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HomeMy WebLinkAboutZ-6178-C Staff AnalysisAugust 3, 2000 ITEM NO.: 1.1 FILE NO.: Z -6178-C NAME: Stagecoach Village (Lot 4) - Short -Form PCD LOCATION: West side of Stagecoach Road, approximately 1,600 feet south of Baseline Road nRVFLOPER: Stagecoach Village, LLC 9222 Stagecoach Road Little Rock, AR 72209 AREA: 1.7 acres ZONING: R-2 V_Wr_TWPR.R- McGetrick & McGetrick 319 E. Markham St., Ste. 202 Little Rock, AR 72201 NUMBER OF LOTS: 1 ALLOWED USES: PROPOSED USE: VARIANCES/WAIVERS REQUESTED: A. PROPOSAL/REQUEST: FT. NEW STREET: 0 Single Family Residential Office/Commercial Mix, C-2 Permitted Uses None requested. The applicant proposes to rezone the proposed Lot 4, Stagecoach Village Subdivision from R-2 to PCD. The applicant proposes to construct a 3,600 square foot branch bank building with drive-thru lanes (Building A), a 9,000 square foot commercial building (Building B) and associated parking areas. The applicant proposes to utilize Building A as a branch bank and if a bank tenant cannot be secured for the building, the applicant will remove the drive lanes from the site plan and utilize the building for C-2 uses. Building B will be 80 percent commercial (C-2 uses) and 20 percent office use. The applicant notes that there will be no exterior speakers on the site. August 3, 2000 SUBDIVISION ITEM NO.: 1.1 (Cont.) FILE NO.: Z -6178-C The proposed hours of operation are as follows: 8:00 a.m. - 10:00 p.m., Monday -Saturday 10:00 a.m. - 6:00 p.m., Sunday The applicant is proposing a ground -mounted sign near the northeast corner of the property. The sign will have a maximum height of 8 feet and a maximum area of 80 square feet. The applicant is proposing to access the property by utilizing two (2) drives from Staley Drive. The easternmost drive is proposed to be right in/right out only. B. EXISTING CONDITIONS: The area of Lot 4 has been mostly cleared. There are some trees along the property's south boundary. The property to the south, along Stagecoach Road, is vacant and wooded, and contains a large Entergy power line. Tract A (zoned R-2) of this development is located immediately west, with Lots 1-3 located across the proposed Staley Drive to the north. There are three single family residences to the east across Stagecoach Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one (1) phone call from a neighbor with concerns. The Otter Creek, Crystal Valley and SWLR UP Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Proposed design of streets conforming to "MSP". (Curve radii and tangent violates "MSP"). 2. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP" (buffered) . 3. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. (Lot 1 drive from rear access). Eliminate driveways shown first from Stagecoach must be 250 feet back. 4. Stormwater Detention per Ordinance 14,787 and the "Drainage Manual" is required. 0� August 3, 2000 SUBDIVISION ITEM NO.: 1.1 (Cont.) FILE NO.: Z -6178-C 5. Prepare a letter for streetlights as required by Sec. 31-403. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. Contact the AHTD for work within the State Highway right-of-way. 8. Construct Staley Drive to MSP standards. 9. Only one (1) driveway will be permitted. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment. Arkla: No Comment received. Southwestern Bell: No Comment. Water: A development fee applies, based on the'size of connection, in addition to normal charges for water service. A water main extension or on site fire protection may be required. Fire Department: Check with Water Works regarding the nearest fire hydrant. County Plannin : No Comment received. CATA: Site is not on a dedicated bus route; however, the proposed development should be designed to allow bus/transit access. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Future Land Use Plan shows Mixed Use for this location. The request is for a zone change from R-2 Single Family to a Planned Commercial District. The applicant wishes to develop the property for a mix of commercial and office uses. This change does not require a land use plan amendment. City Reco nized Neighborhood Action Plan: This request is located in an area covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. The OC/CV Neighborhood Action Plan contains an action statement 3 August 3, 2000 SUBDIVISION ITEM NO.: 1.1 (Cont.) FILE NO.: Z -6178-C calling for the aggressive use of Planned Zoning Districts to influence more neighborhood -friendly and better quality development under the Office and Commercial Development Goal. The plan contains an action statement of limiting commercial and office development to a corridor along Stagecoach Road between Baseline Road and Otter Creek Road. The plan also contains another action statement of requiring businesses to be accessed by loop streets to minimize curb cuts and allow for attractive landscaping. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. A six foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, is required along the southern and western perimeters. The screen along the southern perimeter may be deemed nonfunctional because of the adjacent wide power line easement. G_ SUBDIVISION COMMITTEE COMMENT: (JULY 13, 2000) Pat McGetrick and Olan Asbury were present, representing the application. Staff briefly described the PCD. Mr. McGetrick noted that he had no issues with the staff comments. The Public Works requirements were briefly discussed. The driveway locations for this development were discussed. The driveway nearest to Stagecoach Road being right-in/right-out only to eliminate a possible traffic congestion problem was discussed. After the brief discussion, the Committee forwarded the PCD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on July 19, 2000. The revised plan addresses the concerns as raised by staff and the Subdivision Committee. The proposed site plan shows a total of 54 parking spaces. The City's Zoning Ordinance would typically require a �1 August 3, 2000 SUBDIVISION ITEM NO.: 1.1 (Cont.) FILE NO.: Z -6178-C minimum of 45 spaces for a development of this size. Staff supports the parking plan as proposed. To staff's knowledge, the only outstanding issue relates to the proposed easternmost access drive. Public Works does not support this driveway location, as the drive is located too close to Stagecoach Road and could cause traffic congestion problems. The drive is located approximately 120 feet from the centerline of Stagecoach Road. Otherwise, there should be no outstanding issues associated with the PCD. With compliance to the conditions noted in the next paragraph, the proposed development should have no adverse effect on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The proposed ground -mounted sign will have a maximum height of 8 feet and a maximum area of 80 square feet. Staff recommends that the sign be monument -type. 3. Any site lighting should be low-level and directed away from adjacent property. 4. The dumpster location must be screened on 3 sides with a 8 foot opaque fence or wall. 5. The driveway location issue must be resolved. Public Works does not support the easternmost drive location. 6. Staff suggests that the following conditions be placed on this PCD as they were conditions of approval for Lot 2: a. No external pay phones, ice machines, vending machines or speakers. b. No signage other than the ground -mounted sign proposed and permanent wall signs. PLANNING COMMISSION ACTION: (AUGUST 3, 2000) Pat McGetrick was present, representing the application. Staff briefly described the PCD site plan, with a recommendation of approval with conditions. See the preliminary plat file (S -1273-A) minute record for further discussion. 5 August 3, 2000 SUBDIVISION ITEM NO.: 1.1 (Cont.) FILE NO,.: Z -6178-C There was a motion to approve the PCD application as recommended by staff. The motion passed with a vote of 9 ayes, 0 nays and 2 absent. C FILE NO.: Z -6178-C NAME: Stagecoach Village (Lot 4) - Short -Form PCD LOCATION: West side of Stagecoach Road, approximately 1,600 feet south of Baseline Road n !VV..T.nPER: Stagecoach Village, LLC 9222 Stagecoach Road Little Rock, AR 72209 AREA: 1.7 acres ZONING: R-2 ENGINEER: McGetrick & McGetrick 319 E. Markham St., Ste. 202 Little Rock, AR 72201 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Single Family Residential PROPOSED USE: VARIANCES/WAIVERS REQUESTED: A. PROPOSAL/REQUEST: Office/Commercial Mix, C-2 Permitted Uses None requested. The applicant proposes to rezone the proposed Lot 4, Stagecoach Village Subdivision from R-2 to PCD. The applicant proposes to construct a 3,600 square foot branch bank building with drive-thru lanes (Building A), a 9,000 square foot commercial building (Building B) and associated parking areas. The applicant proposes to utilize Building A as a branch bank and if a bank tenant cannot be secured for the building, the applicant will remove the drive lanes from the site plan and utilize the building for C-2 uses. Building B will be 80 percent commercial (C-2 uses) and 20 percent office use. The applicant notes that there will be no exterior speakers on the site. The proposed hours of operation are as follows: FILE NO.: Z -6178-C (Cont.) 8:00 a.m. - 10:00 p.m., Monday -Saturday 10:00 a.m. - 6:00 p.m., Sunday The applicant is proposing a ground -mounted sign near the kortheast corner of the property. The sign will have a maximum height of 8 feet and a maximum area of 80 square feet. The applicant is proposing to access the property by utilizing two (2) drives from Staley Drive. The easternmost drive is proposed to be right in/right out only. B. EXISTING CONDITIONS: C The area of Lot 4 has been mostly cleared. There are some trees along the property's south boundary. The property to the south, along Stagecoach Road, is vacant and wooded, and contains a large Entergy power line. Tract A (zoned R-2) of this development is located immediately west, with Lots 1-3 located across the proposed Staley Drive to the north. There are three single family residences to the east across Stagecoach Road. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one (1) phone call from a neighbor with concerns. The Otter Creek, Crystal Valley and SWLR UP Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Proposed design of streets conforming to "MSP". (Curve radii and tangent violates "MSP"). 2. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP" (buffered) . 3. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. (Lot 1 drive from rear access). Eliminate driveways shown first from Stagecoach must be 250 feet back. 4.Stormwater Detention per Ordinance 14,787 and the "Drainage Manual" is required. 5. Prepare a letter for streetlights as required by Sec. 31-403. 6.Plans of all work in right-of-way shall be submitted for approval prior to start of work. PA FILE NO.: Z -6178-C (Cont. 7. Contact the AHTD for work within the State Highway right - of -way. 8. Construct Staley Drive to MSP standards. 9. Only one (1) driveway will be permitted. E. 1TILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment. Arkla: No Comment received. Southwestern Bell: No Comment. Water: A development fee applies, based on the size of connection, in addition to normal charges for water service. A water main extension or on site fire protection may be required. Fire Department: Check with Water Works regarding the nearest fire hydrant. County Planning: No Comment received. CATA: Site is not on a dedicated bus route; however, the proposed development should be designed to allow bus/transit access. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is located in the Otter Creek Planning District. The Future Land Use Plan shows Mixed Use for this location. The request is for a zone change from R-2 Single Family to a Planned Commercial District. The applicant wishes to develop the property for a mix of commercial and office uses. Thi$ change does not require a land use plan amendment. City Recognized Neighborhood Action Plan: This request is located in an area covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. The OC/CV Neighborhood Action Plan contains an action statement calling for the aggressive use of Planned Zoning Districts to influence more neighborhood -friendly and better quality development under the Office and Commercial Development Goal. The plan contains an action statement of limiting commercial and office development to a corridor along Stagecoach Road between Baseline Road and Otter Creek Road. The plan also contains another action statement of 3 FILE NO.: Z -6178-C (Cont.) requiring businesses to be accessed by loop streets to minimize curb cuts and allow for attractive landscaping. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. A six foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, is required along the southern and western perimeters. The screen along the southern perimeter may be deemed nonfunctional because of the adjacent wide power line easement. G. SUBDIVISION COMMITTEE COMMENT: (JULY 13, 2000) Pat McGetrick and Olan Asbury were present, representing the application. Staff briefly described the PCD. 1. Mr. McGetrick noted that he had no issues with the staff comments. The Public Works requirements were briefly discussed. The driveway locations for this development were discussed. The driveway nearest to Stagecoach Road being right-in/right-out only to eliminate a possible traffic congestion problem was discussed. After the brief discussion, the Committee forwarded the PCD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on July 19, 2000., The revised plan addresses the concerns as raised by staff and the Subdivision Committee. The proposed site plan shows a total of 54 parking spaces. The City's Zoning Ordinance would typically require a minimum of 45 spaces for a development of this size. Staff supports the parking plan as proposed. To staff's knowledge, the only outstanding issue relates to the proposed easternmost access drive. Public Works does not support this driveway location, as the drive is located too close to Stagecoach Road and could cause traffic congestion problems. The drive is located approximately 120 feet from the centerline of Stagecoach Road. 4 FILE NO.: Z -6178-C (Cont.) Otherwise, there should be no outstanding issues associated with the PCD. With compliance to the conditions noted in the next paragraph, the proposed development should have no adverse effect on the general area. I. kAFF RECOMNENDATIONS: Staff recommends approval of the PCD zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The proposed ground -mounted sign.will have a maximum height of 8 feet and a maximum area of 80 square feet. Staff recommends that the sign be monument -type. 3. Any site lighting should be low-level and directed away from adjacent property. 4. The dumpster location must be screened on 3 sides with a 8 foot opaque fence or wall. 5. The driveway location issue must be resolved. Public Works does not support the easternmost drive location. 6. Staff suggests that the following conditions be placed on this PCD as they were conditions of approval for Lot 2: a. No external pay phones, ice machines, vending machines or speakers. b. No signage other tha)z the ground -mounted sign proposed and permanent wall signs. PLANNING COMMISSION ACTION: (AUGUST 3, 2000) Pat McGetrick was present, representing the application. Staff briefly described the PCD site plan, with a recommendation of approval with conditions. See the preliminary plat file (S -1273-A) minute record for further discussion. There was a motion to approve the PCD application as recommended by staff. The motion passed with a vote of 9 ayes, 0 nays and 2 absent. 5