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HomeMy WebLinkAboutZ-6178-B Staff AnalysisFebruary 17, 2000 ITEM NO.: 1.1 FILE NO.: Z -6178-B NAME: Staley Subdivision (Lot 2) - Short -Form PCD LOCATION: 9222 Stagecoach Road DEVELOPER: Gerald Staley 14200 Wimbledon Loop Little Rock, AR 72209 AREA: 0.59 acre ZONING: PCD ENGINEER: McGetrick and McGetrick 319 E. Markham St., Suite 202 Little Rock, AR 72201 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Golf Driving Range PROPOSED USE: C-2 permitted uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The 18.6 acre property was rezoned from R-2 to PCD for a golf driving range on December 17, 1996 (Ordinance No. 17,339). The approved site plan included the golf driving range, pro shop, practice green, baseball batting cages, parking and landscaping. A. PROPOSAL/REQUEST: The applicant proposes to revoke the existing PCD, subdivide the property (Item 1. on this agenda) and rezone the proposed Lot 2 back to PCD. With revocation of the existing PCD the entire 18.6 acre property will revert back to R-2 zoning. The applicant is proposing C-2 permitted uses for Lot 2. The uses for the remainder of the property (Tract A, Lots 1, 3 and 4) were discussed with and tied to the preliminary plat of the property (Item 1.). The applicant proposes to utilize the existing 3,230 square foot building (18 feet in height) for C-2 permitted uses, with the hours of operation being 8:00 a.m. - 12:00 p.m., 1 ' February 17, 2000 SUBDIVISION ITEM NO.: 1.1 (Cont.) FILE NO.: Z -6178-B Monday -Saturday. The applicant is proposing 15 parking spaces to serve the proposed commercial use. The applicant proposes to utilize an existing drive from Stagecoach Road to access Lot 2 temporarily, until Staley Drive is constructed. At that time the existing drive will be closed and a shared drive between Lots 2 and 3 will be used. The timing of Staley Drive construction will be tied to the preliminary plat and the final platting of Lot 3 or 4, or the development of Tract A (using Staley Drive for access) . The applicant is also proposing a drive thru window on the north side of the building and a dumpster location near the northwest corner of the property. One (1) ground -mounted sign is proposed near the northeast corner of the property. The existing building and drive from Stagecoach Road, proposed parking and drives are shown on the attached site plan. B. EXISTING CONDITIONS: There is an existing building on the site, with an existing driveway from Stagecoach Road. The property was previously used as a golf driving range. The property to the south, along Stagecoach Road, is vacant and wooded. There are three single family residences to the north along the west side of Stagecoach Road, with single family residences to the northwest. There are three single family residences to the east across Stagecoach Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received two (2) phone calls from persons requesting information on this project. The Otter Creek and Crystal Valley Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. A 20 foot radial dedication of right-of-way is required at the corner of Stagecoach Road and Staley Drive. 2 February 17, 2 0 ( 0 SUBDIVISION ITEM NO.: 1.1 (Cont.) FILE NO.: Z -6178-B 3. Provide design of streets conforming to " MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks on both sides with planned development. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Stagecoach Road has a 1998 average daily traffic count of 8,000. 8. Temporary driveway on Stagecoach Road to Lot 2 will be closed at the time Lot 3 is developed and Staley Drive is accepted by the City. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property if necessary. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. Water: A development fee applies, based on the size of connection, in addition to normal charges for water service. Fire Department: No Comment. County Planning: No Comment received. LATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use and Single Family for this location. The Planned Commercial District is consistent with the Land Use Plan although there are concerns about commercial fronting onto Stagecoach Road with access from the arterial. The resulting R-2 Single Family Residential zoning for the rest of the applicant's property due to the revocation of the existing PCD is also consistent with the Land Use Plan. 3 February 17, 2000 SUBDIVISION ITEM NO.: 1.1 (Cont. FILE NO.: Z -6178-B City Recognized Neighborhood Action Plan: The pending Otter Creek/Crystal Valley Neighborhood Action Plan is scheduled to be heard by the Planning Commission on March 2, 2000. The plan includes the goals of concentrating businesses on Stagecoach Road between Crystal Valley Road and Otter Creek Road, as well as using Planned Zoning Districts to promote neighborhood friendly commercial development. It also states that businesses be accessed by loop streets to minimize curb cuts. