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HomeMy WebLinkAboutS-0045-A-56 Staff AnalysisFILE NO.: S-45-A-56 NAME: Otter Creek Plaza Subdivision Revised Preliminary Plat LOCATION: On the Northeast corner of Otter Creek Parkway and Stagecoach Road DEVELOPER: Gene Cauley c/o Dickson Flake Partners P.O. Box 3546 Little Rock, AR 72203 FNGINFFR- White-Daters Engineers #24 Rahling Circle Little Rock, AR 72223 AREA: 7.2 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 16 — Otter Creek CENSUS TRACT: 42.08 VARIANCESMAIVERS REQUESTED: A variance to allow the creation of a lot without public street frontage. BACKGROUND: The applicant previously proposed to subdivide this C-3 zoned, 7.2-acre tract into five non-residential lots. The plat consisted of five lots ranging in size from 0.87 acres to 2.15 acres. Shared driveways and access were to be used to limit the number of curb cuts onto the two arterials. Stagecoach Road has been constructed to Master Street Plan standard with the necessary right-of-way in place. Otter Creek Road would be widened to one-half of a 59-foot street with sidewalks as a part of the proposed plat. The applicant proposed the lots to be final platted as development for each lot became imminent. The sidewalks were to be constructed when the adjacent lot developed. The Commission approved the preliminary plat on August 7, 2003. FILE NO.: S-45-A-56 Cont. A. PROPOSAUREQUEST: The applicant is now proposing to revise the previously approved preliminary plat to allow the development of four (4) commercially zoned lots on this 7.2-acre site. The applicant has indicated three of the lots will have public street frontage from Stagecoach Road or Otter Creek Parkway but the third lot (proposed Lot 3) will be served by a private access and utility easement. The proposed lots range in size from 1.594 acres to 2.076 acres. The applicant has indicated shared drives for lots abutting the street to limit the number of curb cuts. B. EXISTING CONDITIONS: The site is vacant and has access to Otter Creek Parkway and Stagecoach Road. The area is predominately non-residential in nature with a large shopping center containing a grocery store and several neighborhood commercial type uses and a drive-in restaurant located on an out parcel. There is a large vacant C-2 zoned site located to the southwest of the site adjacent to the drive-in restaurant. The area to the south, across Otter Creek Parkway is zoned C-3 and being used as an office use. Stagecoach Road is a five lane road narrowing to two lanes at the intersection of Otter Creek Parkway and Stagecoach Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property abutting the proposed site along with the Otter Creek Homeowners Association and Southwest United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORDS CONDITIONS: 1. Right-of-way dedications and boundary street improvements are indicated on the plat. 2. 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. 3. Storm water detention ordinance applies to this property. 4. Align the proposed driveway on Stagecoach to match the commercial driveway to the west. 2 FILE NO.: 5-45-A-56 Cont_ E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for Lot 2 if service is required for the project. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: A 30-foot easement is required for all overhead 3-Phase electrical facilities. Contact Entergy for additional details. 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 the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off a private fire system. A water main extension will be required in order to provide service to this property. 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 information. Fire Department: Additional fire hydrants may be required. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Joe White was present representing the request. Staff presented an overview of the proposed preliminary plat indicating there were additional items necessary to complete the review. Staff noted the previous approval included the drives along Stagecoach Road aligning with drives located to the west. Staff requested the applicant revise the proposed plat to align the driveway on Stagecoach Road with the drive located to the west. Staff also requested the applicant indicate the zoning classification within the plat boundary and of abutting areas shown. 3 FILE NO.: S-45-A-56 Public Works comments were addressed. Staff stated the storm water detention ordinance would apply to the property and a grading permit in accordance with Section 29-186 (c) and (d) would be required prior to any land clearing or grading activities. