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HomeMy WebLinkAboutS-1273-A Staff AnalysisAugust 3, 2000 ITEM NO.: 1 FILE NO.: S-1273-A NAME: Stagecoach Village - Revised Preliminary Plat LOCATION: West side of Stagecoach Road, approximately 1,600 feet south of Baseline Road DEVELOPER: ENrINEER: Stagecoach Village, LLC McGetrick & McGetrick 9222 Stagecoach Road 319 E. Markham St., Ste. 202 Little Rock, AR 72209 Little Rock, AR 72201 AREA: 19.15 acres NUMBER OF LOTS: 4 lots, FT. NEW STREET: 400 if 1 tract ZONING: R-2/PCD (Lot 2) PLANNING DISTRICT: 16 CENSUS TRACT: 42.08 VARIANCES/WAIVERS REQUESTED: 1. Variance from the minimum required centerline radius for two (2) points on Staley Drive 2. Variance from the minimum horizontal tangent distance between two (2) curves on Staley Drive. BACKGROUND: The Planning Commission approved a preliminary plat for this property on February 17, 2000. The approved plat included four (4) lots, one (1) large tract and one (1) new street, Staley Drive. August 3, 2000 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1273-A As part of the original review, staff recommended that the future uses for the property be tied to the preliminary plat. The Planning Commission approved C-2 permitted uses for Lots 1 and 2, and 0-3 permitted uses for Lots 3 and 4. The land use plan shows mixed use for this portion of the property. Tract A is to be retained for a future single family development. A. PROPOSAL: The applicant proposes to revise the previously approved preliminary plat for this property. The applicant proposes to revise the alignment of Staley Drive and switch the future uses for two (2) of the lots. The new alignment of Staley Drive has a reverse curve between Stagecoach Road and Tract A. Staley Drive had a straight alignment on the previously approved plat. The applicant has requested two (2) variances for the proposed street. The first is a variance from the minimum required centerline radius at two (2) points on the proposed street. The ordinance requires a minimum radius of 250 feet. The first curve has a proposed radius of 160 feet and the second curve has a proposed radius of 75 feet. The second variance requested is from the minimum horizontal tangent distance requirement between two curves. The minimum horizontal tangent distance as required by ordinance is 200 feet. The applicant is proposing a zero horizontal tangent distance. The applicant is also proposing to switch the proposed future uses of Lots 2 and 4. The applicant proposes 0-3 permitted uses for Lot 2 and C-2 permitted uses for Lot 4. The revised preliminary plat showing the proposed new street design is attached for Planning Commission review. B. EXISTING CONDITIONS: There is an existing building on the site (Lot 2), 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 2 August 3, 2000 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1273-A 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 one (1) phone call from a neighbor with concerns. The Otter Creek, Crystal Valley and SWLR UP Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Right-of-way dedication required per the "MSP", curve radii, and tangent distances violate MSP. 2. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP" (buffered) . 3. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 4. Stormwater Detention per Ordinance 14,787 and the "Drainage Manual" is required. 5. Direction of flow for watercourses leaving the property is required. 6.-Drainage area size and runoff coefficient for watercourses entering the tract is required. 7. Proposed ditch sections are required. 8. Description of existing surface features including soil type and vegetation is required. 9. Prepare a letter for streetlights as required by Sec. 31-403. 10. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 11. Contact the AHTD for work within the State Highway right-of-way. 12. Cul-de-sac required at end of Staley Drive prior to entry gate for public to turnaround safely. 13. A Sketch Grading and Drainage Plan per Sec. 29-186(e) will be required with a building permit. 14. A Grading Permit for Special Flood Hazard Area per Sec. 29-186(b) will be required. 15. A Development Permit for Flood Hazard Area per Sec. 8-283. 16. Contact the ADEQ for approval prior to start of work. 17. Construct Staley Drive to MSP standards. 3 August 3, 2000 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1273-A E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L : No Comment. Arkla: No Comment received. Southwestern Bell: No Comment. 