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HomeMy WebLinkAboutZ-4343-I Staff AnalysisFILE NO.: Z -4_343-T NAME: SADDLE CREEK CENTER -- ZONING SITE PLAN REVIEW LOCATION: At the southeast corner of Ranch Blvd., and Ranch Drive, approximately 300 feet north of Cantrell Road. DEVELOPER: ENGINEER: Ed Willis Joe White FINANCIAL CENTRE CORPORATION WHITE-DATERS & ASSOCIATES, INC. P. O. Box 56350 401 S. Victory St. Little Rock, AR 72215 Little Rock, AR 72201 224-9600 374-1666 AREA: 4.46 ACRES NUMBER OF LOT,5: 3 FT. NEW STREET: 0 ZONING: C-2 PROPOSED USES: General Retail and Offices PLANNING DISTRICT: 20 CENSUS TRACT: 42.05 VARIANCES REQUESTED: 1. Approval of a variance from the requirement that the internal private drives meet public street standards, to permit the drives to be constructed to driveway standards. 2. Approval of a variance from the restriction on the spacing of drive access points to lots from public or private streets, to permit two driveways plus a service drive to be located within a 340 foot distance along he private street. STATEMENT OF PROPOSAL: The applicant requests review of a site plan for a commercial and office complex on a 4.46 acre tract. The site is proposed to consist of three buildings on three separate lots; however, access to the lots and the parking areas are proposed to be shared, with a common access easement encompassing the drives and parking areas, with provision for cross-over access easements. Lot B-1 is to be a 1.057 acre lot, with a 10,170 square foot building on it. A drive-thru pick-up window is requested at the east facade of the building, and parking for 35 vehicles is to be provided. Lot B-2 is to be a 1.355 acre lot, with a 11,709 square foot building located on it. A drive-thru pick-up window is requested at the south facade of the building, and parking for 40 vehicles is to be provided. Lot B-3 is to be a 2.021 acre lot, with a 17,581 square foot building located on it. Parking FILE NO.: Z -4343-I (Continued) for 58 vehicles is provided. A private drive for access to the project site is proposed to be constructed along the south boundary of the tract. Approval of a preliminary plat for the tract is being sought as Item 5-b on the December 12, 1995 Planning Commission agenda, and the access easement and private drive issues are being addressed as part of the preliminary plat item. The matter of the common access easement and private interior traffic circulation system, with the cross-over easements for drives and the parking areas needs to be addressed with the site plan review, and approval of this is requested. Approval is also requested for two variances: one from the regulations which requires the internal access drives to meet public street standards, with sidewalks on both sides, and one from the regulation which restricts the number of access points along the lot frontage of Lots B-2 and B-3, to permit two public and one service access point from the private drive which borders the site on the south. A. PROPOSALIRE47EST: Review and approval by the Planning Commission is requested for a site plan for a commercial center, with access easements to provide internal circulation, and a private drive system and shared parking areas, with cross-over access easements. Review by the Planning Commission and a recommendation of approval to the Board of Directors is requested for approval of a variance from the regulation which requires internal private drives to meet public street design standards, with sidewalks on both sides, to permit the internal drives to be constructed to driveway standards. Review by the Planning Commission and a recommendation of approval to the Board of Directors is requested for approval of a variance from the restriction on the spacing of drive access points to lots from public or private streets, to permit two driveways plus a service drive to be located within a 340 foot distance along the private street. B. EXISTING CONDITIONS: The site is undeveloped, but, since it was once pasture land, it is, for the most part, cleared of vegetation. There are a number of large trees located on the site. The existing zoning of the site is C-2, with the remainder of the C-2 tract lying to the east and south. To the north, across Ranch Dr., is an 0-2 zoned tract at the intersection of Ranch Rd. and Ranch Blvd., and a MF -18 tract surrounding the corner tract. Across Ranch Blvd. to the west is a large O-2 tract. 2 FILE NO.: Z-4343-1 (Continued) C. ENGINEERING UTILITY COMMENTS: Public works comments: Proper grading plans and erosion control plans are required prior to construction. Stormwater detention analysis is required. Open ditches are generally not permitted by the Stormwater Management and Drainage Manual. If ditches are planned, they must be shown on the preliminary plat and must be approved by the City Engineer prior to Planning Commission approval of the plat [Ref. Sec. 311-89(9)]. The south lots should have a maximum of 2 driveways onto the south access street. Sidewalks are required along all boundary streets. Little Rock Water Works comments that on-site fire protection will be required. Little Rock Wastewater Utility comments that sewer is available, with no adverse effect to the system from the proposed development. Arkansas Power and Light Co. will require a 15 foot .easement along all four sides of the tract. