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HomeMy WebLinkAboutS-1432 Staff AnalysisC� ITEM NO.: 4 z ,� FILE NO.: S-1432 NAME: Stagecoach Crossing Preliminary Plat LOCATION: on the Southeast corner of Baseline Road and Stagecoach Road Planning Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the source of title of the land owner on the proposed preliminary plat. 3. Provide the average size of the lots and the minimum lot size of the lots in the General Notes section of the proposed preliminary plat. 4. Provide the names of recorded subdivision abutting the proposed plat area and names of owners of all abutting lands. 5. Provide the total square footage of each lot on the proposed preliminary plat. Variance/Waivers: None requested. Public Works: 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. A minimum dedication of right-of-way 45-feet from centerline is required at all locations. 2. Baseline Road is classified on the Master Street Plan as a principal arterial. A dedication of right-of-way 55-feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of the two streets. 4. Provide design of street conforming to the Master Street Plan. Construct one-half 4I street improvement to these streets including 5-foot sidewalks with the planned .tV development. A right -turn lane will be required on Stagecoach Road and three lanes f / from centerline on Baseline Road. 5. Plans for all work in the right-of-way shall be submitted for approval prior to the start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at-(501) 379-1817 (Derrick Bergfield). AHTD permits will also be ,rr required. 6. Storm water detention ordinance applies to this project. Show the proposed location 1 for storm water detention facilities on the proposed plan. 7. A special Grading Permit for Flood Hazard areas will be required per Section 8-283 to construct. 8. 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. (Easement as shown on the proposed preliminary plat.) 9. Driveway locations and widths do not meet the traffic access and circulation �, requirements `'ofylSection 30-43 an�df 31-210. Shared driveways should be located 300-feet back from the adjacent right-of-way lin Utilities and Fire Department/County Planning: e Wastewater: Sewer main extension required with easement if service is required for Lot A. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Enter : No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Additional fire hydrant(s) 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. Exiting waterline easement should be shown. (95-30594) If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, May 19, 2004. June 3, 2004 ITEM NO.: 4 FILE NO.: S-1432 NAME: Stagecoach Crossing Preliminary Plat LOCATION: on the Southeast corner of Baseline Road and Stagecoach Road DEVELOPER: D2H 3200 South Shackleford Road Little Rock, AR 72223 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 7.46 acres CURRENT ZONING: PLANNING DISTRICT ENSUS TRACT NUMBER OF LOTS: 3 C-3, General Commercial 16 — Otter Creek 41.03 FT. NEW STREET: 0 VARIANCESMAIVERS REQUESTED: A variance to allow reduced driveway spacing along Stagecoach Road and Baseline Road. 0 PROPOSAUREQUEST: The applicant proposes to subdivide this 7.460-acre tract into three non- residential lots. The lots are currently zoned C-3, General Commercial District. The applicant has indicated the lots will range in size from 1.11 acres to 3.26 acres. The applicant has indicated a 35-foot platted building line adjacent to Stagecoach and Baseline Roads. A portion of the plat area lies within the floodway. The applicant has indicated the dedication of a 25-foot floodway easement as required by City ordinance. B. EXISTING CONDITIONS: The site is vacant and tree covered. Baseline Road is constructed as a four -lane roadway with a center turn lane adjacent to the site. Stagecoach Road is also constructed as a four -lane roadway with a center turn lane adjacent to the site. June 3, 2004 SUBDIVISION ITEM NO.: 4(Cont.)FILE NO.: S-1432 Other uses in the area include commercial uses at the northwest and southwest intersection of Baseline Road and Stagecoach Road. There is an office use located to the north of the site and a single-family home is located to the south of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, Southwest United for Progress and the Otter Creek Homeowners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. A minimum dedication of right-of-way 45-feet from centerline is required at all locations. 2. Baseline Road is classified on the Master Street Plan as a principal arterial. A dedication of right-of-way 55-feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of the two streets. 