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HomeMy WebLinkAboutZ-4269 Staff AnalysisJuly 24, 1984 Item No. 7 -- Z-4269 Owner: Don Capps Applicant: Lee Lemons and Don Capps Location: New Benton Highway West of Production Drive Request: Rezone from "R-2" Single Family to 11I-2" Light Industrial Purpose: Camper and Motor Home Sales Lot Size: 2.30 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Interstate Right -of -Way, Zoned "R-2" South - Vacant, Zoned "I-2" East - Commercial, Zoned "I-2" West - Industrial, Zoned "C-3" PLANNING CONSIDERATIONS: 1. The proposed use for the property is a sales lot for campers, motor homes, and other recreational type vehicles. The site is located along the section of I-30 that has a number of uses that range from a motel to some manufacturing. This property has industrial use on one side and a truck sales facility on the east side. The zoning patterns are similar with "I-2" zoning abutting property on two sides, "C-3" on the west side and the interstate on the north. Over recent months, "R-2" tracts in the area have been rezoned to either "C-3" or "I-2." 2. The site is vacant and flat. The property has been used in the past for a mobile home sales lot. 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. There have been no adverse comments received from the reviewing agencies at this time. July 24, 1984 Item No. 7 - Continued 5. There are no legal issues. 6. The property was part of the large I-30 annexation that took place in 1979. The property was annexed as "R-2." 7. The Suburban Development Plan identifies the location for strip development for which a vehicle sales lot is the appropriate use. "I-2" or "C-3" and "C-4" are the zoning classifications normally associated with this type of development pattern. There are no outstanding issues and staff supports the rezoning. STAFF RECOMMENDATION: Staff recommends approval of the request as filed. PLANNING COMMISSION ACTION: The applicant was present. There were no persons in attendance objecting to the rezoning. The Planning Commission discussed the case briefly and then voted 10 ayes, 0 noes and 1 absent to recommend approval of the rezoning as filed. 'i July 16, 1984 Item No. 3 - Z -4269-A Owner: Don Capps Address: New Benton Highway approximately 600 feet west of Production Drive and immediately east of the Munsey Products Plant Description: Long Legal Zoned: "R-2" Single Family District (An application for "I-2" Light Industrial has been filed.) Variance Requested: From the rear yard setback provisions of Section 43/7.104.2.E.3 to permit a rear yard setback of 10 feet for a new building. JUSTIFICATION: 1. Provide for more parking convenience for customers. 2. Display product to be sold. 3. Existing structures on property lines on buildings surrounding the property. 4. Considering the proposed site plan, I feel that display of my product on asphalt paving in front of sales and service facility will improve the general appearance of the property. 5. In case of fire or other emergencies, several 14' x 14' doors will allow access from the side of building. The drives will be open to any and all such traffic. Present Use of the Property: Proposed Use of the Property: STAFF REPORT: Vacant Land Camper sales A. Engineering Issues None reported at this writing. July 16, 1984 Item No. 3 - Continued B. Staff Analvsis This application involves a vacant acreage tract which has no physical or design problem that could be termed a hardship. The primary concern offered is the applicant's statement of visibility of his merchandise and convenience of his customers. The staff feels that the proposed building could be sited in a fashion that would offer both visibility of merchandise and conformance to the Ordinance. While it is true that• several neighboring buildings such as the Munsey Products Building do intrude on setbacks, those generally occurred prior to annexation. We do not support acceptance of those standards in lieu of the Zoning Ordinance requirements. C. Staff Recommendation Denial of the request. BOARD OF ADJUSTMENT ACTION: The applicant, Don Capps, was present. There were no objectors present. Mr. Capps said that they had outgrown there present location on South University and needed additional space. He then went on to discuss the proposed building and site plan. The plan provided adequate parking for customers and good circulation. Mr. Capps said this was important because of having to accommodate very large vehicles such as motor homes. He described the proposed building"which would have office and warehousing in the front with a service department located at the rear. There was some discussion about the impact of a 10 -foot rear yard. There were additional comments made by Mr. Capps addressing the variance and the hardship. A motion was made to recommend denial of the request. The motion passed by a vote of 7 ayes, 0 noes and 2 absent. The variance was denied. July 10, 1984 SUBDIVISIONS Item No. 4 NAME: Hughes Street Office Park PUD (Z-4249) LOCATION: Southwest intersection of Hughes and I-630 DEVELOPER: ENGINEER/APPLICANT: Urban Developers, Inc. Steve Sharp 8545 Leesburg Pike Riddick Engineering Corp. Vienna, Virginia 22180 1600 First Commercial Bldg. Phone: (703) 556-9320 Little Rock, AR 72201 Phone: 374-9219 AREA: 11.6 acres NO. OF LOTS: 1 FT. OF NEW ST.: 0 ZONING: "R-4", "R-5" PROPOSED USES: Offices A. Site Histor None. B. Development Rationale This proposal envisions the development of the site as a low-rise office complex with residential characteristics, which will be provided by the scale of the buildings and the selection of materials and colors to be used. The developers feel that the site is favorable to office development due to its association to the existing commercial uses and its visibility from I-630. It was considered as a good transitional use from the residential on the east to the commercial on the west. To create the residential flair, the developer plans to use an extensive amount of brick to enhance the visual quality of the structure. This will be complimented with variations in the window treatment to provide interest and identity. 