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HomeMy WebLinkAboutpc_03 07 1995LITTLE ROCK PLANNING COMMISSION REZONING HEARING MINUTE RECORD MARCH 7, 1995 12:30 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being eight (8) in number. II. Approval of the Minutes of the Previous Meeting The minutes of the January 24, 1995 meeting were approved as mailed. III. Members Present: Brad Walker Pam Adcock Ramsay Ball Diane Chachere Doyle Daniel Suzanne McCarthy Bill Putnam Joe Selz Ron Woods (arrived after the roll call) Members Absent: Mizan Rahman Emmett Willis' City Attorney: Stephen Giles LITTLE ROCK PLANNING COMMISSION I. DEFERRED ITEMS A. Z -5896 B. Z- 4431 -C C. Z -5929 II. REZONING ITEMS 1. Z- 5698 -A 2. Z -5949 3. Z -5950 REZONING HEARING AGENDA MARCH 7, 1995 Black Rd. and Piggee St. Highway 10 at Taylor Loop 9222 Stagecoach Road Bowman Rd. and Hermitage Rd. Sibley Hole Rd. (N. of I -30) 8220 Baseline Road R -2 to R -5 R -2 to C -3 R -2 to C -4 PCD to C -3 R -2 to C -4 R -2 to I -2 III. OTHER MATTER 4. Chenal Carwash C.U.P. - Administrative Review (Z- 4423 -B) March 7, 1995 ITEM NO.: A Z -5896 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Rose Bickerstaff M. F. Rolih, Jr. by Michael T. Gosby Black Road and Piggee Street (One Block) Rezone from R -2 to R -5 Elderly housing 2.0 acres Vacant SURROUNDING LAND USE AND ZONING North - Vacant, zoned R -2 South - Vacant, zoned R -2 East - Vacant, zoned R -2 West - Vacant, zoned R -2 STAFF ANALYSIS, The property in question is found in the Pankey neighborhood, and located approximately 3 blocks south of Arkansas State Highway No. 10. The request is to rezone the site from R -2 to R -5 for elderly housing, a total of 56 units. (R -5 Urban Residence allows a density of 36 units per acre). The acreage is situated on the west side of Pankey and bordered by four platted rights -of -way. The site is made up of twelve 50 foot lots and a 10 foot alley (one complete block). At this time, there are two structures on the northern most lots, adjacent to Piggee Street. The balance of the property is undeveloped and heavily wooded. The predominant zoning in the immediate area is R -2 and, in fact, the entire Pankey neighborhood is zoned R -2. To the northwest, there is some C -3 zoning and a PCD area. The land use is primarily single family residences, including new subdivisions to the south and southwest. In the Pankey neighborhood, the land use is single family, with some minor nonconforming uses. The uses found on the nonresidential land are mini - storage units and a small -scale commercial center. Throughout the area, there are vacant parcels and lots. A R -5 rezoning or any multifamily reclassification of this block in conflict with the adopted plan. The land use element of the River Mountain District plan identifies the March 7, 1995 ITEM NO.: A Z -5896 (Cont.) site for single family use; a majority of the Pankey neighborhood is shown as single family. The current plan does recommend a low - density multifamily area north of Pankey Avenue, between Black Road and Wells Street, and another area directly north of Highway 10. The plan also shows a small multifamily area east of Ives Street. This land use concept has been reinforced by the most recent planning effort for the neighborhood, the Donaghey /Pankey plan. The Donaghey Project worked closely with the Pankey community throughout the planning process and relied on the residents' input for direction. The plan has been endorsed by the Planning Commission, but still has not been acted on by the Board of Directors. In addition to the multifamily areas, the Donaghey document also includes a conceptual plan for an elderly housing project on the west side of Black Road. None of the neighborhood or district -wide plans have ever identified the Black Road /Piggee Street block for any use other than single family. Because of the plan and other factors, staff cannot support the R -5 request for the block in question. All the planning studies have recommended other sites for multifamily use and no justification has been provided to change the direction of the plan by reclassifying this particular site. Also, the property is somewhat removed from more desirable multifamily locations and the necessary infrastructure for such an intense development is not in place. Rezoning the block to R -5 would be a significant departure from the adopted plan and could have a very negative impact on the future of Pankey. LAND USE PLAN ELEMENT The site is in the River Mountain District. The adopted Land Use Plan recommends Single Family. While the plan does call for low density multifamily to the north, this request is too intensive and too far removed from the major roads. Staff cannot support such an intensive residential use in this location at this time. ENGINEERING COMMENTS If the rights -of -way for the four streets are deficient, dedication of additional right -of -way will be required. The Master Street Plan standard is 25 feet from the centerline. STAFF RECOMMENDATION Staff recommends denial of the R -5 rezoning. 