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HomeMy WebLinkAboutZ-6178-G Staff AnalysisApril 19, 2001 ITEM NO.: 9 FILE NO.: Z -6178-E NAME: Stagecoach Village - Long -Form PRD LOCATION: West side of Stagecoach Road, approximately 1,400 feet south of Baseline Road (immediately west of 9222 Stagecoach Road). DEVELOPER: Finley and Company 9222 Stagecoach Road Little Rock, AR 72209 ENGINEER: Hurricane Valley, Inc. 1501 Prickett Road Bryant, AR 72022 AREA: 14.14 acres NUMBER OF LOTS: 90 FT. NEW STREET: 2,154 linear feet ZONING: R-2 ALLOWED USES: Single Family Residential PROPOSED USE: Single Family Residential VARIANCES/WAIVERS REQUESTED: None requested 13AL;AUKVUWj : This 14.14. acre property was once part of the Staley Golf Driving Range PCD. That PCD was recently revoked and this property reverted to R-2 Single Family as previously existed. The property immediately east of this site (between this property and Stagecoach Road) was recently approved as a four (4) lot preliminary plat, for mixed office/commercial developments. One of the lots was rezoned to POD and another was recently rezoned to PCD. A. PROPOSAL/REQUEST: The applicant proposes to rezone the 14.14 acre property west of 9222 Stagecoach Road from R-2 to PRD to allow a gated patio home (attached single family residential) April 19, 2001 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -6178-E development. As a component of the PRD proposal, the applicant has submitted a preliminary plat for the development. The applicant proposes a total 90 patio homes, with common areas and a club house (1,600 square feet) which will serve the development. The patio homes will be attached single family residences. A total of 19 of the proposed buildings will contain two (2) units each, with 13 four -unit buildings. The units will range in size from 1,352 square feet to 1,430 square feet. Access to the project will be by way of a gated entrance from the end of Stagecoach Village Drive. The interior streets within this development will be private and maintained by the property owners association. An access easement will be provided from the end of Stagecoach Village Drive to the recently approved condominium development which will be on the abutting property to the north. The interior streets will also serve as access easements, with additional access easements running between the individual lots at the drive locations. The proposed development will take place in two (2) phases as noted on the attached site plan and plat. B. EXISTING CONDITIONS: The 14.14 acre property is undeveloped and grass -covered, as it was once a golf driving range. Lots 1-4, Stagecoach Village Subdivision are located immediately east, with three (3) single family residences across Stagecoach Road further east and a church to the southeast. There are single family residences to the west and northwest. There was a condominium development recently approved for the property immediately to the north. There are single family residences and a church further north along Baseline Road. There is undeveloped R-2 and MF -12 zoned property to the south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received two (2) phone calls from persons requesting information on this application. The Otter Creek, Crystal Valley and SWLR UP Neighborhood Associations were notified of the public hearing. 2 7 April 19, 2001 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -6178-E D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The MSP requires 50 -foot easements and 26 -foot streets with a walk when servicing more that 35 lots. 30 -foot street must be 31 feet or 36 feet with a sidewalk. Internal street to Ripley property must also be 31 feet or 36 feet with walk. 2. The City of Little Rock will not be responsible for positive lot drainage. We suggest grading plan to include finished floor elevations and interior drainage easements. 3. Easements for proposed stormwater detention facilities are required. 4.NPDES and grading permits are required prior to construction; site grading and drainage plan will need to be submitted and approved. There have been drainage complaints east of subdivision. 5. Stormwater analysis is not approved with the plat. 6. Request franchise for improvements (call box, etc.) located in the right-of-way. With Building Permit: 7. A Grading Permit, per Sec. 29-186 (c) & (d), will be required. 8. Prepare a letter for streetlights as required by Sec. 31-403. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Entergy: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: A water main extension and private fire hydrants will be required. Easements will be needed for water mains. Fire Department: Place fire hydrants per city code. The gate opening should be at least 15 feet wide. Contact Dennis Free at 918-3752 for details. 3 April 19, 2001 SUBDIVISION ITEM NO.: 9 (Cont.) County Planning: No Comment received. FILE NO.: Z -6178-E CATA: Project 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: This request is located in the Otter Creek Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Residential District for a patio home development. The property is currently zoned R-2 Single Family. A land use plan amendment is not required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. The residential development goal contains an action statement that encourages development of owner occupied residential properties. Two action statements effect the design of new residential developments. The first is to ensure the construction of sidewalks by "...not granting variances for sidewalk requirements or construction." The second requires "...the installation of street lights in all future developments as streets are built. Landscape Issues: No Comment. G. SUBDIVISION COMMITTEE COMMENT: (MARCH 29, 2001) Bud Finley, Olan Asbury, Charles Best and Randy Ripley were present, representing the application. Staff briefly described the proposed PRD and noted that additional items needed to be shown on the site plan and preliminary plat sketches. In response to a question from staff, Mr. Asbury noted that the development would utilize City garbage collection. Staff noted that any improvement in the right- of-way (sign, call box, planter) would require a franchise. 