HomeMy WebLinkAboutZ-4213-A Staff Analysis. Z -4213-A
NAME: Boen Plaza (Lots 1 and 2) - Long -Form PCD
LOCATION: Northwest corner of Colonel Glenn and Bowman Roads
DEVELOPER: ENGINEER:
Boen Enterprises, LLC. McGetrick and McGetrick Engineering
10,600 Colonel Glenn Rd. 319 East Markham St., Ste. 202
Little Rock, AR 72204 Little Rock, AR 72201
AREA: 9.24 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: C-2 ALLOWED USES: Commercial
PROPOSED USE: Lot 1 - Convenience store with
gas pumps
Lot 2 - C-3 permitted uses
VARIANCES/WAIVERS REQUESTED:
A waiver of commercial street standards for the service drive
along the north side of the building on Lot 2.
A. PROPOSAL RE UEST:
The applicant proposes to rezone Lots 1 and 2 of the
proposed Boen Plaza Subdivision from C-2 to PCD. The
applicant proposes to construct a 5,400 square foot
convenience store with gas pumps on Lot 1. Thirty-one (31)
parking spaces are proposed to serve the convenience store
use.
A 68,000 square foot commercial building is proposed for Lot
2, with 270 parking spaces. The applicant proposes C-3
"General Commercial" permitted uses for Lot 2.
The developments on Lots 1 and 2 -will share a common drive
from Colonel Glenn Road and a common drive from Bowman Road.
A second drive is proposed from Bowman Road which will
function as a one-way service drive for the commercial
building on Lot 2 and the proposed building on Lot 4 (Item
6.2 on this agenda). This service drive will continue onto
Lot 4 and will extend to the Bowman Court cul-de-sac.
FILE NO.: Z -4213-A (Cont
The applicant proposes to locate the building on Lot 2
approximately 150 feet back from the north property line
with a 75 foot buffer strip along this property line. The
applicant proposes to preserve the hillside and mature trees
within this buffer area.
B. EXISTING CONDITIONS:
The site is undeveloped and partially wooded. It appears
that the southern portion of the property was cleared some
time in the past. There are mature trees within the
hillside area along the north property line of Lot 2. See
paragraph B. of item #6 on this agenda for a description of
the surrounding uses.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. All property owners within 200 feet of the
property were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Colonel Glenn Road is listed on the Master Street Plan
as a principal arterial, dedication of right-of-way to
55 feet from centerline will be required.
2. Bowman Road is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way to 45 feet
from centerline is required, plus 10 -foot additional
right-of-way for turn lane at the arterial intersection
will be required. Additional pavement may be needed due
to location of driveway.
3. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvement to
these streets including 5 -foot sidewalks with planned
development.
4. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5. Stormwater detention Ordinance applies to this property.
6. Easements for proposed stormwater detention facilities
are required.
7. Provide grading plan for Civil Engineering Department
review.
8. Driveway needs to be 90 degrees on Colonel Glenn Road.
9. Service drives shall have two sidewalks between Lots 1
and 2.
10. North service drive shall be minimum 26 feet pavement
with sidewalk on one side. Staff will support a waiver
of commercial street standards.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
2
FILE NO.: Z -4213-A (Cont.)
Arkla: No Comment received.
Southwestern Bell: A 5 foot utility easement is requested
along the west property line and a 7.5 foot utility
easement is requested along the north property line.
Contact utility for details.
Water: An acreage charge of $150 per acre applies in
addition to normal charges. On site fire protection will
be required for service to Lot 2.
Fire Department: Place fire hydrants per code. Contact
Dennis Free at 918-3752 for details.
County Planning: No Comment received.
CATA: Not currently located on a CAT route (near Route
#14). Sidewalk access to and from Bowman and Colonel Glenn
is needed (into site).
