Z-5698 Staff Analysis1 Meetin Date: August 3, 1993
2. ease No.: Z-5698
3. Reaues,: Establishment of the Mark IV Short -form PCD
4. Location: The southeast corner of Bowman Road and
Hermitage Road
5 Dwner A lican't: Mark IV Realty Group, Inc.
6. Existin Latus: The site is presently coned R-2
Single-family Residential, with residences Located on
the site. To the east is the location of the proposed
Hermitage Road Mini -warehouse PCD. Across Hermitage
Road to the north is the location of the proposed Home
Quarter facility. Across Bowman Road to the west is
the location of the proposed wal-Mart/Sam's facility.
To the south is residential property.
7, proposed use: Retail business center
8. Staff Recommendation: Approval
9. pig minq dation: Approval
None
10. Conditions or Issues Remainin to be Resolved:
11. Right -of -Way' Xssues : None
12. Recommendation Forwarded with: A vote of 10 ayes, no
nays, and one absent
13. Objectors: None
14. Neighborhood Plan: 1-430 (11)
July 13, 1993
ITEM NO.. II FILE NO.: Z--5698
NAME: MARK IV - SHORT -FORM PCD
LOCATION: The southeast corner of Bowman Road and Hermitage Road
DEVELOPER: ENGINEER:
MARK IV REALTY GROUP, INC. CEI ENGINEERING ASSOCIATES, INC.
c/o C. J. Cropper 110 West Central Avenue
650 S. Shackleford Road Bentonville, AR 72712
Little Rock, AR 72211 273-9472
228-9600
AREA: 6.037 ACRES NUMBER OF LOTS: 3 FT. NEW STREET: None
ZONING: R-2 to PCD PROPOSED USE: Retail business
PLANNING DISTRICT: 11
CENSUS TRACT: 24.04
VARIANCES REQUESTED: None
STATEMENT OF PROPOSAL:
The applicant proposes a short -form Planned Commercial
Development consisting of three lots. It is proposed that the
lots will be developed and sold or leased to individual
businesses which will share in all common areas and access, with
maintenance and use governed by appropriate agreements among the
lot owners. It is anticipated that at least two of the users may
be under one "roof" as one building and a party wall between
them, and the third user be housed in a free-standing building.
The developer proposes to provide all on- and off-site
improvements, including grading, paving, storm drainage
detention, and street improvements, and these improvements are
proposed to be accomplished at the outset, with construction of
the individually owned and leased buildings to follow as the lots
are sold. Since the residential property to the south is "ripe"
for further commercial development, it is proposed that standard
requirements for landscape buffers between the commercial and
residential uses be waived. The developer proposes to furnish
written confirmations from adjacent property owners of their
desire to have this requirement waived.
A. PROPOSAL RE UEST:
Review by the Planning Commission and approval by the City
Board of Directors is requested by the developer of a 3 lot
commercial planned unit development. The applicant requests
establishment of a short -form PCD in order to develop a
July 13, 1993
SUBDIVISION
ITEM 11 Continued FILE NO.: Z-569$
retail complex consisting of three lots. It is proposed
that the three lots will be developed for sale or lease to
individual users; these users will share in the common
areas, including parking areas and access drives, and the
common area maintenance. It is requested that all uses
permitted in the "C-3" zone be allowed, including those uses
which are listed as conditional uses in this zone, such as
sale of auto parts and limited motor vehicle parts
installation. It is also requested that, with the
concurrence of the adjacent residential property owners to
the south, that the landscaping buffer normally required
between the commercial and residential uses be waived.
B. EXISTING CONDITIONS:
The property currently contains residences and some
undeveloped property. Immediately to the west is the new
Wal-Mart/Sam's site in the C-3 zone. To the east is a POD
for the construction of a mini -storage facility. To the
north is the new PCD for the construction of the Home
Quarters home improvement facility. To the south is the
remainder of the R-2 zone, with residences to the south.
C. ENGINEERINGJUTILITY COMMENTS:
The Engineering Division reports that improvements for
Bowman Road and Hermitage Road will be required to be made
to Master Street Plan standards. Engineering indicated that
the northern most curb cut on Bowman Road needs to be
deleted.
