HomeMy WebLinkAboutBOD Staff Report 080922OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
JUNE 21, 2022 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled Baseline
Road Shopping Center —
PCD (Z-8259-A) located
at the southwest comer of
Baseline Road and Reck
Road.
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
4Ordinance
Resolution
Approval
Information Report
Approved By
Bruce Moore
City Manager
The applicant proposes to rezone the 5.09 acre property
from "R-2" Single Family District and "PCD" Planned
Commercial District to "PCD" Planned Commercial
District to allow a shopping center development.
I None
Approval of the Ordinance
The applicant proposes to rezone the 5.09-acre property
located at 4501 Baseline Road from "PCD" Planned
Commercial District and "R-2" Residential to "PCD"
Planned Commercial District to allow a mixed retail
commercial development. The proposed development will
include four (4) buildings with two (2) quick serve
restaurants, one (1) branch bank, and a large multi -unit
retail building.
BACKGROUND
CONTINUED
The northeast corner at the Baseline Road and Reck Road
intersection includes a vacant drive-in restaurant zoned
PCD. The R-2 zoned remainder of the property borders
Baseline Road to the north and Reck Road to the east is
mostly wooded and undeveloped. The overall property is
adjacent to residential areas to the south and west and a
mix of commercial and residential to the north and east.
Please see the attached staff report for development details
regarding the proposed shopping center project.
The applicant submitted a revised site plan to staff on
April 27, 2022. The applicant has been working with
staff, and the revised site plan addresses the
issues/concerns noted by staff in the attached "staff
analysis". The revisions to the plan include the following:
• The internal parking plan has been revised to eliminate
traffic flow conflicts.
■ Dumpsters with required screening and landscaping
have been shown on the site plan.
Access drives from Rock Road have been reduced in
size, with the service drive at the southeast corner of the
site being one-way in only.
■ The service drive along the south and west sides of the
shopping center building will be a one-way only
driveway.
• The majority of the parking has been eliminate from the
service drive area. Only a small amount of employee
parking is located at the southwest corner of the site.
• The applicant submitted a drainage plan for the project.
■ Proper stacking areas have been provided for the drive -
through lanes.
• Perimeter and interior landscaping has been revised and
is acceptable.
The entry driveway from Baseline Road has been
aligned with Doyle Springs Road to the north to
eliminate the potential for turning conflicts.
2
BACKGROUND On May 12, 2022, the Planning Commission voted
CONTINUED 10 ayes, 0 noes, 0 absent and 1 open position, as part of
the Consent Agenda, to approve the PCD rezoning. There
were no objectors present.
All owners of property located within 200 feet of the site
and all neighborhood associations registered with The
City of Little Rock were notified of the public hearing.
Please see the attached Planning Commission minute
record for the complete staff analysis.
