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HomeMy WebLinkAboutS-1591 Staff AnalysisNovember 8, 2007 SUBDIVISION ITEM NO.: D (Cont. E. FILE NO.: S-1591 slopes per Section 29-186 (e). 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 10. 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). 11. Vehicles should not back out directly into vehicle access easements. The proposed access should be redesigned. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING - Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point Eneray: No comment received. 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. 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) and on -site fire protection 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: Place 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. 3 November 8, 2007 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1591 F. ISSUES/TECHNICAL/DESIGN: L Planning Division: No comment. Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. A small amount of building landscaping will be required to be located between the building and the proposed parking areas. 3. The zoning buffer ordinance requires an eighteen foot wide (18') land use buffer along the eastern and western perimeters of the site where property is adjoining a less intense zoning classification or use. Seventy percent (70%) of this area is to remain undisturbed. 4. The zoning buffer ordinance requires a forty-three foot wide (43') land use buffer along the northern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. 5. The zoning buffer ordinance requires an average forty-three foot wide (43') street buffer and in no case less than half or twenty-one foot (21') wide. 6. The property to the north, east, and west is zoned residential, therefore, 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, eastern, and the western perimeters of the site. 7. An automatic irrigation system to water landscaped areas will be required. 8. 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. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on the site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff requested the applicant provide details of the proposed signage plan, building heights and the location and material of any proposed screening or fencing. Staff also requested the applicant provide ingress and egress for the site in compliance with Chapter 31 of the code. Staff stated the drive was indicated to function as an access easement 2 November 8, 2007 SUBDIVISION ITEM NO.: D (Cont.) _ _ FILE NO.- S-1591 and service drive and typically backing into the service drives was not permissive. Public Works comments were addressed. Staff stated dedication of right of way would be required along Stagecoach Road. Staff also stated a grading permit would be required prior to any construction on the site. Staff stated a sketch grading plan would be required to determine if the variance request from the Land Alteration Ordinance to allow advanced grading would be supported. Landscaping comments were addressed. Staff stated buffering would be required along the perimeters of the site where abutting residentially zoned for used property. Staff stated screening would also be required in these areas. Staff stated street buffering would be required along the abutting roadway. 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. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the September 6, 2007, Subdivision Committee meeting. The applicant has provided the signage plan, building heights and the location and material of the proposed fencing. The applicant has also provided ingress and egress in compliance with Chapter 31 of the code of ordinances. The site plan is proposed as a multiple building site plan review to allow the placement of a hotel and a strip center on the site. The strip center is proposed with 10,800 square feet of retail space and 53 parking spaces. Based on the typical minimum ordinance requirements for a commercial development 36 parking spaces would typically be required. The hotel is indicated with 68 rooms and 70 parking spaces. Based on the typical minimum ordinance requirements a total of 74 parking spaces would typically be required. Based on the uses proposed and the available on -site parking the site has adequate parking to serve the development. The site plan indicates the placement of a single ground mounted pole sign near the entrance to the development. The sign is proposed with a maximum height of 36-feet and a maximum sign area of 160 square feet. The signage proposed is consistent with signage allowed in commercial zones per the zoning ordinance. The site plan indicates the placement of land use buffers as required per the landscape and buffer ordinances. The rear buffer is indicated at a 39-foot minimum with the average in excess of the 43-foot requirement. The street buffer has also been indicated with a 43-foot average landscape strip. The eastern and western perimeters are proposed with a land use buffer averaging the 18-foot minimum as required by the buffer ordinance. November 8, 2007 SUBDIVISION ITEM NO.: D FILE NO.: S-1591 Screening will be placed along the eastern, western and northern perimeters abutting the hotel. The applicant is requesting a waiver of the screening requirement along the southern and western perimeter of the site. This area is located adjacent to a salvage yard. Staff is supportive of the waiver request. The site plan indicates a 50-foot access easement located along the eastern perimeter of the site. The ordinance typically does not allow backing of vehicles into access easements and services drives. With the relocation of the access easement the applicant has eliminated this variance request. The buildings are proposed three story in height with a maximum building height of 35-feet. The building height proposed is consistent with building heights typically allowed in the C-3, General Commercial District zoning classification. The request includes a variance from the Land Alteration Ordinance to allow advanced grading of the site. The developer is seeking approval to grade the entire site with the construction of the first building. The applicant has not submitted a grading and drainage plan to staff showing the slopes and terrace heights. Staff cannot support the request without this documentation. Staff is supportive of the development but has concerns with the variance request from the Land Alteration Ordinance. Staff cannot support the request without the applicant providing a grading plan showing the slopes and terrace heights. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. Staff presented the item stating the applicant had provided staff with a sketch grading and drainage plan as requested in the agenda write-up. Staff stated the concerns raised by staff had been addressed. Staff stated the request included a site plan review for the placement of multiple buildings on this single tract. Staff stated a variance from the Land Alteration Ordinance was also being requested. Staff stated they were supportive of the site plan review and the variance request from the Land Alteration Ordinance as presented by the applicant. Staff stated to their knowledge there are no remaining outstanding issues associated with the request. Staff presented 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 also presented a recommendation of approval of the applicant's request for a waiver of the required screening along the southwestern perimeter of the site. Staff presented a recommendation of approval of the variance request from the Land Alteration Ordinance to allow advanced grading of the site. Staff presented a on November 8, 2007 SUBDIVISION ITEM NO.: D Cont. FILE NO.: S-1591 recommendation the grading permit be tied to the permitting of the first building for construction. 