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HomeMy WebLinkAboutZ-6178-F Staff AnalysisDecember 19, 2002 ITEM NO.: F FILE NO.: Z -6178-F NAME: Stagecoach Village Revised PCD LOCATION: On the Southwest corner of Stagecoach Village Drive and Stagecoach Road DEVELOPER: Finley & Company 9222 Stagecoach Road Little Rock, AR 72210 ENGINEER: Hurricane Valley Engineers P.O. Box 118 Bryant, AR 72807 AREA: 1.68 Acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: Selected Office and Commercial Uses PROPOSED ZONING: Revised PCD PROPOSED USE: Selected C-3 Uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: 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 December 19, 2002 SUBDIVISION ITEM NO.: F (Co FILE NO.: Z -6178-F remove the bank building from the site plan and the commercial building square footage was 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 previous proposal included two driveway locations onto the site. The site has developed with only one driveway location. 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. A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved Planned Commercial Development to add the following.,listed uses as alternative uses for the site and to market the site for 100% commercial uses. The requested uses include: (enclosed), Antique shop, witt shop, Bank or savings and Ii woodwork shop, Camera she dental or optical), Clothing stc day care center, Day Care cen Eating place without drive-in narcotic or psychiatric patie philanthropic organization, Fey Handicraft, ceramic sculpture c Health studio or spa, Hobby s pickup station, Laundry, dome Library, art gallery, museum of Medical appliance fittings an showroom with warehouse (" Amusement (commercial, inside), Animal clinic repair, Appliance repair, Bakery or confectionery an office, Barber and beauty shop, Cabinet and ), Catering, commercial, Church, Clinic (medical, -e, Custom sewing and millinery, Day nursery and er, adult, Drugstore or pharmacy, Duplication shop, service, Establishment for the care of alcoholic, its, Establishment of a religious, charitable or !d store, Florist shop, Food store, Furniture store, r similar artwork, Hardware or sporting goods store, iop, Jewelry store, Key shop, Laboratory, Laundry stic cleaning, Lawn and garden center, enclosed, similar public use, Lodge or fraternal organization, J sales, Office (general or professional), Office Ith retail sales, enclosed), Office equipment sales and service, Optical shop, Paint and wallpaper store, ret snop, vnotograpny studio, Private school, kindergarten or institution for special education, Retail uses not listed (enclosed), School (business), School (commercial, trade or craft), School (public or denominational), Secondhand store (used furniture or rummage shop), Shoe repair, Studio (art, music, speech, drama, dance or other artistic endeavors), Studio broadcasting and recording, Tailor, Taxidermist, Tool and equipment rental (inside display only), Travel bureau. The applicant is not proposing a change to the hours of operation or any site plan modifications as a part of this request. 2 December 19, 2002 SUBDIVISION ITEM NO.: F Cont.) FILE NO.: Z -6178-F 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. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comments. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Enter : No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. 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. �3 December 19, 2002 SUBDIVISION ITEM NO.: I Cont. FILE NO.: Z -6178-F F. ISSU ES/TECH N ICAL/D ESIGN:.. G H 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. SUBDIVISION COMMITTEE COMMENT: (October 10, 2002) The applicant was not present. Staff stated the applicant was requesting additional C-3 uses to be considered as alternative uses on the site. Staff stated they had contacted the applicant and were working to resolve concerns associated with a few of the requested uses. Staff stated they would continue to work with the applicant to resolve as many concerns as possible prior to the Public Hearing. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised list to Staff indicating uses, which the applicant and Staff agreed were acceptable, non -obtrusive uses to the neighborhood. The applicant has agreed there will be no outdoor display or sale of merchandise on the site. The hours of operation will remain as previously approved (8:00 am to 10:00 pm Monday through Saturday and 10:00 am to 6:00 pm on Sunday). The applicant has also requested the center be allowed to be marketed to 100% commercial uses. Based on Shopping Center parking ratio (1 space per 225 square feet) the typical minimum parking requirement for the site would be 48 spaces. The 4 December 19, 2002 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z -6178-F site has developed with 54 spaces, adequate to meet the typical minimum parking. Staff is supportive of the request to allow the site to be marketed as 100% commercial. The site is shown on the Future Land Use Plan as Mixed. The is to be a planned development if the use is entirely office or commercial. The applicant has met this criteria by filing for a PCD. The site is also a single lot of a larger PCD with has developed as office, commercial and residential. Staff feels the request to market the site as 100% commercial is an acceptable request due to the overall development pattern in the originally approved PCD. Otherwise, to Staff's knowledge;. there are no outstanding issues associated with the proposed request to revise the previously approved planned development to allow the uses listed in Paragraph A as alternative uses for the site. STAFF RECOMMENDATION: Staff recommends approval of the request to revised the previously approved planned development to allow the listed uses in Paragraph A as alternative uses for the site and to market the site to 100% commercial uses. PLANNING COMMISSION ACTION: (OCTOBER 31, 2002) Mr. Olan Asbury was present representing the application. There was one objector present. Staff presented the item with a recommendation of approval of the request to revise the previously approved planned development to allow the listed uses in Paragraph A as alternative uses for the site and to market the site as 100% commercial uses. Mr. Asbury stated the site was a developed site. He stated the overall development consisted of 20+ acres and was shown as Mixed on the Future Land Use Plan. He stated the commercial building was approved with a mix of commercial and office uses. Mr. Asbury stated with the proposed mix the development would not be allowed to develop to full potential. He stated with the entire area under ownership developing as a mix the need to hold the commercial site to a mixed use development was not as critical. Mr. David Henning spoke in opposition to the proposed development. He stated his disagreement was in principal. He stated the original PCD was approved with a ground mounted sign and the development had erected a pole mounted sign with back lighting. He stated the original approval also included the removal of the driveway for Lot 2 off of Stagecoach Road and onto Stagecoach Village Drive. Mr. Henning stated this had not December 19, 2002 SUBDIVISION ITEM NO.: F (Cont.)