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HomeMy WebLinkAboutZ-5110-A Staff Analysis1. Meeting Date: June 16, 1992 2. Case No.: Z -5110-A 3. Request: Approval of reclassification from R-2 Single Family to C-1 Neighborhood Commercial. 4. Location: 6917 Baseline Road, Little Rock, AR 5. owner/Applicant: Bryan L. Savells 6. Existing Status: Vacant 7. proposed Use: Neighborhood Retail 8. Staff Recommendation: Approval of the application as modified because it conforms with the adopted neighborhood plan. 9. Planning Commission Recommendation: Approval of the amended application to C--1 General Commercial as recommended by the staff. 10. Conditions or issues Remaining to be Resolved: None 11. Right -of -Way issues: Five feet of street right-of-way will be required along Dailey Drive on the east boundary. 12. Recommendation Forwarded With: A vote of 10 ayes, 0 nays, 0 absent and 1 abstention. 13. Objectors: None 14. Neighborhood Plan: Geyer Springs West FILE NO.: Z -5110-A NAME: Savells Planned Unit Development RE UEST ODIFICATION: The applicant amended his application to C-1 Neighborhood Commercial at the meeting. LOCATION: 6917 Baseline Road, Little Rock, AR 72209 DEVELOPER• ENGINEER: BRYAN L. SAVELLS ROBERT D. HOLLOWAY, INC. 103 Royale 200 Casey Drive Texarkana, TX 75503 Maumelle, AR. 72113 903-832-3903 501-851-3366 AREA: 0.653 Ac. NUMBER OF LOTS: 1 FT. NEW STREET: 180 foot Curb and Gutter and 4 foot Sidewalk ZONING: Residential PROPOSED USES: Planned Unit Development (PUD) PLANNING DISTRICT: 15 NAME: Geyer Springs West CENSUS TRACT: 41.06 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The applicant proposes to construct a carwash on this corner previously occupied by a dwelling. The application is a mixed use development since there will be a small office space included in the building on the south property line. Mr. Savells proposes the larger area within the larger building to be devoted to lease or rental space to general commercial activities. The site plan, as presented, contains the following site characteristics. Under roof. On-site there will be approximately 4,600 square feet of building. The land area occupied by driveway and parking will be 14,687 square feet. There will be nine parking spaces required and the applicant is providing for twelve. The green space planned within the boundary of the project is approximately 10,200 square feet. The owner proposes the construction of 180 lineal feet of sidewalk along the side street, Dailey Road, and in addition, the curb and gutter and street widening to the appropriate city standard. 1 FILE NO.: Z-5 110-A Continued A. PROPOSAL/REQ: The application filed is for a planned commercial district which is a second or third generation attempt to place commercial property on this corner. Staff, the Commission and the Board have reviewed several plans over the last eight or ten years, with this being the project with the greatest potential for development. This corner and a somewhat larger area surrounding it were included in the Geyer Springs West land use plan area as commercial in order to provide for the PCD preliminary which was approved prior to the plan adoption. B. EXISTING CONDITIONS: This tract of land is principally a flat parcel with several large trees, and a vacant cleared area which was previously occupied by a residential structure. The boundary street on the north, Baseline Road, has been recently reconstructed as a five lane principal arterial. The street adjacent to the east, Dailey Road is a partly improved collector street on the Master Street Plan. C. ENGINEERING COMMENTS: Dailey Drive is required to be reconstructed to a collector standard which may or may not include additional pavement, curb and gutter in a 60 foot right-of-way. Some additional right-of-way will be required. The engineer of record should certify as to the location of the centerline of the right-of-way in order to make this determination. Sidewalk will be required. D. ISSUES LEGAL TECHNICAL DESIGN: The site layout is adequate in almost every respect, especially in regard to the Landscape and Buffer Ordinance. However, there are a number of issues that we would bring to the attention of the developer and the Commission which requires resolution. The dumpster site, shown on the north side of the building, should be provided with screening in accordance with the Landscape Ordinance. The handicapped spaces, indicated within the parking lot, should be increased to the Ordinance standards. The mobile home park to the south is to be screened by a 6 foot board fence. This has been indicated on the site plan, however, the fence should be noted as a good neighbor fence, with paneling on both sides. The use mix of the commercial lease building should be identified. 