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HomeMy WebLinkAboutS-1374 Staff AnalysisFILE NO.: Z-7351 NAME: Miracle Land Company Short -form PCD LOCATION: On the southwest corner of 1-430 and Stagecoach Road DEVELOPER: Miracle Development, Inc. 8001 Stagecoach Road Little Rock, AR 72210 FNr�INFFR- Global Surveying Consultants, Inc. 15605 Alexander Road Alexander, AR 72002 AREA: 3.321 Acres NUMBER OF LOTS: 3 CURRENT ZONING C-3, General Commercial ALLOWED USES: General Retail PROPOSED ZONING: PCD FT. NEW STREET: 0 PROPOSED USE: Mini -warehouse, carwash and C-3 uses VARIANCES/VVAIVERS REQUESTED: The creation of a lot without public street frontage (Lot 3) [Section 31-231 ]. A. PROPOSAL/REQUEST: The applicant proposes to subdivide this site into three commercial lots and to rezone the site to PCD to allow for the development of the site with a carwash on Lot 1, an unidentified C-3 use to be located on Lot 2 and a mini -warehouse development on Lot 3 extending from the east. The plat will require a variance from the Subdivision Ordinance [Section 31-231] a lot without public street frontage. Lot 3 will be -served by a- 30-foot access easement located on the lot lines of Lots 1 and 2. FILE NO.: Z-7351 (Cont. The applicant will revise the site plan when development becomes a reality on Lots 2 and 3. B. EXISTING CONDITIONS: The site is a vacant tree covered site currently zoned C-3. The site adjoins the flood plain/floodway to the south in an area zoned OS. There is a mini -storage development located to the east of the site adjacent to 1-430. Other uses in the area include a church located north of the site, a welding shop and a mixture of auto related uses; ABC Salvage, a tire company, a used car lot. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Otter Creek Homeowners Association, the Crystal Valley Property Owners Association and Southwest United for Progress Neighborhood Association, all property owners located within 200-feet of the site and all residents, who could be identified, located within 300-feet of the site 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 at all locations will be required. Provide a survey showing the centerline of Stagecoach Road. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. 4. Show limits of the floodplain on the site plan (floodway limits are already shown). 5. A grading permit and development permit for special flood hazard area is required prior to construction. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots must share a single driveway access centered on the property line. The width of driveway must not exceed 36-feet. 7. All driveways shall be concrete aprons per City Ordinance. 8. Stormwater detention ordinance applies to this property. 9. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering and AHTD prior to construction in the right-of-way. 2 FILE NO.: Z-7351 (Cont. 10. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All request should be forwarded to Traffic Engineering. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: A water main extension will be required in order to provide service to this property. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Particularly planning for water service and Fire Department access to Lot 3 should be considered. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. _Fire ❑eparti-nent: Fire hydrants will be required. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUESITECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a PCD with C-3 uses for a mini -storage expansion from the development to the east and a new carwash. The request is consistent with the Land Use of Commercial. City Recognized_ Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. The plan contains an objective that discourages construction of large, warehouse type facilities, and those of large scale and/or high intensity uses, within the "heart" of the planning area. This application is located outside the "heart" of the study area as described by the Neighborhood Action Plan. 3 FILE NO.: Z-7351 Landscape Issues: A land use buffer with an average width of 16.8 feet is required along the western perimeter of the site. Utility easements cannot count toward fulfilling this requirement. 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 western perimeter. If this project is to be separate from the project to the east, then a minimum 6.7 foot wide landscape strip will be required the entire length of the eastern perimeter. However, if a portion of the eastern perimeter is to abut the same use, then that portion will be exempted from the perimeter landscaping requirement. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) The applicant was present representing the application. Staff presented an overview of the item to the Committee noting additions, which were needed on the proposed site plan. Staff requested additional details on Lot 3 including building location, setbacks and outdoor storage areas identified. Staff also requested the limits of the floodplain and all utility easements be indicated on the proposed site plan. The applicant indicated only Lot 1 had immediate plans for development. He stated the proposed mini -storage on Lot 3 was not in the near future and when the plan was developed he would return to the Commission and the Board for approval of the modified site plan. Public Works comments were addressed. Staff stated although there were two existing driveway apron locations, the applicant should remove the western -most drive and place a shared drive between Lots 1 and 2 near the eastern -most driveway apron. Staff stated they would not support the two driveway locations due to their closeness. Landscaping comments were addressed. Staff stated if the area to the east was not included in the proposal then the applicant would be required to meet all landscaping and landuse buffer requirements. Staff suggested the applicant include the existing mini -storage site with the development plan to reduce the buffer requirements. CI FILE NO.: Z-7351 (Cont. There was no further discussion. 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 most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated no development will take place on Lots 2 or 3 at the present time. He has indicated any future development will require Planning Commission and Board of Directors approval prior to construction. In the interim, Lot 1 will development with a carwash. The applicant has included on the site plan the dumpster location with required screening, the location of the vacuums, drive through and self -wash bays. The applicant has also indicated a 6.67-foot landscape strip located on the east property line and the south property line of Lot 1. The proposed preliminary plat will require variance from the Subdivision Ordinance [Section 31-231] the creation of a lot without public street frontage. The applicant has indicated the lot will be served by a 30-foot access and utility easement located on the shared property lines of Lots 1 and 2. Staff is supportive of the requested variance to allow the creation of a lot without public street frontage and feels the proposed access is sufficient to access Lot 3 should the lot develop as a separate parcel from the mini -warehouse to the east. Staff is supportive of the development plan. Staff feels the applicant submitting a site plan for each of the remaining lots, as development is proposed, is a very desirable alternative. Otherwise, to Staff's knowledge there are no outstanding issues associated with the proposed site plan. STAFF RECOMMENDATION: Staff recommends approval of the proposed development subject to compliance with conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested preliminary plat and the requested variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage [Section 31-231]. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval of the proposed rezoning to PCD subject to compliance with conditions outlined in paragraphs D, E and F of the above report. 5 FILE NO.: Z-7351 (Cont. Staff stated the proposed development would result in the creation of a_three (3) lot plat which would require a variance to the Subdivision Ordinance. Staff presented a recommendation of approval of the requested preliminary plat and the requested variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage [Section 31-231 ]. There was no further discussion of the item. The item was placed on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. M