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HomeMy WebLinkAboutZ-5096-A Staff analysisApril 18, 1989 SUBDIVISION ITEM NO. D (Continued) F. STAFF RECOMMENDATION: The Planning Staff recommends that this item be deferred for an additional Planning Commission review cycle in order to permit the owner and his design professionals to review, and possibly incorporate, these recommendations within the PUD and zoning application. PLANNING COMMISSION ACTION: (April 18, 1989) The applicant was present as was his agent, Mr. Jack Castin. The Planning Staff offered a new expanded recommendation on this proposal as follows. The Planning Staff has met with the applicant to discuss issues relating to the "C-4" and PCD zoning requests. The applicant indicated that the applications will be amended for the Commission's hearing to call for "C-1," Commercial, at the street intersection and "0-3," General Office, on the parcel immediately to the east. Also, the applicant will request that the portion of the PUD south of the 11C-1" and 110-3" tracts be deferred to June 27, 1989. In connection with the "C-1" and "0-3" rezoning requests, the applicant has agreed to platting a 25 foot landscaped strip along Kanis Road. Staff recommends approval of the amendments to "C-1" and 110-3" as well as the deferral of the south portion of the PCD. The developer has worked with Staff since November 1988 concerning land use for the total Elgor ownership and street plans for the area. The "C-1" request is consistent with the Upper Rock Creek District Plan which designates the intersection as a neighborhood commercial node. The "0-3" request, together with the 25 foot landscape strip, is generally consistent with the transition zone provisions of the Plan. The proposed use of the south portion of the PCD is a home center with outside storage that will be screened from view by buildings, natural tree cover or fencing. Staff supports this particular use of the property subject to review of the revised PCD design. The transition zone guidelines allow for office/warehouse use. Also, the home center would have many characteristics similar to a hardware store which is allowed by right in "C-1." April 18, 1989 SUBDIVISION ITEM NO.: D (Continued) The 25 foot landscape strip complies with the guidelines for the transition zone. The provision of a 25 foot strip in the 11C-1" area actually exceeds the plan's guidelines. The provision of a landscape strip along the 36th Street extension is not necessary due to the fact that the roadway is no longer contemplated as a parkway type facility. Since the amendments are to more restricted classifications, the Commission may waive, by majority vote of Commission members present, any further notices or filing fees. The Staff recommends that these be waived. After Staff presentation, a brief discussion followed during which the Commission determined that it would accept the recommendation of Staff and the modified application of the applicant. The item was placed on the Planning Commission's consent agenda for deferral of the commercial PCD until June 27, 1989 and the modification of the rezoning applications as appropriate to accommodate the modified PCD. A motion to this effect was made. The motion passed by a vote of 8 ayes, 0 nays, 2 absent. r April 18, 1989 SUBDIVISION ITEM NO.: D FILE NO.: Z -5096-A NAME: Elgor Planned Commercial District Long -form LOCATION: On the south side of Kanis Road at Cooper Orbit Road. DEVELOPER: ENGINEER: Elgor Properties by Jim Wilson AREA: 12 +/- acres ZONING: "R-2" PLANNING DISTRICT: CENSUS TRACT: 42.04 VARIANCES REQUESTED: M.C.M. and M., Inc. by Jack Castin 11225 Huron Lane Little Rock, AR 72221 NUMBER OF LOTS: 3 FT. NEW STREET: 0 PROPOSED USES 17 STATEMENT OF PR_OPOS_AL : None Office/office warehouse and commercial The owner of this property has, in conjunction with a rezoning application and a modification of that application to a PUD, requested approval of a preliminary plat and a PCD. The owner has,requested that the filing fees be waived inasmuch as the City requested the resubmittal in this format and filing fees had been previously paid. The application had been deferred at the City's request until an agreed upon unnamed north/south arterial road alignment could be resolved. This alignment has been resolved and it abuts the west boundary of this proposal. The PCD and the accompanying preliminary plat