2 FILE NO.: Z -5110-A Continued E. ANALYSIS• The staff's view of this proposal is that it is entirely appropriate given the collector and arterial corner plus the plan identification. Parcels of land running to the west are currently zoned or used commercial for over a quarter mile. F. STAFF RECOMMENDATIONS: Staff recommends approval of this planned commercial district subject to resolution of the several issues and the material above. SUBDIVISION_COMMITTEE COMMENT: (APRIL 30, 1992) The Planning and Engineering staff presented their comments. The engineer, Mr. Holloway, was in attendance. There was a brief discussion of the proposal. There was some concern expressed by Mr. Holloway about the roadway improvement required by Public Works Department for Dailey Road. Jerry Gardner of staff indicated that Mr. Holloway should make an attempt to locate the centerline of the right-of-way. He should attach such information to the preliminary plat in order to assure an accurate location for the 30 feet of dedication from the centerline. This dedication is a requirement of the Master Street Plan. The discussion moved to the use mix on the property since the application did not include specifics for the types of tenants. The Subdivision Committee and staff felt the use mix should be provided and indicated on the plat, and/or a cover letter submitted with the application. This would assure the owner of the types of uses which would be permitted. Staff felt because this is a neighborhood commercial site the use mix should be limited, primarily to the C-1 use group. Comments were offered from Bob Brown concerning the landscaping and screening. He pointed out that the project was well designed in this regard, except the screening fence on the south should be a good neighbor or double-faced fence. After brief additional comments, the item was forwarded to the full Commission for final resolution. PLANNING COMMISSION ACTION: (MAY 19, 1992) Richard Wood of the staff offered a brief summary of the issue, outlining some of the history of this corner. This corner is provided for on the adopted land use plan as Neighborhood Commercial. Wood indicated that the staff feels the application 3 FILE NO.: Z -5110-A Continued is entirely appropriate to the circumstances given the immediate neighborhood and past history of the corner. He pointed out that there are no outstanding issues. Public Works and staff have worked with the applicant to resolve access on to Baseline Road and the landscaping and screening issues. The only remaining point of discussion is the requirement for submittal of a list of the proposed uses, which the southern most building would contain when developed as the second phase of this project. This list was discussed with the applicant at the Subdivision Committee meeting with the instruction that a strong leaning toward the C-1 use group should be offered, with the exception of the car wash on the frontage of the property. The Chairman then asked for the applicant to come forward and present his case. Mr. Bob Holloway, the civil engineer acting for the owner, Mr. Savells, presented the application. Mr. Holloway offered an explanation of the proposal and gave a brief history of the site and Mr. Savells' ownership. He illustrated the adjacent uses and activities to the west and south of the property. Mr. Holloway pointed out that he had worked with Mr. Bill Henry of the City's Traffic Engineering section. The result was a design approach to the Baseline Road access drive which will preclude a left turn onto Baseline Road. While at the same time, it will allow a free-flow of traffic onto the site. He also pointed out the Dailey Drive right-of-way had been properly located and the appropriate dedication as necessary will be provided at 5 feet. Furthermore, he indicated that he had met with other staff persons for the purpose of assuring screening, landscaping and new elements have been properly illustrated on the site plan. Mr. Holloway indicated that in conjunction with the widening of Dailey Drive, they would also construct the required sidewalk. In response to a question by one of the commissioners, Mr. Holloway again pointed out that their design would preclude left turn access from this site onto Baseline. This access would be an extremely dangerous turning movement and would also deter persons stopping on Baseline waiting to enter the site as a left turn. Mr. Holloway then moved to the issue of land use. He pointed out that current history on this site, a C-3 is not necessarily the proper use mix. But, he would like to see at least a C-2 district listing applied which would include 1,500 square feet of C-2 uses and 1,000 square feet, the balance of the building to be utilized as office space. He indicated that both of these use areas would be in the second phase of the project. Mr. Holloway then indicated that he was accompanied by Mr. Savells', as a property owner who would be glad to offer comments should the Commission desire. The Chairman then asked if there were members of the Commission who had questions. A commissioner pointed out that a visit to the site was somewhat shocking and it revealed a substantial number of 4 FILE NO.: 2 -511a -A Contjnued` residential units within the area of this property. She felt that of all the potential uses for this site, the car wash was perhaps the most disturbing because of the residential relationship and the noise factors. Jim Lawson of the staff responded to the commissioner's comments by stating that "the adopted plan for this area does reflect the corner