1 ORDINANCE NO.
2
3 AN ORDINANCE APPROVING A PLANNED ZONING
4 DEVELOPMENT AND ESTABLISHING A PLANNED
5 COMMERCIAL DISTRICT TITLED BASELINE ROAD
6 SHOPPING CENTER — PCD, LOCATED THE SOUTHWEST
7 CORNER OF BASELINE ROAD AND RECK ROAD (Z-8259-A),
8 CITY OF LITTLE ROCK, PULASKI COUNTY, ARKANSAS,
9 AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF
10 LITTLE ROCK; AND FOR OTHER PURPOSES.
11
12 BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE
13 ROCK, ARKANSAS.
14
15 SECTION 1. That the zoning classification of the following described property be
16 changed from R-2, Single Family Residential District and PCD, Planned Commercial District,
17 to PCD, Planned Commercial District:
18
19 Z-8259-A — DESCRIBED AS THAT PORTION OF THE
20 NORTHEAST QUARTER OF THE NORTHEAST QUARTER,
21 SECTION 6, T-1-S, R-12-W, PULASKI COUNTY, ARKANSAS,
22 MORE PARTICULARLY DESCRIBED AS FOLLOWS:
23 COMMENCING AT THE NORTHEAST CORNER OF SAID NE1/4
24 NE1/4, RUN THENCE SOUTH 03045'23" WEST (GRID BEARING),
25 A DISTANCE OF 258.59 FEET TO THE POINT OF BEGINNING;
26 THENCE SOUTH 03045'23" WEST, A DISTANCE OF 173.56 FEET;
27 THENCE NORTH 86056'00" WEST, A DISTANCE OF 554.87 FEET;
28 THENCE NORTH 03057'39" EAST, A DISTANCE OF 401.25 FEET;
29 THENCE SOUTH 85044'23" EAST, A DISTANCE OF 5.92 FEET;
30 THENCE SOUTH 78037'03" EAST, A DISTANCE OF 80.62 FEET;
31 THENCE SOUTH 83050'00" EAST, A DISTANCE OF 150.08 FEET;
Page 1 of 3
I THENCE SOUTH 04015'27" WEST, A DISTANCE OF 5.00 FEET;
2 THENCE SOUTH 85044'33" EAST, A DISTANCE OF 25.00 FEET;
3 THENCE NORTH 63042'38" EAST, A DISTANCE OF 29.25 FEET;
4 THENCE SOUTH 87030'07" EAST, A DISTANCE OF 132.56 FEET;
5 THENCE SOUTH 03045'23" WEST, A DISTANCE OF 218.43 FEET;
6 THENCE SOUTH 87009'14" EAST, A DISTANCE OF 134.84 FEET
7 TO THE POINT OF BEGINNING, CONTAINING 4.276 ACRES,
8 MORE OR LESS.
9
10 AND
11
12 LOT 1, HILL-THOMAS ADDITION, NOW IN THE CITY OF
13 LITTLE ROCK, PULASKI COUNTY, ARKANSAS, LESS AND
14 EXCEPT THAT PORTION OF SAID LOT 1 CONVEYED TO THE
15 ARKANSAS STATE HIGHWAY COMMISSION IN WARRANTY
16 DEED DATED DECEMBER 9, 1988, FILED FOR RECORD
17 JANUARY 13, 1989, OF RECORD AS DOCUMENT NO. 89-02694,
18 RECORDS OF PULASKI COUNTY, ARKANSAS.
19
20 SECTION 2. That the preliminary site development plan/plat be approved as
21 recommended to the Little Rock Planning Commission.
22
23 SECTION 3. That the change in zoning classification contemplated for Baseline
24 Road Shopping Center — PCD, located at the Southwest corner of Baseline Road and Reck
25 Road (Z-8259-A) is conditioned upon obtaining final plan approval within the time specified
26 by Chapter 36, Article VII, Section 36-454 (e) of the Code of Ordinances.
27
28 SECTION 4. That this Ordinance shall not take effect and be in full force until the
29 final plan approval.
30
31
Page 2 of 3
I SECTION 5. That the map referred to in Chapter 36 of the Code of Ordinances of
2 the City of Little Rock, Arkansas, and designated district map be and is hereby amended to the
3 extent and in the respects necessary to affect and designate the change provided for in
4 Section 1 hereof.
5
6 SECTION 6. Severability. In the event any title, section, paragraph, item,
7 sentence, clause, phrase, or word of this ordinance is declared or adjudged to be invalid or
8 unconstitutional, such declaration or adjudication shall not affect the remaining portions of the
9 ordinance which shall remain in full force and effect as if the portion so declared or adjudged
10 invalid or unconstitutional was not originally a part of the ordinance.
11
12 SECTION 7. Repealed. All laws, ordinances, resolutions, or parts of the same
13 that are inconsistent with the provisions of this ordinance are hereby repealed to the extent of
14 such inconsistency.