proposal indicate four lots to be utilized as a mixture of office, office warehouse, showroom and commercial sales space. The property will be served by a mix of public and private street access utilizing controlling design features such as traffic islands and landscaped areas. The developer proposes to construct a portion of the north/south arterial lying along the west boundary. This construction will eventually take the form of access ramps from the proposed arterial onto the Kanis Road alignment. April 18, 1989 SUBDIVISION ITEM NO. D (Continued) A. PROPOSAL/REQUEST: A PCD Long -form on 12.0 acres excluding one lot of the preliminary plat for a "C-4" development and the balance to be utilized for office, office warehouse and commercial. B. EX I ST.I NG. POND 1 T I ONS : The site currently is vacant with respect to structures. There is natural foliage on the property. C. ENGINEERING. COMMENTS: These comments to be submitted at a later date. D. ISSUES/LEGAL/TECHNICAL/DESIGN: There are a number of items of plan content Staff requests be resolved by the developer. These are as follows: 1. Indicate the mix of uses allowed by each tract based upon zoning districts. The purpose of this will be to specifically identify for future users and City Staff what mix of activities is permitted in each building. 2. Identify unknown elements on the plan that could be structural or parking. 3. Deal with access design problems where interior cross flows enter driveways near the corner. This should be discussed with the Traffic Engineer for purposes of removing conflicts for vehicles entering the site. 4. Identify those areas to be devoted to landscaping including along the street right-of-way. 5. The common access drives should be dealt with in the Bill of Assurance of the plat and on the PCD plan since Tract A is not in the PCD boundary. 6. A maximum of two curb cuts are permitted onto Kanis Road. April 18, 1989 SUBDIVISION i TEM NO. ; ._._...0._ (Con_t._i nu.ed ) 7. By notation on driveway width typical width specifics. the plan, indicate a minimum throughout the project. If a does not apply throughout, indicate 8. A site grading plan, in preliminary form, is required. E. ANALYSIS: The Planning Staff review of this site plan indicates that the plan in general is a good design concept. However, the project area is substantially larger than the node allowed in recent plan review for the intersection at Kerby Road, Kanis Road and Cooper Orbit Road. The node established for this intersection was approved as a neighborhood commercial node which is viewed as a "C-1" use group. The extension of the commercial element of this plan, from Tract A to Tract B, extends the commercial uses and the node in a strip fashion along Kanis Road. This strip extends the commercial to the next corner eastward at Asbury and offers a difficult, if not impossible, requirement of no commercial usage on the other three corners. A better arrangement is maintaining 110-3" uses on Tract B. This is viewed as being compatible with the transition zone use groups of 110-3" Office for the other corners. The use mix on Tract D could possibly be expanded to include "C-1" uses oriented to the new arterial at the same time, reducing the Tract A uses to "C-1." Planning Staff feels that a maximum of five to six acres should be reflected on this plan utilizing the west one-half of the site. We feel that expanding the Kanis frontage and increasing the use intensity would adversely affect the residential usage along Kanis Road to the north. Finally, as a design consideration, the plan for the PUD and the "C-4" rezoning should incorporate a 25 foot landscape strip along Kanis Road right-of-way. April 18, 1989 SUBDIVISION ITEM NO.: D (Continued) F. STAFF RECOMMENDATION: The Planning Staff recommends that this item be deferred for an additional Planning Commission review cycle in order to permit the owner and his design professionals to review, and possibly incorporate, these recommendations within the PUD and zoning application. PLANNING COMMISSION ACTION: (April 18, 1989) The applicant was present as was his agent, Mr. Jack Castin. The Planning Staff offered a new expanded recommendation on this proposal as follows. The Planning Staff has met with the applicant to discuss issues relating to the "C-4" and PCD zoning requests. The applicant indicated that the applications will be amended for the Commission's