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HomeMy WebLinkAboutZ-6178-D Staff AnalysisFILE NO.: Z -6178-D NAME: Stagecoach Village (Lot 2) - Short -Form POD LOCATION: 9222 Stagecoach Road DEVELOPER: Stagecoach Village, LLC 9222 Stagecoach Road Little Rock, AR 72209 ENGINEER: McGetrick and McGetrick 319 E. Markham St., Ste. 202 Little Rock, AR 72201 AREA: 0.62 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD ALLOWED USES: C-2'Permitted Uses PROPOSED USE: 0-3 Permitted Uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On March 21, 2000, the Board of Directors passed Ordinance No. 18,234 which rezoned the proposed Lot 2 Stagecoach Village Subdivision (formerly Staley Subdivision) from R-2 to PCD. C-2 permitted uses were=approved for the property, with the uses for the entire development being tied to the preliminary plat application. The applicant proposed to utilize the existing 3,230 square foot building on Lot 2 (18 feet in height) and construct 15 parking spaces to serve the building. The applicant also proposed to utilize on existing driveway from stagecoach Road to serve Lot 2 temporarily, until the new street for this subdivision is constructed. At that time the existing driveway will be closed and a shared drive between Lots 2 and 3 will be used. The timing of the new street construction will be tied to the preliminary plat and the final platting of Lot 3 or 4, or the development of the large single family tract. FILE NO.: Z -6178-D (Cont.) A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from PCD to POD, to allow 0-3 permitted uses for the site. The plicant is proposing a revised preliminary plat for tagecoach Village Subdivision (Item 1. on this agenda) and wishes to have C-2 permitted uses for Lots 1 and 4 and 0-3 permitted uses for Lots 2 and 3. Based on this, the use list for Lot 2 must be changed from C-2 to 0-3 permitted uses. The applicant is proposing to make two changes to the previously approved site plan for Lot 2. The applicant proposes to remove the drive-thru window on the north side of the building and is proposing a second driveway (right in/right out) from Staley Drive. The new proposed driveway is located approximately 120 feet from the centerline of Stagecoach Road. Otherwise, the applicant is proposing to adhere to the conditions as previously approved. 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 no comment from the neighborhood. The. Otter Creek, Crystal Valley and SWLR UP Neighborhood Associations were notified of the revised preliminary plat application. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: (Previously approved) 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 K FILE NO.: Z -6178-D (Cont.) 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: (Previously Approved) Wastewater: Sewer main extension required with easements to serve property if necessary. AP&L: No Comment received. ARFLA : 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 Plannin : No Comment received. CATA: 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 Office District is consistent with the Land Use Plan. The resulting R-2 Single Family Residential zoning for the rest of the applicant's property due to the revocation of the pre-existing PCD is also consistent with the Land Use Plan. 3 FILE NO.: Z -6178-D (Cont. City Recognized Neighborhood Action Plan: This property is located in an area covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. 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 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. SUBDIVISION COMMITTEE COMMENT: (JULY 13, 2000) This application was not reviewed by the Subdivision Committee, as there were no new site design issues to discuss. The second (new) driveway (right in/right out) on Staley Drive was not shown on the site plan at the time of Subdivision Committee. H. ANALYSIS: As noted in paragraph A., the applicant proposes to rezone the property from PCD to POD in order to change the permitted uses from C-2 to 0-3. The applicant proposes to remove the drive-thru window on the north side of the building and add a second driveway (right in/right out) from Staley Drive. Public Works does not support the new (second) driveway location as the driveway is too close to Stagecoach Road, and possible traffic congestion problems could occur. The previously approved site plan included a ground -mounted sign near the northeast corner of the property. The sign was approved with a maximum height of 8 feet and a maximum area of 80 square feet. Based on the fact that the applicant is proposing office uses for the property, staff 4 FILE NO.: Z -6178-D (Cont.) feels that the sign should be reduced to typical office standards (maximum height - 6 feet, maximum area - 64 square feet). The sign will be monument -type. As �oted 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. Otherwise, to staff's knowledge there are no outstanding issues associated with the proposed POD. With resolution of the driveway issue, the proposed development plan for this property should have no adverse effect on the general area. 2. STAFF RECOMMENDATIONS: Staff recommends approval of the POD rezoning for Lot 2, Stagecoach Village Subdivision subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E, and F of this report. 