15
16 PASSED:
17
18 ATTEST: APPROVED:
19
20
21
22 City Clerk Mayor
23
24 APPROVED AS TO FORM:
25
26
27
28 City Attorney
29 //
30 //
31
Page 3 of 3
FILE NO.: Z-8259-A
NAME: Baseline Road Shopping Center— PCD
LOCATION: Southwest corner of Baseline Road and Reck Road
DEVELOPER:
Samer and Basima Thalji
138 Courts Lane
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Ron Woods
Woods Group Architects
1401 Bishop Street
Little Rock, AR 72202
(501) 372-2230
SURVEYOR/ENGINEER:
N/A
AREA: 5.09 acres
WARD: 2
CURRENT ZONING:
VARIANCE/WAIVERS:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 14
PCD/R-2
FT. NEW STREET: 0 LF
CENSUS TRACT: 41.08
1. Variance from Section 31.210 to allow (2) access drives to Reck Road.
A. PROPOSAL/REQUESTIAPPLICAN T'S STATEMENT:
The applicant proposes to rezone a 5.09-acre property from PCD/R-2 to PCD
located at the Southwest corner of Baseline Road and Reck Road. The rezoning
is to allow for a future commercial retail development with a main retail structure,
two (2) quick serve restaurants, and a branch bank.
FILE NO.: Z-8259-A Cont.
L
C.
191
E
EXISTING CONDITIONS'
The property is currently divided into two (2) tracts. with a majority of the property
wooded. Tract # 1 is a 4.56-acre R-2 zoned undeveloped tract which is mostly
wooded and is located on the south side of Baseline Road and west side of Reck
Road. Tract # 2 is a PCD zoned developed lot located at the southwest corner
intersection of Baseline Road and Reck Road with a vacant drive-in restaurant
building. To the immediate south and west of the property is residential R-2 zoning.
To the immediate north and east of the property is a mixture of residential and
commercial zoning.
NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with The City of Little Rock were notified of the public
hearing.
ENGINEERING COMMENTS:
1. Revise plan to show one driveway on Baseline Road and Reck Road per
Sec. 31.210.
2. Provide a Sketch Grading and Drainage Plan per Sec. 29.186(e).
3. Provide stormwater detention location.
4. Concern for left turn conflicts. Show curb cuts on North side of Baseline Road.
5. Baseline Road is classified on the Master Street Plan as a collector.
A dedication of right of way 60 feet from centerline will be required.
6. Reck Road back of curb to centerline should measure 15.5 feet and should
maintain 15.5 feet to Baseline.
7. Pedestrian connectivity from right-of-way to the development and between
each of the developments.
8. No backing into service easements near Reck Road. Revise parking in
this area.
9. At the timing of building permit, a Traffic Study shall be submitted for
all proposed drive-thru restaurants to show there is adequate available
queuing space.
UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. FOG Analysis
Required.
Entergy: No comment received.
2
FILE NO.: Z-8259-A (Cont.)
CenterPoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department: No comments received.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Landscape:
1. Any new site development must comply with the City's minimal landscape
and buffer ordinance requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The property to the west is zoned R-2. As a component of all land
use buffer requirements, opaque screening, whether a fence or other device,
a minimum of six (6) feet in height shall be required upon the property line
side of the buffer. A minimum of seventy (70) percent of the land use buffer
shall be undisturbed. In addition to the required screening, buffers are to be
landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30)
linear feet. Easements cannot count toward fulfilling this requirement. The
plantings, existing and purposed, shall be provided within the landscape
ordinance of the city, section 15-81.
The west buffer is partially deficient. The property is approximately
535 feet in width. A minimum 31-foot buffer is required adjacent to the
west property line.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half ('/2) the full width requirement
but in no case be less than nine (9) feet.
The street buffer adjacent to the Reck Rd right-of-way is deficient. The
property is approximately 535 feet in width. A minimum 31-foot buffer is
required adjacent to the Reck Road right-of-way.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights -of -way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
3
FILE NO.: Z-8259-A Cont.
5. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
beat least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
6. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty (40)
linear feet of vehicular use area abutting the building.
7. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one
hundred fifty (150) square feet for developments with one hundred fifty (150)
or fewer parking spaces. Interior islands must be a minimum seven and one
half (7 1 /2) feet in width. Trees shall be included in the interior landscape
areas at the rate of one (1) tree for every twelve (12) parking spaces.
8. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Planning Division: The request is in the Geyer Springs East District. The Land
Use Plan shows Commercial (C) and Mixed Office Commercial (MOC) for the
requested area. The Commercial (C) category includes a broad range of retail and
wholesale sales of products, personal and professional services, and general
business activities. Commercial activities vary in type and scale, depending
on the trade area that they serve. The Mixed Office Commercial (MOC) category
provides for a mixture of office and commercial uses to occur. Acceptable uses
are office or mixed office and commercial. A Planned Zoning District is required if
the use is mixed office and commercial. The application is to rezone from PCD
(Planned Commercial Development) District and R-2 (Single Family District) to
allow for the development of a retail shopping Center on the site.
Surrounding the application area, the Land Use Plan shows Residential
Commercial (C) to east (across Reck Road) and to the north (across Baseline
Road) from the site. Public Institutional (PI) land use is shown to the northwest
(across Baseline Road) east of the site. Mixed Office Commercial (MOC) is shown
to the west along the southside of Baseline Road from the site. Residential Low
4
FILE NO.: Z-8259-A (Cant.)
Density (RL) use is show south of the site on the Land Use Plan. The Commercial
(C) category includes a broad range of retail and wholesale sales of products,
personal and professional services, and general business activities. Commercial
activities vary in type and scale, depending on the trade area that they serve. The
uses north of Baseline are single-family houses with a carwash on the land. East
of Reck Road are single-family houses and mobile homes with a commercial
business further to the east. The Public Institutional (PI) category includes public
and quasi -public facilities that provide a variety of services to the community such
as schools, libraries, fire stations, churches, utility substations, and hospitals. The
PI area is the location of a Methodist church. The Mixed Office Commercial (MOC)
category provides for a mixture of office and commercial uses to occur. Acceptable
uses are office or mixed office and commercial. A Planned Zoning District is
required if the use is mixed office and commercial. There are two single-family
houses and a retail center on this land to the west of the site. The Residential Low
Density (RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes but may also include patio or garden homes
and cluster homes, provided that the density remain less than 6 units per acre.
This land is a single-family subdivision with houses.
Master Street Plan: To the north is Baseline Road and it is shown as a Principal
Arterial on the Master Street Plan. To the west is Reck Road and it is shown as a
Collector on the Master Street Plan. A Principal Arterial is to serve through traffic
and to connect major traffic generators or activity centers within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Baseline Road since it is a Principal Arterial. The primary
function of a Collector Road is to provide a connection from Local Streets to
Arterials. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Baseline Road. A Bike
Lane provides a portion of the pavement for the sole use of bicycles.
H. ANALYSIS:
The applicant proposes to rezone the 5.09-acre property located at 4501 Baseline
Road from "PCD" Planned Commercial District and "R-2" Residential to "PCD"
Planned Commercial District to allow a mixed retail commercial development. The
proposed development will include four (4) buildings with two (2) quick serve
restaurants, one (1) branch bank, and a large multi -unit retail building.
The northeast corner at the Baseline Road and Reck Road intersection includes a
vacant drive-in restaurant zoned PCD. The R-2 zoned remainder of the property
borders Baseline Road to the north and Reck Road to the east is mostly wooded
and undeveloped. The overall property is adjacent to residential areas to the south
and west and a mix of commercial and residential to the north and east.
5
FILE NO.: Z-8259-A (Cont.)
The applicant is proposing a 29,650 square foot main retail building with (2) out
parcel building to include a 2,510 square foot quick serve restaurant at the
northwest corner and a 3,000 square foot quick serve restaurant at the southeast
corner of the property with both structures having parking and drive -through lanes
adjacent to each building. A third out parcel will be at the northeast corner of the
property and includes a 3,500 square foot branch bank with parking and drive -
through lanes.