2 March 7, 1995 ITEM NO.: A Z -5896 Cont. PLANNING COMMISSION ACTION: (NOVEMBER 1, 1994) Staff reported that the request needed to be deferred because of a possible notice problem. The item was added to the Consent Agenda, and the Commission deferred the issue to the December 13, 1994 hearing. The vote was 11 ayes, 0 nays and 0 absent. PLANNING COMMISSION ACTION: (DECEMBER 13, 1994) Staff informed the Planning Commission that the item needed to be deferred again because all the required property owners had not been notified. As part of the Consent Agenda, the R -5 request was deferred to the January 24, 1995 meeting. The vote was 9 ayes, 0 nays and 2 absent. PLANNING COMMISSION ACTION: (JANUARY 24, 1995) Staff reported that the item needed to be deferred because all the necessary notice information had not been submitted. As part of the Consent Agenda, the rezoning request was deferred to the March 7, 1995 hearing. The vote was 9 ayes, 0 nays and 2 absent. (Staff told the Commission that this would be the last deferral.) PLANNING COMMISSION ACTION: (MARCH 7, 1995) Staff reported that a written request to withdraw the rezoning had been submitted by the agent for the applicants. As part of the Consent Agenda, the Planning Commission voted to withdraw the R -5 rezoning. The vote of 9 ayes, 0 nays and 2 absent. Q March 7, 1995 ITEM NO.: B Z- 4431 -C Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Cantrell Loop Partnership III Tom Cole Hwy. 10 at Taylor Loop Rezone from R -2 to C -3 Commercial 3.8 acres Single - Family SURROUNDING LAND USE AND ZONING North - Vacant, zoned R -2 South - Commercial, zoned PCD and C -3 East - Single - Family, zoned C -3 West - Single - Family, zoned R -2 STAFF ANALYSIS, The request before the Planning Commission is to rezone 3.8 acres on Highway 10 from R -2 to C -3. The site is situated on the north side of the highway, across from the Harvest Foods PCD, and west of where the east end of Taylor Loop intersects Highway 10. There are several structures on the front half of the site and back portion is undeveloped. The acreage has 272 feet of frontage on Highway 10 and an average depth of 619 feet. No specific plans have been submitted for the site. Zoning is R -2, C -3 and PCD, with R -2 being the predominate classification found in the immediate vicinity. The existing PCDs are a Harvest Food Store and two branch banks. Other land use found in the area includes single family, commercial and a church. The C -3 to the east is a small commercial center and there are also some single family residences along the west side of the C -3 tract. In 1985 a C -3 request was filed for the east half of the property (2 acres). The C -3 was denied by the Planning Commission and their action was not appealed to the Board of Directors. Another rezoning proposal, R -2 to 0-2, was also filed in 1985. Again, the request was denied by the Planning Commission and no appeal was made to the Board of Directors. At that time, the adopted plan did not identify the site for any nonresidential use. Staff recommended denial of the C -3 and the 0-2. March 7, 1995 ITEM NO.: B Z- 4431 -C Cont. This current C -3 application is an attempt to add commercial acreage at the Taylor Loop intersection with Highway 10 and expand the established node. The adopted plan, River Mountain, does not recommend any commercial expansion on the north side of Highway 10 and shows the site to be within a "transition zone," office or multifamily uses. Therefore, the proposed C -3 reclassification is in conflict with the plan and staff does not support the request. The previous plans for the area have been followed and no strong justification has been offered to alter the current plan by rezoning the 4 acres. If the plan is not maintained, staff is concerned that it will be difficult to deny future commercial requests in the area and this could create the possibility of a linear /strip commercial pattern along Highway 10, something the city has tried to avoid at all cost. For the most part, the plans for the Highway 10 corridor have been adhered to and there is no compelling reason to reverse this trend by