HomeMy WebLinkAboutS-0045-A-69 Staff AnalysisMay 24, 2007
ITEM NO.: 1 FILE NO.: S-45-A-69
NAME: Otter Creek Plaza Revised Preliminary Plat
LOCATION: Located on the Northeast corner of Otter Creek Road and Stagecoach Road
DEVELOPER:
Highway 5 Otter Creek Investments LLC
C/o White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
ENGINEER:
White-Daters Engineers
#24 Rahling Circle
Little Rock, AR 72223
AREA: 7.2 acres NUMBER OF LOTS: 5
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 16 — Otter Creek
CENSUS TRACT: 42.08
FT. NEW STREET: 0
VARIANCES/WAIVERS REQUESTED: A variance from the Subdivision Ordinance to allow
the creation of a lot without public street frontage (Section 31-231).
BACKGROUND:
The Commission approved a preliminary plat on August 7, 2003, to allow the subdivision of
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. The plat allowed shared driveways and access
to limit the number of curb cuts onto the two arterials. Stagecoach Road was constructed to
Master Street Plan standard. 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.
On March 11, 2004, the Little Rock Planning Commission approved a preliminary plat to
reduce the number of approved lots to four (4) lots. The plat indicated three of the lots with
public street frontage from Stagecoach Road or Otter Creek Road but the third lot (proposed
May 24, 2007
SUBDIVISION
ITEM NO.: 1 (Cont.
FILE NO.: S-45-A-69
Lot 3) was served by a private access and utility easement. The proposed lots ranged in size
from 1.594 acres to 2.076 acres. The applicant indicated shared drives for lots abutting the
street to limit the number of curb cuts. The improvements to Otter Creek Road have been
constructed to Master Street Plan standard.
A. PROPOSAL/REQUEST:
The applicant is now proposing a revision to the previously approved preliminary plat
to allow the creation of five (5) lots. A variance is being requested to allow the creation
of a lot without public street frontage for proposed Lot 4. The lots range in size from
1.02 acres to 1.54 acres. The lots will be served by a 40-foot common access
easement to limit the number of driveway cuts along the abutting roadways.
B. EXISTING CONDITIONS:
A bank and carwash have been constructed on Lots 1 and 3 with the remainder of the
site being undeveloped and tree covered. 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
to the northwest and west. There is a large vacant C-2 zoned site located to the
southwest of the drive-in restaurant. The area to the south, across Otter Creek
Parkway is zoned C-3 and being used as an office use and contractors storage yard.
Stagecoach Road is a five lane road narrowing to two lanes at the intersection of Otter
Creek Road and Stagecoach Road southward to the County Line.
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. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
2. With site development, provide the design of the street conforming to the Master
Street Plan. Construct one-half street improvements to Stagecoach Road
including 5-foot sidewalk with the planned development.
3. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
4. Drainage easements should be maintained in the right-of-way to convey storm
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May 24, 2007
SUBDIVISION
ITEM NO.: 1 (Cont.
water from adjacent property.
FILE NO.: S-45-A-69
5. Repair or replace any curb and gutter or sidewalk that is damaged in the public
right-of-way prior to occupancy.
6. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
7. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit
prior to doing any work in the right-of-way. Contact Traffic Engineering at (501)
379-1805 (Travis Herbner) for more information.
9. Provide turn around access for internal streets.
10. Provide a finish floor elevation one foot higher than the base flood elevation for
Lot 4, which lies within the regulatory floodplain.
11. The remaining common driveway should be constructed to the same standard as
the exist driveway.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for Lots 4 and 5.
Contact Little Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
AT & T: 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 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 and additional fire
hydrant(s) will be required in order to provide service to a portion of 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.
Fire De artment: Install fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
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May 24, 2007
UBDIVISION
ITEM NO.: 1 (Cont.
F
G.
H
FILE NO.: S-45-A-69
CATA: The site is not located on a dedicated CATA Bus Route.
ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
SUBDIVISION COMMITTEE COMMENT:
(May 3, 2007)
Mr. Tim Daters was present representing the request. Staff presented an overview of
the proposed preliminary plat indicating there were additional items necessary to
complete the review process. Staff stated Lots 1 and 3 were developed.