The development includes a main parking lot centrally located with 88 spaces to
serve the main building, 15 parking spaces to serve the restaurant at the northwest
corner, 6 parking spaces to serve the restaurant at the southeast corner, and 8
parking spaces to serve the branch bank at the northeast corner. The applicant
also proposes an additional 33 parking spaces along the south perimeter and 16
spaces along the west perimeter of the development at the rear of the main
building. The applicant is propsoing168 parking spaces for this development. A
minimum of 160 spaces is typically required by the City's Zoning Ordinance. Staff
is not supportive of the parking layout due to the location of parking along south
and west perimeter of development which limits size of service drive. The location
of these spaces also poses a potential safety hazard to employees and customers
as they are located behind the building and not visible from other areas of the site.
The applicant is proposing three (3) access drives to the site; one (1) centrally
located on the north side connecting to Baseline Road, one (1) centrally located
on the east side connecting to Reck Road, and one (1) service drive on the
southeast side connecting to Reck Road. Each of the centrally located access
drives include 1 entry lane and 2 exit turn lanes which connect to internal streets
or drives.
The applicant proposes to have a one-way single lane service drive with access at
Reck Road at the southeast corner of the property which includes pull -in parking
spaces along the south and west borders of the site at the rear of main building.
The drive terminates at the northwest corner of the development and connects to
an internal street with divided lanes of traffic flow.
Staff does not support the service drive configuration due to potential customer
and employee safety issues with the location of parking and traffic flow issues at
the northwest intersection in relation to the proposed restaurant drive -through que,
and the direct access connection to Reck Road which requires a variance for more
than one access drive. A traffic study will be required to provide a study of the
internal flow of streets, and que flow patterns for both the restaurant and bank
drive-throughs.
The applicant is proposing an internal access drive system with two (2) primary
double laned, opposing traffic flow drives that join at a central intersection near the
front of the main retail structure. The plan also shows an additional six (6)
secondary double laned, opposing traffic flow drives that interconnect the primary
drives. The primary access drives accept traffic flow from the secondary drives.
6
FILE NO.: Z-8259-A (Cont
There are 3 centrally located secondary drives that are double laned with opposing
flows that have access to pull -in parking running north to south from Baseline Road
to the main retail structure. Secondary drive 1 is a double lane opposing flow drive
at the north perimeter leading to the branch bank and intersects with the outbound
bank drive -through traffic flow. This double lane opposing flow drive continues
south intersecting with the east/west primary drive then circles back around the
bank parking lot to provide flow to the bank drive through que line. Secondary
drive 2 is a double laned opposing flow drive that runs east/west along the south
perimeter of the northwest corner restaurant and intersects both the drive -through
que outbound traffic and one way service drive traffic.
Staff does not support the proposed internal drive layout as submitted due to the
intensity of the traffic flow with multi -directional lanes intersecting with drive
through ques and perimeter streets. The drives switch from two way to one way
at termination points without providing turn around options and allowing for traffic
to cross the flow to access the pull -in parking spaces.
The applicant is proposing one (1) dumpster located near the southwest corner to
the project. The dumpster must be screened as per Section 36-523 of the City's
Zoning Ordinance. Staff is not supportive of this proposal due to the single
dumpster location being too remote and undersized to adequately serve the main
retail space, bank, and the quick serve restaurants. Staff suggests that each out
parcel commercial use include an individual dumpster to serve each use.
The applicant is proposing one (1) sign located along Baseline Road near the main
entry of the development. All signage on the property must comply with Section
36-555 of the zoning ordinance.
All site lighting proposed must be low level and directed away from adjacent
properties.
The applicant notes that the hours of operation for development will be 8:00 am to
10:00 pm daily.
The applicant provided a partial drainage plan within the site plan. The drainage
plan shows the runoff proceeding northwest towards a collection area bordering
Baseline Road. The plan shows the additional runoff flows to the west and south
of the main structure with a collection area along the west perimeter of the property.