_ FILE NO.: Z -6178-F happened and with the current street design it appeared the driveway was not going to be removed. Mr. Asbury stated the driveway was to be removed at the time Lot 2 was Final Platted. He stated a driveway to Lot 2 was in place on Stagecoach Village Drive. Mr. Asbury stated the driveway from Stagecoach Road was being used by truck traffic to develop the residential development to the west of the site. He stated when the applicant was ready to develop Lot 2 then the driveway would be removed from Stagecoach Road and access would be from the driveway that had been put in place from Stagecoach Village Drive. There was a lengthy discussion concerning the existing sign and the approved signage. Staff stated the previous PCD approved a single ground -mounted monument sign. Staff stated the request before the Commission did not include the sign issue. Mr. Asbury requested the item be deferred to the November 14, 2002 Public Hearing to allow himself and Staff sufficient time to research the issue of signage with respect to the previously approved PCD. There was no further discussion. A motion was made to defer the item to the November 14, 2002 Public Hearing. The motion carried by a vote of 7 ayes, 0 noes and 4 absent. PLANNING COMMISSION ACTION: (NOVEMBER 14, 2002) The applicant was not present. Staff stated the applicant had requested the item be deferred to the December 19, 2002 Public Hearing to allow the applicant additional time to work with the neighbors concerning the sign issue. Staff stated the request would take a waiver of the By -Laws to allow the deferral. There was no further discussion. A motion was made to waive the By-laws to allow the deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was then made to place the item on the Consent Agenda for deferral. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (DECEMBER 19, 2002) The applicant was not present. There were no objectors present. Staff stated the applicant had submitted a letter to Staff.: on December 4, 2002 requesting the application be withdrawn without prejudice. Staff stated they were supportive of the withdrawal request. N December 19, 2002 SUBDIVISION ITEM NO.: F (Cont. FILE NO.: Z -6178-F There was no further discussion. The application was placed on the consent agenda for withdrawal. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 Subdivision Committee Meeting October 10, 2002 ITEM NO.: 9 NAME: Stagecoach Village Revised PCD FILE NO.: Z -4469-C LOCATION: On the Northwest corner of Stagecoach Village Drive and Stagecoach Road DEVELOPER: Finley & Company 9222 Stagecoach Road Little Rock, AR 72210 AREA: 1.68 Acre NUMBER OF LOTS: 1 CURRENT ZONING: PCD ENGINEER: Hurricane Valley Engineers 9222 Stagecoach Road Little Rock, AR 72210 FT. NEW STREET: 0 ALLOWED USES: Selected Office and Commercial Uses PROPOSED ZONING: Revised PCD PROPOSED USE: Selected Office and Commercial Uses VARIAN CESM/AIVERS REQUESTED: None requested. PROPOSAL/REQUEST USES: Amusement (commercial, inside), Animal clinic (enclosed), Antique shop, with repair, Appliance repair, Auto parts and accessories, Bakery or confectionery shop, Bank or savings and loan office, Barber and beauty shop, Cabinet and woodwork shop, Camera shop, Catering, commercial, Church, Clinic (medical, dental or optical), Clothing store, Custom sewing and millinery, Day nursery and day care center, Day Care center, adult, Drugstore or pharmacy, Duplication shop, Eating place without drive-in service, Establishment for the care of alcoholic, narcotic or psychiatric patients, Establishment of a religious, charitable or philanthropic organization, Feed store, Florist shop, Food store, Furniture store, Group care facility, Handicraft, ceramic sculpture or similar artwork, Hardware or sporting goods store, Health studio or spa, Hobby shop, Jewelry store, Job printing, lithographer, printing or blueprinting, Key shop, Laboratory, Laundromat or pickup station, Laundry, domestic cleaning, Lawn and garden center, enclosed, Library, art gallery, museum or similar public use, Lodge or fraternal organization, Medical appliance fittings and sales, Office (general or professional), Office showroom with warehouse (with retail sales, enclosed), Subdivision Committee Meeting October 10, 2002 Office equipment sales and service, Optical shop, Paint and wallpaper store, Pet shop, Photography studio, Private school, kindergarten or institution for special education, Recycling facility, automated, Retail uses not listed (enclosed), School (business), School (commercial, trade or craft), School (public or denominational), Seasonal and temporary sales, outside, Secondhand store (used furniture or rummage shop), Shoe repair, Studio (art, music, speech, drama, dance or other artistic endeavors), Studio broadcasting and recording, Tailor, Taxidermist, Tool and equipment rental (inside display only), Travel bureau, Auto parts, Auto rental or leasing (no service, sales or repair), Glass or glazer, Installation, repair and sales, Home center, Landscaping service, Lawn and garden center, open display, Office warehouse, Plant nursery, Swimming pool sales and supply, Tool and equipment rental (with outside display), Upholstery shop, furniture, Upholster shop, auto, PLANNING STAFF COMMENTS: 1. Provide a certified list of property owners within 200 -feet of the site along with notice form, affidavit executed, and proof of mailing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: (No comment received.) UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available not adversely affected. Enter ARKLA: Southwestern Bell: Approved as submitted. Water: No objection. Fire Department: 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. Subdivision Committee Meeting October 10, 2002 ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape Issues: No comment. Building_ Codes: No comment. REVISED PLAT/PLAN: SUBMIT FOUR (4) COPIES OF A REVISED SITE PLAN/REVISED USES LIST (TO INCLUDE THE ADDITIONAL INFORMATION AS NOTED ABOVE) TO STAFF NO LATER THAN NOON ON WEDNESDAY, OCTOBER 16, 2002.