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HomeMy WebLinkAboutZ-3442-D Staff AnalysisNgv!icmber 3, 1992 ITEM NO.: 9 FILE NO.: Z -3442-D NAME: LOCATION: OWNER/APPLICANT• PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location Wal-Mart - Revised Conditional Use Permit Southeast corner of the intersection of I-30 and Baseline Road Wal-Mart by CEI Engineering Associates, Inc. Revision of the Wal-Mart site plan previously approved as a conditional use permit on September 22, 1992. The new site plan proposes several significant modifications. First, there is a reduction in total building area proposed from 221,037 square feet to 151,894 square feet accomplished by removal of 68,000 square feet of "future expansion" area from the proposal. The building itself has been shifted to the south. The auto service center and garden shop have been moved from the east side to the west side of the building. There has also been an increase in the area set aside for stormwater detention. This site is located on Baseline east of the frontage road of I-30 of the Merrivale Subdivision. 2. Compatibility with Neighborhood Road frontage immediately and lies immediately west Zoning on the south one-half of this site which requires a conditional use permit is I-2 Light Industrial. The zoning on the north half of the property is C-3. Zoning of adjacent properties to the south and east is R-2 single family residential. The zoning of the property immediately west is C-3 and I-2. The previous application was resolved through public hearings with several significant concessions from the property owner. The east property line of this commercial/industrial tract has been restricted to a 50 foot open space buffer for most of its length, with a portion being 40 feet. The previously 1 Npvamber 3, 1992 SUBDIVISION ITEM NO.: 9 Continued FILE NO.: Z -3442-D approved site plan honored those dimensions and all physical improvements were to be maintained outside this buffer, except for a 6 foot board fence. This treatment of the buffer area was agreed to by the adjacent property owners. The revised plan treats the "OS" zone the same as the previously approved site plan. 3. On -Site Drives and Parkin The applicant proposes to develop a significant parking area of 991 spaces of which the appropriate number of spaces will be designated and marked for disabled persons. Access to the site will be two driveways on Baseline Road. No access is indicated to the outlot. Previous Planning Commission action on this site has restricted access from the outparcel to Baseline Road. 4. Screening and Buffers The application as submitted generally complies with the screening and buffer standards of the ordinance. The 50 foot and 40 foot "OS" zone on the east property line is currently in an undisturbed state. A 50 foot buffer is required along the south property line. The proposed site plan shows an intrusion by the truck loading driveway and future block into the required 50 foot buffer on the south. 5. City Engineer Comments No additional curb cuts are to be allowed from the outparcel onto Baseline Road. Internal access should be taken from the east -west driveway immediately south of the outlot. Stormwater Detention and Excavation Ordinances remain applicable to this project. 6. Utility Comments There were none to be reported at this writing. 7. Analysis The applicant proposes the construction, through two phases of 151,894 square feet of retail sales space. This revised plan differs from the previously approved plan in several significant areas. The garden shop and auto center have been moved to the west side of the building. This proposal places a loading dock and the associated driveway on the south side of the building. The proposal includes changes in the setbacks from the previously approved plan. The building, as now proposed, will be 35 feet from the south property line when the November 3, 1992 SUBDIVISION ITEM NO.: 9 Continued FILE NO.: Z -3442-D previous plan showed 100 feet. The east property line setback was increased from 90 feet to 263.5 feet. This was accomplished by removing one of the "future expansion" areas of 68,000 square feet from the proposed site plan. The west line setback has been increased from 45 feet to 51.1 feet. Several issues need to be pointed out regarding this revision. First, the movement of the garden center and auto service center to the west side significantly reduces the potential for these outside type uses to have a negative impact on adjacent residences to the east. This has been a concern raised during previous reviews of this site. Second, the proposed plan shows an intrusion by a driveway and a proposed future dock into the required 50 foot buffer adjacent to the south property line. Third, this plan shows a significant reduction in building space from the previously approved plan. Although there appears to be room for future expansion, applicant needs to be aware that any changes to an approved site plan will require site plan review by the Planning Commission and there is no "guarantee", that future expansion will be approved. 8. Staff Recommendation Staff recommends approval of this revised site plan subject to the resolution of the south side buffer issue and compliance with the City Engineer comments. SUBDTVISION COMMITTEE COMMENT: (OCTOBER 15, 1992) The applicant was present. Staff presented the application to the Committee and outlined the several points presented above. The applicant then addressed the Committee and explained that Wal-Mart had chosen not to build a food store at this location, and thus the downsizing from the previously approved site plan. The applicant then explained that the building was shifted to the south in order to save several significant trees located on the property. After a discussion with the Committee, the applicant agreed to increase buffering in other areas to compensate for the reduction of buffer on the south side where the loading dock and driveway intrude into the 50 foot buffer setback. The Committee thought this was an appropriate action. The applicant was then asked to submit a revised site plan showing the change in the proposed buffer area. Jerry Gardner of the City Engineer's office then reiterated the City's stand limiting the access from the outlot to Baseline Road. The applicant agreed with this point. After a brief discussion, the Committee forwarded this application to the full Commission for final resolution. 3 Npv.ember 3, 1992 SUBDIVISION ITEM NO.: 9 Continued FILE NO.: Z -3442-D PLANNING COMMISSION ACTION: (NOVEMBER 3, 1992) The applicant was present. There were no objectors present. Staff presented this item and showed the Commission the latest revision to this plan. The plan as submitted reflected an increase in some areas of buffering in the southeast corner to compensate for the reduction in the area of the driveway and proposed future dock. After a brief discussion, this item was approved as part of the Consent Agenda subject to the City Engineer's comments. The vote was 10 ayes, 0 noes and 1 absent. 4