The flow pattern to the south will flow towards existing developed properties with
possible impact. Staff does not support the drainage or retention plan and requires
a finalized drainage plan and analysis which complies with all codes and manuals
be submitted prior to issue of building permit.
The applicant is proposing landscaping buffers along the Baseline Road and Reck
Road perimeters which must meet the required minimums of (6) percent of the
average depth of the lot. Screening requirements will need to be met for vehicular
use areas adjacent to street rights -of -way per the city ordinance.
VA
FILE NO.: Z-8259-A(Cont.)
Staff is supportive of the overall concept and agrees that this type of development
would be beneficial to the area. However, staff is not supportive of several aspects
of the proposed site development plan, as noted in the next paragraph.
Staff is not supportive of the plan as submitted due to the following issues.
• Internal drive plan has conflicting traffic flows that allow for traffic
to intersect at outbound lanes of drive-throughs or dead ends at
one-way drives without turnaround options.
• Traffic study is required for analysis of impact to connection to
city streets and internal flow.
• Dumpsters are not centrally located or adequate in number to
provide sufficient services to the needs of the restaurants and
retail spaces.
■ Reck Road has more than one (1) access connection which
requires a variance or waiver request.
• Parking space locations are not centralized for use and security
of customers and employees.
• Service drive at south and west of development needs to be a
double laned opposing flow drive without public parking, or
connection to Reck Road.
• Drainage plan is incomplete and needs additional analysis of
water flow on site to reduce impact on adjacent properties.
• Bank and restaurant drive -through que lines do not provide
proper stacking areas and directly intersect secondary drives with
opposing traffic flow.
• Landscape and buffering plan needs additional analysis to
conform to ordinance.
STAFF RECOMMENDATION:
Staff recommends denial of the requested PCD zoning, as filed.
PLANNING COMMISSION ACTION: (NOVEMBER 18, 2021)
The applicant was not present. Staff suggested that the application be deferred to the
January 13, 2022 agenda. A motion was made to defer the application to the
January 13, 2022 agenda. The motion was seconded. The motion passed by a vote of
9 ayes, 0 nays and 2 absent.
E:1
FILE NO.: Z-8259-A Cont.
STAFF UPDATE:
The applicant submitted a letter to staff on January 18, 2022 requesting this application
be deferred to the May 12, 2022 agenda. Staff supports the deferral request.
PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022)
Staff informed the Commission that the applicant submitted a letter to staff on
January 18, 2022 requesting this application be deferred to the May 12, 2022 agenda.
Staff supported the deferral request. There was no further discussion. The item was
placed on the Consent Agenda and deferred. The vote was 10 ayes, 0 nays and 1 open
position.
STAFF UPDATE:
The applicant submitted a revised site plan to staff on April 27, 2022. The applicant has
been working with staff, and the revised site plan addresses the issues/concerns noted
by staff in the above "staff analysis". The revisions to the plan include the following:
• The internal parking plan has been revised to eliminate traffic flowconflicts.
• Dumpsters with required screening and landscaping have been shown on the site
plan.
• Access drives from Rock Road have been reduced in size, with the service drive at
the southeast corner of the site being one-way in only.
• The service drive along the south and west sides of the shopping center building will
be a one-way only driveway.
■ The majority of the parking has been eliminated from the service drive area. Only a
small amount of employee parking is located at the southwest corner of the site.
• The applicant submitted a drainage plan for the project.
• Proper stacking areas have been provided for the drive -through lanes.
• Perimeter and interior landscaping has been revised and is acceptable.
• The entry driveway from Baseline Road has been aligned with Doyle Springs Road to
the north to eliminate the potential for turning conflicts.
Staff has been supportive of the overall concept plan for this property and is now in
support of the site development plan. Staff believes that the proposed commercial
development will be beneficial to this area of the city.
0
FILE NO.: Z-8259-A Cant.
Revised Staff Recommendation:
Staff recommends approval of the requested PCD zoning, subject to compliance with the
comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the
agenda staff report.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
"staff recommendation" above. There was no further discussion. The item was placed
on the Consent Agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
10