4 April 19, 2001 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -6178-E The Public Works requirements were discussed. The design of the streets within this development was discussed at length. The applicants noted that they would meet with Public Works regarding the internal street design issue. After the discussion, the Committee forwarded the PRD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan and preliminary plat to staff on April 4, 2001. The revised site plan and plat address the issues as raised by staff and the Subdivision Committee. The revised plan notes the maximum building height (32 feet), sign details and phase line. The revised plat drawing also provides the additional notations as required. The proposed site plan shows a sign, planter and call box in the median of the cul-de-sac at the end of Stagecoach Village Dr. The sign will be of monument -type, with a height of four (4) feet and a sign area of approximately 15 square feet. These proposed improvements in the right-of- way will require that the applicant obtain a franchise permit from the Public Works Department. Public Works has reviewed the revised site plan and preliminary plat and notes that there are no issues left to be resolved. Public Works supports the proposed development. As noted in the Public Works requirements (paragraph D.), site grading and drainage plans (stormwater analysis) will need to be submitted and approved prior to any construction. As noted in paragraph A., the project is proposed as a gated single family development. The plan does show a 31 foot access easement from the end of Stagecoach Village Drive to the recently approved PRD (condominium development) to the north. Based on the development being gated with private streets, the applicant must provide for the maintenance of the streets, access drives, drainage areas and common areas within the Bill of Assurance for the subdivision. 5 April 19, 2001 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -6178-E Otherwise, to staff's knowledge, there are no outstanding issues associated with the PRD. Staff feels that the patio home (owner -occupied) development will be a quality addition to the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PRD subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2.Any site lighting must be low-level and directed away from adjacent residential property. 3. The proposed ground -mounted development sign will be monument -type with a maximum height of four (4) feet and a maximum sign area of 15 square feet. 4. The applicant must obtain a franchise for the improvements (sign, planter, call box) in the right-of- way. 5.The applicant must provide for the maintenance of the internal streets, access drives, drainage areas and common areas within the Bill of Assurance for the subdivision. PLANNING COMMISSION ACTION: (APRIL 19, 2001) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman 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 8 ayes, 0 nays and 3 absent. r, FILE NO.: Z -6178-E NAME: Stagecoach Village - Long -Form PRD LOCATION: West side of Stagecoach Road, approximately 1,400 feet south of Baseline Road (immediately west of 9222 Stagecoach Road). DEVELOPER: Finley and Company 9222 Stagecoach Road Little Rock, AR 72209 ENGINEER: Hurricane Valley, Inc. 1501 Prickett Road Bryant, AR 72022 AREA: 14.14 acres NUMBER OF LOTS: 90 FT. NEW STREET: 2,154 linear feet ZONING: R-2 ALLOWED USES: Single Family Residential PROPOSED USE: Single Family Residential VARIANCES/WAIVERS REQUESTED: None requested BACKGROUND: This 14.14. acre property was once part of the Staley Golf Driving Range PCD. That PCD was recently revoked and this property reverted to R-2 Single Family as previously existed. The property immediately east of this site (between this property and Stagecoach Road) was recently approved as a four (4) lot preliminary plat, for mixed office/commercial developments. One of the lots was rezoned to POD and another was recently rezoned to PCD. A. PROPOSAL/REQUEST: The applicant proposes to rezone the 14.14 acre property west of 9222 Stagecoach Road from R-2 to PRD to allow a gated patio home (attached single family residential) development. As a component of the PRD proposal, the FILE NO.: Z -6178-E (Cont.) B. C. applicant has submitted a preliminary plat for the development. The applicant proposes a total 90 patio homes, with common areas and a club house (1,600 square feet) which will serve the development. The patio homes will be attached single family residences. A total of 19 of the proposed buildings will contain two (2) units each, with 13 four -unit buildings. The units will range in size from 1,352 square feet to 1,430 square feet. Access to the project will be by way of a gated entrance from the end of Stagecoach Village Drive. The interior streets within this development will be private and maintained by the property owners association. An access easement will be provided from the end of Stagecoach Village Drive to the recently approved condominium development which will be on the abutting property to the north. The interior streets will also serve as access easements, with additional access easements running between the individual lots at the drive locations. The proposed development will take place in two (2) phases as noted on the attached site plan and plat. EXISTING CONDITIONS: The 14.14 acre property is undeveloped and grass -covered, as it was once a golf driving range. Lots 1-4, Stagecoach Village Subdivision are located immediately east, with three (3) single family residences across Stagecoach Road further east and a church to the southeast. There are single family residences to the west and northwest. There was a condominium development recently approved for the property immediately to the north. There are single family residences and a church further north along Baseline Road. There is undeveloped R-2 and MF -12 zoned property to the south. NEIGHBORHOOD COMMENTS: As of this writing, staff has received two (2) phone calls from persons requesting information on this application. The Otter Creek, Crystal Valley and SWLR UP Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The MSP requires 50 -foot easements and 26 -foot streets with a walk when servicing more that 35 lots. 30 -foot street must be 31 feet or 36 feet with a sidewalk. 