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. approved the submittal The Little Rock Fire Department commented that an additional fire hydrant will be required at the west side of the site. D. ISSUES LEGAL TECHNICAL DESIGN: Sec. 36-127 requires that, among other zoning districts, sites in C-2 zoned areas are subject to site plan review by the Planning Commission. On-site fire hydrants, both existing and proposed are to be shown. Sec. 31-287 requires that, where a commercial development requires the creation of an internalized circulation system to provide access to multiple lots and building site, the Planning Commission may authorize the use of a service easement in lieu of public commercial streets. The location of the private service easements shall be indicated on the plat and shall be built to public street design standards. Design of service easement improvements shall be subject to 3 FILE Z-4 4 -I (Continued E. F. the review and approval by the City Engineer. Any variance from the public street standards must be appealed to the City Board of Directors The shown private access drive does not meet the public street standards, and a variance from this requirement is sought. Sec. 31-210 limits, among others, commercial and office lots to one driveway or access point for each 300 feet of lot frontage, and provides that shared or common driveway points are encouraged to reduce impact of these requirements on lots of less than 300 feet in frontage. within the two lots, each with frontages of less than 300 feet, three drive access points (two for the public and one service drive) are shown. A variance is requested to permit these three drive access points. Parking for general business and retail sales uses is 1 space for each 300 square feet of gross floor area for the first 10,000 square feet of building size, then, for areas between 10,001 and 20,000 square feet, 95% of the -basic - requirement is mandated. Required parking is 128 spaces; a total of 170 is provided. The Plans Review Specialist notes that the areas set aside for buffers and landscaping meet the Ordinance requirements. Curbs and gutters, or another approved border, are required to protect landscaped areas from vehicular traffic. ANALYSIS: There are only minor deficiencies in the presented documents, and any deficiencies can be dealt with prior to final approval of the site plan by staff. The nature of the "center", with an internalized traffic circulation system, but with separate lots, acts as a unified center. Common access and cross -access easements are provided, and, except for -lines on the site plan, the lot lines are irrelevant to the functioning of the center. Drives, as if the development were on a single lot, then, are appropriate, as long as they function well. The additional access point -form the south boundary private street for service vehicles _ -is justified, and the variance from the regulations can be supported. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan, with the common access easements and cross easements encompassing the interior drives and parking areas. Staff recommends approval of the variance from the regulation which will require the internal drives to meet 4 FILE NO.: Z -4343-I (Continued) public street design standards, with sidewalks on both sides. Staff recommends approval of the variance form the regulation which limits the access points form the south boundary private street to two access points, to permit an additional service access point. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 22, 1995) Mr. Bob Schultz and Mr. Ed Willis, the applicants, and Mr. Joe White, with White-Daters and Associates, Inc., the project engineering firm, were present. Staff outlined the nature of the project and reviewed the comments contained in the discussion outline. Staff pointed out that the site is part of a larger tract, and that, in subdividing the subject tract from the larger tract, a preliminary plat is needed. Mr. White indicated that a plat would be forthcoming. David Scherer and Bill Henry, with the Public Works staff, reviewed the Public Works concerns. The Committee members discussed the various issues, and forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (DECEMBER 12, 1995) Staff reported that the applicant had submitted a revised site plan which addresses the Public Works concerns noted at the Subdivision Committee meeting. Staff noted that the Ordinance provides that, when a development requires the creation of an internalized circulation system to provide access to multiple lots, the Planning Commission may authorize the use of a service easement in lieu of a Public Street, and that the applicant had requested such a service easement. Staff reported that the entire internal drive area is to be within the access easement, and its design meets with Public Works requirements. Staff recommended approval of the service easement. Staff reported that the Ordinance requires that improvements within service easements meet public street standards, and that the applicant had requested a variance from this requirement to permit the improvements to be to private drive and parking lot standards, and without sidewalks along both sides of the drive, as would be required for a commercial street. Staff recommended approval of this requested variance. Staff reported that the Ordinance requires that, where lots have less than 300 feet of frontage on a street, they are to have a common access point, but that in the case of the subject property, where one lot has 240 feet of frontage and the other, 230 feet, that within this 470 feet, the site plan proposes 2 drive access points for the public, plus one service drive. 