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: Check with Water Works regarding the nearest fire hydrant. County Planning: No Comment received. CATA: Site is not on a dedicated bus route; however, the proposed development should be designed to allow bus/transit access. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. G. SUBDIVISION COMMITTEE COMMENT: (DULY 13, 2000) Pat McGetrick and Olan Asbury were present, representing the application. Staff briefly described the revised preliminary plat. The Public Works requirements were briefly discussed. Mr. McGetrick stated that he had no issues with the staff comments or requirements. After the brief discussion, the Committee forwarded the application to the full Commission for final action. ►N August 3, 2000 SUBDIVISION ITEM NO.: 1 (Cont.) H. ANALYSIS: FILE NO.: S-1273-A The applicant submitted a revised preliminary plat to staff on July 19, 2000. The revised plat shows the proposed driveway locations along Staley Drive and a cul-de-sac at the end of the street, as requested. Public Works does not support the two (2) drives nearest to Stagecoach Road (Lots 2 and 4). These drives are proposed to be right in/right out only and will be discussed further with the site plans for the lots (Items 1.1 and 1.2 on this agenda). As noted in paragraph A. of this report, the applicant is requesting variances from the minimum required centerline radii and the minimum horizontal tangent distance for Staley Drive. Public Works does not support the variance requests and requests that the developer redesign the street. Otherwise, there should be no outstanding issues associated with the preliminary plat. With the Staley Drive design issues and the driveway locations being resolved, the revised plat should have no adverse effect on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the revised preliminary plat subject to the following conditions: 1.Compliance with the requirements as noted in paragraphs D and E of this report. 2. The two (2) drives nearest Stagecoach Road (Lots 2 and 4) must be removed. 3. The design of Staley Drive must be resolved. Public Works recommends denial,of the variances as requested. 4. The existing access drive from Stagecoach Road to Lot 2 will be closed and removed when Staley Drive is constructed. 5. The uses for the proposed lots will be as follows: a. Lots 1 and 4 - C-2 permitted uses b. Lots 2 and 3 - 0-3 permitted uses C. Tract A - single family residential 5 August 3, 2000 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: 5-1273-A PLANNING COMMISSION ACTION: (AUGUST 3, 2000) Pat McGetrick was present, representing the application. There was one (1) person present with concerns. Staff briefly described the revised preliminary plat, with a recommendation of approval with conditions. Staff noted that the applicant had worked out the street alignment and driveway issues. David Henning addressed the Commission with concerns. He stated he had no objection to the development, but was concerned with the impact it would have on the area. He stated that conditions should be placed on the development restricting signage, hours and allowing no external pay phones or vending machines. Mr. McGetrick addressed Mr. Hennings concerns. Staff noted that restrictions included in staff's recommendation for Lots 2 and 4 (Items 1.1 and 1.2) covered Mr. Henning's concerns. Chair Adcock asked Mr. McGetrick about Henning's letter pertaining to the south buffer and the large oak tree near the southeast corner of the property. Mr. McGetrick noted that he would work to save the oak tree. He noted that the required sidewalk could go around the tree if the tree is in the right- of-way. The signage issues associated with Lots 2 and 4 were briefly discussed. Staff noted that the Staley Drive and driveway issues had been resolved. Staff noted that no variances were needed for the new Staley Drive alignment. Staff also noted that the drive for Lot 2 which is nearest to Stagecoach Road,will be removed and the drive on Lot 4 nearest to Stagecoach Road will be an "exit only" drive. There was a motion to approve the revised preliminary plat subject to the conditions as noted by staff. Chair Adcock asked about drainage issues. Bob Turner, of Public Works, noted that the applicant will have to provide on site detention and explained what would be required. The Chair called for a vote on the previous motion. The motion passed by a vote of 9 ayes, 0 nays and 2 absent.