4. Provide design of street conforming to the Master Street Plan. Construct one- half street improvement to these streets including 5-foot sidewalks with the planned development. A right -turn lane will be required on Stagecoach Road and three lanes from centerline on Baseline Road. 5. Plans for all work in the right-of-way shall be submitted for approval prior to the start of work. Obtain barricade permit prior to doing any work in the right- of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). AHTD permits will also be required. 6. Storm water detention ordinance applies to this project. Show the proposed location for storm water detention facilities on the proposed plan. 7. A special Grading Permit for Flood Hazard areas will be required per Section 8-283 to construct. 8. 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. (Easement as shown on the proposed preliminary plat.) 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. Shared driveways should be located 300-feet back from the adjacent right-of-way line at the intersection, and be spaced 300-feet center to center. Any driveways located on Baseline Road must demonstrate adequate sight distance from the bridge. The width of the driveway must not exceed 36-feet. OA June 3, 2004 SUBDIVISION ITEM NO.: 4 (Cont.) _FILE NO.: S-1432 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement if service is required for Lot A. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Additional fire hydrant(s) 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. Exiting waterline easement should be shown. (95-30594) If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. 3 June 3, 2004 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S-1432 G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004) Mr. Pat McGetrick, Mr. Andrew Hicks and Ms. Jan Hicks were present representing the request. Staff presented an overview of the proposed preliminary plat indicating there were additional items necessary to complete the review. Staff requested the applicant provide the source of title of the landowner on the proposed preliminary plat, the average size of the lots and the minimum lot size in the general notes section of the proposed preliminary plat, the names of recorded subdivision abutting the proposed plat area and names of owners of all abutting lands and the total square footage of each lot on the proposed preliminary plat. Mr. McGetrick indicated the lots would be phased based on market demand. Public Works comments were addressed. Staff stated the driveway locations and widths did not meet the traffic access and circulation requirements of Section 30-43 and 31-210. Staff stated shared driveways should be located 300-feet back from the adjacent right-of-way line at the intersection, and be spaced 300- feet center to center. Staff stated any driveways located on Baseline Road must demonstrate adequate sight distance from the bridge and the width of the driveway must not exceed 36-feet. Staff also noted Stagecoach Road was classified on the Master Street Plan as a minor arterial and a minimum dedication of right-of-way 45-feet from centerline would be required at all locations. Staff stated Baseline Road was classified on the Master Street Plan as a principal arterial and a dedication of right-of-way 55-feet from centerline would be required. Staff stated a 20-foot radial dedication of right-of-way would be required at the intersection of the two streets. Mr. Hicks stated his desire was to have a separate driveway for proposed Lot C. He stated he would provide adequate spacing for the northern drive. Staff stated they would review the proposed design once the plat was resubmitted. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional 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 plat to staff addressing the issues raised at the May 13, 2004 Subdivision Committee meeting. The applicant has indicated a dedication of right-of-way per the Master Street Plan and has indicated a right -turn lane along Stagecoach Road and three lanes from center on Baseline Road. The applicant has also indicated driveway locations at a minimum of 240-feet from the intersection on Baseline Road and 250-feet from the property 4 June 3, 2004 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1432 line on Stagecoach Road. The indicated locations do not meet the minimum driveway spacing requirement per City ordinances. Staff is supportive of the applicant's indicated drives. The drives are to be shared drives with limited access to the site. The applicant has indicated Lot B will provide access to the development from Stagecoach Road and Lot A will provide a shared access from Baseline Road. The two drives located on Baseline Road are indicated as 300-feet center to center as required by ordinance. The applicant has also indicated the driveway along Baseline Road at a width more than allowed by City ordinance. Staff recommends this drive be narrowed to the maximum thirty-six feet allowed. The