endorsing the proposed C -3 reclassification. LAND USE PLAN ELEMENT The site is in the River Mountain District. The adopted land use plan recommends Transition Zone. The request is in conflict with the plan. The staff does not believe it is justifiable to amend the Plan from Transition Zone to Commercial at this time. ENGINEERING COMMENTS, The right -of -way requirement 55 feet from the centerline. right -of -way will be required is deficient. STAFF RECOMMENDATION for Highway 10 /Cantrell Road is Dedication of additional if the existing right -of -way Staff recommends denial of the C -3 rezoning request. PLANNING COMMISSION ACTION: (DECEMBER 13, 1994) Staff reported that the item needed to be deferred because of a possible notice. As part of the Consent Agenda, the C -3 request was deferred to January 24, 1995. The vote was 9 ayes, 0 nays and 2 absent. E March 7, 1995 ITEM NO.: B Z- 4431 -C Cont. PLANNING COMMISSION ACTION: (JANUARY 24, 1995) Staff reported that the applicant had requested another deferral. As part of the Consent Agenda, the item was deferred to the March 7, 1995 meeting. The vote was 9 ayes, 0 nays and 2 absent. PLANNING COMMISSION ACTION: (MARCH 7, 1995) Staff informed the Planning Commission that the item needed to be deferred because proper notice had not been given to the required property owners. As part of the Consent Agenda, the Commission voted to defer the issue to the April 18, 1995 meeting. The vote was 9 ayes, 0 nays and 2 absent. V March 7, 1995 ITEM NO.: C Z -5929 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Gerald Staley Gerald Staley 9222 Stagecoach Road Rezone from R -2 to C -4 Retail and storage complex 19.2 acres Vacant SURROUNDING LAND USE AND ZONING North - Vacant and Single - Family, zoned R -2 South - Vacant, zoned R -2 East - Single - Family, zoned R -2 West - Vacant, zoned MF -6 STAFF ANALYSIS, The property in question, approximately 20 acres, is located on the west side of Stagecoach Road (Hwy. No. 5) between West Baseline Road and the entrance to Otter Creek. The acreage is zoned R -2 and the request is to reclassify the entire 20 acres to C -4. At this time, the proposal is to develop the site for retail, office warehouse and mini - storage units - a "retail and storage complex." The tentative plans call for the commercial uses to be located adjacent to Stagecoach, then an office warehouse area and the mini - storage units towards the back of the property. No specific plans have been submitted and the only issue before the Commission is the request for a C -4 rezoning. The site has 950 feet of frontage along Stagecoach Road and an average depth of 1,100 feet. Zoning in the general vicinity is R -2, MF -6, MF -12, MF -18, 0-2, C -2, C -3, I -2 and OS. The existing commercial zoning is found at the Stagecoach /Baseline intersection and the I -2 is north of Baseline. There is also some C -1 and C -2 zoning at Stagecoach and Otter Creek development. The Otter Creek commercial zoning was accomplished through a master plan for the development and has always been viewed as the community shopping center for the area. The commercial zoning at Stagecoach and Baseline has occurred because of being the intersection of two arterials. Land use is primarily single family. Other uses include a church, commercial and industrial. There are several nonconforming uses and a high percentage of the area is undeveloped, especially the March 7, 1995 ITEM NO.: C Z -5929 Cont. existing multifamily tracts. To the east of Stagecoach Road, there is a substantial floodway which prohibits any development. The adopted Otter Creek District Plan shows the site as part of a large multifamily area and does not recognize any of the 20 acres for commercial use. The commercial areas identified on the plan are adequate to serve the area for the foreseeable future and there is no justification to increase the commercial inventory by supporting the requested C -4 reclassification. Allowing this rezoning could encourage other commercial requests and which could lead to an undesirable strip development pattern along Stagecoach Road. Rezoning a 20 acres site to C -4 at this location could create immediate problems for the surrounding uses and could affect future development in the area. This location has never been identified for any use other than residential. LAND USE PLAN ELEMENT The site is in the Otter Creek District. The Plan recommends Multifamily use. There has not been a change in condition to justify a change in the land use plan to this degree. Beside the land use conflict, there are concerns the zoning could lead to strip development along Stagecoach Road and the undesirability of C -4 Open Display zoning next to Low Density Residential use areas. ENGINEERING COMMENTS, 1. Stagecoach Road requires a 45 foot right -of -way from the centerline. Dedication of additional right -of -way if the existing right -of -way is deficient. 