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated the proposed drive along Stagecoach Road to align with a drive located to the west. The applicant has also indicated the existing zoning classification within the proposed plat boundaries and of abutting parcels. The site is currently zoned C-3, General Commercial District, which allows the development of lots at a minimum of 14,000 square feet. The applicant has indicated the lot sizes ranging from 1.59 acres to 2.07 acres. The proposed minimum lot sizes are more than adequate to meet the minimum lot size per the Subdivision Ordinance. The applicant has indicated the development will share access through a 40-foot access and utility easement. The drive locations will be located on shared lot lines to allow the number of drives to be limited to one on each on the abutting streets. Staff is supportive of the proposed drive locations and access proposed. The applicant is requesting a variance from the Subdivision Ordinance. The applicant has indicated the creation of a lot without public street frontage. Proposed Lot 3 will be provided access through the mentioned 40-foot access and utility easement. Staff is supportive of the requested variance to allow the creation of a lot without public street frontage. Staff is supportive of the proposed request. The applicant has indicated a proposed preliminary plat for C-3 zoned property creating four individual lots and an access and utility easement to serve the development. The applicant has indicated a desire to create a commercial center style development with each of the buildings owning their own parcel. The proposed variance (creation of a lot without public street frontage) should have minimal to no adverse impact on the development of the lands due to the 40-foot access and utility easement being put in place. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff recommends approval of the proposed preliminary plat and the associated variance. 4 FILE NO.: S-45-A-56 AFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested variance to allow the creation of a lot without public street frontage for proposed Lot 4. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested variance to allow the creation of a lot without public street frontage for proposed Lot 4. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. March 11, 2004 ITEM NO.: 2 FILE NO.: S-45-A-56 NAME: Otter Creek Plaza Subdivision Revised Preliminary Plat LOCATION: On the Northeast corner of Otter Creek Parkway and Stagecoach Road DEVELOPER: Gene Cauley c/o Dickson Flake Partners P.O. Box 3546 Little Rock, AR 72203 FNGINFFR- White-Daters Engineers #24 Rahling Circle Little Rock, AR 72223 AREA: 7.2 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 4 C-3, General Commercial District 16 — Otter Creek 42.08 FT. NEW STREET: 0 VARIAN C ESMAIVE RS REQUESTED: A variance to allow the creation of a lot without public street frontage. BACKGROUND: The applicant previously proposed to subdivide this C-3 zoned, 7.2-acre tract into five non-residential lots. The plat consisted of five lots ranging in size from 0.87 acres to 2.15 acres. Shared driveways and access were to be used to limit the number of curb cuts onto the two arterials. Stagecoach Road has been constructed to Master Street Plan standard with the necessary right-of-way in place. Otter Creek Road would be widened to one-half of a 59-foot street with sidewalks as a part of the proposed plat. The applicant proposed the lots to be final platted as development for each lot became imminent. The sidewalks were to be constructed when the adjacent lot developed. The Commission approved the preliminary plat on August 7, 2003. March 11, 2004 SUBDIVISION ITEM NO.: 2 {Cant.} FILE NO.: S-45-A-56 A. PROPOSAL/REQUEST: The applicant is now proposing to revise the previously approved preliminary plat to allow the development of four (4) commercially zoned lots on this 7.2-acre site. The applicant has indicated three of the lots will have public street frontage from Stagecoach Road or Otter Creek Parkway but the third lot (proposed Lot 3) will be served by a private access and utility easement. The proposed lots range in size from 1.594 acres to 2.076 acres. The applicant has indicated shared drives for lots abutting the street to limit the number of curb cuts. B. EXISTING CONDITIONS: The site is vacant and has access to Otter Creek Parkway and Stagecoach Road. The area is predominately non-residential in nature with a large shopping center containing a grocery store and several neighborhood commercial type uses and a drive-in restaurant located on an out parcel. There is a large vacant C-2 zoned site located to the southwest of the site adjacent to the drive-in restaurant. The area to the south, across Otter Creek Parkway is zoned C-3 and being used as an office use. Stagecoach Road is a five lane road narrowing to two lanes at the intersection of Otter Creek Parkway and Stagecoach Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property abutting the proposed site along with the Otter Creek Homeowners Association and Southwest United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Right-of-way dedications and boundary street improvements are indicated on the plat. 2. 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. 3. Storm water detention ordinance applies to this property. 4. Align the proposed driveway on Stagecoach to match the commercial driveway to the west. K March 11, 2004 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-45-A-56 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING Wastewater: Sewer main extension required with easements for Lot 2 if service is required for the project. Contact Little Rock Wastewater at 688-1414 for additional details. Enter : A 30-foot easement is required for all overhead 3-Phase electrical facilities. Contact Entergy for additional details. Center -Point Enemy: 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 the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off a private fire system. A water main extension will be required in order to provide service to this property. 