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HomeMy WebLinkAboutS-0045-A-21 Staff Analysis.April 25, 1996 i ITEM NO.: I FILE NO.: 5-45-A-21 NAME: OTTER CREEK VILLAGE COMMERCIAL SUBDIVISION -- REVISED PRELIMINARY PLAT LOCATION: At the southwest corner of Stagecoach Rd. and Otter Creek Parkway. DEVELOPER: ENGINEER: Tommy Hodges Pat McGetrick STAGECOACH DEVELOPMENT CO. MCGETRICK ENGINEERING 14000 Otter Creek Parkway 11225 Huron Ln., Suite 200 Little Rock, AR 72209 Little Rock, AR 72211 455-5557 223-9900 AREA: 12.57 ACRES NUMBER OF LOTS: 7 FT. NEW STREET: 0 ZONING: C-2 & C-3 PROPOSED USES: General Retail (Shopping Center), Office -Warehouse, and Mini -Warehouse PLANNING DISTRICT: Otter Creek (16) CENSUS TRACT: 42.08 VARIANCES REQUESTED: A variance is requested to permit access to two lots (Lots 2 and 3) to be gained by way of access easements in lieu of having the required frontage on a public street. BACKGROUND: A preliminary plat- Tor'the Otter Creek Village -Commercial - --- Subdivision was reviewed and approved by the Planning Commission on April 4, 1995. The plat, at that time, covered an area of 11.5 acres and proposed 6 lots. The area fronting on both Stagecoach Rd. and on Otter Creek Parkway remain the same in the new application; the area at the southwest corner of the previously approved preliminary plat has been extended further to the west than was originally included. The original plat also had two "landlocked" lots, and access easements were approved to provide the required access from Stagecoach Rd. and Otter Creek Parkway to the interior lots. April 25, 1996 SUBDIVISION ITEM NO.: 1 Cont. FILE NO_: S-45-A-21 STATEMENT OF PROPOSAL: A revised preliminary plat for the Otter Creek Village Commercial Subdivision has been submitted, and approval of this new plat, including an increased area and lot configuration is requested. The land area for the revised preliminary plat is increased from the 11.5 acres included in the 1995 application to 12.57 acres. The number of lots for the revised preliminary plat is increased from the 6 lots included in the previous applciaotn to 7 lots. The lots range in area from less than an acre to over 4 acres. Lots 2 and 3 are "landlocked", in that they do not abut a public street; access easements across adjoining lots (which do have frontage on a public street) are proposed in order to provide access to these interior lots. Approval, then, is requested for access to these lots to be provided by way of access easements. A. PROPO AL RE VEST: Planning Commission review and approval of a revised preliminary plat is requested. Planning Commission approval of a variance to permit access to two "interior" lots (Lots 2 and 3) to be gained by way of access easements from Stagecoach Rd. and Otter Creek Parkway across abutting lots. B. EXISTING CONDITIONS: The site is undeveloped and is heavily wooded. There is only about a 3 foot topographic grade differential across the site. The existing zoning of the site is C-2 (for all the site except for the lot at the southeast corner of the tract) and C-3 (for this southeast corner -lot}. Property to the south is zoned C-2; to the west, MF-24; across Otter Creek Parkway to the north C-1 and MF-18; and, across Stagecoach Rd. to the east, R-2. There is a C-3 "node" across Stagecoach Rd. to the southeast. C. EN INEERIN UTILITY COMMENTS: The Public works staff comments: The plan needs to be revised to combine the two northerly drives on Stagecoach Rd. into one 36 foot wide drive, with a continuation of this width to the west. This drive should be located between Lots 1 and 5. Access easements should be wide enough to include the sidewalks on each side of the entrance drives. 2 April 25, 1996 SUB DIVISI0N ITEM NO.: 1 (Conti-) FILE NO.: $-45 A_21 Since the drives access multiple lots, they are to be designed as commercial streets, with sidewalks. Since the plat area extends to the Otter Creek Rd. intersection, widening of the roadway, in conformance with the preliminary plans of AHTD should be provided versus payment of In -Lieu. -Full one-half street to minor arterial standards will be required, with a sidewalk on the frontage of the property, including relocation of City -owned utilities. The plans should make provision for right -turn lanes at the entrance drives. Dedication of appropriate right- of-way will be required. An AHTD permit will be required. Grading and ADPC&E permits are required. USACE-LRD must approve the plans. The Stormwater Detention ordinance applies. Arkansas Power and Light Company noted that 15 foot ease- ments will be required along both boundary street frontages and along the lot lines between Lots 6-7 and Lot 1 and between Lots 2-5 and Lot 1; and 10 foot easements will be required along both the west and north lot lines of Lot 4. Southwestern Bell Telephone Co. approved the submittal. Little Rock Water Works comments that a water main extension and on -site fire protection will be required. An acreage charge of $150/acre applies. No connections will be allowed, to the 161, main which is on the west side of Stagecoach Rd. Little Rock Wastewater Utility comments that a sewer main extension, with -easements, will be required: The Fire Department approved the submittal. D. I LE AL TE HNI AL DE IG : The plat proposes access to Lots 2 and 3 to be gained by way of access easements across abutting lots, in lieu of their having direct frontage on Stagecoach Rd. Access by way of access easements is a variance request which must be approved by the Planning Commission. Sec. 31-231 states: -Every lot shall abut upon a public street, except where private streets are explicitly approved by the Planning Commission." The requirement in this section is that the improvements within the access easement are to meet the pubic street design standards; thus, the anticipated private K, April 25, 1996 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-21 streets are to be the required 36 foot width and have sidewalks along both frontages of the streets. The proposed access easements, by which access to interior "landlocked" lots is to be gained, must be increased in width to accommodate the required street and sidewalks. A building setback line needs to be designated along these access easements to restrict the placement of buildings along the easement frontage of the lots. E. ANALYSIS• Access to interior lots by way of access easements is provided for in the Subdivision Regulations, and is an approval which the Planning Commission may grant. Such approvals are routinely granted, and the request is not out of line with other similar requests. All required information has been provided, and the presented plat has all required information shown. There are no technical deficiencies remaining to be remedied. F. STAFF RECOMMENDATIONS: Staff recommends approval of the revised preliminary plat, and recommends approval of the variance to permit the access easements to provide the required access to Lots 2 and 3. SUBDIVISION COMMITTEE COMMENT: (APRIL 4, 1996) Mr. Pat McGetrick,-the project engineer, was -present. - Staff - outlined the request to the Subdivision Committee members, and reviewed with Mr. McGetrick and the Committee the deficiencies and comments contained in the discussion outline. The Committee reviewed the proposed preliminary plat, and discussed the issues -- with Mr. McGetrick: --- Mr. - McGetrick reporrted- that he--would-stake -- — the needed changes --in the drawing and would_supp�Iy-_ staff _.with__:__ revised drawings and information, as required. The Committee forwarded the application to the full Commission for the: public hearing.