Water Works reports that on-site fire protection may be
required. Water Works indicates that a pro -rata front
footage charge may be applicable, depending on the
developer's involvement in the replacement of the existing
main in Hermitage Road and the developer's agreement with
Home Quarters who will be contracting with Water Works to
replace that main.
Wastewater Utility reports that sewer service for this
property is in the design phase and has not been approved by
the Wastewater Utility at this time.
Southwestern Bell Telephone Co. reports that easements will
be required.
ARKLA approved the plan as submitted. The Fire Department
approved the plan with the notation that there should be no
unauthorized parking outside designated areas.
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July 13, 1993
■:■ 0
ITEM NO.: 11 Continued FILE NO.: Z-5628
D. ISSUES/LEGAL/TECHNICAL/DESIGN:
The site plan and preliminary plat are, at best, only
schematic representations of the anticipated development.
No contours are shown. No vicinity map is included. The
names of adjacent property owners on unplatted land, or the
names of subdivisions, with the book and page number of
their recording, are not shown. No surveyor or engineering
certifications are included. The location of PAGIS
monuments is omitted. The metes and bounds legal
description is missing. There is no landscaping and
landscape buffer plan or narrative.
E. ANALYSIS•
The use of the property for the commercial center appears
consistent with the developing uses of this area. The
concept of multiple lots and multiple ownership should not
pose a problem with sufficient legal covenants to assure
joint access to the common areas and maintenance of these
areas.
The plans are extremely deficient. Staff accepted these
documents based on the developer's assurance that complete
documents would be forthcoming, and to accommodate the
developer's need to gain approval of the PCD in order to
consummate the deal. Review, though, has been difficult.
F. STAFF RECOMMENDATIONS:
Staff recommends deferral o£ -this item pending the developer
submitting complete documents. Staff will recommend
approval of the concept and the general layout, subject to
receipt of the submission of a plan/plat which meets the
requirements of the Subdivision Ordinance.
SUBDIVISION COMMITTEE COMMENTS (June 24, 1993)
The applicant, Mr. C. J. Cropper, was present. Staff presented
the item. Mr. Cropper outlined the concept of the development.
He indicated that complete documents (a plan/plat) would be
presented prior to the Planning Commission hearing. The
Committee discussed the deficiencies outlined in the discussion
outline, and Mr. Cropper indicated that these would be attended
to. The Committee referred the proposal to the full Commission
for the required hearing and review.
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July 13, 1993
SUBDIVISION
ITEM NO.: 11 Continued FILE NQ_: Z-5698
PLANNING COMMISSION ACTION: (JULY 13, 1993)
This item was included on the Consent Agenda for approval of a
recommendation to the Board of Directors for the establishment of
the requested PCD.
Mr. Gene Lewis, owner of the adjoining property to the east of
the subject property, submitted a card indicating his desire to
speak on the item. The Chair recognized Mr. Lewis who indicated
that the proposed development plan showed a drive along the
subject property's east property line which was so close to the
property line that the radius of the drive extended beyond the
extension of the property line into the right-of-way in front of
his property. Mr. C. J. Cropper, representing the developer,
responded that the site development plan would be amended to
relocate the drive far enough away from the property line so that
the radius from the drive approach would not extend beyond the
property line extension. Mr. Lewis responded that his concern
was satisfied.
Commissioner Oleson asked if the application included the request
to permit all uses permitted in the "C-3" zone, including those
listed as conditional uses in that zoning classification.
Ms. Oleson specifically inquired about the request to permit the
sale of auto parts and the limited auto parts installation.
Staff reported that the applicant had requested approval of these
uses and that the applicant had said that they anticipated minor
auto installation work such as would be performed at the Wal-Mart
auto service center which is to be constructed across the street.
The item remained on the Consent Agenda for approval of the
recommendation to the Board of Directors for establishment of the
PCD, and the recommendation was subsequently approved in the
approval of the Consent Agenda with a vote of 9 ayes, no nays,
and one abstention.
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