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements with the exception of the absence of building landscaping. The Landscape Ordinance requires a three foot wide landscape strip between the public parking areas and building. Some flexibility with this requirement is allowed. G. ANALYSIS: The applicant submitted a revised site plan to staff on February 2, 2000. The revised plan addresses the concerns as raised by staff and the Subdivision Committee. The parking areas have been redesigned and the drive thru has been moved to the north side of the building. Parking at the rear of the building has been revised to accommodate a loop drive from Staley Drive to Lot 1 (loop drive noted on preliminary plat sketch - item 1). The drive thru was moved to provide better stacking area. The revised plan has also provided areas for building landscaping. The revised site plan provides 15 parking spaces to serve the proposed use. The ordinance would typically require 10 spaces for a commercial use of this size. Staff supports the parking plan as proposed. The plan also shows a ground -mounted sign near the northeast corner of the property. The applicant has noted that the sign will be monument -type with a maximum height of 8 feet and a maximum area of 80 square feet. As noted previously, the applicant proposes to use the existing drive from Stagecoach Road to access Lot 2 until Staley Drive is constructed. When this drive is removed, 4 February 17, 2000 SUBDIVISION ITEM NO.: 1.1 (Cont.) FILE NO.: Z -6178-B staff suggests that the asphalt driveway area (between the parking lot and Stagecoach Road) be removed and replaced with landscaping. As noted in paragraph A. of this report, the applicant is proposing to revoke the existing PCD for the entire 18.6 acre property in conjunction with the preliminary plat (Item 1.) and the PCD for Lot 2. Staff supports the revocation as requested. The property will revert back to R-2 zoning. Staff feels that the applicant has done an adequate job in addressing the site design issues as raised by staff and the Subdivision Committee. The proposed commercial use of this lot should have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD rezoning for Lot 2, Staley Subdivision subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D E, and F of this report. 2.0-2 permitted uses as a use mix for the property (Lot 2). 3. The existing access drive from Stagecoach Road to Lot 2 will be closed and removed when Staley Drive is constructed. This area is to be replaced with landscaping. 4. The proposed ground -mounted sign shall be monument -type with a maximum height of 8 feet and a maximum area of 80 square feet. 5.Any site lighting should be low-level and directed away from adjacent property. 6.The dumpster area must be screened on three (3) sides with an 8 foot opaque fence or wall. 7. Staff supports the revocation of the PCD for the 18.6 acre golf driving range, Ordinance 17,339 passed December 17, 1996. SUBDIVISION COMMITTEE COMMENT: (JANUARY 27, 2000) Pat McGetrick was present, representing the application. Staff briefly described the proposed PCD site plan for Lot 2. Staff noted that additional information was needed on the project, to include use mix for Lot 2 and hours of operation. Staff noted �1 February 17, 2000 SUBDIVISION ITEM NO.: 1.1 (Cont.) I FILE NO.: Z -6178-B that the parking and drive areas needed to be redesigned to include location of the drive-thru window on the north side of the building to provide better stacking space. The Public Works requirements were briefly discussed, as were the Landscape requirements. It was noted that some building landscaping was required. After the discussion, the Committee forwarded the PCD to the full Commission for resolution. PLANNING COMMISSION ACTION: (FEBRUARY 17, 2000) Pat McGetrick and Gerald Staley were present, representing the application. Staff briefly described the proposed preliminary plat and PCD for Lot 2, Staley Subdivision, with a recommendation of approval with conditions. The two items were discussed simultaneously. Pat McGetrick addressed the Commission in support of the applications. He briefly described the project. Cathy Coston addressed the Commission in support of the project. She noted that the applicant had been working with the neighborhood. Commissioner Muse asked about the drive-thru window, with respect to maneuvering area. The location of the drive-thru window and the access from Stagecoach Road were briefly discussed. It was noted that staff requested that the drive-thru window be placed on the north side of the building to provide the best vehicular circulation. Commissioner Hawn asked if there would be outside speakers with the drive-thru window. Mr. McGetrick stated that there would be no outside speakers. Commissioner Rahman asked about the C-2 permitted uses proposed for the property (Lot 2). Staff explained that C-2 uses did not include uses with outside display, car lots, etc. C February 17, 2000 SUBDIVISION ITEM NO.: 1.1 (Cont.) FILE NO.: Z -6178-B There was a motion to approve the revocation of the existing PCD. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. There was a second motion to approve the preliminary plat as recommended by staff. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. There was a third motion to approve the PCD for Lot 2, Staley Subdivision as recommended by staff with the following additional conditions: 1. Hours of operation - 8:00 a.m. to 9:00 p.m. 2 N external pay phones, ice machines, vending machines or speakers. 