hearing to call for 11C-1," Commercial, at the street intersection and "0-3," General Office, on the parcel immediately to the east. Also, the applicant will -request that the portion of the PUD south of the "C-1" and 110-3" tracts be deferred to June 27, 1989. In connection With the "C-1" and "0-3" rezoning requests, the applicant has agreed to platting a 25 foot. landscaped strip along Kanis Road. Staff recommends approval of the amendments to "C-1" and "0-3" as well as the'deferral of the south portion of the PCD. The developer has worked with Staff since November 1988 concerning land use for the total Elgor ownership and street plans for the area. The 11C-1" request is consistent with the Upper Rock Creek District Plan which designates the intersection as a neighborhood commercial node. The "0-3" request, together with the 25 foot landscape strip, is generally consistent with the transition zone provisions of the Plan. The proposed use of the south portion of the PCD is a home center with outside storage that will be screened from view by buildings, natural tree cover or fencing. Staff supports this particular use of the property subject to review of the revised PCD design. The transition zone guidelines allow for office/warehouse use. Also, the home center would have many characteristics similar to a hardware store which is allowed by right in 1IC-1." April 18, 1989 SUBDIVISION ITEM NO.: D (Continued) The 25 foot landscape strip complies with the guidelines for the transition zone. The provision of a 25 foot strip in the "C-1" area actually exceeds the plan's guidelines. The provision of a landscape strip along the 36th Street extension is not necessary due to the fact that the roadway is no longer contemplated as a parkway type facility. Since the amendments are to more restricted classifications, the Commission may waive, by majority vote of Commission members present, any further notices or filing fees. The Staff recommends that these be waived. After Staff presentation, a brief discussion followed during which the Commission determined that it would accept the recommendation of Staff and the modified application of the applicant. The item was placed on the Planning Commission's consent agenda for deferral of the commercial PCD until June 27, 1989 and the modification of the rezoning applications as appropriate to accommodate the modified PCD. A motion to this effect was made. The motion passed by a vote of 8 ayes, 0 nays, 2 absent. April 18, 1989 ITEM NOSi_ "B" and "D" APPLICATIONS: R-2 to C-4 and PCD by John A. Castin on behalf of Elgor Properties, Inc. LOCATION: Kanis Road at Cooper Orbit Road AMENpEp STAFF RECOMMENDATIONS: Staff has met with the applicant to discuss issues relating to the C-4 and PCD zoning requests. The applicant has indicated that the applications will be amended to call for C-1 at the street intersection and 0-3 on the parcel immediately to the east. Also, the applicant will request that the portion of the PUD south of the C-1 and 0-3 tracts be deferred to June 27, 1989. In connection with the C-1 and 0-3 rezoning requests, the applicant has agreed to platting a 25 ft. landscape strip along Kanis Road. Staff recommends approval of the amendments to C-1 and 0-3, as well as the deferral of the south portion of the PCD. The developer has worked with staff since November, 1988 concerning land use for the total Elgor ownership and street plans for the area. The C-1 request is consistent with the Upper Rock Creek District Plan which designates the intersection as a neighborhood commercial node. The 0-3 request, together with the 25 ft. landscape strip, is generally consistent with the Transition Zone provisions of the Plan. The proposed use of the south portion of the PCD is a home center with outside storage that will be screened from view by buildings, natural tree cover, or fencing. Staff supports this particular use of the property, subject to review of the revised PCD design. The Transition Zone guidelines allow for office warehouse use. Also, the home center would have many characteristics similar to a hardware store which is allowed by right in C-1. The 25 ft. landscape strip complies with the guidelines for the Transition Zone. The provision of a 25 ft. strip in the C-1 area actually exceeds the Plan guidelines. The provision of a landscape strip along the 36th Street extension is not necessary due to the