5 FILE NQ.: Z-434 -I (Continued) Staff explained that a variance from the Ordinance limitation is needed, and staff recommended approval of the variance. The item was included on the Consent Agenda for approval. The site plan and internalized service easement were approved, and a recommendation to the Board of Directors for approval of a variance: 1) to permit the improvements within the service easement to be constructed to private drive and parking lot standards, without sidewalks along both sides of the drive; and 2) to permit 2 public drive access points and one service drive within the 470 feet of frontage of Lots B-2 and B-3 were recommended for approval, with the vote of 10 ayes, 0 nays, 0 abstentions, and 1 absent. 6 FILE NO.: Z-434 -I DAME: SADDLE CREEK CENTER -- ZONING SITE PLAN REVIEW LOCATION: At the southeast corner of Ranch Blvd., and Ranch Drive, approximately 300 feet north of Cantrell Road. DEVELOPER: ENGINEER: Ed Willis Joe White FINANCIAL CENTRE CORPORATION WHITE-DATERS & ASSOCIATES, INC. P. O. Box 56350 401 S. Victory St. Little Rock, AR 72215 Little Rock, AR 72201 224-9600 374-1666 AREA: 4.46 ACRES NUMBER OF LOTS: 3 FT. NEW STREET: 0 ZONI C-2 PROPOSED USES: General Retail and Offices PLANNING DISTRICT: 20 CENSUS TRACT: 42.05 VARIANCES REQUESTED: 1. Approval of a variance from the requirement that the internal private drives meet public street standards, to permit the drives to be constructed to driveway standards. 2. Approval of a variance from the restriction on the spacing of drive access points to lots from public or private streets, to permit two driveways plus a service drive to be located within a 340 foot distance along he private street. STATEMENT OF PROPOSAL: The applicant requests review of a site plan for a commercial and office complex on a 4.46 acre tract. The site is proposed to consist of three buildings on three separate lots; however, access to the lots and the parking areas are proposed to be shared, with a common access easement encompassing the drives and parking areas, with provision for cross-over access easements. Lot B-1 is to be a 1.057 acre lot, with a 10,170 square foot building on it. A drive-thru pick-up window is requested at the east facade of the building, and parking for 35 vehicles is to be provided. Lot B-2 is to be a 1.355 acre lot, with a 11,709 square foot building located on it. A drive-thru pick-up window is requested at the south facade of the building, and parking for 40 vehicles is to be provided. Lot B-3 is to be a 2.021 acre lot, with a 17,581 square foot building located on it. Parking FILE NO.: Z -4343-I (Continued) for 58 vehicles is provided. A private drive for access to the project site is proposed to be constructed along the south boundary of the tract. Approval of a preliminary plat for the tract is being sought as Item 5-b on the December 12, 1995 Planning Commission agenda, and the access easement and private drive issues are being addressed as part of the preliminary plat item. The matter of the common access easement and private interior traffic circulation system, with the cross-over easements for drives and the parking areas needs to be addressed with the site plan review, and approval of this is requested. Approval is also requested for two variances: one from the regulations which requires the internal access drives to meet public street standards, with sidewalks on both sides, and one from the regulation which restricts the number of access points along the lot frontage of Lots B-2 and B-3, to permit two public and one service access point from the private drive which borders the site on the south. A. PROPOSAL/REDIIEST: Review and approval by the Planning Commission is requested for a site plan for a commercial center, with access easements to provide internal circulation, and a private drive system and shared parking areas, with cross-over access easements. Review by the Planning Commission and a recommendation of approval to the Board of Directors is requested for approval of a variance from the regulation which requires internal private drives to meet public street design standards, with sidewalks on both sides, to permit the internal drives to be constructed to driveway standards. Review by the Planning Commission and a recommendation of approval to the Board of Directors is requested for approval of a variance from the restriction on the spacing of drive access points to lots from public or private streets, to permit two driveways plus a service drive to be located within a 340 foot distance along the private street. B. EXISTING CONDITIONS: The site is undeveloped, but, since it was once pasture land, it is, for the most part, cleared of vegetation. There are a number of large trees located on the site. The existing zoning of the site is C-2, with the remainder of the C-2 tract lying to the east and south. To the north, across Ranch Dr., is an 0-2 zoned tract at the intersection of Ranch Rd. and Ranch Blvd., and a MF -18 tract surrounding the corner tract. Across Ranch Blvd. to the west is a large O-2 tract. 