F. ISSUESITECHNICALIDESIGN:
Planninq Division:
This request is located in the Ellis Mountain Planning
District. Currently, the Land Use Plan shows Community
Shopping for this site. The proposed uses as listed are
congruent with Community Shopping. There is not currently a
neighborhood plan in effect for this area.
Landscape Issues:
The proposed on-site street buffer width along Colonel Glenn
Road meets the ordinance requirement when averaged out,
though portions are as much as 22 foot below the full
requirement of 32 feet. The proposed on-site street buffer
width along Bowman Road is 1,308 square feet short of the
minimum requirement of 20 1/ feet. The full buffer width
required along Bowman Road is 31 feet.
If the existing vegetation along the northern perimeter does
not provide sufficient screening, supplemental screening
will be required.
Because of the grade difference along the northern portion
of the property, it will be necessary to show cross sections
and proposed treatments. At least 60 percent of the
northern 33 feet of the property is required to be left in
its natural state.
The City Beautiful Commission recommends saving as many
trees as are feasible. Extra credit toward fulfilling
ordinance requirements can be given when saving trees of six
inch caliper or larger.
If dumpsters are to be used, their locations must be
identified.
3
FILE NO.: Z -4213-A (Cont.)
G.
H.
Prior to a construction permit, detailed landscape plans
must be approved by Bob Brown, Plans Review Specialist. Mr.
Brown may be reached at 371-4864.
ANALYSIS•
The applicant submitted a revised site plan to staff on
September 30, 1998. The revised site plan appears to
address the concerns raised by staff. The applicant removed
the parking spaces on the north side of the service drive
and has shown the proposed sign locations on the site plan.
The signage must comply with the ordinance standards for
commercial zoning. The applicant also submitted north/south
sections, a'site grading plan and details on the proposed
retaining walls. Staff is relatively comfortable with these
plans as submitted.
The applicant is proposing a total of 270 parking spaces for
Lot 2. A total of 271 parking spaces would typically be
required by ordinance for this building if 10,000 square
feet of the building were used as a restaurant(s) with the
remainder of the building being occupied by general retail -
type uses. Therefore, staff is recommending that no more
than 10,000 square feet of the building on Lot 2 be used for
a restaurant(s) or similar food service use.
There are 31 parking spaces proposed for Lot 1. A
convenience store of this size would typically be required
22 parking spaces. There should.be no other issues
associated with parking.
The applicant is requesting a waiver of commercial street
standards for the service drive along the north side of the
building on Lot 2. A 36 foot wide street with sidewalks on
both sides would typically be required by ordinance since
the drive extends through to Lot 4 of the subdivision.
However, Public Works has noted that a 26 foot wide street
with a sidewalk on one side would be acceptable and the
applicant has agreed to this reduced standard. Therefore,
Public Works supports the waiver of full commercial street
standards.
To staff's knowledge, there are no other outstanding issues
associated with the site plan.
STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD, subject to the
following conditions:
1. Compliance with the comments noted in paragraphs D, E
and F of this report.
2. No more than 10,000 square feet of the building on Lot 2
should be used as a restaurant(s) or similar food
service use.
4
FILE NO.: Z -4213-A
3. Staff recommends approval of the waiver of commercial
street standards for the service drive along the north
side of the building on Lot 2.
SUBDIVISION COMMITTEE COMMENT:
(SEPTEMBER 24, 1998)
Pat McGetrick was present, representing the application. Staff
gave a brief description of the proposed site plan. Staff stated
that a north/south section was needed as well as details on the
proposed retaining wall and street side building elevations.
This request was made due to the amount of slope within the north
half of the property.
Staff noted that details on signage should be submitted. Staff
also noted that cross -access easements should be shown on the
proposed preliminary plat.
Based on the number of parking spaces shown on the proposed site
plan, staff recommended that a maximum of 10,000 square feet of
the building on Lot 2 be used for a restaurant(s) or similar food
service use.