2.0-3 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 6 feet and a maximum area of 64 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. The following additional conditions were required by the Planning Commission with the previous approval: a. Hours of operation - 8:00 a.m. to 9:00 p.m. b. No external pay phones, ice machines, vending machines or speakers. c. No signage other than the ground -mounted sign proposed and a wall -mounted sign. 8. Public Works recommends that the driveway nearest Stagecoach Road be removed from the site plan. 5 FILE NO.: Z -6178-D NAME: Stagecoach Village (Lot 2) - Short -Form POD LOCATION: 9222 Stagecoach Road DEVELOPER: Stagecoach Village, LLC 9222 Stagecoach Road Little Rock, AR 72209 AREA: 0.62 acre ENGINEER: McGetrick and McGetrick 319 E. Markham St., Ste. 202 Little Rock, AR 72201 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD ALLOWED USES: C-2 Permitted Uses PROPOSED USE: 0-3 Permitted Uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On March 21, 2000, the Board of Directors passed Ordinance No. 18,234 which rezoned the proposed Lot 2 Stagecoach Village Subdivision (formerly Staley Subdivision) from R-2 to PCD. C-2 permitted uses were approved for the property, with the uses for the entire development being tied to the preliminary plat application. The applicant proposed to utilize the existing 3,230 square foot building on Lot 2 (18 feet in height) and construct 15 parking spaces to serve the building. The applicant also proposed to utilize on existing driveway from Stagecoach Road to serve Lot 2 temporarily, until the new street for this subdivision is constructed. At that time the existing driveway will be closed and a shared drive between Lots 2 and 3 will be used. The timing of the new street construction will be tied to the preliminary plat and the final platting of Lot 3 or 4, or the development of the large single family tract. FILE NO.: Z -6178-D (Cont.) A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from PCD to POD, to allow 0-3 permitted uses for the site. The applicant is proposing a revised preliminary plat for Stagecoach Village Subdivision (Item 1. on this agenda) and wishes to have C-2 permitted uses for Lots 1 and 4 and 0-3 permitted uses for Lots 2 and 3. Based on this, the use list for Lot 2 must be changed from C-2 to 0-3 permitted uses. The applicant is proposing to make two changes to the previously approved site plan for Lot 2. The applicant proposes to remove the drive-thru window on the north side of the building and is proposing a second driveway (right in/right out) from Staley Drive. The new proposed driveway is located approximately 120 feet from the centerline of Stagecoach Road. Otherwise, the applicant is proposing to adhere to the conditions as previously approved. 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 no comment from the neighborhood. The Otter Creek, Crystal Valley and SWLR UP Neighborhood Associations were notified of the revised preliminary plat application. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: (Previously approved) 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 E FILE NO.: Z -6178-D (Cont.) 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: (Previously Approved) 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 Plannin : No Comment received. CATA: 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 Office District is consistent with the Land Use Plan. The resulting R-2 Single Family Residential zoning for the rest of the applicant's property due to the revocation of the pre-existing PCD is also consistent with the Land Use Plan. FILE NO.: Z -6178-D (Cont. City Recognized Neighborhood Action Plan: This property is located in an area covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. 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 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. SUBDIVISION COMMITTEE COMMENT: (JULY 13, 2000) This application was not reviewed by the Subdivision Committee, as there were no new site design issues to discuss. The second (new) driveway (right in/right out) on Staley Drive was not shown on the site plan at the time of Subdivision Committee. H. ANALYSIS: As noted in paragraph A., the applicant proposes to rezone the property from PCD to POD in order to change the permitted uses from C-2 to 0-3. The applicant proposes to remove the drive-thru window on the north side of the building and add a second driveway (right in/right out) from Staley Drive. Public Works does not support the new (second) driveway location as the driveway is too close to Stagecoach Road, and possible traffic congestion problems could occur. The previously approved site plan included a ground -mounted sign near the northeast corner of the property. The sign was approved with a maximum height of 8 feet and a maximum area of 80 square feet. Based on the fact that the applicant is proposing office uses for the property, staff 4 FILE NO.: Z -6178-D (Cont.) feels that the sign should be reduced to typical office standards (maximum height - 6 feet, maximum area - 64 square feet). The sign will be monument -type. 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. Otherwise, to staff's knowledge there are no outstanding issues associated with the proposed POD. With resolution of the driveway issue, the proposed development plan for this property should have no adverse effect on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the POD rezoning for Lot 2, Stagecoach Village Subdivision subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E, and F of this report. 2. 0-3 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 6 feet and a maximum area of 64 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. The following additional conditions were required by the Planning Commission with the previous approval: a. Hours of operation - 8:00 a.m. to 9:00 p.m. b. No external pay phones, ice machines, vending machines or speakers. C. No signage other than the ground -mounted sign proposed and a wall -mounted sign. 8. Public Works recommends that the driveway nearest Stagecoach Road be removed from the site plan. G9 FILE NO.: Z -6178-D (Cont.) PLANNING COMMISSION ACTION: (AUGUST 3, 2000) Pat McGetrick was present, representing the application. Staff briefly described the POD 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 POD application as recommended by staff. The motion passed with a vote of 9 ayes, 0 nays and 2 absent. 