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HomeMy WebLinkAboutZ-5003-A Staff AnalysisOctober 15, 1998 SUBDIVISION ITEM NO.: F Cont. FILE NO.: Z -5003-A STAFF UPDATE: Staff recommends that the item be deferred to the October 15, 1998 agenda. The deferral is requested by staff and will not be charged to the applicant. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998) Staff informed the Commission that the applicant had submitted a letter to staff requesting that the item be deferred to the October 15, 1998 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the October 15, 1998 agenda. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. STAFF UPDATE: The applicant submitted a letter to staff on October 2, 1998. The applicant states that they have preliminary drawings showing the proposed relocation of Pinnacle Valley Road. However, the necessary revisions will take longer than another deferral will allow. Therefore, the applicant is requesting that the item be withdrawn, without prejudice, so that the item may be refiled at any time. Staff supports the withdrawal request. PLANNING COMMISSION ACTION: (OCTOBER 15, 1998) Staff informed the Commission that the applicant had requested that the item be withdrawn without prejudice. Staff supported the withdrawal as requested. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for withdrawal without prejudice. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. 0 October 15, 1998 ITEM NO.• F FILE NO.: Z -5003-A NAME: Pinnacle Valley Office -- Short -Form PD -0 LOCATION: Northwest corner of Pinnacle Valley Road and Highway 10 DEVELOPER• Bill Lusk #7 Berwin Dr. Little Rock, AR 72227 ENGINEER• White-Daters and Associates 401 Victory Street Little Rock, AR 72201 AREA: 0.92 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single -Family Residential PROPOSED USE: Office VARIANCESIWAIVERS_REQUESTED: 1. Variance for reduced setback (less than 25 feet) from the floodway. 2. Waiver of one-half street improvements to Pinnacle Valley Road. A. PROPOSAWREQUEST: The applicant proposes to construct a 3,300 square foot office building and small parking lot on the property at the northwest corner of Pinnacle Valley Road and Hwy. 10. The property contains an old church building and a mobile home, both of which will be removed with development of the property. There is floodway which runs through the center of the property, as noted on the site plan. The applicant proposes to construct the building and parking area up to the floodway line (0 foot setback). Therefore, the applicant is requesting a variance from the required 25 foot setback from the floodway. The proposed use of the property is office. The applicant proposes the remaining 0-3 (General Office District) permitted uses as alternate uses. October 15, 1998 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z -5003 - The applicant is also requesting a waiver of the required one-half street improvements to Pinnacle Valley Road. B. EXISTING CONDITIONS: The partially wooded site contains an old church building and an old mobile home, as noted above. The church has been vacant for over a year. Ison Creek is located along the south portion of the property with Capers Restaurant located further south along the north side of Hwy. 10. Single-family residences are located east and north of the site along the east side of Pinnacle Valley Road. A single-family residence and vacant wooded property is located north and west of the site along the west side of Pinnacle Valley Road. C. NEIGHBORHOOD COMMENTS: Staff has received no negative neighborhood comments as of this writing. The Westbury and Secluded Hills Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Pinnacle Valley 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. 2. Dedicate floodway to the City. 3. Any construction, including landscaping, will require Corps of Engineers and FEMA approval. 4. Stormwater detention Ordinance applies to this property. Ordinance requires 25 foot building setback from floodway. Construct one-half street improvements or pay 15% in -lieu. 5. Pinnacle Valley Road has a 1996 average daily traffic count of 2,400 ADT. E. UTILITIES AND FIRE DEPARTMENT/ COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment. 2 October 15, 1998 SUBDIVISION ITEM NO.: F Cont. FILE NO.: Z -5003-A Water: Contact the Water Works if additional water service is required. Acreage charge of $150 per acre may apply. Fire Department: No Comment. County Planning: No Comment received. LATA: No Comment. F. ISSUES TECHNICAL DESIGN: Planning Division: The site is in the. River Mountain District. The Plan recommends Transition and Park/Open Space. The River Mountain Neighborhoods Plan did not propose any Land Use Plan changes (approved in May 1998). The proposal is for an office