2 FILE N Z-4 4 -I (Continued) C. ENGINEERING UTILITY COMMENT Public Works comments: Proper grading plans and erosion control plans are required prior to construction. Stormwater detention analysis is required. Open ditches are generally not permitted by the Stormwater Management and Drainage Manual. If ditches are planned, they must be shown on the preliminary plat and must be approved by the City Engineer prior to Planning Commission approval of the plat [Ref. Sec. 311-89(9)]. The south lots should have a maximum of 2 driveways onto the south access street. Sidewalks are required along all boundary streets. Little Rock Water Works comments that on-site fire protection will be required. Little Rock Wastewater Utility comments that sewer is available, with no adverse effect to the system from the proposed development. Arkansas Power and Light Co. will require a 15 foot easement along all four sides of the tract. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. approved the submittal The Little Rock Fire Department commented that an additional fire hydrant will be required at the west side of the site. D. ISSUES/LEGAL/TECHNICAL/DESIGN: Sec. 36-127 requires that, among other zoning districts, sites in C-2 zoned areas are subject to site plan review by the Planning Commission. On-site fire hydrants, both existing and proposed are to be shown. Sec. 31-287 requires that, where a commercial development requires the creation of an internalized circulation system to provide access to multiple lots and building site, the Planning Commission may authorize the use of a service easement in lieu of public commercial streets. The location of the private service easements shall be indicated on the plat and shall be built to public street design standards. Design of service easement improvements shall be subject to K. FILE NO.: Z-4 4 -I (Continued) E. F. the review and approval by the City Engineer. Any variance from the public street standards must be appealed to the City Hoard of Directors The shown private access drive does not meet the public street standards, and a variance from this requirement is sought. Sec. 31-210 limits, among others, commercial and office lots to one driveway or access point for each 300 feet of lot frontage, and provides that shared or common driveway points are encouraged to reduce impact of these requirements on lots of less than 300 feet in frontage. Within the two lots, each with frontages of less than 300 feet, three drive access points (two for the public and one service drive) are shown. A variance is requested to permit these three drive access points. Parking for general business and retail sales uses is 1 space for each 300 square feet of gross floor area for the first 10,000 square feet of building size, then, for areas between 10,001 and 20,000 square feet, 95% of the basic requirement is mandated. Required parking is 128 spaces; a total of 170 is provided. The Plans Review Specialist notes that the areas set aside for buffers and landscaping meet the Ordinance requirements. Curbs and gutters, or another approved border, are required to protect landscaped areas from vehicular traffic. ANALYSIS• There are only minor deficiencies in the presented documents, and any deficiencies can be dealt with prior to final approval of the site plan by staff. The nature of the "center", with an internalized traffic circulation system, but with separate lots, acts as a unified center. Common access and cross -access easements are provided, and, except for lines on the site plan, the lot lines are irrelevant to the functioning of the center. Drives, as if the development were on a single lot, then, are appropriate, as long as they function well. The additional access point form the south boundary private street for service vehicles is justified, and the variance from the regulations can be supported. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan, with the common access easements and cross easements encompassing the interior drives and parking areas. Staff recommends approval of the variance from the regulation which will require the internal drives to meet 4 FILE NO_: Z-4343-1 (Continued public street design standards, with sidewalks on both sides. Staff recommends approval of the variance form the regulation which limits the access points form the south boundary private street to two access points, to permit an additional service access point. SUBDIVISION COMMITTEE_QQMMENT: (NOVEMBER 22, 1995) Mr. Bob Schultz and Mr. Ed Willis, the applicants, and Mr. Joe White, with White-Daters and Associates, Inc., the project engineering firm, were present. Staff outlined the nature of the project and reviewed the comments contained in the discussion outline. Staff pointed out that the site is part of a larger tract, and that, in subdividing the subject tract from the larger tract, a preliminary plat is needed. Mr. White indicated that a plat would be forthcoming. David Scherer and Bill Henry, with the Public Works staff, reviewed the Public Works concerns. The Committee