2 FILE NO.: Z -6178-E (Cont.) Internal street to Ripley property must also be 31 feet or 36 feet with walk. 2. The City of Little Rock will not be responsible for positive lot drainage. We suggest grading plan to include finished floor elevations and interior drainage easements. 3. Easements for proposed stormwater detention facilities are required. 4.NPDES and grading permits are required prior to construction; site grading and drainage plan will need to be submitted and approved. There have been drainage complaints east of subdivision. 5. Stormwater analysis is not approved with the plat. 6. Request franchise for improvements (call box, etc.) located in the right-of-way. With Building Permit: 7. A Grading Permit, per Sec. 29-186 (c) & (d), will be required. B. Prepare a letter for streetlights as required by Sec. 31-403. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Entergy: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: A water main extension and private fire hydrants will be required. Easements will be needed for water mains. Fire Department: Place fire hydrants per city code. The gate opening should be at least 15 feet wide. Contact Dennis Free at 918-3752 for details. County Plannin : No Comment received. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. 3 FILE NO.: Z -6178-E (Cont.) F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Residential District for a patio home development. The property is currently zoned R-2 Single Family. A land use plan amendment is not required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. The residential development goal contains an action statement that encourages development of owner occupied residential properties. Two action statements effect the design of new residential developments. The first is to ensure the construction of sidewalks by "...not granting variances for sidewalk requirements or construction." The second requires "...the installation of street lights in all future developments as streets are built. Landscape -Issues: No Comment. G. SUBDIVISION COMMITTEE COMMENT: (MARCH 29, 2001) Bud Finley, Olan Asbury, Charles Best and Randy Ripley were present, representing the application. Staff briefly described the proposed PRD and noted that additional items needed to be shown on the site plan and preliminary plat sketches. In response to a question from staff, Mr. Asbury noted that the development would utilize City garbage collection. Staff noted that any improvement in the right- of-way (sign, call box, planter) would require a franchise. The Public Works requirements were discussed. The design of the streets within this development was discussed at length. The applicants noted that they would meet with Public Works regarding the internal street design issue. After the discussion, the Committee forwarded the PRD to the full Commission for resolution. 4 FILE NO.: Z -6178-E (Cont.) 14 I. ANALYSIS: The applicant submitted a revised site plan and preliminary plat to staff on April 4, 2001. The revised site plan and plat address the issues as raised by staff and the Subdivision Committee. The revised plan notes the maximum building height (32 feet), sign details and phase line. The revised plat drawing also provides the additional notations as required. The proposed site plan shows a sign, planter and call box in the median of the cul-de-sac at the end of Stagecoach Village Dr. The sign will be of monument -type, with a height of four (4) feet and a sign area of approximately 15 square feet. These proposed improvements in the right-of- way will require that the applicant obtain a franchise permit from the Public Works Department. Public Works has reviewed the revised site plan and preliminary plat and notes that there are no issues left to be resolved. Public Works supports the proposed development. As noted in the Public Works requirements (paragraph D.), site grading and drainage plans (stormwater analysis) will need to be submitted and approved prior to any construction. As noted in paragraph A., the project is proposed as a gated single family development. The plan does show a 31 foot access easement from the end of Stagecoach Village Drive to the recently approved PRD (condominium development) to the north. Based on the development being gated with private streets, the applicant must provide for the maintenance of the streets, access drives, drainage areas and common areas within the Bill of Assurance for the subdivision. Otherwise, to staff's knowledge, there are no outstanding issues associated with the PRD. Staff feels that the patio home (owner -occupied) development will be a quality addition to the general area. STAFF RECOMMENDATIONS: Staff recommends approval of the PRD subject to the following conditions: 5 FILE NO.: Z -6178-E (Cont.) 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Any site lighting must be low-level and directed away from adjacent residential property. 3.The proposed ground -mounted development sign will be monument -type with a maximum height of four (4) feet and a maximum sign area of 15 square feet. 4. The applicant must obtain a franchise for the improvements (sign, planter, call box) in the right-of- way. 5. The applicant must provide for the maintenance of the internal streets, access drives, drainage areas and common areas within the Bill of Assurance for the subdivision. PLANNING COMMISSION ACTION: (APRIL 19, 2001) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman 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 8 ayes, 0 nays and 3 absent. 