2. If a building permit is requested, the following will be required: • A sketch grading and drainage plan meeting the requirements of Section 29 -186 is required. A Development Permit will be required before any work is started. • Sidewalks will be required. • Street plans, stormwater detention, and stormwater drainage will be required. Full 1/2 of 60 foot minor arterial street improvements. 100 percent of upgrade of culvert crossing Stagecoach. • Driveways will require approval of Traffic Engineering. 2 March 7, 1995 ITEM NO.: C Z -5929 Cont. • AHTD will need to approve proposal. STAFF RECOMMENDATION Staff recommends denial of the C -4 rezoning request. PLANNING COMMISSION ACTION: (JANUARY 24, 1995) The applicant, Gerald Staley, was present. There were several other interested persons in attendance. Mr. Staley spoke and requested a deferral to the March 7, 1995 meeting. Nobody objected to deferring the rezoning request. The item was added to the Consent Agenda and deferred to the March 7, 1995 hearing. The vote was 9 ayes, 0 nays and 2 absent. PLANNING COMMISSION ACTION: (MARCH 7, 1995) Staff reported that a withdrawal request had been submitted. There were two interested persons in attendance and neither objected to withdrawing the rezoning. As part of the Consent Agenda, the item was withdrawn by the Planning Commission. The vote was 9 ayes, 0 nays and 2 absent. Q March 7, 1995 ITEM NO.: 1 Z- 5698 -A Owner: Applicant: Location: Request: Purpose: Size: Existing Use: George Haville, Bob Boyd, Odelle Morris and Houston Nutt C. J. Cropper Bowman Road and Hermitage Road Rezone from PCD to C -3 Commercial 6.01 acres Single Family and Vacant SURROUNDING LAND USE AND ZONING North - Commercial, zoned PCD South - Vacant, zoned R -2 East - Office and Mini - Warehouse Units, zoned POD West - Vacant and Commercial, zoned R -2 and C -3 STAFF ANALYSIS, In 1993, a PCD was approved for the southeast corner of Bowman and Hermitage. (The site was reclassified from R -2 to PCD.) The current request before the Planning Commission is to rezone the 6 acres to C -3. The PCD was for a "retail business center" and the approved site plan proposed one building for the property. The site is four platted lots, two are undeveloped and two have single family residences. The property has approximately 600 feet of frontage on Bowman and 440 feet along Hermitage. The zoning pattern includes R -2, 0-3, C -3, PCD and POD. The existing C -3 areas are found along Chenal Parkway, Kanis and Bowman, with a significant C -3 involvement at the Chenal Parkway /Bowman intersection. The property in question is surrounded by residential and nonresidential zoning. Land use in the general vicinity is single family, office, commercial, mini - warehouse units and a hospital facility. There are several major commercial user in the immediate neighborhood and they are Wal -Mart, Home Quarters and Best Buy. Some of the other commercial uses are a garden center and a beverage shop. Throughout the area, there are still some undeveloped parcels. The adopted I -430 District plan recommends commercial for this site and the area to the east. Therefore, a C -3 reclassification conforms to the plan and is appropriate for the property. The previous rezonings have established the March 7, 1995 ITEM NO.: 1 Z- 5698 -A (Cont.) pattern for the area and the proposed C -3 rezoning will not introduce a new land use element into the neighborhood. (Because of the PCD classification, the Planning Commission will need to pass a resolution recommending revocation of the PCD in addition to acting on the rezoning.) LAND USE PLAN ELEMENT The site is in the I -430 Planning District. The City's adopted Land Use Plan recommends commercial use for the area. However, since this site is in an area where most sites have had additional requirements placed them, a site plan review or further requirements might be considered. ENGINEERING COMMENTS 1. Dedication of additional right -of -way for a turn lane on Bowman and for Hermitage. The right -of -way standard for Hermitage is 30 feet from the centerline. 2. Construct half of a five lane minor arterial and a right turn on Bowman at Hermitage, with a 150 foot storage lane and 125 foot taper. 