members discussed the various issues, and forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (DECEMBER 12, 1995) Staff reported that the applicant had submitted a revised site plan which addresses the Public Works concerns noted at the Subdivision Committee meeting. Staff noted that the Ordinance provides that, when a development requires the creation of an internalized circulation system to provide access to multiple lots, the Planning Commission may authorize the use of a service easement in lieu of a Public Street, and that the applicant had requested such a service easement. Staff reported that the entire internal drive area is to be within the access easement, and its design meets with Public Works requirements. Staff recommended approval of the service easement. Staff reported that the Ordinance requires that improvements within service easements meet public street standards, and that the applicant had requested a variance from this requirement to permit the improvements to be to private drive and parking lot standards, and without sidewalks along both sides of the drive, as would be required for a commercial street. Staff recommended approval of this requested variance. Staff reported that the Ordinance requires that, where lots have less than 300 feet of frontage on a street, they are to have a common access point, but that in the case of the subject property, where one lot has 240 feet of frontage and the other, 230 feet, that within this 470 feet, the site plan proposes 2 drive access points for the public, plus one service drive. 5 FILE NO,: Z-4343-1 (Continued) Staff explained that a variance from the Ordinance limitation is needed, and staff recommended approval of the variance. The item was included on the Consent Agenda for approval. The site plan and internalized service easement were approved, and a recommendation to the Board of Directors for approval of a variance: 1) to permit the improvements within the service easement to be constructed to private drive and parking lot standards, without sidewalks along both sides of the drive; and 2) to permit 2 public drive access points and one service drive within the 470 feet of frontage of Lots B-2 and B-3 were recommended for approval, with the vote of 10 ayes, 0 nays, 0 abstentions, and 1 absent. 6 December 12, 1995 ITEM N 14 FILE NO.: Z-4 43--I NAME: SADDLE CREEK CENTER -- ZONING SITE PLAN REVIEW LOCATION: At the southeast corner of Ranch Blvd., and Ranch Drive, approximately 300 feet north of Cantrell Road. DEVELOPER: ENGINEER: Ed Willis Joe White FINANCIAL CENTRE CORPORATION WHITE-DATERS & ASSOCIATES, INC. P. O. Box 56350 401 S. Victory St. Little Rock, AR 72215 Little Rock, AR 72201 224-9600 374-1666 AREA: 4.46 ACRES NUMBER OF LOTS: 3 FT. NEW STREET: 0 ZONING: C-2 PROPOSED USES: General Retail and Offices PLANNING DISTRICT: 20 CENSUS TRACT: 42.05 VARIANCES REQUESTED: 1. Approval of a variance from the requirement that the internal private drives meet public street standards, to permit the drives to be constructed to driveway standards. 2. Approval of a variance from the restriction on the spacing of drive access points to lots from public or private streets, to permit two driveways plus a service drive to be located within a 340 foot distance along he private street. STATEMENT OF PROPQSAL: The applicant requests review of a site plan for a commercial and office complex on a 4.46 acre tract. The site is proposed to consist of three buildings on three separate lots; however, access to the lots and the parking areas are proposed to be shared, with a common access easement encompassing the drives and parking areas, with provision for cross-over access easements. Lot B-1 is to be a 1.057 acre lot, with a 10,170 square foot building on it. A drive-thru pick-up window is requested at the east facade of the building, and parking for 35 vehicles is to be provided. Lot B-2 is to be a 1.355 acre lot, with a 11,709 square foot building located on it. A drive-thru pick-up window December 12, 1995 SUBDIVISION ITEM NO.: 14 n inu d FILE DTO.: Z -4343-I is requested at the south facade of the building, and parking for 40 vehicles is to be provided. Lot B-3 is to be a 2.021 acre lot, with a 17,581 square foot building located on it. Parking for 58 vehicles is provided. A private drive for access to the project site is proposed to be constructed along the south boundary of the tract. Approval of a preliminary plat for the tract is being sought as Item 5-b on the December 12, 1995 Planning Commission agenda, and the access easement and private drive issues are being addressed as part of the preliminary plat item. The matter of the common access easement and private interior traffic circulation system, with the cross-over easements for drives and the parking areas needs to be addressed with the site plan review, and approval of this is requested. Approval is also requested for two variances: one from the regulations which requires the internal access drives to meet public street standards, with sidewalks on both sides, and one from the regulation which restricts the number of access points along the lot frontage of Lots B-2 and B-3, to permit two public and one service access point from the private drive which borders the site on the south. A. PROPO AL RE VEST: Review