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HomeMy WebLinkAboutZ-3442-C Staff Analysis!Ir September 22, 1992 ITEM NO.: 15 FILE NO.: Z -3442-C NAME LOCATION: OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location Wal-Mart - Conditional Use Permit Southeasterly quadrant of the intersection of I-30 and Baseline Road. Wal-Mart by White-Daters Engineers Request the Planning Commission approve modification of the Wal-Mart site plan previously approved as a Conditional Use Permit dated February of 1992. The new site plan proposes several significant modifications. First, the parking area will be expanded to over 1,000 parking spaces. The building which previously presented a single solid wall to the residential area on the east now proposes the auto service center and the garden center on that side of the building. Additionally, the applicant proposes the addition of a significant food store for future construction which is approximately 68,000 square feet in area. The overall expansion involves approximately 70,000 additional square feet above that which was in the previous approved Conditional Use Permit. This site is located on Baseline Road frontage immediately east of the Frontage Road of Interstate 30 and lies immediately west of the Merrivale Subdivision. 2. compatibility with Neighborhood Zoning on the south one-half of this site which requires the conditional use permit is I-2 Light Industrial. The zoning on the north half of the property is C-3. The previous application was resolved through public hearings with several significant concessions from the property owner. 1 September 22, 1992 SUBDIVISION ITEM NO.: 15 Continued FILE NO.: Z -3442-C The east property line of this commercial/industrial tract has been restricted to a 50 foot open space for most of its length, with a portion being 40 feet. The previously approved site plan honored those dimensions and all physical improvements were to be maintained outside this buffer, an undisturbed area, except for a 6 foot board fence. 3. On -Site Drives and Parking The applicant proposes to develop a significant parking area in excess of 1,000 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. 4. Screening and Buffers The application as submitted generally complies with the screening and buffers standards of the ordinance. In one instance on the east property line, the ordinance required buffer is 66 feet. The 50 feet and 40 feet are now provided in an undisturbed state. 5. City Engineer Comments No additional curb cuts are to be allowed from the outparcels onto Baseline Road. Internal access should be taken from the east -west drive, immediately south of the lots. Stormwater Detention and Excavation Ordinances remain applicable to this project. Consideration should be given to a wider driveway at the front of the store, perhaps as much as 36 feet. Acceleration and deceleration lanes should be provided along Baseline Road at the two points of entry. 6. Utility Comments There were none to be reported at this writing. 7. Analysis This applicant proposes the construction through several phases, over 206,000 square feet of retail sales space of which over 60,000 square feet will be devoted to food sales. The proposal as submitted has placed the food sales and the attendant truck, loading facilities, and air conditioning equipment on the west side in order to avoid the noise factor adjacent to the residential area on the east. It is the belief of the applicant that the noise factors of the auto service and garden center will be less intrusive on the occupants of the residential area than the truck traffic entering and exiting the site from the interstate. September 22, 1992 SUBDIVISION ITEM NO.: 15 Continued FILE NO.: Z -3442-C The proposal removes driveways and other physical use areas from the southern most portion of the site; thereby leaving a grass area between the south property line and the building. The proposal includes the reduction of the several setbacks from the previously approved layout. The building as now proposed will be 100 feet from the southline when the previous plan was 200 feet. The east property line setback was reduced from 110 feet to 90 feet. The westline reduced from 170 feet to 45 feet, the only setback reduction of consequence, of course, is the eastline where structures will be 20 feet closer to the residential properties and the open space. All other development features of this site will remain as proposed previously, except that the detention area along Baseline Road has been moved to the northwest corner of the site and the two commercial outlots on Baseline have been pulled together in the middle of the site. We feel that the movement of the garden center from the west side of the site to the east is not of itself a significant change or impact on the residential neighborhood. However, the potential for an auto service facility with overhead doors, impact wrenches and all of the noise attendant to automobile services could be a detriment to the neighborhood. We feel that necessary steps should be taken to orient any overhead doors and activity areas away from the residential pocket or require the developer provide a tall masonry screening wall, set apart from the main building, to act as sound baffle for the neighborhood. 8. Staff Recommendation Staff recommends approval of this proposal subject to the resolution of the several issues raised by Public Works and the staff's recommendations concerning the auto service area. We suggest that a time limitation for operating outside activities or auto related should be limited to early evening hours, perhaps 8:00 or 9:00 p.m. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 3, 1992) The applicant was not present nor was he represented. The Planning staff presented the application to the Committee and outlined several points presented by Public Works and staff concerning the design. The Committee discussed the proposal briefly with particular emphasis on access to Baseline Road and the restrictive relationship of internal access to the two 3 T September 22, 1992 SUBDIVISION ITEM NO.: 15 Continued FILE NO.: Z -3442-C outlots. Staff pointed out that this is an active neighborhood and there has already been an interest expressed by the neighborhood in obtaining a site plan and presenting their comments at the public hearing. After a brief discussion, the Committee forwarded this item to the full Commission for final resolution. For the record, the staff would point out that a staff level plat of this property will be submitted by White Daters Engineering for purposes of providing the platting the two outlots and the creation of the detention area and utility easements as necessary. The Water Works has requested that they along with the fire department and the developer to develop on-site water and fire systems. PLANNING COMMISSION ACTION: (SEPTEMBER 22, 1992) The applicant was represented by Joe White of White-Daters Engineers. There were no objectors present. Richard Wood of the Planning staff reported that any outstanding Public Works and Planning staff concerns had been resolved. He then offered a recommendation of approval of this modification to the previously approved conditional use permit dated February of 1992. As part of the Consent Agenda, this item was approved. The vote was 9 ayes, 0 noes and 2 absent. 4