The Public Works and Landscape Comments were briefly reviewed
with the applicant and Committee. Bob Brown, Site Plan Review
Specialist, briefly discussed the required street buffer for
Bowman Road. He also stated that dumpster locations should be
shown on the plan.
After the discussion, the Committee forwarded the issue to the
full Commission for resolution.
PLANNING COMMISSION ACTION:
(OCTOBER 15, 1998)
Staff presented a positive recommendation on this application, as
there were no further issues for resolution. There were no
objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made. The motion passed by a vote of
8 ayes, 0 nays and 3 absent.
5
1.
October 15, 1998
ITEM NO.: 6.1 FILE NO_: Z -4213-A
NAME: Boen Plaza (Lots 1 and 2) - Long -Form PCD
LOCATION: Northwest corner of Colonel Glenn and Bowman Roads
DEVELOPER:
ENGINEER•
Boen Enterprises, LLC. McGetrick and McGetrick Engineering
10,600 Colonel Glenn Rd. 319 East Markham St., Ste. 202
Little Rock, AR 72204 Little Rock, AR 72201
AREA: 9.24 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: C-2 ALLOWED USES:
PROPOSED USE:
VARIANCES/WAIVERS REQUESTED:
Commercial
Lot 1 - Convenience store with
gas pumps
Lot 2 - C-3 permitted uses
A waiver of commercial street standards for the service drive
along the north side of the building on Lot 2.
A. PROPOSAWRE4UEST:
The applicant proposes to rezone Lots 1 and 2 of the
proposed Boen Plaza Subdivision from C-2 to PCD. The
applicant proposes to construct a 5,400 square foot
convenience store with gas pumps on Lot 1. Thirty-one (31)
parking spaces are proposed to serve the convenience store
use.
A 68,000 square foot commercial building is proposed for Lot
2, with 270 parking spaces. The applicant proposes C-3
"General Commercial" permitted uses for Lot 2.
The developments on Lots 1 and 2 will share a common drive
from Colonel Glenn Road and a common drive from Bowman Road.
A second drive is proposed from Bowman Road which will
function as a one-way service drive for the commercial
building on Lot 2 and the proposed building on Lot 4 (Item
6.2 on this agenda). This service drive will continue onto
Lot 4 and will extend to the Bowman Court cul-de-sac.
October 15, 1998
SUBDIVISION
ITEM NO.: 6.1 (Cont.) FILE NO.: Z -4213-A
The applicant proposes to locate the building on Lot 2
approximately 150 feet back from the north property line
with a 75 foot buffer strip along this property line. The
applicant proposes to preserve the hillside and mature trees
within this buffer area.
B. EXISTING CONDITIONS:
The site is undeveloped and partially wooded. It appears
that the southern portion of the property was cleared some
time in the past. There are mature trees within the
hillside area along the north property line of Lot 2. See
paragraph B. of item #6 on this agenda for a description of
the surrounding uses.
C. NEIGHBORHOOD COMMENTS:
Staff has received no neighborhood comment as of this
writing. All property owners within 200 feet of the
property were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Colonel Glenn Road is listed on the Master Street Plan
as a principal arterial, dedication of right-of-way to
55 feet from centerline will be required.
2. Bowman Road is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way to 45 feet
from centerline is required, plus 10 -foot additional
right-of-way for turn lane at the arterial intersection
will be required. Additional pavement may be needed due
to location of driveway.
3. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvement to
these streets including 5 -foot sidewalks with planned
development.
4. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5. Stormwater detention Ordinance applies to this property.
6. Easements for proposed stormwater detention facilities
are required.
7. Provide grading plan for Civil Engineering Department
review.
8. Driveway needs to be 90 degrees on Colonel Glenn Road.
9. Service drives shall have two sidewalks between Lots 1
and 2.
10. North service drive shall be minimum 26 feet pavement
with sidewalk on one side. Staff will support a waiver
of commercial street standards.