and approval by the Planning Commission is requested for a site plan for a commercial center, with access easements to provide internal circulation, and a private drive system and shared parking areas, with cross-over access easements. Review by the Planning Commission and a recommendation of approval to the Board of Directors is requested for approval of a variance from the regulation which requires internal private drives to meet public street design standards, with sidewalks on both sides, to permit the internal drives to be constructed to driveway standards. Review by the Planning Commission and a recommendation of approval to the Board of Directors is requested for approval of a variance from the restriction on the spacing of drive access points to lots from public or private streets, to permit two driveways plus a service drive to be located within a 340 foot distance along the private street. B. EXISTING CONDITIONS: The site is undeveloped, but, since it was once pasture land, it is, for the most part, cleared of vegetation. There are a number of large trees located on the site. 2 December 12, 1995 SUBDIVISION ITEM NO.: 14 L QntipMgd) _ FILE NO.: Z -4343-I The existing zoning of the site is C-2, with the remainder of the C-2 tract lying to the east and south. To the north, across Ranch Dr., is an 0-2 zoned tract at the intersection of Ranch Rd. and Ranch Blvd., and a MF -18 tract surrounding the corner tract. Across Ranch Blvd. to the west is a large 0-2 tract. C. ENGINEERING/UTILITY COMMENTS Public Works comments: Proper grading plans and erosion control plans are required prior to construction. Stormwater detention analysis is required. Open ditches are generally not permitted by the Stormwater Management and Drainage Manual. If ditches are planned, they must be shown on the preliminary plat and must be approved by the City Engineer prior to Planning Commission approval of the plat [Ref. Sec. 311-89(9)]. The south lots should have a maximum of 2 driveways onto the south access street. Sidewalks are required along all boundary streets. Little Rock Water Works comments that on-site fire protection will be required. Little Rock Wastewater Utility comments that sewer is available, with no adverse effect to the system from the proposed development. Arkansas Power and Light Co. will require a 15 foot easement along all four sides of the tract. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. approved the submittal The Little Rock Fire Department commented that an additional fire hydrant will be required at the west side of the site. D. I SSUE$1_LE,_QAL/TECHNICALl,DE5IGN : Sec. 36-127 requires that, among other zoning districts, sites in C-2 zoned areas are subject to site plan review by the Planning Commission. 3 December 12, 1995 RIp am] ITEM NO.: 14 _ (Continued) _ FILE NO. Z -4343-I On-site fire hydrants, both existing and proposed are to be shown. Sec. 31-287 requires that, where a commercial development requires the creation of an internalized circulation system to provide access to multiple lots and building site, the Planning Commission may authorize the use of a service easement in lieu of public commercial streets. The location of the private service easements shall be indicated on the plat and shall be built to public street design standards. Design of service easement improvements shall be subject to the review and approval by the City Engineer. Any variance from the public street standards must be appealed to the City Board of Directors The shown private access drive does not meet the public street standards, and a variance from this requirement is sought. Sec. 31-210 limits, among others, commercial and office lots to one driveway or access point for each 300 feet of lot frontage, and provides that shared or common driveway points are encouraged to reduce impact of these requirements on lots of less than 300 feet in frontage. within the two lots, each with frontages of less than 300 feet, three drive access points (two for the public and one service drive) are shown. A variance is requested to permit these three drive access points. Parking for general business and retail sales uses is 1 space for each 300 square feet of gross floor area for the first 10,000 square feet of building size, then, for areas between 10,001 and 20,000 square feet, 95% of the basic requirement is mandated. Required parking is 128 spaces; a total of 170 is provided. The Plans Review Specialist notes that the areas set aside for buffers and landscaping meet the Ordinance requirements. Curbs and gutters, or another approved border, are required to protect landscaped areas from vehicular traffic. E. ANALYSIS• There are only minor deficiencies in the presented documents, and any deficiencies can be dealt with prior to final approval of the site plan by staff. The nature of the "center", with an internalized traffic circulation system, but with separate lots, acts as a unified center. Common access and cross -access easements are provided, and, except for lines on the site plan, the lot lines are irrelevant to the functioning of the center. 