use. With single family use to the east and north,. care must be given in reviewing signage, parking layout, dumpster location and massing. Because of the site location off Cantrell Road, no drive-in or -through facilities should be included. Ison Creek is a priority two green finger, if area is not provided with this application then the opportunity will be lost. Landscane Issues: The proposed parking lot nearest Pinnacle Valley Road does nor provide for the 6 foot wide on site landscape buffer required by the zoning and landscape ordinances. The proposed parking area along the southern perimeter extends over into the adjacent property and in that area does not allow for the 6 foot wide landscapes buffer required. Additionally, the proposed parking lot within the western area of the property does not provide for the minimum 6 foot wide landscape buffer along a portion of the western and northern site perimeters. A 6 foot high opaque screen is required along the sites northern, western and southern perimeters adjacent to residential zoned properties. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. Prior to a building permit being issued, three copies of a detailed landscape plan must be submitted to and approved by Bob Brown, Plans Review Specialist. He may be reached at 371-4864. 3 October 15, 1998 SUBDIVISION ITEM NO.: F Cont. FILE NO.: Z -5003-A G. ANALYSIS: The applicant submitted a revised site plan to staff on July 8, 1998. The revised site plan addresses most of the concerns raised by staff and the Subdivision Committee. The applicant has taken all proposed improvements (drives and parking) out of the floodway area. The following minor details need to be shown on a revised site plan: 1. Building's height 2. Six foot landscape buffer between parking area and Pinnacle Valley Road right-of-way 3. Signage 4. Screening fence 5. Drop last two parking spaces (last space on each side). from parking lot and provide back out area. The applicant has noted that the floodway located on this property will be dedicated as an easement. The Parks and Recreation Department was contacted by staff regarding this issue and had no objection to dedication of the floodway in this manner. It was noted that this area should remain in its current, natural state. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -O subject to the following conditions: 1. Compliance with the comments noted in paragraphs D, E, F and G of this report. 2. The floodway area within this property will need to be dedicated as an easement and remain in its current, natural state. 3. Staff recommends approval of the requested variance for reduced setback from the floodway. 4. Staff recommends denial of the requested waiver of one-half street improvements to Pinnacle Valley Road. 5. The parking on this property is not to be used for overflow parking for the restaurant to the south. 4 October 15, 1998 SUBDIVISION ITEM NO.: F Cont. FILE NO.: Z -5003-A SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998) Tim Daters was present, representing the application. Staff gave a brief description of the proposal. Staff noted that the parking and driveway shown within the floodway would need to be removed. Staff also noted several minor detail's which needed to be shown on the site plan. Mr. Daters noted that none of the parking on this site would be used as overflow parking for Capers Restaurant. The Public Works requirements were briefly discussed. It was noted that Pinnacle Valley Road would possibly have a future alignment which moves the right-of-way further north and east, straightening out the existing curve. Mr. Daters was asked to check with the county on the future alignment and determine whether or not to make it part of the proposal. After the brief discussion, the Committee forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (JULY 23, 1998) Staff informed the Commission that the applicant had submitted a letter to staff requesting that the item be deferred to the September 3, 1998 agenda. Staff supported the deferral request. The Commission voted to waive their bylaws and accept the request for deferral (being less than 5 working days prior to the public hearing) with a vote of 11 ayes and 0 nays. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the September 3, 1998 agenda. A motion to that effect was made. The motion passed by a vote of 11 ayes, and 0 nays. SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 1998) Tim Daters was present, representing the application. Mr. Daters stated that he is continuing to work out details associated with the future realignment of Pinnacle Valley Road. Staff stated that another deferral would be in order, to allow the applicant more time to work out these issues. The Subdivision Committee concurred with staff. 5