3. Sidewalks on both streets, stormwater detention and a grading permit are all required. STAFF RECOMMENDATION Staff recommends approval of the C -3 rezoning. PLANNING COMMISSION ACTION: (MARCH 7, 1995) The applicant, C. J. Cropper, was present. There was one interested person in attendance. Mr. Cropper made a brief statement and was prepared to answer any questions. Ruth Bell, League of Women voters, addressed the Commission. Ms. Bell mentioned the just completed traffic study for the Chenal Parkway and that it recommended less intense zoning along the corridor. Ms. Bell went on to discuss the traffic problems and other concerns. Ms. Bell said that the city was rushing into something with the proposed C -3 rezoning and offered some additional comments. C. J. Cropper spoke and said that the PCD was approved for all C -3 uses and some auto related uses. Mr. Cropper said the C -3 would lessen the intensity and not make it more intense. He indicated that the PCD developer had lost the 0a March 7, 1995 ITEM NO.: 1 Z- 5698 -A (Cont. option on one of the parcels. Mr. Cropper went on to describe the ownership and said the lots ranged in size from 48,000 square feet to 88,000 square feet. Mr. Cropper concluded by saying there was still a possibility of combining the parcels. Comments were then offered by several individuals, including Commissioners Adcock and Daniel. Stephen Giles, Deputy City Attorney, discussed the traffic concerns and adding conditions to the rezoning. Ruth Bell spoke again and asked the Commission to deny the C -3 or add a condition requiring site plan review. A motion was then made to recommend approval of the C -3 rezoning request. The motion passed by a vote of 8 ayes, 1 nay and 2 absent. The Planning Commission also adopted a resolution recommending revocation of the PCD. The vote was 9 ayes, 0 nays and 2 absent. 3 March 7, 1995 ITEM NO.: 2 Z -5949 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Otter Creek Development Company Pat McGetrick Sibley Hole Road (north of I -30) Rezone from R -2 to C -4 Commercial amusement - outside 6.0 acres Vacant SURROUNDING LAND USE AND ZONING North - Vacant, zoned R -2 South - Cemetery, zoned R -2 East - Industrial, zoned I -2 West - Vacant, zoned R -2 STAFF ANALYSIS The property in question is located on the west side of Sibley Hole, between I -30 and Baseline Road, and the request is to rezone the 6 -acres from R -2 to C -4. At this time, the proposed use is outside commercial amusement. To the southeast of the property is an outside amusement facility, Gator Golf, and it is the staff's understanding that the proposed rezoning is to accommodate some type expansion of Gator Golf. The property is vacant and has 350 feet of frontage on Sibley Hole Road. Zoning in the immediate vicinity is R -2, 0-3, C -4 and I -2. South of the I -30, the zoning is R -2 and I -2. The property abuts R -2 and C -4 zoning; across Sibley Hole Road, the zoning is 0-3 and I -2. At this time, the zoning pattern along Sibley Hole Road is mixed and it appears that the trend is towards an area of nonresidential uses. (Because of a recent reclassification proposal, a PD -I in Sibley Hole Road, staff has submitted a plan amendment to the Board of Directors which recommends a combination of office, commercial and some light industrial uses.) Land use is similar to the existing zoning and includes, single family, office, funeral home, outside amusement, industrial and a cemetery. There are only 3 occupied single family residences on Sibley Hole Road. The adopted plan, Otter Creek, recommends mixed office and commercial for this part of Sibley Hole Road. Because of the existing zoning, which includes 0-3 and C -4 staff feels March 7, 1995 ITEM NO.: 2 Z -5949 Cont. that the proposed C -4 is in- keeping with the direction of the plan and supports the reclassification. With I -2 across Sibley Hole Road and the existing uses, a C -4 rezoning should not have an adverse impact of the nearby properties. MOC does recommend that the PUD process be utilized with certain development proposals, but staff does not think a PCD is needed with this request because of the location and the mixed zoning. LAND USE PLAN ELEMENT The site is in the Otter Creek District. The City's adopted Land Use Plan recommends Mixed Office Commercial use. In keeping with the spirit of the plan any commercial use should be mixed and preferably include office use. Therefore, Planning Staff would recommend a PCD. ENGINEERING COMMENTS 1. Sibley Hole Road is classified as a "commercial" street, and the required right -of -way is 60 feet. Dedication of additional right -of -way will be required because the existing right -of -way is deficient. 