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HomeMy WebLinkAboutS-1273 Staff AnalysisFebruary 17, 2000 ITEM NO.: 1 FILE NO.: 5-1273 NAME: Staley Subdivision - Preliminary Plat LOCATION: 9222 Stagecoach Road DEVELOPER: Gerald Staley 14200 Wimbledon Loop Little Rock, AR 72209 AREA: 18.6 acres ZONING: PCD PLANNING DISTRICT: 16 CENSUS TRACT: 42.08 ENGINEER - McGetrick and McGetrick 319 E. Markham St., Ste. 202 Little Rock, AR 72201 NUMBER OF LOTS: 5 FT. NEW STREET: Approx. 400 linear feet VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL - The applicant proposes to subdivide the 18.6 acre property, resulting in four (4) lots ranging in size from 0.59 acre to 1.84 acres and one (1) 14.09 acre tract. The applicant proposes one (1) new street, Staley Drive, with the development. The property is currently zoned PCD. The applicant is proposing to revoke the PCD for the entire 18.6 acre site and rezone the proposed Lot 2 to PCD (Item 1.1 on this agenda). With the revocation, the property will return to being zoned R-2 Single Family. Lots 1-4 will be developed as Mixed Office/Commercial and final platted individually, February 17, 2000 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1273 with Tract A being retained for a future single family development. Rezonings will need to be filed for Lots 1, 3 and 4 when development is proposed. B. EXISTING CONDITIONS: There is an existing building on the site, with an existing driveway from Stagecoach Road. The property was previously used as a golf driving range. The property to the south, along Stagecoach Road, is vacant and wooded. There are three single family residences to the north along the west side of Stagecoach Road, with single family residences to the northwest. There are three single family residences to the east across Stagecoach Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received two (2) phone calls from persons requesting information on this project. The Otter Creek and Crystal Valley Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from new centerline is required. 2. Staley Drive is listed as a commercial street. Dedicate right-of-way to 60 feet. 3. A 20 foot radial dedication of right-of-way is required at the corner of Stagecoach Road and Staley Drive. 4. Provide design of streets conforming to " MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5-foot sidewalks on both sides with planned development. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Stormwater detention ordinance applies to this property. 7. Easements for proposed stormwater detention facilities are required. Pa February 17, 2000 SUBDIVISION ITEM NO.: 1 (Cont.) E. F. FILE NO.: S-1273 8. 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. 9. Construct temporary turn around on Stanley Drive. Show access easement to Lot 1 from Staley Drive. 10. Show driveway location. Driveway shall conform to Sec. 31-210 and Ordinance 18,031. 11. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 12. A Grading Permit per Secs. 29-186(c) & (d) will be required. 13. Contact the ADPC&E for approval prior to start of work is required. 14. Obtain permits for improvements within State Hwy. Right - of -Way from District VI. 15. Stagecoach has a 1998 average traffic count of 8,000. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property if necessary. AP&L: No Comment received. Arkla : No Comment. Southwestern Bell: No Comment received. Water: A development fee applies, based on the size of connection, in addition to normal charges for water service. A water main extension will be required for the lot that does not have frontage on Stagecoach Road. Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: No Comment received. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. 3 February 17, 2000 SUBDIVISION ITEM NO.: 1 (Cont. G. ANALYSIS: FILE NO.: 5-1273 The applicant submitted a revised preliminary plat to staff on February 2, 2000. The revised plat shows most of the additional notes as requested by staff. The source of title for the property and the driveway location for Lot 4 have not been shown. A revised plat needs to be submitted with this additional information. Staff recommends that the drive for Lot 4 line up with the shared drive between Lots 2 and 3. The revised plat shows an access easement for a loop drive along the west side of Lots 1 and 2 and the north side of Lot 1. The access drive from Stagecoach Road for Lot 1 will be shared with the property to the north. The applicant proposes to use an existing drive from Stagecoach Road to access Lot 2 temporarily, until Staley Drive is constructed. Public Works has noted that assurance for the construction of that portion of Staley Drive adjacent to Lot 2 must be submitted with the final plat of Lot 2. The actual construction of Staley Drive would then not take place until Lots 3 or 4 are final platted or Tract A is developed. When Staley Drive is constructed, the existing drive from Stagecoach Road will be closed. Public Works has noted that a turn around must be constructed at the west end of Staley Drive (when constructed) unless a development plan (plat) is approved for Tract A, using Staley Drive as access. As discussed at the Subdivision Committee meeting, staff recommends that the future uses for this property be tied to the preliminary plat, based on the fact that the plat is a component of the PCD for Lot 2. The applicant has proposed C-2 permitted uses for Lot 2. Staff recommends that Lots 1 and 2 be allowed C-2 permitted uses and Lots 3 and 4 be allowed 0-3 permitted uses. The land use plan shows mixed use for this portion of the property. Tract A will be retained for a future single family development. Otherwise, to staff's knowledge, there are no outstanding issues associated with the preliminary plat. Staff feels that the applicant has adequately addressed the issues as 4 February 17, 2000 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1273 raised by the Subdivision Committee. The proposed plat should have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. The existing access drive from Stagecoach Road to Lot 2 will be closed and removed when Staley Drive is constructed. 3. A revised plat must be submitted showing the source of title and driveway location for Lot 4, which should line up with the shared drive between Lots 2 and 3. 