6 February 20, 2003 ITEM NO.: G FILE NO.: Z NAME: Stagecoach Village Revised PCD (Signage issue on Lot 2 and Lot 4) LOCATION: 9222 Stagecoach Road DEVELOPER: Finley & Company 9222 Stagecoach Road Little Rock, AR 72210 AREA: 1.68 Acre CURRENT ZONING NUMBER OF LOTS: 1 PCD and POD ENGINEER: Hurricane Valley Engineers P.O. Box 118 Bryant, AR 72807 FT. NEW STREET: 0 ALLOWED USES: Selected Office and Commercial Uses PROPOSED ZONING: Revised PCD and POD PROPOSED USE: Selected C-3 Uses and 0-3 permitted uses. VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: The Stagecoach Village preliminary plat was approved by the Planning Commission in August of 2000. The Plat contained four (4) lots. As a separate action on September 5, 2000, the Board of Directors approved Ordinance No. 18,342 establishing Stagecoach Village (Lot 4) Short -form PCD. The applicant proposed to construct a 3,600 square foot branch bank building and a 9,000 square foot commercial building and 54 parking spaces. At the time of approval, the applicant proposed to convert the bank building into a commercial building (C-2 uses) if a bank tenant could not be secured. The site plan was later revised (June 26, 2001) at a Staff level to remove the bank building from the site plan and the commercial building square footage was February 20, 2003 ITEM NO.: G (Cont.) FILE NO.: Z -6178-G increased to 10,800 square feet. The applicant proposed the building to be used as 80% commercial (C-2 uses) and 20% office (general and professional). The hours of operation were proposed at 8:00 am to 10:00 pm Monday through Saturday and 10:00 am to 6:00 pm on Sunday. The sign area approved for Lot 4 was to be a maximum of eight (8) feet in height and eighty (80) square feet in area. The sign was to be a monument style ground mounted sign. On March 21, 2000, the Board of Directors passed Ordinance No. 18,234, which rezoned Lot 2 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. As a part of the proposal the applicant proposed to utilize the existing 3,230 square foot building on Lot 2 and construct 15 parking spaces to serve the building. The applicant also proposed to utilize the existing driveway from Stagecoach Road to serve Lot 2 temporarily, until the new street for this subdivision was constructed. At that time the existing driveway would be closed and a shared drive between Lots 2 and 3 would 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 larger single-family tract. Ordinance No. 18,340, rezoned Lot 2 from PCD to POD and was approved by the Little Rock Board of Directors on September 5, 2000. The applicant requested 0-3 uses as permitted uses for Lot 2. (The applicant requested C-2 permitted uses for Lots 1 and 4 and 0-3 permitted uses for Lots 2 and 3.) The applicant also agreed to a single -ground mounted monument style sign six (6) feet in height and a maximum of sixty-four (64) square feet in area to be constructed on Lot 2. The hours of operation for Lot 2 were approved as 8:00 am to 9:00 pm and there were to be no external pay phones, ice machines, vending machines or speakers. The applicant was to remove the existing access drive from Stagecoach Road to Lot 2 when Staley Drive was constructed. The area was to be replaced with landscaping. A. PROPOSAL/REQUEST The applicant proposes to revise the Planned Developments related to signage allowed on the site. The applicant was approved for a ground mounted monument style sign to be located on Lots 2 and 4. The approved signage was not installed on Lot 4. The request is to recognize the existing pole mounted sign located on Lot 4 along with Subdivision identification signs located on Lots 2 and 4. Signage has not been installed on Lot 2. The current signage consists of Stagecoach Village Subdivision identification signs (one located on the northeast corner of Lot 2 on Stagecoach Village Drive 2 February 20, 2003 ITEM NO.: G (Cont. FILE NO.: Z -6178-G and one located on Lot 4 on the southeast corner of Stagecoach Village Drive) and the existing pole mounted backlit tenant identification sign located on Lot 4. The applicant proposes to "turn-off"the lighting for the sign by 11:00 pm daily. The applicant is also requesting a six (6) foot sixty-four (64) square feet in area ground mounted monument style sign for the future uses of Lot 2. B. EXISTING CONDITIONS: The site is developed as a strip retail center. There are seven bays with four being occupied with a mixture of small scale retail uses (cleaners, Subway, beauty supply, gift shop). Other uses in the area include an office located on the northwest corner of Stagecoach Village Drive and Stagecoach Road. A Planned Development for Residential uses has been approved to the west of the site and is beginning to develop. The site has parking located both in front and rear of the building. Access to the site is taken from a single access point from Stagecoach Village Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one phone call from an area resident. The Otter Creek Homeowners Association, Southwest Little Rock United for Progress, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. This item was not re-routed to the various agencies and utilities of comments since an application was previously submitted and withdrawn at the December 19, 2002 Planning Commission Public Hearing. These comments were included with the previous agenda. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comments. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. ARKLA: No comment received. 3 February 20, 2003 ITEM NO.: G (Cont.) FILE NO.: Z -6178-G SBC: No comment received. Central Arkansas Water: No objection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has not effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. 