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Home My WebLink AboutS-0045-A-16 Staff AnalysisApril 4, 1995 ITEM NO.: I FILE NO_: S-4 -A-16 NAME: OTTER CREEK VILLAGE COMMERCIAL SUBDIVISION -- PRELIMINARY PLAT LOCATION: At the southwest corner of Otter Creek Parkway and Stagecoach Road. DEVELOPER: ENGINEER• Pat McGetrick STAGECOACH DEVELOPMENT GROUP MCGETRICK ENGINEERING 14000 Otter Creek Parkway 11225 Huron Ln., Suite 200 Little Rock, AR 72209 Little Rock, AR 72211 455-5557 223-9900 AREA: 11.5 ACRES N=ER OF Lam: 6 FT. NEW STREET: 0 ZONING: C-2 PROPOSED USES: Shopping Center PLANNING DISTRICT: 16 CENSUS TRACT: 42.08 VARIANCES RE DE TED: Approval of a service easement along the south and west property lines. TATEMENT OF PR PO AL: The applicant proposes the subdivision of an 11.5 acre tract into 6 lots for the development of a commercial shopping center. To provide the required access to internal lots, a service easement is proposed to be platted along the south and west property lines. A. PROPOSAL RE EST: Planning Commission approval is requested for a preliminary plat, and for a service easement along the south and west property lines in order to provide the required access to internal -lots. — — --- - - — B. EXISTING CONDITIOUg: The site is undeveloped. The land has been mostly cleared, but scattered trees stand along the north and south property lines and there is a thick stand of trees along the west property line. The site is zoned C-2, and encompasses approximately two- thirds of a larger C-2 zoned tract. The remainder of the C-2 April 4, 1995 ITEM NC.: 1 (Cgnt.) FILE NO.: 5-45-A-1� zoned tract lies to the west, with an adjacent C-2 tract abutting the site to the south. Directly across Otter Creek Parkway to the north is a C-1 zoned site, with an Imo'-18 tract lying immediately west of this C-1 site and to the northwest of the subject property,., Across Stagecoach Rd. to the east is R-2 zoned land. At the southeast corner of the tract, across Stagecoach Rd., is a C-3 zoned tract. C. ENGINEERINGIUTILITY COMMENTS: Public Works Comments: 1) Driveways of minimum 36 foot in width are recommended if left turn lanes are desired. Installation of a traffic signal is anticipated at the intersection of Stagecoach Rd. and Otter Creek Dr., and the drive that is shown to be placed at this intersection should, instead, be dedicated as a commercial street to provide access to the adjoining commercial properties. 2) A sketch grading and drainage plan, meeting the requirements of Sec. 29-186, is required. A grading permit will be required. The applicant should contact ADPC&E for approval before work is begun. 3) Sidewalks will be required on both boundary streets, and, if a street (whether public or private) is provided along the south property line, a sidewalk will be'required along it. 4) Street plans will be required, and must be submitted to AHTD for approval. A left turn lane will be required in Otter Creek Blvd., and construction of improvements to one-half of minor arterial standards will be required for Stagecoach Rd./Highway 5. 5) Stormwater detention and boundary survey requirements must be met. 6) Lots designated as lots 3 and 4 shall take access only from internal drives, and will not be permitted to have separate access point to the boundary streets -- Water Works comments that a water main extension and on -site fire protection will be required. Wastewater comments that sewer main extensions, with easements, will be required. Arkansas Power and Light Co. will require a 15 foot wide easement around the perimeter of the plat area. 2 April 4, 1995 ISQBDIVI910 ITEM NQ.: 1 (Cont. ) FILE NO.: 5-45-A-16 Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. did not furnished comments. The Fire Department approved the submittal without comment. D. ISSUES/ LEGAL/TECHNICAL1_DE-SIG N: 1) In addition to the information submitted with the application, the following must be furnished or accomplished: a) The name and address of the owner of record, the source of title, the average and minimum lot sizes, any existing covenants and restrictions, the source of water supply, and the means of wastewater disposal are to be provided; b) A storm drainage analysis and a preliminary storm drainage plan are to be furnished; c) The names of recorded subdivisions abutting the proposed subdivision, with plat book and page number or instrument number, the owners of all land contiguous to the proposed subdivision, an accurate description of all monuments, and the zoning classifications within the plat and of the abutting areas are to be shown; d) The required certifications must be executed; and, e) A preliminary Bill of Assurance must be submitted. 