2. Street improvements sidewalks and a grading permit will be required at the time of development. STAFF RECOMMENDATION Staff recommends approval of the C -4 rezoning request. PLANNING COMMISSION ACTION: (MARCH 7, 1995) The applicant, Pat McGetrick, was present. There were two objectors in attendance. Mr. McGetrick made some brief statements and said C -4 was needed because the proposed use was an expansion of Gator Golf, an outside commercial amusement use. Carman Breeding, a resident on Sibley Hole Road, said he was opposed to the C -4 rezoning. Mr. Breeding then read a statement from his wife, which outlined her opposition to the requested rezoning. Mr. Breeding said the other residents on Sibley Hole Road were also against the rezoning and said it would impact the existing residences. Mr. Breeding then discussed the area and asked the Commission to deny the rezoning. Sherrian Barnhill, another resident on Sibley Hole Road, described the area and said she was against the C -4 2 March 7, 1995 ITEM NO.: 2---Z-5949 Cont. rezoning. Ms. Barnhill said the rezoning would generate more traffic, people and litter. Ms. Barnhill concluded by saying the rezoning and use would have an impact the residential properties. Pat McGetrick reviewed the land use and the existing zoning which includes C -4 and I -2. Mr. McGetrick also discussed the area. Tommy Crouch, owner of Gator Golf, said the proposed use for the 6 acres would be a "family entertainment center" and have a go -cart track and a game room. Mr. Crouch said that the tentative plans call for a building and parking area to be adjacent to Sibley Hole Road. Mr. Crouch said that there would be some noise and the lighting would be directed inward. Mr. Crouch also said that the track would be at least 150 feet to 200 feet from the street. Pat McGetrick spoke and made some comments on C -3 vs. PD -C. Tommy Crouch responded to some questions and said the proposed uses would extend the season 1 or 2 months. Carman Breeding spoke again and said there were existing problems in the area and there was inadequate police protection. There was a long discussion about various issues. Pat McGetrick made some additional comments and requested a C -4 rezoning with site plan review. (Mr. McGetrick asked that the site plan review be placed on the April 4, 1995 agenda.) A motion was made to recommend approval of the C -4 rezoning with the condition that the site plan be approved by the Planning Commission. The motion passed by a vote of 6 ayes, 3 nays and 2 absent. 3 March 7, 1995 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Sam Strauss, Jr., Agent San Strauss, Jr. 8220 Baseline Road Rezone from R -2 to I -2 Industrial 1.03 acres Industrial (nonconforming) SURROUNDING LAND USE AND ZONING North - Vacant, zoned I -2 South - Mixed, zoned R -2 East - Commercial and Warehousing, zoned I -2 West - Single Family and Church, zoned R -2 STAFF ANALYSIS, 8220 Baseline Road is zoned R -2, with a nonconforming industrial use, and the request is to reclassify the property to I -2. The lot is part of the Triangle Properties Industrial District, and has always been occupied by nonresidential uses. Currently, there is a 18,000 square foot building on the site and a majority of it is paved. The property has 164 feet of street frontage and a depth of approximately 275 feet. Zoning in the general vicinity is R -2, R -5, 0-1, C -1, C -3, I -2 and PID. The property in question abuts R -2 and I -2; across Baseline, the zoning is R -2. At this time, the existing I -2 areas are found north of Baseline and a majority of the residential zoning is on the south side of Baseline. There are still some pockets of R -2 zoning between Baseline and the I -30 frontage road, the Triangle Properties Industrial District. Land use is single family, multifamily, office, commercial, industrial and a mobile home park. Some of the tracts north of Baseline are undeveloped and there are a number of nonconforming uses in the area. The established single family neighborhoods are situated south of Baseline Road. The use pattern north of Baseline Road is mixed and includes some residential, commercial and industrial. An I -2 reclassification is compatible with the area and will not affect any of the nearby properties. The rezoning, if granted, will recognize the established use of the property. March 7, 1995 ITEM NO.: 3 Z -5950 (Cont.) The proposed industrial rezoning conforms to the adopted plan and there are no outstanding issues. LAND USE PLAN ELEMENT The site is in the Geyer Springs West District. The City's adopted Land Use Plan recommends