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 and between Baseline Road and Otter Creek Road. The plan also contains a statement of requiring businesses to be access by a loop street to minimize curb cuts and allow for attractive landscaping. Landscape Issues: No comment. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) The applicant was not present at the Subdivision Committee meeting. Staff informed the Committee Members the applicant was requesting a revision to his Planned Developments for Lots 2 and 4 of the Stagecoach Village development. Staff stated the applicant had installed a pole -mounted sign on Lot 4 but the signage approved was a monument style ground -mounted sign. Staff stated they would work with the applicant to resolve any outstanding issues associated with the proposed development prior to the Commission meeting. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. 4 February 20, 2003 ITEM NO_: G (Cont. H. ANALYSIS: FILE NO.: Z -6178-G Staff made a site visit to review the existing signage of the development. The applicant has installed two (2) subdivision identification signs, one (1) north of Stagecoach Village Drive and one (1) south of Stagecoach Village Drive. The signs are ground -mounted style and consistent with signage area allowed for subdivision identification signs per the Zoning Ordinance. However, the Ordinance only allows one (1) sign per subdivision. Staff does not feel the applicant's request for two (2) signs is too far out of line and would support the request to allow the two (2) identification signs. The applicant has also installed a pole -mounted sign on Lot 4 instead of the approved eight (8) foot high maximum of eighty (80) square feet in area. The pole -sign is 24 -feet in height and has a sign area of 64 -square feet. This is significantly smaller than the allowed sign area in commercial zones or 36 -feet in height and 160 square feet in area. Although, the signage installed is not the approved signage of the Planned Development, staff feels the signage is acceptable. The signs height and area are within the allowable guidelines for signage in commercial zones. Staff feels however the lighting of the sign should not be light unless the businesses are open. Therefore, staff recommends the backlighting of the pole -mounted sign be limited to the retail business hours or 8:00 am to 10:00 pm Monday through Saturday and 10:00 am to 6:00 pm on Sunday. Staff would recommend the signage for Lot 2 remain as the previously approved and the current request of a maximum of six (6) feet in height and sixty-four (64) square feet in area. To Staff's knowledge, there are no other outstanding issues associated with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs E and H of this report. Staff recommends the lighting of the existing pole sign be limited to the hours of operation of the commercial center (8:00 am to 10:00 pm Monday through Saturday and 10:00 am to 6:00 pm on Sunday). 5 February 20, 2003 ITEM NO.: G (Cont. FILE NO.: Z -6178-G PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) The applicant was not present. There was one objector present. Staff stated the applicant had failed to notify property owners 15 -days prior to the Public Hearing as required by the Planning Commission By -Laws. Staff stated the applicant had requested the item be deferred to the February 20, 2003 Public Hearing. Staff stated they were supportive of the request for deferral. There was no further discussion of the item. The item was placed on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (FEBRUARY 20, 2003) Mr. Randy Fraizer was present representing the application. There was one objector present. Staff presented the item with a recommendation of approval subject to compliance with the conditions outlined in the Staff Recommendation above. Staff stated they had received one letter of support for the property owner across the road from the development. Staff stated Mr. Hinny had requested the sign lighting be "turn-off"when the businesses were not open, as recommended by Staff. Staff stated the Southwest United for Progress did not wish to speak but requested their objection be made a part of the Public Record. Staff stated quoting from a letter received from the organization "While Stagecoach Village shopping area represents quality development in the area, the revision of the PCD to allow for a larger sign violates the spirit of the PCD. When an applicant agrees to limits on signage, they should follow that guideline when requesting their sign permit." There was no further discussion of the item. The item was placed on the Consent Agenda for Approval and approved by a vote of 10 ayes, 0 noes and 1 absent. A February 6, 2003 ITEM NO.: FILE NO.: Z -6178-G NAME: Stagecoach Village Revised PCD (Signage issue on Lot 2 and Lot 4) LOCATION: 9222 Stagecoach Road DEVELOPER: Finley & Company 9222 Stagecoach Road Little Rock, AR 72210 AREA: 1.68 Acre NUMBER OF LOTS: 1 CURRENT ZONING: PCD and POD PAIrIAIPPP. Hurricane Valley Engineers P.O. Box 118 Bryant, AR 72807 FT. NEW STREET: 0 ALLOWED USES: Selected Office and Commercial Uses PROPOSED ZONING: Revised PCD and POD PROPOSED USE: Selected C-3 Uses and 0-3 permitted uses. VARIANCESMAIVERS REQUESTED: None requested. BACKGROUN The Stagecoach Village preliminary plat was approved by the Planning Commission in August of 2000. The Plat contained four (4) lots. As a separate action on September 5, 2000, the Board of Directors approved Ordinance No. 18,342 establishing Stagecoach Village (Lot 4) Short -form PCD. The applicant proposed to construct a 3,600 square foot branch bank building and a 9,000 square foot commercial building and 54 parking spaces. At the time of approval, the applicant proposed to convert the bank building into a commercial building (C-2 uses) if a bank tenant could not be secured. The site plan was later revised (June 26, 2001) at a Staff level to remove the bank building from the site plan and the commercial building square footage was February 6, 2003 