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HomeMy WebLinkAboutZ-6178-H Staff AnalysisFILE NO.: Z -6178-H NAME: Stagecoach Village Office Park Revised PCD LOCATION: On the Northwest corner of Stagecoach Village Drive and Stagecoach Road DEVELOPER: Finley and Company 9222 Stagecoach Road Little Rock, AR 72210 ENGINEER: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 3.23 Acres NUMBER OF LOTS: 6 FT. NEW STREET: 0 CURRENT ZONING: POD and R-2, Single-family ALLOWED USES: Selected Office and Commercial Uses and Single-family residential PROPOSED ZONING: Revised POD PROPOSED USE: Selected C-2 permitted Uses and 0-3 permitted uses. VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: A Planned Commercial Development and the Stagecoach Village plat were created in September of 2000. The Plat contained four (4) lots. 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 increased to 10,800 square FILE NO.: Z -6178-H 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 was 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 800 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 Stagecoach Village Drive was constructed. The area was to be replaced with landscaping. Ordinance No. 18,836 adopted by the Little Rock Board of Directors on March 18, 2003, amended the PCD related to signage. The applicant requested to recognize the existing pole mounted sign located on Lot 4 along with Subdivision identification signs located on Lots 2 and 4. The applicant also requested a ground mounted monument style sign to be located on Lots 2 and 4. The approved signage has not been installed on Lot 2. The signage plan consisted of Stagecoach Village Subdivision identification signs (one located on the northeast corner of Lot 2 on Stagecoach Village Drive and one located on Lot 4 on the southeast corner of Stagecoach Village Drive) and an existing pole mounted backlit tenant identification sign located on Lot 4. The applicant proposed to light the sign from 8:00 am to 10:00 pm Monday through Saturday and 10:00 am to 6:00 pm on Sunday. 2 FILE NO.: Z -6178-H Cont. The applicant also requested a six (6) foot by sixty-four (64) square foot ground mounted monument style sign for the future uses of Lot 2. A. PROPOSAUREQUEST: The applicant proposes to revise the previously approved PCD to allow the redevelopment of the site and to expand the area to include properties to the north and west under the applicant's ownership previously indicated as proposed Lots 1 and 3. The applicant is requesting to subdivide the property into smaller office tracts with a common parking area. The applicant will utilize one common trash container that would allow waste management to pick-up just once a week. The applicant has indicated the maximum building envelope on the proposed site plan for Lots 3A through 3D. The applicant has also indicated the total square footage will be based on the available parking. The applicant is requesting 0-3, General Office District uses as allowable uses for the proposed lots. The proposed site plan also includes a maximum building area for proposed Lot 1 of the development. The applicant has indicated the development of the site will be consistent with uses allowed per the C-2, Shopping Center District. The proposed request includes leaving the existing office building located on Lot 2. The applicant has requesting 0-3 uses as alternative uses for the site. B. EXISTING CONDITIONS: Lot 4 of the site is developed as a strip retail center, Lot 2 contains a real estate office use and Lots 1 and 3 are currently vacant. On Lot 4 there are seven bays with four being occupied with a mixture of small-scale retail uses (cleaners, Subway, beauty supply, gift shop). A Planned Development for Residential uses has been approved to the west of the site and is currently under construction. 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. 3 FILE NO.: Z -6178-H (Cont.) D. ENGINEERING COMMENTS: Public Works: 1. The standard conditions shown on the proposed plan as "Public Works Notes" apply to the project. 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31.210. Driveway location on Stagecoach Village Drive is too close to the intersection. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement is service is required for the project to serve all the proposed lots. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections off the main parallel to Stagecoach Road, including metered connections off a private fire system. A water main extension and additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the water facilities. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire_ Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. 4 FILE NO.: Z -6178-H (Cont.) F. ISSU ESITE CH N I CALIDES I G N: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a revision of a Planned Commercial Development for subdividing proposed Lot 3 into four lots with 0-3 uses as allowed uses and recognizing Lot 1 with. C-2 allowable uses. The request does not require a change to the Land Use Plan. The preliminary plat for this area dictated that Lots 1 and 4 will have C-2 uses and Lots 2 and 3 will have 0-3 uses. That mix of uses combined with the residential uses to the west will provide the "mix' of uses. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek Neighborhood Action Plan. The Office and Commercial Development Goal listed an objective: To promote commercial and office development that meets the needs of area residents for shopping and services, maintain as much of the existing topography, trees, and green space as possible, and enhances the primarily residential character of the community. An action statement listed under that objective: Aggressively using Planned Zoning Districts to influence more neighborhood -friendly and better quality developments. A second action statement states to require that businesses be accessed by loop streets to minimize curb cuts and allow for attractive landscaping. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004) Mr. Randy Fraizer and Mr. Joe White were present representing the request. Staff stated the request was to revise a previously approved PCD to allow an expansion of the originally approved area. Staff stated the new site plan would include development of four lots to the west currently zoned R-2, Single-family. Mr. Fraizer stated the applicant was requesting 0-3, General Office District uses for proposed Lots 3A — 3D. Staff noted this was previously indicated as a part of the applicant's overall development plan. Public Works comments were addressed. Staff stated the previously approved driveways were more acceptable and caused less conflict. Mr. Fraizer stated he would meet with staff to address this concern. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: �i FILE NO.: Z -6178-H Cont. The applicant submitted a revised plan to staff addressing most of the issues raised at the May 13, 2004, Subdivision Committee meeting. The applicant has indicated a maximum building height of thirty-five feet for proposed Lots 3A — 3D. The applicant has also indicated 0-3, General Office District uses as allowable uses for proposed Lots 3A — 3D. The proposed hours of operation are from 8:00 am to 6:00 pm Monday through Saturday. The applicant has Indicated the maximum building envelope on the proposed site plan for Lots 3A through 3D. The applicant has also indicated the total square footage will be based on the available parking. The typical minimum parking required for an office development would be one space per four hundred square feet. The total building area for Lot 3A is indicated as 8,800 square feet. This would typically require twenty-two parking spaces. The proposed site plan indicates twenty-two parking spaces. Proposed Lot 3B indicates a maximum building area of 4,800 square feet and twelve parking spaces, proposed Lot 3C indicates a maximum building area of 6,000 square feet and fifteen parking spaces and Lot 3D indicates a maximum building area of 6,000 square feet and fifteen parking spaces. The indicated parking for each of the proposed lots is adequate to meet the typical minimum parking demand. The applicant will utilize one common trash container that would allow waste management to pick-up just once a week. The applicant has indicated the location of the trash container on the proposed site plan along with a note concerning the proposed screening. The applicant has indicated the screening will be placed at least two feet above the finished height of the container on at least three sides with a gate opening located in the front of the container. Staff is supportive of the proposed dumpster and the indicated screening of the dumpster. The proposed site plan also includes a maximum building area for proposed Lot 1 of the development. The applicant has indicated the development of the site will be consistent with uses allowed per the C-2, Shopping Center District. Upon securing a use for the site the applicant will amend the site plan to include all the required improvements such as parking lot layout, landscaping and building location. The proposed request also includes leaving the existing office building located on Lot 2. The applicant is requesting 0-3 uses as alternative uses for Lot 2. The site plan also includes leaving the existing drive on Stagecoach Village Drive and allowing the drive to function as a right-in/right-out only drive. Staff is not supportive of this request. Staff feels the drive is located too close to the intersection and will cause traffic conflicts. In addition the applicant has indicated a proposed driveway along the lots lines of Lots 1 and 2 entering and exiting onto Stagecoach Road. The previously approved plan indicated a driveway along the north property line of Lot 1. Staff 1.1 FILE NO.: Z -5178-H Cont. feels the previous location of the drive is more acceptable. The existing drive is located only 105 feet from the intersection. The drive along the