industrial. There is no land use issue. ENGINEERING COMMENTS, Baseline Road is classified as a principal arterial and the existing right -of -way is deficient. The right -of -way standard for Baseline is 45 feet from the centerline; the survey reflects 40 feet from the centerline. STAFF RECOMMENDATION Staff recommends approval of the I -2 rezoning request. PLANNING COMMISSION ACTION: (MARCH 7, 1995) The applicant was present. There were no objectors, and the item was placed on the Consent Agenda. As part of the Consent Agenda, the Planning Commission voted to recommend approval of the I -2 rezoning. The vote was 9 ayes, 0 nays and 2 absent. Ofl March 7, 1995 ITEM NO.: 4 FILE NO.: Z- 4423 -B Name: Chenal Car Wash - Conditional Use Permit, Administrative Review Location: 620 South Bowman Road Owner /Applicant: Lee Stephens and Barksdale McKay REQUEST: On November 29, 1994, the Planning Commission approved a conditional use permit allowing for the construction of a facility containing a complete car wash and detail service along with gas pumps and a Quick Lube (oil changing) service on this C -3 zoned, .99 acre site. The applicant is now ready to obtain a building permit and has submitted a revised site plan for the project. Section 36 -108 of the Little Rock Code gives the Planning Staff authorization to approve some changes to an approved site plan. After reviewing the revised site plan submitted by the applicant, staff felt that the changes were substantial enough to preclude staff's approving the revision. The issue before the Planning Commission therefore is whether or not the revised site plan is so substantially varied from the approved site plan as to require that the item be submitted as a new application. PLANNING COMMISSION ACTION: (MARCH 7, 1995) The applicant, Barksdale McKay, was present. Staff presented the item and gave a brief outline of the project and the reason that it was before the Commission. Barksdale McKay addressed the Commission. He stated that the previously approved plan was not workable. Mr. McKay pointed out several problems with the prior plan including a lack of stacking space which could force vehicles out onto the Wal -Mart parking lot. Mr. McKay then presented a revised plan which he stated improved traffic flow on the site and provided more stacking space. He highlighted the proposed treatment of the Bowman Road frontage and discussed the landscaping and screening proposed in the revised plan. Commissioner Chachere asked Mr. McKay to point out the area on the site where vehicles are to be vacuumed. Mr. McKay March 7, 1995 ITEM NO.: 4 Cont. FILE NO.: Z- 4423 -B described that area and the proposed screening associated with it. In response to a question from the Commission, Mr. McKay stated that the proposed building would be one story in height. A brief discussion then followed concerning the treatment of the site's Bowman Road frontage. Chairman Walker asked what signage was proposed for the site. Mr. McKay responded that there were limitations on the size of the ground- mounted sign and that any wall signage would comply with City Code. Commissioner McCarthy stated she was concerned about the impact of traffic from this site on the Wal -Mart parking lot. Mr. McKay responded that the revised site plan had less exits and more stacking space which should lessen any traffic impact on the Wal -Mart site. He also stated that Wal -Mart had approved the revised site plan. Bill Henry, City Traffic Engineer, stated that the revised site plan was better than the previously approved plan. Dana Carney, of the Planning Staff, explained the landscaping and signage conditions which were placed on the site by Ordinance No. 16,235 which rezoned this property to C -3. A motion was made to approve the revised site plan, determining that the revision was within the intent of the previous approval and thus not requiring a new application. The vote was 8 ayes, 0 noes, 2 absent and 1 abstaining (Ball). K, 0 cc O 0 W m W F- O Z O cn Cn O V 0 z Z Z J CL N I V W H D a_ a> c 0 c a� P. Ca m S E-- Z W CO m Q W ¢ z r V w Q O - ` v 41, CC< wrr_C1 m,¢ LU Mi W 1E m Z Q C) CE�_ C) r= W LLI J W z z N CO -- [z¢ U z N m 0¢C J i- 0 � -jU¢ z 0 L !�z 0 0¢ J m Z 0 J z 0 o W Ocr 'mow J (1) 0 ¢ m J a_ a> c 0 c a� P. Ca m S E-- Z W CO m Q W ¢ z r V w Q F- w Z Z[rU(nQ�wOZOUY uj Z W J¢ z N 0 LLT W JUZzUF w z ZD C/) _ N m � >- 0 0¢ J_ Cn —�_Nt n o J 0 3: w cn Cn -� a_ a> c 0 c a� P. Ca m S E-- Z W CO m Q W ¢ z r V w Q March 7, 1995 There being no further business before the Commission, the meeting was adjourned at 2:20 p.m. Date Kz creta Chair7a"n C'Z