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z -6178-G increased to 10,800 square feet. The applicant proposed the building to be used as 80% commercial (C-2 uses) and 20% office (general and professional). The hours of operation were proposed at 8:00 am to 10:00 pm Monday through Saturday and 10:00 am to 6:00 pm on Sunday. The sign area approved for Lot 4 was to be a maximum of eight (8) feet in height and eighty (80) square feet in area. The sign was to be a monument style ground mounted sign. On March 21, 2000, the Board of Directors passed Ordinance No. 18,234, which rezoned Lot 2 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. As a part of the proposal the applicant proposed to utilize the existing 3,230 square foot building on Lot 2 and construct 15 parking spaces to serve the building. The applicant also proposed to utilize the existing driveway from Stagecoach Road to serve Lot 2 temporarily, until the new street for this subdivision was constructed. At that time the existing driveway would be closed and a shared drive between Lots 2 and 3 would 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 larger single-family tract. Ordinance No. 18,340, rezoned Lot 2 from PCD to POD and was approved by the Little Rock Board of Directors on September 5, 2000. The applicant requested 0-3 uses as permitted uses for Lot 2. (The applicant requested C-2 permitted uses for Lots 1 and 4 and 0-3 permitted uses for Lots 2 and 3.) The applicant also agreed to a single -ground mounted monument style sign six (6) feet in height and a maximum of sixty-four (64) square feet in area to be constructed on Lot 2. The hours of operation for Lot 2 were approved as 8:00 am to 9:00 pm and there were to be no external pay phones, ice machines, vending machines or speakers. The applicant was to remove the existing access drive from Stagecoach Road to Lot 2 when Staley Drive was constructed. The area was to be replaced with landscaping. A. PROPOSAUREQUEST: The applicant proposes to revise the Planned Developments related to signage allowed on the site. The applicant was approved for a ground mounted monument style sign to be located on Lots 2 and 4. The approved signage was not installed on Lot 4. The request is to recognize the existing pole mounted sign located on Lot 4 along with Subdivision identification signs located on Lots 2 and 4. Signage has not been installed on Lot 2. The current signage consists of Stagecoach Village Subdivision identification signs (one located on the northeast corner of Lot 2 on Stagecoach Village Drive 2 February 6, 2003 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z -6178-G and one located on Lot 4 on the southeast corner of Stagecoach Village Drive) and the existing pole mounted backlit tenant identification sign located on Lot 4. The applicant proposes to "turn-off' the lighting for the sign by 11:00 pm daily. The applicant is also requesting a six (6) foot sixty-four (64) square feet in area ground mounted monument style sign for the future uses of Lot 2. B. EXISTING CONDITIONS: The site is developed as a strip retail center. There are seven bays with four being occupied with a mixture of small scale retail uses (cleaners, Subway, beauty supply, gift shop). Other uses in the area include an office located on the northwest corner of Stagecoach Village Drive and Stagecoach Road. A Planned Development for Residential uses has been approved to the west of the site and is beginning to develop. The site has parking located both in front and rear of the building. Access to the site is taken from a single access point from Stagecoach Village Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one phone call from an area resident. The Otter Creek Homeowners Association, Southwest Little Rock United for Progress, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. This item was not, re-routed to the various agencies and utilities of comments since an application was previously submitted and withdrawn at the December 19, 2002 Planning Commission Public Hearing. These comments were included with the previous agenda. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comments. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. ARKLA: No comment received. 3 February 6, 2003 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z -6178-G SBC: No comment received. Central Arkansas Water: No objection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has not effect on bus radius, turnout and route. F. ISSUESITECHNI CAUDESIGN : Planning Division: No comment. CiIY 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 and between Baseline Road and Otter Creek Road. The plan also contains a statement of requiring businesses to be access by a loop street to minimize curb cuts and allow for attractive landscaping. Landscape Issues: No comment. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) The applicant was not present at the Subdivision Committee meeting. Staff informed the Committee Members the applicant was requesting a revision to his Planned Developments for Lots 2 and 4 of the Stagecoach Village development. Staff stated the applicant had installed a pole -mounted sign on Lot 4 but the signage approved was a monument style ground -mounted sign. Staff stated they would work with the applicant to resolve any outstanding issues associated with the proposed development prior to the Commission meeting. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. _rl February 6, 2003 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z -6178-G H. ANALYSIS: Staff made a site visit to review the existing signage of the development. The applicant has installed two (2) subdivision identification signs, one (1) north of Stagecoach Village Drive and one (1) south of Stagecoach Village Drive. The signs are ground -mounted style and consistent with signage area allowed for subdivision identification signs per the Zoning Ordinance. However, the Ordinance only allows one (1) sign per subdivision. Staff does not feel the applicant's request for two (2) signs is too far out of line and would support the request to allow the two (2) identification signs. The applicant has also installed a pole -mounted sign on Lot 4 instead of the approved eight (8) foot high maximum of eighty (80) square feet in area. The pole -sign is 24 -feet in height and has a sign area of 64 -square feet. This is significantly smaller than the allowed sign area in commercial zones or 36 -feet in height and 160 square feet in area. Although, the signage installed is not the approved signage of the Planned Development, staff feels the signage is acceptable. The signs height and area are within the allowable guidelines for signage in commercial zones. Staff feels however the lighting of the sign should not be light unless the businesses are open. Therefore, staff recommends the backlighting of the pole -mounted sign be limited to the retail business hours or 8:00 am to 10:00 pm Monday through Saturday and 10:00 am to 6:00 pm on Sunday. Staff would recommend the signage for Lot 2 remain as the previously approved and the current request of a maximum of six (6) feet in height and sixty-four (64) square feet in area. To Staff's knowledge, there are no other outstanding issues associated with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs E and H of this report. Staff recommends the lighting of the existing pole sign be limited to the hours of operation of the commercial center (8:00 am to 10:00 pm Monday through Saturday and 10:00 am to 6:00 pm on Sunday). GW February 6, 2003 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z -6178-G PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) The applicant was not present. There was one objector present. Staff stated the applicant had failed to notify property owners 15 -days prior to the Public Hearing as required by the Planning Commission By -Laws. Staff stated the applicant had requested the item be deferred to the February 20, 2003 Public Hearing. Staff stated they were supportive of the request for deferral. There was no further discussion of the item. The item was placed on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 2 February 6, 2003 ITEM NO.: 18 FILE NO.: Z -6178-G NAME: Stagecoach Village Revised PCD (Signage issue on Lot 2 and Lot 4) LOCATION: 9222 Stagecoach Road DEVELOPER: Finley & Company 9222 Stagecoach Road Little Rock, AR 72210 AREA: 1.68 Acre NUMBER OF LOTS: 1 URRENT ZONING: PCD and POD ENGINEER: Hurricane Valley Engineers P.O. Box 118 Bryant, AR 72807 FT. NEW STREET: 0 ALLOWED USES: Selected Office and Commercial Uses PROPOSED ZONING: Revised PCD and POD PROPOSED USE: Selected C-3 Uses and 0-3 permitted uses. VARIAN C ESMAIVE RS REQUESTED: None requested. BACKGROUND: The Stagecoach Village preliminary plat was approved by the Planning Commission in August of 2000. The Plat contained four (4) lots. As a separate action on September 5, 2000, the Board of Directors approved Ordinance No. 18,342 establishing Stagecoach Village (Lot 4) Short -form PCD. The applicant proposed to construct a 3,600 square foot branch bank building and a 9,000 square foot commercial building and 54 parking spaces. At the time of approval, the applicant proposed to convert the bank building into a commercial building (C-2 uses) if a bank tenant could not be secured. The site plan was later revised (June 26, 2001) at a Staff level to remove the bank building from the site plan and the commercial building square footage was February 6, 2003 SUBDIVISION ITEM NO.: 18 (Cont. FILE NO.: Z-617 increased to 10,800 square feet. The applicant proposed the building to be used as 80% commercial (C-2 uses) and 20% office (general and professional). The hours of operation were proposed at 8:00 am to 10:00 pm Monday through Saturday and 10:00 am to 6:00 pm on Sunday. The sign area approved for Lot 4 was to be a maximum of eight (8) feet in height and eighty (80) square feet in area. The sign was to be a monument style ground mounted sign. On March 21, 2000, the Board of Directors passed Ordinance No. 18,234, which rezoned Lot 2 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. As a part of the proposal the applicant proposed to utilize the existing 3,230 square foot building on Lot 2 and construct 15 parking spaces to serve the building. The applicant also proposed to utilize the existing driveway from Stagecoach Road to serve Lot 2 temporarily, until the new street for this subdivision was constructed. At that time the existing driveway would be closed and a shared drive between Lots 2 and 3 would 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 larger single-family tract-, Ordinance No. 18,340, rezoned Lot 2 from PCD to POD and was approved by the Little Rock Board of Directors on September 5, 2000. The applicant requested 0-3 uses as permitted uses for Lot 2. (The applicant requested C-2 permitted uses for Lots 1 and 4 and 0-3 permitted uses for Lots 2 and 3.) The applicant also agreed to a single -ground mounted monument style sign six (6) feet in height and a maximum of sixty-four (64) square feet in area to be constructed on Lot 2. The hours of operation for Lot 2 were approved as 8:00 am to 9:00 pm and there were to be no external pay phones, ice machines, vending machines or speakers. The applicant was to remove the existing access drive from Stagecoach Road to Lot 2 when Staley Drive was constructed. The area was to be replaced with landscaping. A. PROPOSAL/REQUEST: The applicant proposes to revise the Planned Developments related to signage allowed on the site. The applicant was approved for a ground mounted monument style sign to be located on Lots 2 and 4. The approved signage was not installed on Lot 4. The request is to recognize the existing pole mounted sign located on Lot 4 along with Subdivision identification signs located on Lots 2 and 4. Signage has not been installed on Lot 2. The current signage consists of Stagecoach Village Subdivision identification signs (one located on the