6 August 3, 2000 ITEM NO.: 1.2 FILE NO.: Z -6178-D NAME: Stagecoach Village (Lot 2) - Short -Form POD LOCATION: 9222 Stagecoach Road nRvF_LoPER Stagecoach Village, LLC 9222 Stagecoach Road Little Rock, AR 72209 AREA: 0.62 acre ZONING: PCD ENGINEER: McGetrick and McGetrick 319 E. Markham St., Ste. 202 Little Rock, AR 72201 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: C-2 Permitted Uses PROPOSED USE: 0-3 Permitted Uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On March 21, 2000, the Board of Directors passed Ordinance No. 18,234 which rezoned the proposed Lot 2 Stagecoach Village Subdivision (formerly Staley Subdivision) from R-2 to PCD. C-2 permitted uses were approved for the property, with the uses for the entire development being tied to the preliminary plat application. The applicant proposed to utilize the existing 3,230 square foot building on Lot 2 (18 feet in height) and construct 15 parking spaces to serve the building. The applicant also proposed to utilize on existing driveway from Stagecoach Road to serve Lot 2 temporarily, until the new street for this subdivision is constructed. At that time the existing driveway will be closed and a shared drive between Lots 2 and 3 will be used. The timing of the new street construction will be tied to the preliminary plat and the final platting of Lot 3 or 4, or the development of the large single family tract. August 3, 2000 SUBDIVISION ITEM NO.: 1.2 (Cont.) A. PROPOSAL/REQUEST: FILE NO.: Z -6178-D The applicant proposes to rezone the property from PCD to POD, to allow 0-3 permitted uses for the site. The applicant is proposing a revised preliminary plat for Stagecoach Village Subdivision (Item 1. on this agenda) and wishes to have C-2 permitted uses for Lots 1 and 4 and 0-3 permitted uses for Lots 2 and 3. Based on this, the use list for Lot 2 must be changed from C-2 to 0-3 permitted uses. The applicant is proposing to make two changes to the previously approved site plan for Lot 2. The applicant proposes to remove the drive-thru window on the north side of the building and is proposing a second driveway (right in/right out) from Staley Drive. The new proposed driveway is located approximately 120 feet from the centerline of Stagecoach Road. Otherwise, the applicant is proposing to adhere to the conditions as previously approved. 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 no comment from the neighborhood. The Otter Creek, Crystal Valley and SWLR UP Neighborhood Associations were notified of the revised preliminary plat application. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: (Previously approved) 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. FA August 3, 2000 SUBDIVISION ITEM NO.: 1.2 (Cont.) FILE NO.: Z -6178-D 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: (Previously Approved) 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. CATA: 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 Office District is consistent with the Land Use Plan. The resulting R-2 Single Family Residential zoning for the rest of the applicant's property due to the revocation of the pre-existing PCD is also consistent with the Land Use Plan. 3 August 3, 2000 ' SUBDIVISION ITEM NO.: 1.2 (Cont.) FILE NO.: Z -6178-D City Recognized Neighborhood Action Plan: This property is located in an area covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. 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. Landsca a Issues: Areas set aside for buffers 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. SUBDIVISION COMMITTEE COMMENT: (JULY 13, 2000) This application was not reviewed by the Subdivision Committee, as there were no new site design issues to discuss. The second (new) driveway (right in/right out) on Staley Drive was not shown on the site plan at the time of Subdivision Committee. H. ANALYSIS. As noted in paragraph A., the applicant proposes to rezone the property from PCD to POD in order to change the permitted uses from C-2 to 0-3. The applicant proposes to remove the drive-thru window on the north side of the building and add a second driveway (right in/right out) from Staley Drive. Public Works does not support the new (second) driveway location as the driveway is too close to Stagecoach Road, and possible traffic congestion problems could occur. The previously approved site plan included a ground -mounted sign near the northeast corner of the property. The sign was approved with a maximum height of 8 feet and a maximum area of 80 square feet. Based on the fact that the applicant is proposing office uses for the property, staff 4 August 3, 2000 SUBDIVISION ITEM NO.: 1.2 (Cont.) FILE NO.: Z -6178-D feels that the sign should be reduced to typical office standards (maximum height - 6 feet, maximum area - 64 square feet). The sign will be monument -type. 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. Otherwise, to staff's knowledge there are no outstanding issues associated with the proposed POD. With resolution of the driveway issue, the proposed development plan for this property should have no adverse effect on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the POD rezoning for Lot 2, Stagecoach Village Subdivision subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E, and F of this report. 2.0-3 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 6 feet and a maximum area of 64 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. The following additional conditions were required by the Planning Commission with the previous approval: a. Hours of operation - 8:00 a.m. to 9:00 p.m. b. No external pay phones, ice machines, vending machines or speakers. C. No signage other than the ground -mounted sign proposed and a wall -mounted sign. 8. Public Works recommends that the driveway nearest Stagecoach Road be removed from the site plan. 5 August 3, 2000 SUBDIVISION ITEM NO.: 1.2 (Cont.) FILE NO.: Z -6178-D PLANNING COMMISSION ACTION: (AUGUST 3, 2000) Pat McGetrick was present, representing the application. Staff briefly described the POD 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 POD application as recommended by staff. The motion passed with a vote of 9 ayes, 0 nays and 2 absent. 0