north property line allows approximately 250 feet from the intersection, more in line with ordinance requirements for driveway spacing. Staff is supportive of the proposed development of the lots but not of the proposed driveway locations. Staff feels the applicant's request to revise the previously approved PCD to allow the redevelopment of the site and to expand the area to include properties to the north and west under the applicant's ownership is consistent with the overall development plan reviewed in September 2000. The applicant's request to subdivide the property into smaller office tracts should have minimal impact on the adjoining, properties. Staff does however recommend the driveway locations be indicated at the locations indicated on the previous development plan dated September 2000. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JUNE 3, 2004) Mr. Joe White and Mr. Randy Fraizer were present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. Staff noted the applicant had removed the eastern most drive on Stagecoach Village Drive and Staff was now supportive of the driveway placement between Lots 1 and 2 on Stagecoach Road. There was no further discussion of the item. The it was placed on the Consent Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. 7 June 3, 2004 ITEM NO.: 12 FILE NO.: Z -6178-H NAME: Stagecoach Village Office Park Revised PCD LOCATION: On the Northwest corner of Stagecoach Village Drive and Stagecoach Road DEVELOPER: Finley and Company 9222 Stagecoach Road Little Rock, AR 72210 ENGINEER: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 3.23 Acres NUMBER OF LOTS: 6 FT. NEW STREET: 0 CURRENT ZONING: POD and R-2, Single-family LLOWED USES: Selected Office and Commercial Uses and Single-family residential PROPOSED ZONING: Revised POD PROPOSED USE: Selected C-2 permitted Uses and 0-3 permitted uses. VARIAN CESMIAIVERS REQUESTED: None requested. BACKGROUND: A Planned Commercial Development and the Stagecoach Village plat were created in September of 2000. The Plat contained four (4) lots. 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 increased to 10,800 square June 3, 2004 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -6178-H 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 was 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 Stagecoach Village Drive was constructed. The area was to be replaced with landscaping. Ordinance No. 18,836 adopted by the Little Rock Board of Directors on March 18, 2003, amended the PCD related to signage. The applicant requested to recognize the existing pole mounted sign located on Lot 4 along with Subdivision identification signs located on Lots 2 and 4. The applicant also requested a ground mounted monument style sign to be located on Lots 2 and 4. The approved signage has not been installed on Lot 2. The signage plan consisted of Stagecoach Village Subdivision identification signs (one located on the northeast corner of Lot 2 on Stagecoach Village Drive and one located on Lot 4 on the southeast corner of Stagecoach Village Drive) and an existing pole 2 June 3, 2004 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -6178-H mounted backlit tenant identification sign located on Lot 4. The applicant proposed to light the sign from 8:00 am to 10:00 pm Monday through Saturday and 10:00 am to 6:00 pm on Sunday. The applicant also requested a six (6) foot by sixty-four (64) square foot ground mounted monument style sign for the future uses of Lot 2. A. PROPOSAUREQUEST: The applicant proposes to revise the previously approved PCD to allow the redevelopment of the site and to expand the area to include properties to the north and west under the applicant's ownership previously indicated as proposed Lots 1 and 3. The applicant is requesting to subdivide the property into smaller office tracts with a common parking area. The applicant will utilize one common trash container that would allow waste management to pick-up just once a week. The applicant has indicated the maximum building envelope on the proposed site plan for Lots 3A through 3D. The applicant has also indicated the total square footage will be based on the available parking. The applicant is requesting 0-3, General Office District uses as allowable uses for the proposed lots. The proposed site plan also includes a maximum building area for proposed Lot 1 of the development. The applicant has indicated the development of the site will be consistent with uses allowed per the C-2, Shopping Center District. The proposed request includes leaving the existing office building located on Lot 2. The applicant has requesting 0-3 uses as alternative uses for the site. B. EXISTING CONDITIONS: Lot 4 of the site is developed as a strip retail center, Lot 2 contains a real estate office use and Lots 1 and 3 are currently vacant. On Lot 4 there are seven bays with four being occupied with a mixture of small-scale retail uses (cleaners, Subway, beauty supply, gift shop). A Planned Development for Residential uses has been approved to the west of the site and is currently under construction. 