Loading...
HomeMy WebLinkAboutZ-4343-E Staff AnalysisJanuary 8, 1991 SUBDIVISION ITEM NO.: 1 FILE NO.: Z -4343-C NAME: Convenience Store - Ranch - Short Form PCD LOCATION: Northwest corner of Katillius Road and Arkansas State Highway 10. DEVELOPER: ENGINEER: BARKSDALE MCKAY WHITE-DATERS & ASSOCIATES, INC. 3100 Interstate 30 401 Victory Little Rock, AR 72201 Little Rock, AR 72201 374-2253 374-1666 AREA: 51,976 sq. ft. NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: C-2 PROPOSED USES: Convenience store with gas pumps PLANNING DISTRICT: 1 - Highway 10 CENSUS TRACT: 42.05 VARIANCES RE UESTED: None. STATEMENT OF PROPOSAL: Barksdale McKay proposes to build a convenience store with gas pumps and automatic car wash at the northwest corner of the intersection of Highway 10 and Katillius Road. The layout of the facility and site have been done within the Hwy. 10 Overlay District requirements. Access is provided from Hwy. 10 and Katillius Road. The canopy of the proposed facility is 75 feet from Hwy. 10 with 50 foot wide landscaped area on Hwy. 10 frontage. There will be 2200 sq. ft. convenience store, free standing car wash and four (4) pumps. Both car wash and building will be designed to accommodate Texaco's System 2000 concept as well as the Ranch's special decor characteristics. The exterior of the building will be brick with the black and dark dove gray Texaco earth tone colors. 1 January 8, 1991 SUBDIVISION ITEM NO. 1 Continued A. PROPOSAW REQUEST: This proposal consists of the construction of a convenience store, four gas pumps and a car wash on 1.15 acre lot located along Hwy. 10 corridor. B. EXISTING CONDITIONS: The site approximately 1.15 acre in area currently is cleared of underbrush. However, it does contain some mature timber. The property can be accessed from Hwy. 10 along the south boundary, or Katillius Road along east boundary. The rear of the site has a natural drainage ditch which carries a significant volume of water. C. ENGINEERING COMMENTS: Collector right-of-way and improvements, including sidewalks, should be provided on the full frontage of Katillus, including the bridge. An additional 5' of right-of-way should be provided on the portion of the Highway 10 frontage shown as 50' from centerline. Sidewalks should be constructed on the full frontage of Highway 10. The excavation and detention ordinances apply. D. ISSUES/LEGAL/TECHNICAL/DESIGN/LANDSCAPE: The several issues to be introduced here as follows: 1. Close the curb cut on Highway 10 and leave open two curb cuts on Katillus. 2. Sign size and height according to overlay standards. 3. Provide preliminary grading plan for review by Staff. 4. Provide preliminary plat for remaining ownership, specifying the manner in which lots are to be marketed. 5. Coordinate landscape design with Bob Brown from Neighborhood Revitalization and Planning Department. 2 January 8, 1991 SUBDIVISION ITEM NO. 1 Continued E. ANALYSIS• The Planning and Engineering Staff have thoroughly reviewed this submittal with respect to all elements as required by ordinance and Highway 10 Design Overlay Standards. We find little or no concern with the construction of the convenience store. The concerns we will offer deal with meeting Highway 10 Overlay Standards. Staff feels the following should be accomplished in order to meet all requirements. 1. Eliminate curb cut on Highway 10 and use Katillus Road for main entrance to compensate for less than 2 acre minimum lot size and less than 300 feet Highway 10 frontage. 2. Provide preliminary plat for the remaining ownership to allow assessment of the future development. Include access prohibition from Highway 10 for lots less than required minimum by Highway 10 standards. 3. Provide grading plan for review by Engineering and Bob Brown to assess site fill and landscape requirement. There are additional concerns pointed out in Item D and Item C that require additional work on the part of the Architect and the Developer. F. STAFF RECOMMENDATION: The Staff recommends approval of this PCD application subject to compliance with Engineering and Planning Staff comments. January 8, 1991 SUBDIVISION . 1 (Continued SUBDIVISION COMMITTEE COMMENTS: (December 20, 1990) Mr. Ed Willis and Joe White were present. Mr. Willis described his project and various elements important to his proposal. He stated that the curb cut on Highway 10 is a very important factor of this project and elimination of it would make this project unacceptable. The Staff responded to Mr. Willis by stating that the Highway 10 Overlay - requires two (2) acres and more than 300 feet frontage in order to have a curb cut on Highway 10. Mr. Willis responded that the tract size is limited by the creek located on the west and north part of the property. The discussion then moved to the requirements of the bridge construction. It was determined that the developer would be responsible for that improvement via in -lieu contribution. The only remaining items for discussion were a few site plan details pointed out by the Staff. Mr. White indicated he would follow through on the grading plan landscape requirements and signage before the Planning Commission. There being no further discussion, the matter was forwarded to the full Commission for resolution. PLANNING COMMISSION ACTION: (January 8, 1991) There were no objectors in attendance. The application was represented by Mr. Joe White, the Engineer, Mr. Ed Willis, Bob Shults and Barksdale McKay. The Planning Staff presented its recommendation of approval of this PCD conditional upon the applicant agreeing to reduce the driveway on Kattilus Road to 24 feet wide or leave only one 40 foot wide. Mr. White presented his proposed layout of this project. He stated that his client needs to have two 40 foot wide curb cuts on Kattilus for better traffic circulation and also better access for 18 wheeler trucks delivering gasoline to this convenience store. Commissioner Wells asked Mr. White why he needs two 40 foot wide driveways on Katillus, if he has one on Highway 10. Mr. White stated that the second curb cut would accommodate a car wash and improve traffic circulation. 4 I f January 8, 1991 SUBDIVISION If ITEM NO. 1 (Continued) f A general discussion followed involving several Commissioners, the applicant and Planning Staff to determine j if this site needs three curb cuts. } Mr. Gardner from the Engineering Department stated that the ordinance calls for only one curb cut on Kattilus because of less than 300 foot frontage. The Chairman then recognized Mr. Ed Willis for a closing statement. He offered that his drives and access are safer and better for this site plan than the ones proposed by the A— AtD-� , �� W �5 M OT 1 ( K3 (,�,�,�� cad dAf C? N d'C L -S` `%.Irl' T i i t-14-5 D/ 1� k' 7 Z �(� l,J r (N