseline Road DEVELOPER: ENGINEER: Ark Best Realty, Inc. White-Daters and Associates P. O. Box 1300 401 S. Victory Street Little Rock, AR 72203 Little Rock, AR 72201 AREA: 15.18 acres NUMBER OF LOTS: 4 ZONING: MF-12 & R-2 ALLOWED USES: PROPOSED USE: FT. NEW STREET: 500 if Multifamily residential Post Office facility for Lot 3 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to subdivide 15.18 acres along the west side of Stagecoach Road into four (4) lots. The property is currently zoned MF-12 and R-2. The applicant proposes a 500 linear foot cul-de-sac to serve the lots. The lots will be final platted one at a time as they are sold, beginning with Lot 3. The applicant is also proposing to rezone Lot 3 from MF-12 to PD-O to allow for the development of a new post office facility which will serve the 72210 zip code area of Little Rock. The applicant proposes to construct a 10,338 square foot building, with parking, .Landscape, and buffer areas as noted on the attached site plan. August 19, 1999 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-4325-D B. EXISTING CONDITIONS: The site is currently undeveloped and mostly wooded. The Westfield Subdivision is located to the south and west, with a golf driving range to the north. There is a church and undeveloped property to the east across Stagecoach Road, with three (3) single-family residences t❑ the northeast. C. NEIGHBORHOOD COMMENTS: The Otter Creek and Crystal Valley Neighborhood Associations were notified of the public hearing.. As of this writing, staff has heard from two (2) persons with concerns and questions about the proposed development. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Hwy. 5 is listed on the Master Street Plan as a principal arterial; dedication of right-of-way to 55 feet from new centerline will be required. 2. Proposed street must have sidewalk on both sides. Construct sidewalk on Hwy. 5 per Master Street Plan. 3. Construct right turn lane on Stagecoach Road. (150 feet storage with 125 feet transition). 4. Maximum driveway width 36 feet. 5. Comply with driveway Ordinance #18,031 on plat. Show driveway location for approval by Planning Commission. 6. Existing topographic information at maximum five-foot contour interval 10 feet base flood elevation. 7. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 8.A Grading Permit per Special Flood Hazard Area per Sec. 29-186(b) is required. 9.A Development Permit for Flood Hazard Area per Sec. 8-283 is required. 10. Contact the ADPC&E for approval prior to start of work is required. 11. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 2 August 19, 1999 SUBDIVISION ITEM NO.: 4 E. Cont.) FILE NO.: Z-4325-D UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment. Water: A development fee applies for connections to the main in Stagecoach Road. A water main extension will be required. Fire Department: Fire hydrant may be required. Contact Dennis Free at 918-3752 for details. County Plannin : No Comment received. CATA: Not currently served by the CATA system; site is not amenable to transit use. A public building (Federal, State or local) should be more accessible to the public through alternative transportation modes. Although CATA does not currently serve this site, it may in the future. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Otter Creek Planning District. There is a pending Land Use Plan Amendment on the property to change from Multi -Family to Mixed Use. Buffering to the adjacent residential areas to the south and west should be addressed; i.e. the fencing should be increased to 8 feet to address the storage of large delivery vehicles and tall evergreen vegetation should be used. Parking for delivery trucks and other noise generating activities should be moved away from Single Family areas. City Recognized Neighborhood Action Plan: The Otter Creek/Crystal Valley Neighborhood Plan is currently being formulated. Landscape Issues: The proposed land use buffer width along the southern perimeter is 7 feet short of the full requirement of 19 feet without transfers. It is one foot short of the minimum requirement. 3 August 19, 1999 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-4325-D The land use buffer along the western perimeter meets the full requirement of 13 feet when averaged out but drops to only 9 feet part of the way. A 6 foot high opaque screen, either a wood fence with its face side directed outward or dense evergreen plantings will be required adjacent to the residential properties to the south and west. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. G. ANALYSIS: The applicant submitted a letter to staff on August 4, 1999 requesting that the preliminary plat and PZD rezoning request be withdrawn. Staff supports the withdrawal as requested. H. STAFF RECOMMENDATIONS: Staff recommends approval of the withdrawal as requested by the applicant. SUBDIVISION COMMITTEE COMMENT: (DULY 29, 1999) Joe White and Carrie Holyfield were present, representing the application. Staff gave a brief description of the preliminary plat and PD-O rezoning site plan. Staff noted several items which needed to be shown on a revised preliminary plat drawing. The PD-O site plan for Lot 3 was the primary focus of the discussion. Internal traffic circulation and the number of parking spaces were briefly discussed. It was noted that this proposed post office would be a new zip code distribution facility with a large number of postal trucks thus the need for the amount of parking area proposed. Due to the fact that a number of postal trucks will be on the site, staff recommended that an eight (8) foot screening fence be constructed along the south and west property lines, where adjacent to single-family zoning. Staff also noted that the parking area along the east side of the building should be used 4 August 19, 1999 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-4325-D for parking of the postal trucks, furthest away from the single- family zoning. The applicant noted that the post office representative would be informed of these suggestions. Commissioner Berry asked if the post office had a specific policy in locating facilities off main roadways. Ms. Holyfield was not sure of a specific policy, and stated that she would have a post office representative contact Mr. Berry. Bob Turner, of Public Works, asked if there would be a phasing plan for the proposed cul-de-sac street.. Mr. White noted that the south side of the street, including sidewalk, would be constructed first and the north side would be constructed with the final platting of Lots 1 and 4. The land use buffers were briefly discussed. It was noted that the buffers along the south and west property lines should be increased. The CATA comment relating to access was briefly discussed. It was noted that public transportation vehicles would not travel down the proposed cul-de-sac, but would let persons off along Stagecoach Road, with a possible future route. It was also noted that the proposed cul-de-sac would have sidewalks on both sides. After the discussion, the Committee forwarded the preliminary plat and PD-O to the full Commission for resolution. PLANNING COMMISSION ACTION: (AUGUST 19, 1999) Staff informed the Commission that the applicant submitted a letter on August 4, 1999 requesting that this item be withdrawn. Staff supported the withdrawal request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for withdrawal. A motion to that effect was made. The motion passed by a vote of 6 ayes, 0 nays and 5 absent.