4 December 12, 1995 SUBDIVISION ITEM NO,- 14 (Continued) FILE N Z-4 4-I Drives, as if the development were on a single lot, then, are appropriate, as long as they function well. The additional access point form the south boundary private street for service vehicles is justified, and the variance from the regulations can be supported. Fo STAFF RECOMMENDATIONS: Staff recommends approval of the site plan, with the common access easements and cross easements encompassing the interior drives and parking areas. Staff recommends approval of the variance from the regulation which will require the internal drives to meet public street design standards, with sidewalks on both sides. Staff recommends approval of the variance form the regulation which limits the access points form the south boundary private street to two access points, to permit an additional service access point. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 22, 1995) Mr. Bob Schultz and Mr. Ed Willis, the applicants, and Mr. Joe White, with White-Daters and Associates, Inc., the project engineering firm, were present. Staff outlined the nature of the project and reviewed the comments contained in the discussion outline. Staff pointed out that the site is part of a larger tract, and that, in subdividing the subject tract from the Larger tract, a preliminary plat is needed. Mr. White indicated that a plat would be forthcoming. David Scherer and Bill Henry, with the Public Works staff, reviewed the Public Works concerns. The Committee members discussed the various issues, and forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (DECEMBER 12, 1995) Staff reported that the applicant had submitted a revised site plan which addresses the Public Works concerns noted at the Subdivision Committee meeting. Staff noted that the Ordinance provides that, when a development requires the creation of an internalized circulation system to provide access to multiple lots, the Planning Commission may authorize the use of a service easement in lieu of a Public Street, and that the applicant had requested such a service 5 December 12, 1995 SUBDIVISIQ ITEM NQS 14 (Continued) _ FILE_ NO. Z-43! 3-I easement. Staff reported that the entire internal drive area is to be within the access easement, and its design meets with Public works requirements. Staff recommended approval of the service easement. Staff reported that the Ordinance requires that improvements within service easements meet public street standards, and that the applicant had requested a variance from this requirement to permit the improvements to be to private drive and parking lot standards, and without sidewalks along both sides of the drive, as would be required for a commercial street. Staff recommended approval of this requested variance. Staff reported that the Ordinance requires that, where lots have less than 300 feet of frontage on a street, they are to have a common access point, but that in the case of the subject property, where one lot has 240 feet of frontage and the other, 230 feet, that within this 470 feet, the site plan proposes 2 drive access points for the public, plus one service drive. Staff explained that a variance from the Ordinance limitation is needed, and staff recommended approval of the variance. The item was included on the Consent Agenda for approval. The site plan and internalized service easement were approved, and a recommendation to the Board of Directors for approval of a variance: 1) to permit the improvements within the service easement to be constructed to private drive and parking lot standards, without sidewalks along both sides of the drive; and 2) to permit 2 public drive access points and one service drive within the 470 feet of frontage of Lots B-2 and B-3 were recommended for approval, with the vote of 10 ayes, 0 nays, 0 abstentions, and 1 absent. C 1995 southward across W. Markham St. R-2 zoned land. C. ERS TTLTTy r� Public Works comments: SS�� 1 To the east and north, is On the Preliminary plat• elevation Provide the base �d the proposed minim flood to be constructed floor elevations of structures re on the propert y. development the applicant obtains ns an This must be provided before Permit. ��SFHp,�� Water courses entering Points for drain the tract and drainage age are to be shown, the Planned exit ge courses leaving the Rights -of - site must be wed for A sto dedicated. rmwater detention analysis is required. West Markham St. is a way and the width of minor arterial, and the right -,f conform to Master Street pent for W. Markham St.must will be required axon lan requirements. must the lots, g the w. Markham St. A sidewalk frontage of Construct the common access standards (3.6 feet drive to commercial each side of of street width, plus sidewalks rest the street.) on Water Works comments that Water Works owns which includes the Land 2p of the �� feet north of a a right-of-way 39 raw water main. and 3Q feet south any construction Water Works w' be allowed in in the right-of_wa will have to approve this area. Y, and no building will Wastewater comments easements, will be re ui a sewer main extension quired. with Arkansas Power po along the oand Light Co. will re 15 foot easement w. Markham St. quire frontage a 15 foot easement line easement, stent along the north side of the subdivision side and a of the 39" raw water Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. noted required, that easements will be The Fire Department approved the submittal. Ea