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HomeMy WebLinkAboutZ-7918 Staff AnalysisNovember 10, 2005 ITEM NO.: F.1 FILE NO.: Z-7918 NAME: Crystal Valley Crossing Long -form PCD LOCATION: 8424 Stagecoach Road DEVELOPER: WM Fitzs 8424 Stagecoach Road Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek parkway, Suite A Little Rock, AR 72210 AREA: 9 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF C-2, Shopping Center District and R-2, Single-family District Shopping Center District and Single-family PCD C-3, General Commercial District uses VARIAN CESM/AIVERS REQUESTED: None requested. The applicant submitted a letter dated September 14, 2005, requesting this item be deferred to the November 10, 2005, public hearing. Staff is supportive of the applicant's deferral request. PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a request dated September 14, 2005, requesting this item be deferred to the November 10, 2005, public hearing. Staff stated they were supportive of the applicant's deferral request. November 10, 2005 SUBDIVISION ITEM NO.: F.1 FILE NO.: Z-7918 There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A. PROPOSAL/REQUEST: The applicant is proposing the rezoning of the site located at 8424 Stagecoach Road from C-2 and R-2 to PCD to allow the development of Crystal Valley Crossing, a neighborhood shopping center. The applicant has indicated the development will be divided into two parcels. Lot 1 containing seven acres will be developed with an `L' shaped shopping center with four buildings totaling 56,000 square feet for C-3 uses. Lot 2, containing two acres is to be used for future office development of an office and/or a branch bank. The applicant has indicated buildings are to be steel with brick or masonry walls with dryvit facades in earth tone colors. Store fronts are to be bronze aluminum frames with insulated tinted glass suitable for most C-3 users. The applicant has indicated all parking lot lights are to be subdued low pressure sodium at 24 -feet height or less with trees and landscaping per code. The applicant has also stated all lights are to be inward facing, away from streets or buffer zones. The applicant has stated Crystal Valley Road is to be widened and improved along the shopping center side with drive cuts located per city recommendations. The applicant has indicated the existing home located on proposed Lot 2 will remain on the site as will the existing office building. The applicant has stated the property owner will continue to live in the home and the office will be rented to a general or professional office user. Upon development of proposed Lot 2, the existing home will be removed and the office will remain during construction, then removed upon completion of construction. The applicant has indicated each parcel will have one sign on Stagecoach Road in accordance with typical City ordinance requirements. B. EXISTING CONDITIONS: The site contains an existing single-family home with an office building formerly occupied by Bill Fitz auto sales. Currently Mr. Fitz's Auto Sales is located to the south of the site and he utilizes the existing site as storage and parking of his inventory. The remainder of the site is wooded, abutting a single-family subdivision to the north and west of the site. East of the site, across Crystal Valley Road, is a church and north of the church is a PD -0 approved for a dentist office. Southeast of the site is a large tract of vacant property, a portion of which is located in the floodway. 2 November 10, 2005 SUBDIVISION ITEM NO.: F.1 FILE NO.: Z-7918 C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents, many indicating opposition to the proposed development. The Crystal Valley Neighborhood Association, Southwest Little Rock United for Progress, along with all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Crystal Valley Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required., 2. With site development, provide design of both abutting streets conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalks with planned development. An additional right turn lane on Crystal Valley at the intersection is not required. 3. All driveways shall be concrete aprons per City Ordinance. The Stagecoach driveway must continue straight into the site, and not impede traffic movements by abruptly bending. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 8. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 10. The minimum Finish Floor elevation of 291.0 is required to be shown on plat and grading plans. 11. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 3 November 10, 2005 UBDIVISION ITEM NO.: F.1 FILE NO.: Z-7918 12., On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. This applies to both Crystal Valley and Stagecoach Roads. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: A 20 -foot easement is required around the perimeter of the site. Contact Entergy at 954-5158 for additional information. Center -Point Energy: Approved as submitted. SBC: No comment received. 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 including metered connections off the private fire system. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. 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 hydrant(s). 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. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located adjacent to a dedicated CATA Bus Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Crystal Valley Planning District. The Land Use Plan shows Commercial and Single Family for this property. The applicant has applied for a rezoning from C-2 and R-2 to PCD to allow for construction of a commercial strip center. A land use plan amendment for a change to Commercial is a separate item on this agenda. (LU05-17-02) 51 November 10, 2005 SUBDIVISION NO.: F.1 _FILE NO.: Z-7918 Master Street Plan: Stagecoach Road is shown as a Principal Arterial on the Master Street Plan and Crystal Valley Road is shown as a Minor Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. The purpose of a Minor Arterial is to provide connections to and through an urban area. The Master Street Plan indicates a future expansion of Crystal Valley Road creating a link to David O. Dodd Road. The connection to David O. Dodd Road will make this part of Crystal Valley Road the terminus of a major north south arterial. Entrances and exits to the site should be limited since it is located at the intersection of two arterials. Both streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class II bikeway is developed on Stagecoach Road. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. A Class I bikeway is shown on Crystal Valley Road and is not currently developed. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required to facilitate the Class bikeway. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek - Crystal Valley Neighborhood Action Plan. The Office and Commercial development goal listed an objective maintaining as much of the existing topography, trees, and green space as possible. Three relevant action statements encourage the use of Planned Zoning Districts for new business developments, encourages intense uses to be located at the peripheral of the study area, and discouraging intense uses at the heart of the study area. The plan defines the heart of the study area as the section of Stagecoach Road roughly between Otter Creek and Baseline Roads and the proposed development would not be in the heart of the study area. Landscape: 1. Compliance with the City's Landscape and Buffer ordinances is required. 2. A thirty-nine foot (39) wide land use buffer is required to separate this proposed development from the residential property on the northern and southern perimeters of the site. Currently, the southern perimeter is not meeting this minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 3. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, southern, and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 4. An automatic irrigation system to water landscaped areas will be required. 5 November 10, 2005 UBDIVISION ITEM NO.: F.1 LE NO.: Z-7918 5. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (September 8, 2005) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated there were concerns with the indicated buffer and the placement of dumpsters on the site. Staff stated the development abutted a single-family subdivision and it was important to protect the adjoining property owners. Staff also questioned proposed signage, lighting and maximum building height. Public Works comments were addressed. Staff stated an additional lane would be required along Stagecoach Road. Mr. McGetrick stated Stagecoach Road was currently five lanes. Staff stated five lanes were sufficient to meet the needs of the Master Street Plan. Staff stated an on site striping, and signage plan should be forwarded to Public Works Traffic Engineering for approval of the site development package. Staff stated there were concerns with the current driveway alignment and configuration. Staff noted the storm water detention ordinance would apply to the proposed development. Landscaping comments were addressed. Staff stated the proposed southern buffer was not adequate to meet the minimum ordinance requirement for separation of commercial and residential properties. Staff noted seventy percent of the buffer area was to remain undisturbed. Staff also stated screening would be required where adjacent to residentially zoned or used properties. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the September 8, 2005, Subdivision Committee meeting. The applicant has indicated signage, lighting and building height in the general notes section of the proposed site plan. The applicant has also relocated the dumpster on the site plan as requested by staff. The applicant has proposed an additional buffer 0 November 10, 2005 SUBDIVISION ITEM NO.: F.1 FILE NO.: Z-7918 area to the north and west of the proposed development. The applicant has noted landscaping and buffering along the southern perimeter of the site as requested by staff. The applicant is requesting the southern perimeter buffer be allowed to be undisturbed. The applicant is proposing the rezoning of the site from C-2 and R-2 to PCD to allow the development of a neighborhood shopping center. The applicant has indicated the development will be divided into two parcels. Lot 1, containing seven acres an 'L' shaped shopping center with four buildings totaling 56,422 square feet will be developed with C-3 uses. Lot 2, containing two acres is to be used for office and/or a branch bank. The applicant has indicated 181 parking spaces on Lot 1 and C-3 uses as allowable uses for the site. Lot 1 would typically require the placement of 188 paring spaces based on the typically minimum parking require for a commercial development. Future development of Lot 2 will require amending the PCD for the specific development. The applicant has indicated Crystal Valley Road is to be widened and improved along the shopping center side with drive cuts located per city recommendations. The existing home located on proposed Lot 2 will remain on the site as will the existing office building. The property owner will continue to live in the home and the office will be rented to a general or professional office user. Upon development of proposed Lot 2, the existing home will be removed and the office will remain during construction, then removed upon completion of construction. Each parcel will have one sign on Stagecoach Road in accordance with typical City ordinance requirements. The applicant has indicated a minimum buffer along the northern and western perimeters of the site of 60 -feet where the site abuts a single-family subdivision. The applicant has also proposed an 80 -foot building setback in these areas. Staff has concerns with the indicated buffer and building setback since the applicant has indicated a service drive around the rear of the buildings. Staff feels the drive may be acceptable if sufficient separation and proper fencing is put in place to act as both a visual and sound barrier to the adjoining residents. The applicant is proposing the placement of a 2 -foot to 4 -foot retaining wall with a wood fence located on the top of the retaining wall up to eight feet in height. Although staff is supportive of many aspects of the development staff is not supportive of the application as filed. Staff is not supportive of the proposed buffering and building setback. Staff would recommend the applicant provide an 80 -foot buffer and a 100 -foot building setback. Staff would also recommend the applicant provide a permanent fence or wall around the service drive to protect the adjoining homes. VA November 10, 2005 SUBDIVISION ITEM{ NO.: F.1(Cont.)FILE NO.: Z-7918 STAFF RECOMMENDATION: Staff recommends denial of the request as filed_ PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant submitted a request dated November 8, 2005, requesting the item be withdrawn from consideration without prejudice. Staff stated the withdrawal request would require a waiver of the By-laws due to the late withdrawal request on the part of the applicant. Staff stated they were supportive of the By-law waiver for the withdrawal request. There was no further discussion of the item. A motion was made to approve the By-law waiver for the late withdrawal request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The Chair entertained a motion for placement of the item on the Consent Agenda for Withdrawal. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 0 ITEM NO.: 12, NAME: Crystal Valley Crossing Long -form PCD LOCATION: located at 8424 Stagecoach Road FILE NO.: -Z-7918 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. Provide the days and hours of operation for the proposed development. 3. The applicant has indicated a maximum building height of 25 -feet in the general notes section of the site plan. Will the buildings be single -story? 4. Any additional site lighting must be low level and directional, directed inward away from the residentially zoned property located to the north and west. 5. Provide details of the proposed screening to be utilized along the rear of the site adjacent to the single-family homes. 6. The indicated dumpsters are located near the single-family homes. Provide a note concerning the required screening and provide the limits of hours of dumpster service, if applicable. 7. The site plan indicates a total of 206 on-site parking spaces. The developer has indicated commercial uses as allowable uses for the site. Based on the typically minimum parking required for a commercial development 188 parking spaces would typically be required. 8. Staff feels the activity located in the rear of the buildings is unnecessary. Staff feels the buildings may be adequately serviced from the front eliminating the need for rear drives and dumpster locations. 9. Provide details of the proposed signage including height, area and location. 10. Provide details of the activities to take place on Lot 2. The cover letter indicates the current owner will continue to live in the residence and the existing office building will continue to be utilized as an office use. This has not been indicated on the site plan. VariancelWaivers: None requested. \4 Public Works Conditions: 1. Crystal Valley Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide design of both abutting streets conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 - foot sidewalks with planned development. An additional right turn lane on Crystal Valley at the intersection is not required. Stagecoach is a special 4 -lane street with bike lanes that requires an additional left turn lane, at both the intersection and at the entrance to the project. Widening to provide for the turn lane is required.' Provide design for widening and striping on Stagecoach. 3. All driveways shall be concrete aprons per City Ordinance. The Stagecoach driveway must continue straight into the site, and not impede traffic movements by abruptly bending. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 8. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 10.The minimum Finish Floor elevation of 291.0 is required to be shown on plat and grading plans. 11. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding street light requirements. 12.On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. This applies to both Crystal Valley and Stagecoach Roads. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: A 20 -foot easement is required around the perimeter of the site. Contact Entergy at 954-5158 for additional information. Center -Point Energy- Approved as submitted. SBC: No comment received. 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 including metered connections off the private fire system. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. 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 hydrant(s). 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. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Countv Planning: No comment. CATA: No comment received. Planning Division: This request is located in the Crystal Valley Planning District. The Land Use Plan shows Commercial and Single Family for this property. The applicant has applied for a rezoning from C-2 and R-2 to PCD to allow for construction of a commercial strip center. A land use plan amendment for a change to Commercial is a separate item on this agenda. (LU05-17-02) Master Street Plan: Stagecoach Road is shown as a Principal Arterial on the Master Street Plan and Crystal Valley Road is shown as a Minor Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. The purpose of a Minor Arterial is to provide connections to and through an urban area. The Master Street Plan indicates a future expansion of Crystal Valley Road creating a link to David O. Dodd Road. The connection to David O. Dodd Road will make this part of Crystal Valley Road the terminus of a major north south arterial. Entrances and exits to the site should be limited since it is located at the intersection of two arterials. Both streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class II bikeway is developed on Stagecoach Road. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. A Class I bikeway is shown on Crystal Valley Road and is not currently developed. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required to facilitate the Class I bikeway. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek - Crystal Valley Neighborhood Action Plan. The Office and Commercial development goal listed an objective maintaining as much of the existing topography, trees, and green space as possible. Three relevant action statements encourage the use of Planned Zoning Districts for new business developments, encourages intense uses to be located at the peripheral of the study area, and discouraging intense uses at the heart of the study area_ The plan defines the heart of the study area as the section of Stagecoach Road roughly between Otter Creek and Baseline Roads and the proposed development would not be in the heart of the study area. Landscape: A thirty-nine foot (39) wide land use buffer is required to separate this proposed development from the residential property on the northern and southern perimeters of the site. Currently, the southern perimeter is not meeting this minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, southern, and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. An automatic irrigation system to water landscaped areas will be required. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, September 14, 2005.