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. 3 June 3, 2004 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z -6178-H D. ENGINEERING COMMENTS: Public Works: 1. The standard conditions shown on the proposed plan as "Public Works Notes" apply to the project. 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31.210. Driveway location on Stagecoach Village Drive is too close to the intersection. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer main extension required with easement is service is required for the project to serve all the proposed lots. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections off the main parallel to Stagecoach Road, including metered connections off a private fire system. A water main extension and additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the water facilities. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. 2 June 3, 2004 SUBDIVISION ITEM NO.: 12(Cont.)FILE NO.: Z -6178-H F G ISSUESITEC HN ICAUDESI GN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a revision of a Planned Commercial Development for subdividing proposed Lot 3 into four lots with 0-3 uses as allowed uses and recognizing Lot 1 with C-2 allowable uses. The request does not require a change to the Land Use Plan. The preliminary plat for this area dictated that Lots 1 and 4 will have C-2 uses and Lots 2 and 3 will have 0-3 uses. That mix of uses combined with the residential uses to the west will provide the "mix' of uses. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek Neighborhood Action Plan. The Office and Commercial Development Goal listed an objective: To promote commercial and office development that meets the needs of area residents for shopping and services, maintain as much of the existing topography, trees, and green space as possible, and enhances the primarily residential character of the community. An action statement listed under that objective: Aggressively using Planned Zoning Districts to influence more neighborhood -friendly and better quality developments. A second action statement states to require that businesses be accessed by loop streets to minimize curb cuts and allow for attractive landscaping. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004) Mr. Randy Fraizer and Mr. Joe White were present representing the request. Staff stated the request was to revise a previously approved PCD to allow an expansion of the originally approved area. Staff stated the new site plan would include development of four lots to the west currently zoned R-2, Single-family. Mr. Fraizer stated the applicant was requesting 0-3, General Office District uses for proposed Lots 3A — 3D. Staff noted this was previously indicated as a part of the applicant's overall development plan. Public Works comments were addressed. Staff stated the previously approved driveways were more acceptable and caused less conflict. Mr. Fraizer stated he would meet with staff to address this concern. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. A June 3, 2004 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z -6178-H H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the May 13, 2004, Subdivision Committee meeting. The applicant has indicated a maximum building height of thirty-five feet for proposed Lots 3A — 3D. The applicant has also indicated 0-3, General Office District uses as allowable uses for proposed Lots 3A — 3D. The proposed hours of operation are from 8:00 am to 6:00 pm Monday through Saturday. The applicant has indicated the maximum building envelope on the proposed site plan for Lots 3A through 3D. The applicant has also indicated the total square footage will be based on the available parking. The typical minimum parking required for an office development would be one space per four hundred square feet. The total building area for Lot 3A is indicated as 8,800 square feet. This would typically require twenty-two parking spaces. The proposed site plan indicates twenty-two parking spaces. Proposed Lot 3B indicates a maximum building area of 4,800 square feet and twelve parking spaces, proposed Lot 3C indicates a maximum building area of 6,000 square feet and fifteen parking spaces and Lot 3D indicates a maximum building area of 6,000 square feet and fifteen parking spaces. The indicated parking for each of the proposed lots is adequate to meet the typical minimum parking demand. The applicant will utilize one common trash container that would allow waste management to pick-up just once a week. The applicant has indicated the location of the trash container on the proposed site plan along with a note concerning the proposed screening. The applicant has indicated the screening will be placed at least two feet above the finished height of the container on at least three sides with a gate opening located in the front of the container. Staff is supportive