applicant has indicated on the proposed preliminary plat the source of title of the landowner on the proposed preliminary plat, the average size of the lots and the minimum lot size of the lots in the general notes section, the names of recorded subdivision abutting the proposed plat area and names of owners of all abutting lands. The applicant has also provided the total square footage of each lot on the proposed preliminary plat. The proposed average lot size of the development is 300 feet by 195 feet or 58,500 square feet. The applicant has also indicated the minimum lot size will be 300-feet by 170-feet or 51,000 square feet. The site is zoned C-3, General Commercial District which typically requires a minimum lot area of 14,000 square feet. Staff is supportive of the proposed preliminary plat. The applicant has for the most part met the minimum requirements of City ordinances. Staff feels the proposed subdivision of the site should have minimal to no adverse impact on adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the applicant's requested variance to allow reduced driveway spacing along Stagecoach Road and Baseline Road. Staff recommends the driveway adjacent to Baseline Road be constructed with a maximum of thirty-six feet in width. G� June 22, -2006 ITEM_ NO..: 27 FILE NO.: S-1432 NAME: Stagecoach Crossing Addition Time Extension LOCATION: Located on the Southeast corner of Stagecoach Road and Baseline Road D2H 3200 South Shackleford Road Little Rock, AR 72223 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 7.46 acres CURRENT ZONING: PLANNING DISTRICT NUMBER OF LOTS: 3 C-3, General Commercial 16 — Otter Creek CENSUS TRACT: 41.03 FT. NEW STREET: 0 VARIANCESMAIVERS REQUESTED: A variance to allow reduced driveway spacing along Stagecoach Road and Baseline Road. BACKGROUND: The Little Rock Planning Commission reviewed and approved a preliminary plat on June 3, 2004, which allowed the subdivision of this 7.460-acre tract into three non-residential lots. The lots were zoned C-3, General Commercial District. The applicant indicated the lots would range in size from 1.11 acres to 3.26 acres. The applicant indicated a 35-foot platted building line adjacent to Stagecoach and Baseline Roads. A portion of the plat area lies within the floodway. The applicant indicated a dedication of a 25-foot floodway easement as required by City ordinance. A. PROPOSAUREQUEST: The applicant submitted a request dated May 15, 2006, requesting a one (1) year time extension of the previously approved preliminary plat. Per Section 31-94(e) a preliminary plat approved by the Planning Commission shall be effective and June 22, 2006 SUBDIVISION ITEM NO.: 27 Cont. FILE NO.: 5-1432 binding upon the commission for two (2) years from the date of approval or as long as work is actively progressing, at the end of which time the final plat application for the subdivision must have been submitted to the planning staff. Any plat not receiving final approval within the period of time set forth herein or otherwise conforming to the requirements of the chapter shall be null and void, and the developer shall be required to submit a new plat of the property for preliminary approval subject to all zoning restrictions and the chapter. The planning commission may extend the original approval, for a period not to exceed one (1) additional year, when it can be demonstrated that there are no changes in the plat design or neighborhood that warrant a complete review. B. EXISTING CONDITIONS: The site is undeveloped and tree covered. Baseline Road is constructed as a four -lane roadway with a center turn lane adjacent to the site. Stagecoach Road is also constructed as a four -lane roadway with a center turn lane adjacent to the site. Other uses in the area include commercial uses at the northwest and southwest intersection of Baseline Road and Stagecoach Road. There is an office use located to the north of the site and a single-family home is located to the south of the site. C. ANALYSIS: Staff is supportive of the applicant's request. The applicant has indicated additional time is necessary to complete on -going negotiations with several parties who are interested in contracting to build on the property. Staff feels the request is a reasonable request. In staff's opinion there are no changes in the plat design or neighborhood that warrant a complete review. D. STAFF RECOMMENDATIONS: Staff recommends approval of the applicant's request for a one (1) year time extension of the approved preliminary plat. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the applicant's request for a one (1) year time extension of the approved preliminary plat. There was no further discussion of the item. A motion was made to place the item on the consent agenda for approval of the request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 2