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 10 ayes, 1 noes and 0 absent. 7 ITEM NO.: 7. S-1591 NAME: Stagecoach View Center Subdivision Site Plan Review LOCATION: located on the Northwest corner of Stagecoach Road and 1-430 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. The notice must be mailed no later than September 12, 2007. The Office of Planning and Development must receive the proof of notice no later than September 21, 2007. 2. Provide details of the proposed signage. The maximum height allowed per the zoning district is 36-feet with a maximum sign area of 160 square feet. The site plan indicates the placement of a pylon sign under each use. Are two signs proposed? This will require a variance. 3. Building signage must be addressed. The rear building signage may require a variance to allow signage without street frontage. 4. The parking as indicated does not meet the typical minimum requirements of the zoning ordinance. A variance will be required to allow parking at a lesser number than typically required. 5. Will the hours of the dumpster service be limited to daylight hours? If so provide a note on the site plan indicating the limited hours. 6. Provide details of any proposed fencing and screening on the site plan. Provide the location of the fencing, the construction material and the total height. 7. Is there an easement for the drive located across the property serving the salvage yard located to the northwest? Please provide the location of the easement or access on the site plan. 8. The design provisions for ingress and egress for any site along with service drives and interior circulation shall be that required by Chapter 31 of the Little Rock Code. The drive is indicated will function as an access easement and service drive and backing into the service drive is typically not allowed. Variance/Waivers: Public Works Conditions: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan along Stagecoach Road. 3. The proposed driveway apron should comply with Public Works detail PW-34. 4. 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. A variance Item # 7. is required to be requested if the property is planned to be advanced graded with construction not imminent on all portions of the property. 5. 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. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Provide a Sketch Grading and Drainage Plan showing wall heights and slopes per Section 29-186 (e). 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 10. 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). 11. Vehicles should not back out directly into vehicle access easements. The proposed access should be redesigned. Utilities and Fire Department/County Planning: Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point Ener : No comment received. 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. 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) and on -site fire protection 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: Place 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. Item # 7. Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. A small amount of building landscaping will be required to be located between the building and the proposed parking areas. 3. The zoning buffer ordinance requires an eighteen foot wide (18') land use buffer along the eastern and western perimeters of the site where property is adjoining a less intense zoning classification or use. Seventy percent (70%) of this area is to remain undisturbed. 4. The zoning buffer ordinance requires a forty-three foot wide (43') land use buffer along the northern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. 5. The zoning buffer ordinance requires an average forty-three foot wide (43') street buffer and in no case less than half or twenty-one foot (21') wide. 6. The property to the north, east, and west is zoned residential, therefore, 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, eastern, and the western perimeters of the site. 7. An automatic irrigation system to water landscaped areas will be required. 8. 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. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on the 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 plat/plan (to include the additional information as noted above) to staff on Wednesday, September 12, 2007. Item # 7. November 8, 2007 ITEM NO.: D NAME: Stagecoach View Center Subdivision Site Plan Review FILE NO.: S-1591 LOCATION: Located on the Northwest corner of Stagecoach Road and 1-430 DEVELOPER: MS Associates Inc. 706 Miller Cove Benton, AR 72019 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 3.74 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 17 — Crystal Valley CENSUS TRACT: 42.08 VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow grading of the entire site with the construction of the first phase of the development. A. PROPOSAUREQUEST: The Board of Directors approved a rezoning request on February 21, 2006, by the adoption of Ordinance No. 19,487 for this site. The property consists of 3.74 acres and is currently zoned C-3, General Commercial District. The applicant is submitting a site plan review application request to allow for multiple buildings on this single tract. The proposal includes the development of a hotel and strip/retail center. The hotel is proposed with 68 rooms and 70 parking spaces. The retail center is proposed with 10,800 square feet and 53 parking spaces. The retail center will be in the first phase and the hotel constructed in the second phase. The applicant is seeking a variance form the Land Alteration Ordinance to allow the grading of the entire site with the development of the first building. November 8, 2007 SUBDIVISION ITEM NO.: D Cont. FILE NO.: S-1591 B. EXISTING CONDITIONS: The property is currently undeveloped and wooded. The property slopes upward from Stagecoach Road to a hill near the center of the property. The property slopes back down to the church property to the north. The property is located in an area of mixed uses and zoning. A church development is located immediately to the north and along a portion of the east boundary. Highway Department right- of-way (1-430) is also located to the east. There is a salvage yard and mixed commercial uses to the west, along the north side of Stagecoach Road. A mini - warehouse development and single-family residential structures on large lots are located south across Stagecoach Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 feet of the proposed site along with the Crystal Valley Property Owners Association and Southwest Little Rock United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan along Stagecoach Road. 3. The proposed driveway apron should comply with Public Works detail PW- 34. 4. 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. A variance is required to be requested if the property is planned to be advanced graded with construction not imminent on all portions of the property. 5. 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. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Provide a Sketch Grading and Drainage Plan showing wall heights and 2