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HomeMy WebLinkAboutZ-6178-I Staff AnalysisApril 8, 2010 ITEM NO.: B NAME: Stagecoach Office Park Revised Short -form POD LOCATION: Located at 9222 Stagecoach Road DEVELOPER: Finley and Company 3507 Main Street, Suite 2 P.O. Box 10 Bryant, AR 72089 ENGINEER: Mr. Pat McGetrick McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72223 FILE NO.: Z -6178 - AREA: 3.27 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USE: 0-3, General and Professional Office uses PROPOSED ZONING: Revised POD PROPOSED USE: 0-3, General and Professional Office uses — Site Plan Daycare VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On September 5, 2000, the Board of Directors approved Ordinance 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 foo tcommercial opa erdciall building and 54 parking spaces. At the time of approval, the app d to convert the bank building into a commercial building (C-2 uses) if a bank tenant could not be secured. Along with the approved PCD a preliminary plat was created containing April 8, 2010 SUBDIVISION EM NO.: B FILE NO.: 2-6178-1 four (4) lots. Only Lot 4 was rezoned to PCD with the approval. The remaining lots were to be reviewed at the time of development. The site plan for Lot 4 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 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 from 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 adopted Ordinance No. 18,234, which rezoned Lot 2 from R-2, Single-family to PCD. C-2, Shopping Center District uses were approved for the property, with the uses for the entire development being tied to the preliminary plat application approved on September 5, 2000. 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 existing driveway from Stagecoach Road was approved to serve Lot 2 temporarily, until the new street for the 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 located to the west. 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 to use the existing building for 0-3, General Office District uses as permitted uses for Lot 2. (The applicant requested C-2, Shopping Center District uses as permitted uses for Lots 1 and 4 and 0-3, General Office District uses 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. The drive has not been removed. Ordinance No. 18,836 adopted by the Little Rock Board of Directors on March 18, 2003, amended the PCD and POD related to signage. The applicant requested to recognize the existing pole mounted sign located on Lot 4 along with subdivision identification signs which had been constructed located on Lots 2 and 4. The applicant also 2 Ir April 8, 2010 SUBDIVISION ITEM NO.: B Cont. FILE NO.: Z-""" requested a ground mounted monument style sign to be located on Lots 2 and 4. 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 edpthe the backlit tenant identification sign located on Lot 4. The approval lighting of the sign to 8:00 am to 10:00 pm Monday through Saturday and 10:00 am to 6:00 pm on Sunday. A six (6) foot by sixty-four (64) square foot ground mounted monument style sign for the future uses of Lot 2 was also approved. Ordinance No. 19,141 adopted by the Little Rock Board of Directors on July 20, 2004, allowed a revision to the approved POD by allowing the redevelopment of the site and expanding the area of approval to include properties to the north and west previously indicated as proposed Lots 1 and 3. The approval allowed Lot 3 to be created as smaller office tracts with a common parking area. A maximum building envelope was approved for Lots 3A through 3D. The total square footage developed to allowable be based on the available parking. 0-3, General Office District uses were approved uses for the proposed lots. The site plan also included a maximum building area for Lot 1. The approved uses were per the C-2, Shopping Center District. The request included leaving the existing office building located on Lot 2 with 0-3, General Office District uses as alternative uses for Lot 2. The development did not occur and the approval has since expired. A. PROPOSAL/REQUEST: The current request is to amend the previously approved POD for lot 2 to allow the existing building to be used as a daycare center. The maximum number of children proposed is 80 children. The hours of operation are from 6:00 am to 6:00 pm Monday through Friday and Saturday from 9:00 am to 5:00 pm. At present the center will not provide van service but the request includes the addition of transportation in the future for up to two (2) vehicles. The center will provide outside facilities and playground areas as required by the health department. Signage is proposed as was approved on March 18, 2003, or a maximum of six (6) feet in height and sixty-four (64) square feet in area. There are no modifications proposed to the existing on-site paving. Previously identified Lots 1, 2 and 3 have not been final platted and the area remains within a single parcel. There appears to be approximately 40 parking spaces located on the previously identified Lots 1 and 2. The front of the building will serve as drop-off and pick-up. The applicant has indicated serving Lot 2 there are twenty (20) parking spaces in the front of the building and an additional paved area to serve ten (10) vehicles.in the rear of the building. The area is not located within a platted subdivision therefore there is not a Bill of Assurance for this property. 3 April 8, 2010 SUBDIVISION ITEM NO.