4. The uses for the proposed lots will be as follows: a. Lots 1 and 2 - C-2 permitted uses. b. Lots 3 and 4 - 0-3 permitted uses. C. Tract A - single-family residential. SUBDIVISION COMMITTEE COMMENT: (JANUARY 27, 2000) Pat McGetrick was present, representing the application. Staff briefly described the proposed preliminary plat. The proposed plat was discussed along with the PCD application for Lot 2 (Item 1.1 on this agenda) Staff noted that several items needed to be shown on a revised plat drawing. Staff also noted that an access easement needed to be shown for a loop street from Lot 1 to Staley Drive. Staff also noted that the uses for Lot 1, 3 and 4 would be tied to the preliminary plat since the plat is a component of the PCD for Lot 2. The various Public Works requirements were briefly discussed. It was noted that the existing drive to Lot 2 should be closed at the time Lots 3 or 4 are developed and Staley Drive is constructed. It was also noted that Public Works would accept a financial guarantee for the construction of the portion of Staley Drive adjacent to Lot 21 when Lot 2 is final platted. After the discussion, the Committee forwarded the preliminary plat to the full Commission for final action. 5 February 17, 2000 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: 5-1273 PLANNING COMMISSION ACTION: (FEBRUARY 17, 2000) Pat McGetrick and Gerald Staley were present, representing the application. Staff briefly described the proposed preliminary plat and PCD for Lot 2, Staley Subdivision, with a recommendation of approval with conditions. The two items were discussed simultaneously. Pat McGetrick addressed the Commission in support of the applications. He briefly described the project. Cathy Coston addressed the Commission in support of the project. She noted that the applicant had been working with the neighborhood. Commissioner Muse asked about the drive-thru window, with respect to maneuvering area. The location of the drive-thru window and the access from Stagecoach Road were briefly discussed. It was noted that staff requested that the drive-thru window be placed on the north side of the building to provide the best vehicular circulation. Commissioner Hawn asked if there would be outside speakers with the drive-thru window. Mr. McGetrick stated that there would be no outside speakers. Commissioner Rahman asked about the C-2 permitted uses proposed for the property (Lot 2). Staff explained that C-2 uses did not include uses with outside display, car lots, etc. There was a motion to approve the revocation of the existing PCD. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. There was a second motion to approve the preliminary plat as recommended by staff. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. There was a third motion to approve the PCD for Lot 2, Staley Subdivision as recommended by staff with the following additional conditions: C.1 February 17, 2000 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1273 1. Hours of operation - 8:00 a.m. to 9:00 p.m. 2.No external pay phones, ice machines, vending machines or speakers. 3. No signage other than the ground -mounted sign proposed and a wall -mounted sign. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. II February 7, 2040 9301 Stagecoach Rd. Little Rock, AR 72209 Clain Rock Pl" Commission C/O Mr, M Moore Dept. of P and Development 723 W. St. Little Rack, 72201-1334 RE: S-1273 & Z-6178-B PCD Lot 2 Staley Subdivision Dcar Conunisi}ioners: We Have reviewed the information provided by the City Planning: and Development staff concerning the plat filed for the Staley subdivision and the request for the PCD for Ldt 2 of the proposed subdivision. We will be unable to attend the Planning Commission meeting on Feb. 17, but feel that our comments should be addressed by the Commission. We reside directly across the street fronn the existing structure in proposed Lot 2. We will be heavily impacted by any commercial activity occurring at this location. The impact of commercial property in this location will be detrimental to the adjacent residences. As we have previously stated in letters to the Commission, we feel that commercial development along Stagecoach, Road should be limited to the mvjor intersections. Such development would take advantage of the trade signals and turn lanes being constru[,ed at tlaeso intersections. The rt 7:wg portions of Stagecoach Road would then be available for Office or Residential development.' We have also a§lsed that the Crystal Valley/Oder Creek Noighborhood Plan include this provision in -the: neighborhood plan under- 'development_•for the Commission's review and adoption. While we in principal oppose the development of this property into C-2 classifications rather than office, we realize that this action is in accords with the Mixed Land Use classification that has been established for the front portion of the property. With such understanding, we find it doubtful that the Commission will deny the property owner's request, therefore we wish to ask that the following conditions be placed on tiro PCD: 1. Hours of operation 8:00 am to no later than 9:00 p.tn; not 12:00 p.m, as indicated on the site information fdr Plat 2. 2. No external payphones, ice machines, or external vending machines will be permitted. 3. No advertising signs other than the monument type sign indicated on Plat 2 and an appropriate sign on the structure rj W be permitted. 4. No drive 0" window or service will be permitted. 5. The existing driveway, which lines up directly with the front of our borne, should be closed and Staley Drive be constructed to provide access to the business now, not at a later date when the other lots are sold. We ate very concernod as to what types of businesses will located in this C-2 usage, therefore we feel that the above conditions should be met in order to minimire the impact of such an operation on the adjacent horucs and to the church 600' south ofthe proposed plat. As stated, we will not be able to attend the meeting on February 17 due to being out of town. Please insure that these issues are addressed on our behalf_ If additional Wormation is needed, please contact us at 455-6259 (Home) or 569-212.1 (work). Post4t'' Fax Note .7671 Dstb'L. 11 -co, s 1 To AwAv6 two.Cfv FrOMDkAt, W04 1" s c°�cr1�c. � ON1rWNvrrxr co. Fox i 'll F- r Sincerely, David and Kimberly Henning RECEIVED' FEB 7 2000