2
October 15, 1998
r
SUBDIVISION
ITEM NO.: 6.1 _(Contj FILE NO.: 2-4213-A
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: A 5 foot utility easement is requested
along the west property line and a 7.5 foot utility
easement is requested along the north property line.
Contact utility for details.
Water: An acreage charge of $150 per acre applies in
addition to normal charges. On site fire protection will
be required for service to Lot 2.
Fire Department: Place fire hydrants per code. Contact
Dennis Free at 918-3752 for details.
County Planning: No Comment received.
CATA: Not currently located on a CAT route (near Route
#14). Sidewalk access to and from Bowman and Colonel Glenn
is needed (into site).
F. ISSUES/TECHNICAL/DESIGN:'
Planning Division:
This request is located in the Ellis Mountain Planning
District. Currently, the Land Use Plan shows Community
Shopping for this site. The proposed uses as listed are
congruent with Community Shopping. There is not currently a
neighborhood plan in effect for this area.
Landscape Issues:
The proposed on-site street buffer width along Colonel Glenn
Road meets the ordinance requirement when averaged out,
though portions are as much as 22 foot below the full
requirement of 32 feet. The proposed on-site street buffer
width along Bowman Road is 1,308 square feet short of the
minimum requirement of 20 % feet. The full buffer width
required along Bowman Road is 31 feet.
If the existing vegetation along the northern perimeter does
not provide sufficient screening, supplemental screening
will be required.
Because of the grade difference along the northern portion
of the property, it will be necessary to show cross sections
and proposed treatments. At least 60 percent of the
northern 33 feet of the property is required to be left in
its natural state.
3
October 15, 1998
SUBDIVISION
ITEM NO • 6.1 (Cont.) FILE NO.: Z -4213-A
The City Beautiful Commission
trees as are feasible. Extra
ordinance requirements can be
inch caliper or larger.
recommends saving as many
credit toward fulfilling
given when saving trees of six
If dumpsters are to be used, their locations must be
identified.
Prior to a construction permit, detailed landscape plans
must be approved by Bob Brown, Plans Review Specialist. Mr.
Brown may be reached at 371-4864.
G. ANALYSIS•
The applicant submitted a revised site plan to staff on
September 30, 1998. The revised site plan appears to
address the concerns raised by staff. The applicant removed
the parking spaces on the north side of the service drive
and has shown the proposed sign locations on the site plan.
The signage must comply with the ordinance standards for
commercial zoning. The applicant also submitted north/south
sections, a site grading plan and details on the proposed
retaining walls. Staff is relatively comfortable with these
plans as submitted.
The applicant is proposing a total of 270 parking spaces for
Lot 2. A total of 271 parking spaces would typically be
required by ordinance for this building if 10,000 square
feet of the building were used as a restaurant(s) with the
remainder of the building being occupied by general retail -
type uses. Therefore, staff is recommending that no more
than 10,000 square feet of the building on Lot 2 be used for
a restaurant(s) or similar food service use.
There are 31 parking spaces proposed for Lot 1. A
convenience store of this size would typically be required
22 parking spaces. There should be no other issues
associated with parking.
The applicant is requesting a waiver of commercial street
standards for the service drive along the north side of the
building on Lot 2. A 36 foot wide street with sidewalks on
both sides would typically be required by ordinance since
the drive extends through to Lot 4 of the subdivision.
However, Public Works has noted that a 26 foot wide street
with a sidewalk on one side would be acceptable and the
applicant has agreed to this reduced standard. Therefore,
Public Works supports the waiver of full commercial street
standards.
To staff's knowledge, there are no other outstanding issues
associated with the site plan.
4
October 15, 1998
SUBDIVISION
ITEM NO.: 6.1 Cont. FILE NO.: Z -4213-A
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD, subject to the
following conditions:
1. Compliance with the comments noted in paragraphs D, E
and F of this report.
2. No more than 10,000 square feet of the building on Lot 2
should be used as a restaurant(s) or similar food
service use.