- B (Cont. EXISTING CONDITIONS; ILE NO.: Z-6178-1 Lot 4 of the site is developed as a strip retail center, Lot 2 contains a vacant office building most recently used as a real estate office and Lots 1 and 3 are currently vacant. On Lot 4 there is a strip center containing a mixture of small-scale office and retail uses. A residential developed has been constructed to the west of the site as a gated community of patio homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. Public Works Conditions - Utilities and Fire De artment/Count Plannin : Since the request did not involve changes to the site plan and were only modifications to the allowable uses and the percentage of use mix staff did not route this item to the various departments and agencies for comment. E. SUBDIVISION COMMITTEE COMMENT: (December 22, 2009) Mr. Stewart Finley was present representing the request. Staff stated the item was not routed to various agencies for review since the request was to allow a daycare center to utilize the site. Staff stated the previous approval allowed for 0-3, General Office District uses as allowable uses for the site. Staff stated the review to revise the site plan to allow the placement of the playground area and provide specifics of the proposed daycare operation. Staff requested the total number of employees be provided. Staff also questioned if transportation would be added in the future and if so the number of vehicles. Staff requested the site plan include the location for the playground area and any proposed fencing. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the December 22, 2009, Subdivision Committee meeting. The revised plan indicates the placement of a playground area containing approximately 5,000 square feet within the rear yard area of the building. The revised cover letter request Saturday hours in the future and notes there will be eight (8) to fifteen (15) employees of the business. 0 April 8, 2010 SUBDIVISION ITEM NO.: B Cont. FILE NO.: Z-6178-1 The request is to amend the previously approved POD to allow the existing building to be used as a daycare center to serve a maximum of 80 children. The hours of operation are from 5:00 am to 5:00 pm Monday through Friday and Saturday from 9:00 am to 5:00 pm. With the initial start-up the center will not provide van service but is requesting the addition of transportation in the future for up to two (2) vehicles. Signage is proposed as was approved on March 18, 2003, or a maximum of six (6) feet in height and sixty-four (64) square feet in area. The signage is consistent with signage allowed in office zones. There are no modifications proposed to the existing on-site paving. The front of the building will serve as drop-off and pick-up. The applicant has indicated there are twenty (20) parking spaces serving Lot 2. The revised cover letter indicates there is additional paving in the rear of the building, which could provide up to ten (10) employee parking spaces. Parking for a daycare center is based on one (1) parking space per administrator, teacher and employee on the largest shift plus one (1) space per facility vehicle plus one (1) space per ten (10) persons of licensed capacity. The center will employee a maximum of fifteen (15) employees, serve eighty (80) children and provide a maximum of two (2) vehicles resulting in a need for twenty-five (25) parking spaces. The parking indicated is adequate to serve the proposed daycare use. Staff is supportive of the request. There will be few modifications to the site other than the addition of a playground area within the rear yard area of the building. There appears to be adequate circulation to allow for safe drop-off and pick-up of the children. The parking indicated appears to be adequate to support the use. The site was approved to allow 0-3, General Office District uses as allowable alternative uses for the site. A daycare center is an allowable use under the 0-3, General Office zoning district. To staff's knowledge there are no outstanding technical issues associated with the request. G. STAFF RECOMMENDATION: Staff recommends approval of the revised site plan for lot 2 to allow the placement of a daycare facility within the existing building as proposed by the applicant. PLANNING COMMISSION ACTION: (JANUARY 14, 2010) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had failed to notify property owners as required April 8, 2010 SUBDIVISION ITEM NO.: B {Cont FILE NO.: Z-6178-1 by the Commission's By-laws. Staff presented a recommendation of deferral of the item to the February 25, 2010, public hearing. There was no further discussion of the item. The chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: There has been no change to the application request since the previous agenda write-up. Staff continues to support the request to allow the use of the site as a daycare facility. PC PLANNING COMMISSION ACTION: (FEBRUARY 25, 2010) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to provided them with the proof of the notification of property owners within 200 -feet as required by the Commission's By-laws. Staff presented a recommendation of deferred to the April 8, 2010, public hearing. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a written request on March 8, 2010, requesting withdrawal of this item, without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (APRIL 8, 2010) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a written request on March 8, 2010, requesting withdrawal of this item, without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. L NO.: 4. Z-6178-1 NAME: Stagecoach Office Park Revised Short -form POD LOCATION: located at 9222 Stagecoach Road Planning Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than December 30, 2009. The Office of Planning and Development must receive the proof of notice no later than January 8, 2010. 2. The cover letter indicates a maximum of 80 children will be served and that in the initial phase transportation will not be provided. If transportation is added what is the anticipated number of vehicles that will serve the center. 3. Provide the total number of employees that will serve the daycare center. 4. Provide details on the site plan of any playground areas and fencing that will be added to serve the daycare center. 5. The cover letter indicates there will not be Saturday service. If Saturday service is desired the approval must include Saturday in the days and hours of operation. 6. The majority of the parking appears to be located on Lot 1. How will parking for the daycare center be provided when Lot 1 is developed? Variance/Waivers: None requested. Since the request did not involve changes to the site plan and were only modifications to the allowable uses and the percentage of use mix staff did not route this item to the various departments and agencies for comment. Revised latl Ian: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, December 30, 2009. Item # 4.