Commissioner Yates questioned where the new lot area was coming from. Staff
stated a staff level revised preliminary plat was done to include the northern boundary
as a single lot and allow the three southern lots.
Public Works comments were addressed. Staff stated the remaining common drives
should be constructed to the same standard as the existing driveway. Staff also noted
permits would be required from the various State and City agencies prior to
construction.
Staff noted comments from the various other reporting departments and agencies
suggesting the applicant contact them directly for additional information and
clarification. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
issues raised at the May 3, 2007, Subdivision Committee meeting. The applicant has
provided the location of the proposed driveways and indicated all drives will be
constructed to the same standard as the existing drive. The plat also indicates the
service easement will function as a focus devise to direct traffic to parking or loading
areas and not allow parking or backing of vehicles into the service drives.
The plat indicates a variance from the Subdivision Ordinance, Section 31-231, to allow
the creation of a lot without public street frontage. The lot is proposed to be served by
a 40 foot common access and utility easement. The plat indicates the lots will not take
direct access to Stagecoach or Otter Creek Roads but will share access from the
common easement.
The lots are proposed to range in size from 1.02 acres to 1.54 acres. The lots are
zoned C-3, General Commercial District which typically requires a minimum lot size of
14,000 square feet and a minimum lot width of 100-feet. The lots as indicated are
more than adequate to meet these typical minimum requirements for the lot area and
the lot width.
M
May 24, 2007
SUBDIVISION
ITEM NO.: 1 Cont. FILE NO.: S-45-A-69
Staff is supportive of the applicant's request. The request includes the creation of five
commercial lots from this 7.2 acre site with an average lot size of 1.44 acres. The
proposal includes a variance from the Subdivision Ordinance but in staffs opinion the
requested variance will not have a significant impact on the development or the area.
The applicant has indicated the creation of five lots serviced by a 40-foot access and
utility easement and limiting the number of curb -cuts along the two arterial roadways.
To staffs knowledge there are no outstanding issues associated with the request.
Staff feels the plat as proposed should have minimal impact on the development
pattern or the area.
STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff recommends approval of the variance request from Section 31-231 to allow the
creation of a lot without public street frontage.
PLANNING COMMISSION ACTION: (MAY 24, 2007)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item with a recommendation of approval of the request subject
to compliance with the comments and conditions as outlined in paragraphs D, E and F of the
agenda staff report. Staff presented a recommendation of approval of the variance request
from Section 31-231 to allow the creation of a lot without public street frontage.
There was no further discussion of the item. The chair entertained a motion for placement of
the item on the Consent Agenda for Approval. The motion carried by a vote of 6 ayes,
0 noes, 4 absent and 1 open position.
5
ITEM NO.: 1. S-45-A-69
NAME: Otter Creek Plaza Revised Preliminary Plat
LOCATION: located on the Northeast corner of Otter Creek Road 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. The
notice must be mailed no later than May 9, 2007. The Office of Planning and
Development must receive the proof of notice no later than May 16, 2007.
2. Show the driveway locations for each of the proposed lots on the preliminary plat.
3. Per the Subdivision Ordinance service easements shall at all times function as focus
devices to direct vehicles to parking or loading areas.
Variance/Waivers: A variance from the Subdivision Ordinance to allow the creation of a
lot without public street frontage (Section 31-231).
Public Works Conditions:
1. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
2. With site development, provide the design of the street conforming to the Master
Street Plan. Construct one-half street improvements to Stagecoach Road including
5-foot sidewalk with the planned development.
3. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
4. Drainage easements should be maintained in the right-of-way to convey storm water
from adjacent property.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
6. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
Obtain barricade permit prior to doing any work in the right-of-way from Traffic
Engineering at (501) 379-1805 (Travis Herbner).
7. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit
prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-
1805 (Travis Herbner) for more information.
9. Provide turn around access for internal streets.
10. Provide a finish floor elevation one foot higher than the base flood elevation for Lot
4, which lies within the regulatory floodplain.
11.The remaining common driveway should be constructed to the same standard as the
exist driveway.
Item # 1
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements for Lots 4 and 5.
Contact Little Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
AT & T: 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 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 and additional fire hydrant(s) will be
required in order to provide service to a portion of 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.
Fire Department: Install fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning_: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Planning Division: No comment.
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, May 9, 2007.
Item # 1