of the proposed dumpster and the indicated screening of the dumpster. The proposed site plan also includes a maximum building area for proposed Lot 1 of the development. The applicant has indicated the development of the site will be consistent with uses allowed per the C-2, Shopping Center District. Upon securing a use for the site the applicant will amend the site plan to include all the required improvements such as parking lot layout, landscaping and building location. The proposed request also includes leaving the existing office building located on Lot 2. The applicant is requesting 0-3 uses as alternative uses for Lot 2. The site plan also includes leaving the existing drive on Stagecoach Village Drive and allowing the drive to function as a right-in/right-out only drive. Staff is not June 3, 2004 SUBDIVISION ITEM NO.: 12 {Cont.} FILE NO.: Z -5178-H supportive of this request. Staff feels the drive is located too close to the intersection and will cause traffic conflicts. In addition the applicant has indicated a proposed driveway along the lots lines of Lots 1 and 2 entering and exiting onto Stagecoach Road. The previously approved plan indicated a driveway along the north property line of Lot 1. Staff feels the previous location of the drive is more acceptable. The existing drive is located only 105 feet from the intersection. The drive along the north property line allows approximately 250 feet from the intersection, more in line with ordinance requirements for driveway spacing. Staff is supportive of the proposed development of the lots but not of the proposed driveway locations. Staff feels the applicant's request to revise the previously approved PCD to allow the redevelopment of the site and to expand the area to include properties to the north and west under the applicant's ownership is consistent with the overall development plan reviewed in September 2000. The applicant's request to subdivide the property into smaller office tracts should have minimal impact on the adjoining properties. Staff does however recommend the driveway locations be indicated at the locations indicated on the previous development plan dated September 2000. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. 7 91 v` NO.: 12 FILE NO.: Z -6178-H NAME: Stagecoach Village Office Park Revised PCD LOCATION: on the Northwest corner of Stagecoach Village Drive and Stagecoach Road Planning Staff Comments: 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. 2. The previous approval allowed C-2 uses on Lots 1 and 4 and 0-3 uses on Lots 2 and 3. Please indicate the requested uses along with more specific uses being requested. � ,.,''"� Variance/Waivers: None requested. Public Works: 1. The standard conditions shown on the proposed plan as "Public Works Notes" apply to the project. 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31.210. Driveway location on Stagecoach Village Drive is too close to the intersection. Utilities and Fire Department/County Planning: K'Wastewater: Sewer main extension required with easement is service is required for ' he project to serve all the proposed lots. Contact Little Rock Wastewater Utility at 688- �' 1414 for additional information. \Yrr1a, Enter : No comment received. Jy Center -Point Enemy: Approved as submitted. SBC: Approved as submitted. r N� Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections off the main parallel to Stagecoach Road, including metered connections off a private fire system. A water main extension and additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the water facilities. If there are facilities that need V) to be adjusted and/or relocated, contact Central'Arkansas Water. That work would be done at the expense of the developer. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a revision of a Planned Commercial Development for subdividing one lot into four lots with 0-3 zoning, and rezoning another lot to C-3 uses. The request does not require a change to the Land Use Plan. The preliminary plat for this area dictated that Lots 1 and 4 will have C-2 uses and Lots 2 and 3 will have 0-3 uses. That mix of uses combined with the residential uses to the west will provide the "mix' of uses. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek Neighborhood Action Plan. The Office and Commercial Development Goal listed an objective: To promote commercial and office development that meets the needs of area residents for shopping and services, maintains as much of the existing topography, trees, and green space as possible, and enhances the primarily residential character of the community. An action statement listed under that objective: Aggressively using Planned Zoning Districts to influence more neighborhood -friendly and better quality developments. A second action statement states to require that businesses be accessed by loop streets to minimize curb cuts and allow for attractive landscaping. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, May 19, 2004.