Loading...
HomeMy WebLinkAboutZ-3592-F Staff AnalysisFILE NO.: Z -3592-F NAME: COULSON OIL - KANIS ROAD -- SHORT -FORM PCD LOCATION: At the southwest corner of Kanis Road and S. Shackleford Road DEVELOPER: ENGINEER• Mike Coulson Robert Brown COULSON OIL COMPANY DEVELOPMENT CONSULTANTS, INC. 1314 Pike Ave. 10411 W. Markham St., Suite 210 North Little Rock, AR 72214 Little Rock, AR 72205 367-4222 221-7880 AREA: 0.91 ACRES NUMBER OF LOT $: 1 FT. NEW STREET: 0 ZONING: PCD PROPOSED USES: Convenience store with gas pumps and a car wash PLANNING DISTRICT: 11 CENSUS TRACT: 24.04 VARIANCES REOUESTED: None STATEMENT OF PROPOSAL: The applicant proposes the development of a 0.91 acre site at the southwest corner of Shackleford Rd. and Kanis Rd. for a convenience store with gas pumps and a car wash. Street improvements to Master Street Standards are proposed to be provided along Kanis Rd. No modifications to Shackleford Rd. are proposed. The proposed uses are limited to those cited and associated with the convenience store, gas pumps, and car wash activity. The proposed sign location is at the corner of Shackleford Rd. and Kanis Rd., and is to be a pole mounted sign, 32 feet in height, and provide 180 square feet of sign area. Additional building and canopy signage is proposed to meet Ordinance standards. The facility is to be open 24 hours per day. A. PROPOSAL RE VEST: Review by the Planning Commission and approval by the Board of Directors is sought for a PCD to construct a facility to include a convenience store, gas pumps, and a car wash. The PCD is to be located at the southwest corner of Shackleford Rd. and Kanis Rd. No further right-of-way or'improvements are proposed to be provided along the Shackleford Rd. frontage of the site; required right-of-way and required one-half street improvements are proposed to be provided along Kanis Rd. The developer proposes approval of no further uses than those associated with the convenience store, gas pumps, and war wash uses. A single pole -mounted FILE NO.: Z -3592-F (Continued) sign at the Shackleford Rd.-Kanis Rd. intersection is requested. This sign is to be 32 feet in height and is to have 180 square feet of area. The facility is to operate 24 hours per day. There is an existing platted 40 foot building line along both boundary streets, and the service canopy is proposed to extend into the setback area. Approval of the site plan, as presented, is requested, allowing the re -platting of the lot to relocate the building lines. B. EXISTING CONDITIONS: The site is currently zoned PCD, but the proposed PCD improvements have never been constructed. The site is wooded and has a significant change in elevation, falling from the southwest towards both streets. Shackleford Rd. is a curb and gutter minor arterial roadway. Kanis Rd. is designated as a minor arterial road, but is a 2 -lane roadway with no curbs or drainage facilities. The Shackleford Rd.-Kanis Rd. intersection is signalized. C. ENGINEERING/UTILITY COMMENTS: Public Works reports that a sketch grading and drainage plan must be provided, and that Steve Loop should be contacted for information on this requirement. Master Street Plan improvements, with dedication of additional right-of-way along Kanis Rd. will be required. Little Rock Water Works reports that a pro -rata front footage charge of $5.00 per foot applies along Shackleford Rd. and an acreage charge of $150.00 per acre applies in addition to the normal connection charge. Little Rock Wastewater Utility reports that sewer is available, and that _the sewer system will not be adversely affected by the proposed development. Arkansas Power and Light Co. will require additional easements. They indicate that they will require a 15 foot wide easement along the perimeter of the site on all four sides. Arkansas Louisiana Gas Co. and Southwestern Bell Telephone Co. approved the submittal without comment. The Little Rock Fire Department approved the submittal without comment. Landscape review reports that the areas set aside for buffers and landscaping meet Ordinance requirements. An 8 foot high opaque fence or wall will be required to screen three sides of the dumpster. 2 FILE NO.: Z-35 2-F Continued D. ISSUES/LEGAL/TECHNICAL/DESIGN: The planning staff reports that the site is in the I-430 Planning District, and the adopted Land Use Plan recommends mixed office and commercial uses for the area. The proposal, then, is consistent with the adopted Plan. The original PCD which was approved for the subject site was considered by the Planning Commission in May of 1989. The Commission approved a PCD site plan at its meeting of May 16, 1989. The conditions which accompanied the approval at that time included: the height of the sign and light standards was limited to 20 feet; the landscape strip along Shackleford Rd. was to be 25 feet, and was to be measured from the right-of-way line after dedication of additional right-of-way; existing trees along the boundary of the site were to be retained where feasible; and, the retaining wall along the south and west limits of the site were to be constructed of limestone to blend with the retaining walls of the Koger Center. This plan was approved by the Board of Directors on June 20, 1989, in Ordinance No. 15,700. E. ANALYSIS• The original PCD was part of a negotiated agreement whereby the Planning Commisison would support commercial zoning of the surrounding property to the south and west, but would retain site plan review of the lot at the Shackleford Rd.- Kanis Rd. intersection through the PCD process. Consideration was given to the developing office uses of the Farm Bureau office and the Koger Center development, and it was felt that a C-3 use would be out of character for the area. At this time, however, an area directly to the north of the subject site has been rezoned C-3, and commercial development is prevalent in the area. Staff, then, offers the conditions which were attached to the original approval for discussion, but without a recommendation that they be imposed in the new development. F. gTAFF RECOMMENDATIONS: Staff recommends approval of the PCD. SUBDIVISION COMMITTEE COMMENT: (JULY 7, 1994) Mr. Mike Coulson, the applicant, and Mr. Bob Brown, with Development Consultants, Inc., the project engineering firm, were present. Staff outlined the scope of the request, and Mr. Brown reviewed with the Committee members the plans and elements of the PCD proposal. The Committee reviewed with Mr. Brown the comments recorded in the discussion outline, then forwarded the item to the Commission for the public hearing. K FILE NO.: Z -3592-F Continued PLANNING COMMISSION ACTION: (JULY 26, 1994) Staff reported that Public Works had amended its report to include a requirement for dedication of additional right-of-way along the Shackleford Road frontage of the site to provide a minimum of one-half of a 90 foot right-of-way. Staff related that the applicant had agreed to dedicate the required area, a small area measuring 3 feet at the southern boundary of the site and tapering to a point approximately 70 feet north. Staff reported that there were no other issues to be resolved, and recommended approval of the PCD. Commissioner Oleson asked for clarification on the location of the proposed PCD, and, after the location was clarified as being at the southwest corner of Shackleford Road and Kanis Road, there was no further discussion. A motion was made and seconded to approve the PCD as presented. The motion carried with the vote of 8 ayes, 0 nays, 2 absent, 0 abstentions, and 1 open position. 4