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HomeMy WebLinkAboutS-1251 Staff AnalysisJuly 8, 1999 ITEM NO.: 11 FILE NO.: 5-1251 NAME: Otter Creek Community - Subdivision Site Plan Review LOCATION: West side of Stagecoach Road, approximately 300 feet north of Otter Creek Parkway DEVELOPER: ENGINEER: Otter Creek Land Co. McGetrick and McGetrick #2 Otter Creek Court 319 East Markham, Suite 202 Little Rock, AR 72209 Little Rock, AR 72201 AREA: 3.86 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: C-1 ALLOWED USES: PROPOSED USE: VARIANCES/WAIVERS REQUESTED BACKGROUND: Neighborhood Commercial Neighborhood Commercial None requested. This 3.86 acre property is zoned C-1, Neighborhood Commercial, and the developer proposes to use the property for C-1 permitted uses. However, a two -building site plan is proposed, which automatically requires Planning Commission review and approval. A. PROPOSAL/REQUEST: As mentioned, the property owner is proposing a two - building commercial development for the property. A 12,000 square foot building and a 7,200 square foot building are proposed as noted on the attached site plan. A maximum building height of 20 feet is proposed. A total of 87 parking spaces is proposed to be located between the proposed buildings and Stagecoach Road. Two (2) dumpster locations, one near the southwest corner of the property and one between the two buildings, are proposed. July 8, 1999 SUBDIVISION ITEM NO.: 11 (Cont. A single 27 foot access drive Road. A 20 foot service drive the rear of both buildings. B. EXISTING CONDITIONS: FILE NO.: S-1251 is proposed from Stagecoach is proposed to be located at The proposed commercial site is undeveloped and mostly wooded. There is a creek within the northern portion of the property. A convenience store and a strip commercial building are located immediately south at the northwest corner of Stagecoach Road and Otter Creek Parkway. Undeveloped R-2 zoned property is located to the east across Stagecoach Road, with a Southwestern Bell substation to the southeast. Single-family residences on larger lots are located to the north along the west side of Stagecoach Road. There is additional undeveloped C-1 zoned property immediately west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no negative comment from the neighborhood regarding this proposed development. The Otter Creek Homeowner's Association and the Crystal Valley Property Owner's Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 feet from centerline will be required. (New centerline established by AHTD.) 2.Driveway spacing must comply with new approved ordinance #18,031 (300 foot spacing and 150 foot from property line). Revise and resubmit site plan for review. 3. Sidewalks shall be constructed conforming to Sec. 31-175 and the "MSP". 4. Stormwater detention ordinance applies to this property. 5.Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 6.Dedicate Regulatory Floodway to the City. 7. Traffic counts on Hwy. 5 North of Otter Creek Parkway were 41200 in 1998. 2 July 8, 1999 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: 5-1251 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Verify sewer main and easement locations. Contact Little Rock Wastewater Utility for details. AP&L : No Comment. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: An acreage charge of $150 per acre applies in addition to normal charges. Contact the Water Works regarding meter size(s) and location. The L. R. Fire Department needs to determine whether additional fire hydrant(s) are needed. Fire Department: No Comment. County Planning: No Comment received. CATA: No issues. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: No Comment. Landscape Issues: The proposed street buffer drops below the minimums allowed. The full requirement before transfers is an average width of fifteen feet. The minimum average width with transfers is ten feet and with a minimum width at any given point of six feet. Most of the street buffer is only five feet. A three foot wide building landscape strip between the public parking areas and building is required. Some flexibility is allowed with this requirement. G. ANALYSIS: The applicant submitted a revised site plan to staff on June 22, 1999. The revised plan addresses the concerns as raised by staff and the Subdivision Committee. The total number of parking spaces has been reduced from 128 to 87 spaces. The minimum ordinance requirement for parking is 85 spaces. The dumpster which was located 3 July 8, 1999 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: 5-1251 between the northernmost building and the street has been removed from the site plan. With the reduction in parking, the street side landscape buffer has been increased. The buffer has increased from 5 feet to 10 feet, which now conforms to the zoning ordinance standards. Staff is satisfied with the site plan as revised, and feels that the plan meets the intent of the C-1 Neighborhood Commercial Zoning District. Staff feels that the site plan as revised will have no adverse effect on the area, subject to compliance with the conditions as noted in paragraph H. of this report. H. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan subject to compliance with the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting should be low-level and directed away from adjacent property. 3. Compliance with the following C-1 development criteria: a. Outdoor display prohibited. b. Maximum leasable area of 5,000 square feet per establishment, one (1) establishment may have a maximum of 10,000 square feet. c.Off-premise outdoor advertising is prohibited. 4. The Regulatory Floodway must be dedicated as an easement to the City. SUBDIVISION COMMITTEE COMMENT: (JUNE 17, 1999) Pat McGetrick was present, representing the application. Staff gave a brief description of the proposed site plan. Mr. McGetrick noted that a single access point from Stagecoach Road will be provided. He also noted that parking will be reduced to be more in line with the ordinance required minimum. Mr. McGetrick also noted that the maximum building height would be 20 feet and that the dumpsters would be oriented away from the street. 4 July 8, 1999 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: 5-1251 The Public Works requirements were briefly discussed. Mr. McGetrick stated that the regulatory floodway would be dedicated to the City as an easement. After the brief discussion, the Committee forwarded the site plan to the full Commission for final action. PLANNING COMMISSION ACTION: (JULY 8, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 5