'The project will possess an architectural uniqueness that will blend with the surrounding residential property. Even though buildings 5 through 11 are three stories, the slope across the site will permit access to the second floor to be at grade level on the uphill side. This added feature of the terrain reduces the impact of the structures and should give it more of a residential July 10, 1984 SUBDIVISIONS Item No. 4 - Continued appearance. Since approximately 50 percent of the project will be utilized by the medical profession, a surplus of parking is provided. Other owners anticipated will include real estate brokers, insurance agents and other professional businessmen. The common areas will be placed under the control and management of an association. The resale or leasing of units would be handled by each owner, who will also be charged an annual fee for maintenance and operation of the project. C. Proposal 1. The construction of a condominium office park with 173 units at a density of 15 units per acre. 2. Development will be as follows: Typical unit size .... 1,000 gsf Buildings two story .... 38,000 gsf Buildings three story .e.. 132,000 gsf Total .... 170,000 gsf 3. Parking: Required . . . . . . 80,000 gsf (6 spaces/doctor's office) .... 480 spaces 90,000 gsf (80% of 1 space/ 400 gsf = 2/1,000 gsf) .... 180 spaces Total 660 spaces Provided . . . . . . . . . . 80,000 gsf (6 spaces/1,000 gsf) 480 spaces 90,000 gsf (5 spaces/1,000 gsf) .... 450 spaces Total .... 930 spaces 4. Site Coverage: Building ..... 13% Paving .... (375 sq.ft. per parking space) 69% Walks, landscape, buffer and grass ..... 18% Total 100% July 10, 1984 SUBDIVISIONS Item No. 4 - Continued 5. 6. Phasing Plan: Phase Building I 4-7 II 8-10 III 1-3, 11 No. of Start Completion Units Date Date 52 Fall 84 Summer 85 63 Summer 85 Spring 86 58 Spring 86 Winter 86 Landscaping will be extensive and should comply with ordinance requirements. D. Engineering Comments Request internal drainage plan. E. Analysis Staff is favorable to the project. It will be a less intense development than the approximate 336 multifamily units that could currently be built on the site. The applicant is commended for his thoroughness in fulfilling the submission requirements, however, elevations are still needed. STAFF RECOMMENDATION: Approval. SUBDIVISION COMMITTEE REVIEW: The Committee reviewed the application. The applicant submitted a revised survey and elevation. Staff reported that conversations with the developer indicated a possible alternate access to the west once the adjoining property is developed. PLANNING COMMISSION ACTION: The applicant was present. Members of the University Park neighborhood were present. Spokespersons from the group included: (1) Mr. Ralph White - who requested that some measure be provided to shield his view of the parking lot, since the entrance to the development is directly in front of his home; (2) Mr. Theopolis Donahue - who requested that he continue to be allowed access to the rear of his property; (3) Ms. Erma Hart - who objected to the development of the property as multifamily or office based on the possible lowering of property values, increasing traffic, change in safety factor of neighborhood, etc. July 10, 1984 SUBDIVISIONS Item No. 4 - Continued During the discussion, it was brought out that there may be a portion of right-of-way that needs closing. The applicant was asked to research this and close the right-of-way if needed. Finally, a motion for approval was made based on the following conditions: 1. The provision of an access easement to Mr. Donahue; and 2. The provision of a permanent screening area 4' from level of parking lot consisting of cut, berm, wall, plus landscaping and extending from entrance to south property line and 150' north. The motion passed by a vote of 8 ayes, 0 noes, and 3 absent. J July 24, 1984 Item No. 7 - Z-4269 Owner: Don Capps Applicant: Lee Lemons and Don Capps Location: New Benton Highway West of Production Drive Request: Rezone from "R-2" Single Family to "I-2" Light Industrial Purpose: Camper and Motor Home Sales Lot Size: 2.30 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Interstate Right -of -Way, Zoned "R-2" South - Vacant, Zoned "I-2" East - Commercial, Zoned "I-2" West - Industrial, Zoned "C-3" PLANNING CONSIDERATIONS: 1. The proposed use for the property is a sales lot for campers, motor homes, and other recreational type vehicles. The site is located along the section of I-30 that has a number of uses that range from a motel to some manufacturing. This property has industrial use on one side and a truck sales facility on the east side. The zoning patterns are similar with "I-2" zoning abutting property on two sides, "C-3" on the west side and the interstate on the north. Over recent months, "R-2" tracts in the area have been rezoned to either "C-3" or "I-2." 2. The site is vacant and flat. The property has been used in the past for a mobile home sales lot. 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. There have been no adverse comments received from the reviewing agencies at this time. July 24, 1984 Item No. 7 - Continued 5. There are no legal issues. 6. The property was part of the large I-30 annexation that took place in 1979. The property was annexed as "R-2." 7. The Suburban Development Plan identifies the location for strip development for which a vehicle sales lot is the appropriate use. "I-2" or "C-3" and "C-4" are the zoning classifications normally associated with this type of development pattern. There are no outstanding issues and staff supports the rezoning. STAFF RECOMMENDATION: Staff recommends approval of the request as filed. PLANNING COMMISSION ACTION: The applicant was present. There were no persons in attendance objecting to the rezoning. The Planning Commission discussed the case briefly and then voted 10 ayes, 0 noes and 1 absent to recommend approval of the rezoning as filed.