3. Staff recommends approval of the waiver of commercial
street standards for the service drive along the north
side of the building on Lot 2.
SUBDIVISION COMMITTEE COMMENT:
(SEPTEMBER 24, 1998)
Pat McGetrick was present, representing the application. Staff
gave a brief description of the proposed site plan. Staff stated
that a north/south section was needed as well as details on the
proposed retaining wall and street side building elevations.
This request was made due to the amount of slope within the north
half of the property.
Staff noted that details on signage should be submitted. Staff
also noted that cross -access easements should be shown on the
proposed preliminary plat.
Based on the number of parking spaces shown on the proposed site
plan, staff recommended that a maximum of 10,000 square feet of
the building on Lot 2 be used for a restaurant(s) or similar food
service use.
The Public Works and Landscape Comments were briefly reviewed
with the applicant and Committee. Bob Brown, Site Plan Review
Specialist, briefly discussed the required street buffer for
Bowman Road. He also stated that dumpster locations should be
shown on the plan.
After the discussion, the Committee forwarded the issue to the
full Commission for resolution.
PLANNING COMMISSION ACTION:
(OCTOBER 15, 1998)
Staff presented a positive recommendation on this application, as
there were no further issues for resolution. There were no
objectors to this matter.
5
October 15, 1998
SUBDIVISION
ITEM NO.: 6.1 Cont. FILE NO.: Z -4213-A
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made. The motion passed by a vote of
8 ayes, 0 nays and 3 absent.
6
City of t_ItHe Rock
Department of Planning and DevelopmentPlanning
Zoning and
723 West Markham Subdivision
Little Rock, Arkansas 72201-1334
(501) 371-4790
McGetrick and McGetrick
Pat McGetrick
319 East Markham Suite 202
Little Rock AR 72201
Date: October 22 1998
Dear Mr. McGetrick:
Re: Case No. Z -4213-A
Location: Boen Plaza (Lots 1 & 2)_
Lona -Form PCD
This is to advise you that in connection with your application case
no. Z -4213-A, the following action was taken by the Planning
Commission at its meeting on October 15, 1998.
(a)
Approved with conditions.
Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to
Other:
Meeting.
Your proposal will be submitted to the Board of Directors for its
consideration at its meeting November 17, 1998.
If you have any questions, please call me at 371-4792.
Sincerely,
4�J
Monte Moore, Subdivision Administrator
Department of Planning and Development
MM/aa
From: Little Rock City Clerk To: JIM LAWSON Date: 11/17/88 Time: 08:43:40
9-02-1995 7:42PM FROM MCGETRICK 15912239293
Page 2 of 2
P. 2
McG19--TKiC�*McC7r-TRtGK
NGINCCRs - PLAryryZ•1Z5 - SUKVrYoRS L(�
November 16, 1998
Ms. Robbie Hancock
City Clerk
City Hal[
City of Little Rock
Re: Eoen Plaza Item 16 & hem 17
Dear Ms. Hancock:
We would like to request a Dekfial of the $Den Ply R2LlOWD9 as wd as it's companion iteral,
(item 16 & 17) from the %vember 17 Board Agenda. We would Gke to defer fnthese items until
the �t meeting in January. The is Re-evaluating the entire Project.
lfyou have any questions or c,Qm rle'nts, please fed free to contact us.
Sincerely,
MCGETRICK & 1LICGETRIm INC.
Patrick M. McGetrick, P.E,
Rhm:rrn
9 14 C.. Markham (Market Row) •202
Uttb Rock, Arksn6ae 122o 1
S01.228.99oo f�oc 50 1.228.9299
a -mark mcaetrkenasaolcom
1 5246 Plaza Plae*, •s
5pr'1-*sale, Arkanaaa 12165
501.812.8262 fax 501.972.8295
11/16/88 MON 16:28 [T%/R7[ NO 77371