northeast corner of Lot 2 on Stagecoach Village Drive 2 February 6, 2003 SUBDIVISION ITEM NO.: 18 FILE NO.: Z -6178-G and one located on Lot 4 on the southeast corner of Stagecoach Village Drive) and the existing pole mounted backlit tenant identification sign located on Lot 4. The applicant proposes to "turn-off' the lighting for the sign by 11:00 pm daily. The applicant is also requesting a six (6) foot sixty-four (64) square feet in area ground mounted monument style sign for the future uses of Lot 2. B. EXISTING CONDITIONS: The site is developed as a strip retail center. There are seven bays with four being occupied with a mixture of small scale retail uses (cleaners, Subway, beauty supply, gift shop). Other uses in the area include an office located on the northwest corner of Stagecoach Village Drive and Stagecoach Road. A Planned Development for Residential uses has been approved to the west of the site and is beginning to develop. The site has parking located both in front and rear of the building. Access to the site is taken from a. single access point from Stagecoach Village Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one phone call from an area resident. The Otter Creek Homeowners Association, Southwest Little Rock United for Progress, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. This item was not, re-routed to the various agencies and utilities of comments since an application was previously submitted and withdrawn at the December 19, 2002 Planning Commission Public Hearing. These comments were included with the previous agenda. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comments. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. ARKLA: No comment received. February 6, 2003 SUBDiVISIO ITEM NO.: 18 (Cont.) FILE NO.: Z -6178-G SBC: No comment received. Central Arkansas Water: No objection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has not effect on bus radius, turnout and route. F. ISSUES/TECHN ICAUDESIGN: Planning Division: No comment. Cit 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 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 and between Baseline Road and Otter Creek Road. The plan also contains a statement of requiring businesses to be access by a loop street to minimize curb cuts and allow for attractive landscaping. Landscape Issues: No comment. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) The applicant was not present at the Subdivision Committee meeting. Staff informed the Committee Members the applicant was requesting a revision to his Planned Developments for Lots 2 and 4 of the Stagecoach Village development. Staff stated the applicant had installed a pole -mounted sign on Lot 4 but the signage approved was a monument style ground -mounted sign. Staff stated they would work with the applicant to resolve any outstanding issues associated with the proposed development prior to the Commission meeting. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. CI February 6, 2003 SUBDIVISION ITEM NO.: 18(Cont.)FILE NO.: Z -6178-G H. ANALYSIS: Staff made a site visit to review the existing signage of the development. The applicant has installed two (2) subdivision identification signs, one (1) north of Stagecoach Village Drive and one (1) south of Stagecoach Village Drive. The signs are ground -mounted style and consistent with signage area allowed for subdivision identification signs per the Zoning Ordinance. However, the Ordinance only allows one (1) sign per subdivision. Staff does not feel the applicant's request for two (2) signs is too far out of line and would support the request to allow the two (2) identification signs. The applicant has also installed a pole -mounted sign on Lot 4 instead of the approved eight (8) foot high maximum of eighty (80) square feet in area. The pole -sign is 24 -feet in height and has a- sign area of 64 -square feet. This is significantly smaller than the allowed sign area in commercial zones or 36 -feet in height and 160 square feet in area. Although, the signage installed is not the approved signage of the Planned Development, staff feels the signage is acceptable. The signs height and area are within the allowable guidelines for signage in commercial zones. Staff feels however the lighting of the sign should not be light unless the businesses are open. Therefore, staff recommends the backlighting of the pole -mounted sign be limited to the retail business hours or 8:00 am to 10:00 pm Monday through Saturday and 10:00 am to 6:00 pm on Sunday. Staff would recommend the signage for Lot 2 remain as the previously approved and the current request of a maximum of six (6) feet in height and sixty-four (64) square feet in area. To Staff's knowledge, there are no other outstanding issues associated with the proposed request. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs E and H of this report. Staff recommends the lighting of the existing pole sign be limited to the hours of operation of the commercial center (8:00 am to 10:00 pm Monday through Saturday and 10:00 am to 6:00 pm on Sunday). 5 Subdivision Committee Comments Item No. 18 Stagecoach Village Revised PCD Planning Staff Comments: January 16, 2003 7_a'I7,q- , 1. Provide notification of property owners located within 200 -feet of the site complete with the certified abstract list, notice form with affidavit executed and proof of mailing. VarianceMaivers: Public Works: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. ARKLA: No comment received. SBC: No comment received. Central Arkansas Water: No objection. Fire Department: Place fire hydrants per code Department at 918-3752 for additional details. County Planning: No comment received. Contact the Little Rock Fire CATA: The site is not located on a dedicated bus route and has not effect on bus radius, turnout and route. Planning Division: No comment. Landscape Issues: No comment. Revised plat/plan: Submit the additional information as noted above to staff on Wednesday, January 22, 2003.