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 information. Fire Department: Additional fire hydrants may be required. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Joe White was present representing the request. Staff presented an overview of the proposed preliminary plat indicating there were additional items necessary to complete the review. Staff noted the previous approval included the drives along Stagecoach Road aligning with drives located to the west. Staff requested the applicant revise the proposed plat to align the driveway on Stagecoach Road with the drive located to the west. Staff also requested the 3 March 11, 2004 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-45-A-56 applicant indicate the zoning classification within the plat boundary and of abutting areas shown. Public Works comments were addressed. Staff stated the storm water detention ordinance would apply to the property and a grading permit in accordance with Section 29-186 (c) and (d) would be required prior to any land clearing or grading activities. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated the proposed drive along Stagecoach Road to align with a drive located to the west. The applicant has also indicated the existing zoning classification within the proposed plat boundaries and of abutting parcels. The site is currently zoned C-3, General Commercial District, which allows the development of lots at a minimum of 14,000 square feet. The applicant has indicated the lot sizes ranging from 1.59 acres to 2.07 acres. The proposed minimum lot sizes are more than adequate to meet the minimum lot size per the Subdivision Ordinance. The applicant has indicated the development will share access through a 40-foot access and utility easement. The drive locations will be located on shared lot lines to allow the number of drives to be limited to one on each on the abutting streets. Staff is supportive of the proposed drive locations and access proposed. The applicant is requesting a variance from the Subdivision Ordinance. The applicant has indicated the creation of a lot without public street frontage. Proposed Lot 3 will be provided access through the mentioned 40-foot access and utility easement. Staff is supportive of the requested variance to allow the creation of a lot without public street frontage. Staff is supportive of the proposed request. The applicant has indicated a proposed preliminary plat for C-3 zoned property creating four individual lots and an access and utility easement to serve the development. The applicant has indicated a desire to create a commercial center style development with each of the buildings owning their own parcel. The proposed variance (creation of a lot without public street frontage) should have minimal to no adverse impact on the development of the lands due to the 40-foot access and utility easement being put in place. n March 11, 2004 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-45-A-56 To staffs knowledge there are no outstanding issues associated with the proposed request. Staff recommends approval of the proposed preliminary plat and the associated variance. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested variance to allow the creation of a lot without public street frontage for proposed Lot 4. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested variance to allow the creation of a lot without public street frontage for proposed Lot 4. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. ITEM NO.: 2 NAME: Otter Creek Plaza Subdivision Revised Preliminary Plat FILE NO.: S-45-A-56 LOCATION: On the northeast corner of Otter Creek Parkway and Stagecoach Road Planning Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the internal driveway locations. 3. The previous driveway locations more aligned with the drives located on the Westside of Stagecoach Road and were located further from the intersection of Stagecoach Road and Otter Creek Parkway. 4. Provide the names of owners of all abutting lands. 5. Provide the zoning classification within the plat boundary and of abutting areas shown. 6. The applicant has indicated the phasing will be based on market demand. Lots will be final platted as the market demands. Variance/Waivers: A variance to allow the creation of a lotwithout public street frontage. Public Works: 1. Right-of-way dedications and boundary street improvements are indicated on the plat. 2. A grading permit in accordance with section 29-186 (c) & (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. 3. Storm water detention ordinance applies to this property. 4. Align the proposed driveway on Stagecoach to match the commercial driveway to the west. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for Lot 2 if service is required for the project. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: A 30-foot easement is required for all overhead 3-Phase electrical facilities. Contact Entergy for additional details. Center -Point Ener : 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 the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off a private fire system. A water main extension will be required in order to provide service to this property. 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 information. Fire Department: Additional fire hydrants maybe required. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. 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, February 25, 2004.