fact that the roadway is no longer contemplated as a parkway -type facility. Since the amendments are to more restrictive classifica- tions, the Commission may waive, by majority vote of Commission members present, any further notices or filing fees. Staff recommends that these be waived. April 18, 1989 SUBDIVISION ITEM NO.: D FILE NO.: Z -5096-A NAME: Elgor Planned Commercial District Long -form LOCATI_ON: On the south side of Kanis Road at Cooper Orbit Road. DEVELOPER: ENGINEER: Elgor Properties by Jim Wilson AREA: 12 +/- acres ZONING: "R-2" PLANNING DISTRICT: CENSUS TRACT: 42.04 VARIANCES REQUESTED M.C.M. and M., Inc. by Jack Castin 11225 Huron Lane Little Rock, AR 72221 NUMBER OF LOTS: 3 FT. NEW STREET: 0 PROPOSED USES: 17 STATEMENT OF PROPOSAL: None Office/office warehouse and commercial The owner of this property in conjunction with a rezoning application and a modification of that application to a PUD, requested app rovaI of a preI iminary plat and a PCD.cermroTrITrrt ,.,: **1- in tha+ `„ :t . The owner has requested that the f i I i ng fees be waived inasmuch as the City requested the resubmittal in this format and filing fees had been previously paid. The application had been deferred at the City's request until an agreed upon unnamed north/south arterial road alignment could be resolved. This alignment has been resolved and it abuts the west boundary of this proposal. The PCD and the accompanying preliminary plat proposal indicate four lots to be utilized as a mixture of office, office warehouse, showroom and commercial sales space. The property will be served by a mix of public and private street access utilizing controlling design features such as traffic islands and landscaped areas. The developer proposes to construct a portion of the north/south arterial lying along the west boundary. This construction will eventually take the form of access ramps from the proposed arterial onto the Kanis Road alignment. April 18, 1989 SUBDIVISION ITEM NO. -�D (Continued)__ ��I f 1y-�' A. PROPOSAL/REQUEST: N" ._,.,�...J2± ex A PCD Long -form on �6 acres i'Kcluding one Iottfor a "C-4" development and the balance to be utilized for office, office warehouse and commercial. Only 12 acr-&s w D. B. EXISTING CONDITIONS: The site currently is vacant with respect to structures. There is natural foliage on the property. C. ENGINEERING COMMENTS: D. ISSUES/LEGAL/TECHNICAL/DESIGN: + 4 There are a number of itemsA.Staff requests be resolved by the developer. These are as follows: 1. Indicate the mix of uses allowed by each tract based upon zoning districts. The purpose of this will be to specifically identify for future users and City Staff what mix of activities a -r& 15 permitted in each building. 2. Identify unknown elements on the plan that could be structural or parking. 3. Deal with access design problems where interior cross flows enter driveways near the corner. This should be discussed with the Traffic Engineer for purposes of removing conflicts for vehicles entering the site. 4. Identify those areas to be devoted to landscaping including along the street right-of-way. 5. The common access drives should be dealt with in the Bill of Assurance of the plat and on the PCD plan since Tract A is not in the PCD boundary. 6. A maximum of two curb cuts are permitted onto Kanis Road. April 18, 1989 SUBDIVISION ITEM NO.: D (Continued) 7. By notation on the plan, indicate a minimum driveway width throughout the project. If a typical width does not apply throughout, indicate specifics. 8. A site grading plan, in preliminary form, is required. E. ANALYSIS: The Planning Staff review ofathis site plan indicates that the plan in general is 9,1 good design concept. However, the project area is substantially larger than the node allowed in recent plan review for the intersection at Kerby Road Kanis Road and Cooper Orbit Road. Y 4' r 1 /1 I{'uii i ' - f y. '1ke_ ioa CsTakIisK�� 1, 41A1S was a.rrpwvt.�l a s a F. STAFF RECOMMENDATION : �gkhsrAQ4 6Dim k eeLc44t "J a uj44 IS VIWCA as d "C -I "v T Plan�dr �ub recommends denial f the P as ile - ittri in a si e c pati ith }�e scale Ofial i e inten d. e_ t X- f C44. 510 e)e t.-+ Yo TAC -r'.6~ VScS 1K a STVy 4$�16N s $4r# W -��s 1. p rl�� �I Cotm w�wcu4 --k "{ 4e wy f COYHtV Ca s+ Ya-f I S 6V V J, QC1 I W I i i.�- uN-F r ", s s t bf e red, u, rc m eA--� �p�r� `{[�rez Co+r►�w5. 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