3 N signage other than the ground -mounted sign proposed and a wall -mounted sign. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. Ill FILE NO.: Z -6178-B NAME: Staley Subdivision (Lot 2) - Short -Form PCD LOCATION: 9222 Stagecoach Road DEVELOPER: Gerald Staley 14200 Wimbledon Loop Little Rock, AR 72209 AREA: 0.59 acre ZONING: PCD ENGINEER: McGetrick and McGetrick 319 E. Markham St., Suite 202 Little Rock, AR 72201 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Golf Driving Range PROPOSED USE: C-2 permitted uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The 18.6 acre property was rezoned from R-2 to PCD for a golf driving range on December 17, 1996 (Ordinance No. 17,339). The approved site plan included the golf driving range, pro shop, practice green, baseball batting cages, parking and landscaping_ A. PROPOSAL/REQUEST: The applicant proposes to revoke the existing PCD, subdivide the property (Item 1. on this agenda) and rezone the proposed Lot 2 back to PCD. With revocation of the existing PCD the entire 18.6 acre property will revert back to R-2 zoning. The applicant is proposing C-2 permitted uses for Lot 2. The uses for the remainder of the property (Tract A, Lots 1, 3 and 4) were discussed with and tied to the preliminary plat of the property (Item 1.). The applicant proposes to utilize the existing 3,230 square foot building (18 feet in height) for C-2 permitted uses, with the hours of operation being 8:00 a.m. - 12:00 p.m., FILE NO.: Z -6178-B (Cont. Monday -Saturday. The applicant is proposing 15 parking spaces to serve the proposed commercial use. The applicant proposes to utilize an existing drive from Stagecoach Road to access Lot 2 temporarily, until Staley Drive is constructed. At that time the existing drive will be closed and a shared drive between Lots 2 and 3 will be used. The timing of Staley Drive construction will be tied to the preliminary plat and the final platting of Lot 3 or 4, or the development of Tract A (using Staley Drive for access) . The applicant is also proposing a drive thru window on the north side of the building and a dumpster location near the northwest corner of the property. One (1) ground -mounted sign is proposed near the northeast corner of the property. The existing building and drive from Stagecoach Road, proposed parking and drives are shown on the attached site plan. B. EXISTING CONDITIONS: There is an existing building on the site, with an existing driveway from Stagecoach Road. The property was previously used as a golf driving range. The property to the south, along Stagecoach Road, is vacant and wooded. There are three single family residences to the north along the west side of Stagecoach Road, with single family residences to the northwest. There are three single family residences to the east across Stagecoach Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received two (2) phone calls from persons requesting information on this project. The Otter Creek and Crystal Valley Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. A 20 foot radial dedication of right-of-way is required at the corner of Stagecoach Road and Staley Drive. 3. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to 2 FILE NO.: Z -6178-B (Cont.) E. these streets including 5 -foot sidewalks on both sides with planned development. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5.Stormwater detention ordinance applies to this property. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Stagecoach Road has a 1998 average daily traffic count of 8,000. 8. Temporary driveway on Stagecoach Road to Lot 2 will be closed at the time Lot 3 is developed and Staley Drive is accepted by the City. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property if necessary. AP&L: No Comment received. Arkla : No Comment. Southwestern Bell: No Comment. Water: A development fee applies, connection, in addition to normal service. Fire Department: No Comment. based on the size of charges for water County Planning: No Comment received. CATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use and Single Family for this location. The Planned Commercial District is consistent with the Land Use Plan although there are concerns about commercial fronting onto Stagecoach Road with access from the arterial. The resulting R-2 Single Family Residential zoning for the rest of the applicant's property due to the revocation of the existing PCD is also consistent with the Land Use Plan. City Recognized Neighborhood Action Plan: The pending Otter Creek/Crystal Valley Neighborhood Action Plan is scheduled to be heard by the Planning Commission on March 2, 2000. The plan includes the goals of concentrating businesses on Stagecoach Road between Crystal Valley Road K3 FILE NO.: Z -6178-B (Cont.) and Otter Creek Road, as well as using Planned Zoning Districts to promote neighborhood friendly commercial development. It also states that businesses be accessed by loop streets to minimize curb cuts. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements with the exception of the absence of building landscaping. The Landscape Ordinance requires a three foot wide landscape strip between the public parking areas and building. Some flexibility with this requirement is allowed. G. ANALYSIS: The applicant submitted a revised site plan to staff on February 2, 2000. The revised plan addresses the concerns as raised by staff and the Subdivision Committee. The parking areas have been redesigned and the drive thru has been moved to the north side of the building. Parking at the rear of the building has been revised to accommodate a loop drive from Staley Drive to Lot 1 (loop drive noted on preliminary plat sketch - item 1). The drive thru was moved to provide better stacking area. The revised plan has also provided areas for building landscaping. The revised site plan provides 15 parking spaces to serve the proposed use. The ordinance would typically require 10 spaces for a commercial use of this size. Staff supports the parking plan as proposed. The plan also shows a ground -mounted sign near the northeast corner of the property. The applicant has noted that the sign will be monument -type with a maximum height of 8 feet and a maximum area of 80 square feet. As noted previously, the applicant proposes to use the existing drive from Stagecoach Road to access Lot 2 until Staley Drive is constructed. When this drive is removed, staff suggests that the asphalt driveway area (between the parking lot and Stagecoach Road) be removed and replaced with landscaping. As noted in paragraph A. of this report, the applicant is proposing to revoke the existing PCD for the entire 18.6 acre property in conjunction with the preliminary plat (Item 1.) and the PCD for Lot 2. Staff supports the 4 FILE NO.: Z -6178-B (Cont. revocation as requested. The property will revert back to R-2 zoning. Staff feels that the applicant has done an adequate job in addressing the site design issues as raised by staff and the Subdivision Committee. The proposed commercial use of this lot should have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD rezoning for Lot 2, Staley Subdivision subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D E, and F of this report. 2. C-2 permitted uses as a use mix for the property (Lot 2) . 3. The existing access drive from Stagecoach Road to Lot 2 will be closed and removed when Staley Drive is constructed. This area is to be replaced with landscaping. 4. The proposed ground -mounted sign shall be monument -type with a maximum height of 8 feet and a maximum area of 80 square feet. 5. Any site lighting should be low-level and directed away from adjacent property. 6. The dumpster area must be screened on three (3) sides with an 8 foot opaque fence or wall. 7. Staff supports the revocation of the PCD for the 18.6 acre golf driving range, Ordinance 17,339 passed December 17, 1996. SUBDIVISION COMMITTEE COMMENT: (JANUARY 27, 2000) Pat McGetrick was present, representing the application. Staff briefly described the proposed PCD site plan for Lot 2. Staff noted that additional information was needed on the project, to include use mix for Lot 2 and hours of operation. Staff noted that the parking and drive areas needed to be redesigned to include location of the drive-thru window on the north side of the building to provide better stacking space. The Public Works requirements were briefly discussed, as were the Landscape requirements. It was noted that some building landscaping was required. After the discussion, the Committee forwarded the PCD to the full Commission for resolution. 5 FILE NO.: Z -6178-B (Cont. PLANNING COMMISSION ACTION: (FEBRUARY 17, 2000) Pat McGetrick and Gerald Staley were present, representing the application. Staff briefly described the proposed preliminary plat and PCD for Lot 2, Staley Subdivision, with a recommendation of approval with conditions. The two items were discussed simultaneously. Pat McGetrick addressed the Commission in support of the applications. He briefly described the project. Cathy Coston addressed the Commission in support of the project. She noted that the applicant had been working with the neighborhood. Commissioner Muse asked about the drive-thru window, with respect to maneuvering area. The location of the drive-thru window and the access from Stagecoach Road were briefly discussed. It was noted that staff requested that the drive-thru window be placed on the north side of the building to provide the best vehicular circulation. Commissioner Hawn asked if there would be outside speakers with the drive-thru window. Mr. McGetrick stated that there would be no outside speakers. Commissioner Rahman asked about the C-2 permitted uses proposed for the property (Lot 2). Staff explained that C-2 uses did not include uses with outside display, car lots, etc. There was a motion to approve the revocation of the existing PCD. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. There was a second motion to approve the preliminary plat as recommended by staff. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. There was a third motion to approve the PCD for Lot 2, Staley Subdivision as recommended by staff with the following additional conditions: 1. Hours of operation - 8:00 a.m. to 9:00 p.m. 6 FILE NO.: Z -6178-B (Cont.) 2. No external pay phones, ice machines, vending machines or speakers. 3. No signage other than the ground -mounted sign proposed and a wall -mounted sign. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 7