2) The proposed site does not take the entire zoning lot which was zoned C-2 as one tract. The remainder of this zoning lot needs to be incorporated into the area of the preliminary plat. 3) Sec. 31-231 requires that all lots abut on a public street, except where a private street is explicitly approved by the Planning Commission. Sec. 31=207 states that private street systems for non-residential use shall be discouraged; however, that the Planning Commission may approved limited use of private streets; that private streets are to be limited to short loop or cul-de-sac streets where the development served contains less than 5 acres; and, that the design of the private street Bystem _!s_to meet that of public streets. Sec. 31-287 states that requires the creation of system to Commission in lieu of goes on to easements standards. where a commercial subdivision an internalized circulation provide access to multiple lots, the Planning may authorize the use of a service easement public commercial streets. This, section state that the service drives in the service shall be built to public street design q April 4, 1995 SQBDIVI$IO ITEM N 1(Cont.)FILE NO.: S-4 -A-15 4) Sec. 31-201(h) states that new boundary streets shall be avoided, except that the Planning Commission may authorize such a street when the subdivider proposes to dedicate the entire right -of -pray and construct all the required improvements. The section states that the subdivider may not retain a parcel of land lying between the boundary street and the property line in order to deny access by abutting owners. E. ANALYSIS• There is a distinction made in the Regulations between "service easements" for access to internal lots within a subdivision (Pursuant to Sec. 31-287) and "private street systems" for non-residential use (Pursuant to Sec. 31-207). Because there is are abutting C-2 zoned tracts to the south and west, and, because a traffic signal is anticipated to be installed at the southern- most drive into the proposed subdivision (making this a major access point to not only the subject tract, but to the abutting tracts), the southern access is more than "access to internal lots". The regulations restrict non-residential private streets to "short loop or cul-de-sac streets where the development served contains less than 5 acres". Since this southern boundary access is more than an access point for internal circulation, since it will serve multiple developments on lands which exceed 5 acres, and because of the anticipated location of a traffic signal at its intersection with Stagecoach Rd., the street needs to be dedicated and constructed as a public street. Pursuant to Sec. 31-201(h), the entire width of the new boundary street is to be constructed, and it will provide access to the abutting properties to the south and west. The proposed service easement from Otter Creek Parkway to provide access to Lot 1 meets the qualifications for a service easement. According to the regulations, though, the streets in such easements are to meet the standards for public streets. The designated service easement along the west property line, behind lots 1, 5, and 2, should, according to the Regulations, also be constructed to public street standards, although this is not the developer's intention. Instead, the developer intends that the access easement along the west property line be used for "cross access" of delivery vehicles to the various tenants or,lots, and to be constructed to "driveway" standards. Therefore, except for the required access easement from Otter Creek Parkway to the northern boundary of Lot 1, the 4 April 4, 1995 SUBDIVISION ITEM 1(Cont,)FILE NO. -4 -A-1 access easement along the west property line should be eliminated from the plat, and the cross access for mutual use of the driveways by tenants and lot owners should be dealt with in the Bill of Assurance. The Commission needs to specify the standards for the "street" or "drive" in the remaining access easement across Lot 6 for access to Lot 1. F. 9TAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat, subject to the required submittal information and exhibits being completed, and subject to the southern boundary street being dedicated and constructed as a public street. Staff recommends approval of the access easement from Otter Creek Parkway across Lot 6 to the northern boundary of Lot 1 to provide the required frontage on a public street for Lot 1, and that the improvement in this access easement be constructed as an integral part of the internal shopping center driveway. SUBDIVISION COMMITTEE COMMENT: (MARCH 16, 1995) Pat McGetrick, the project engineer, was present. Staff presented the proposal to the Subdivision Committee, and Mr. McGetrick reviewed the discussion outline items. The Committee reviewed the items, and discussed with Mr. McGetrick the various concerns. The Public Works staff person reviewed the Public Works recommendations regarding the southern boundary street improvements, and Mr. McGetrick responded that he would discuss these concerns with his client. The Committee forwarded the preliminary plat to the full Commission for the public hearing. PLANNING QOMMISSION ACTION: (APRIL 4, 1995) Public Works reported that the remaining issues regarding access along the south and west subdivision boundaries had been resolved; that access easements would be permitted to provide access to the interior lots and a private street would be permitted along the southern boundary. A -motion was made and seeonded to approve the preliminary plat and the private street, and the motion carried with the vote of 9 ayes, 0 nays, 0 abstentions, and 2 absent. 5