as Neighborhood Commercial". "We felt commercial was appropriate, however, the site has previously been reviewed for car wash type use and has been approved." He expanded his comments to say that this intersection at Dailey and Baseline, an intersection of a collector and arterial street which is a location appropriate for service kinds of uses that are oriented to traffic relationships. Mr. Lawson pointed out that Warren Road (entering this area from the south) was currently tied and arranged by the Master Street Plan will be a continuously alignment to Baseline over Dailey Drive at some point in the future. Mr. Lawson then stated that this is about the third occasion for this property to appear before the Commission for retail type uses. The discussion then continued involving staff and the Commission and the several issues attendant to the types of retail uses proposed. The Chairman and several commissioners offered their concerns about the zoning relationship between this application, which is simply a "stone's throw" from the property that was located at the 6608 Baseline Road location. The concerns expressed had to do more with consistency in review than recommendation and the appearance of inconsistency. Mr. Holloway pointed out that the adopted land use plan reflected commercial on this corner. He and his client assumed that the proposed commercial use mix on this corner would work. Mr. Savells, the owner of the property, again offered his thoughts on the application and some history on the property. Mr. Holloway indicated that if he could have a moment with Mr. Savells, aside in the room, that they could make some decisions on the kinds of issues raised. A lengthy discussion then followed with several people offering commentary on the composition of the neighborhood, size of the tract, and the effect of various street and land use issues. Jim Lawson of staff then restated for the record and for clarification, staff's position on these applications. "Staff's position is that we support the application as filed, with the car wash and a mix of C-1 uses and office use for the phase two structure. However, we do not support and would recommend denial of the application with a mix of C-2 uses." Mr. Holloway, at this point of the discussion, asked that the Chairman address a potential change. He would suggest would be the reduction of the car wash to a C-1 activity and perhaps C-2 9 t!LE NO.: 2-5110-A Continued commercial on the phase two portion of the plat. Jim Lawson instructed the Commission that it would be inappropriate to make such an adjustment at this point in the PUD, and it should be properly restructed and refiled. A commissioner then raised the question of Mr. Holloway as to whether or not he was suggesting an amendment of this application from PCD to C-1 on the entire parcel. Mr. Holloway responded in the affirmative. Several commissioners commented by saying they had no problems with a C-1 application on the total project site. A question was posed of Steve Giles, Assistant City Attorney, as to whether or not the Commission could make such a conversion of a PCD to a C-1 application. Mr. Giles responded by saying that "it is done all the time". He expanded his comment to tell the Commission that they could not demand change to a C-1, but if he offered it, they could accept such a change. Jim Lawson added comments that buttressed the remarks of the City Attorney. Chairman McDaniel offered for the record that no member of the Commission or staff had encouraged or coerced the applicant to make such a modification in his application, it was voluntary. The Chairman then determined that the question,had been called, the issue was on the floor for a vote. The amended application to C-1 "Neighborhood Commercial" from "R-2" Single Family was approved by a vote of 10 ayes, 0 nays, 0 absent and 1 abstention. 11 May 19, 1992 ITEM NO.• 6 FILE NO.: Z -5110-A NAME: Savells Planned Unit Development RE UEST MODIFICATION: The applicant amended his application to C-1 Neighborhood Commercial at the meeting.. LOCATION: 6917 Baseline Road, Little Rock, AR 72209 DEVELOPER: ENGINEER: BRYAN L. SAVELLS ROBERT D. HOLLOWAY, INC. 103 Royale 200 Casey Drive Texarkana, TX 75503 Maumelle, AR 72113 903-832-3903 501-851-3366 .1�EA: 0.653 Ac. NUMBER OF LOTS: 1 FT. NEW STREET: 180 foot Curb and Gutter and 4 foot Sidewalk ZONING: Residential PROPOSED USES: Planned Unit Development (PUD) PLANNING DISTRICT: 15 NAME: Geyer Springs West CENSUS TRACT: 41.06 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The applicant proposes to construct a carwash on this corner previously occupied by a dwelling. The application is a mixed use development since there will be a small office space included in the building on the south property line. Mr. Savells proposes the larger area within the larger building to be devoted to lease or rental space to general commercial activities. The site plan, as presented, contains the following site characteristics. Under roof. On-site there will be approximately 4,600 square feet of building. The land area occupied by driveway and parking will be 14,687 square feet. There will be nine parking spaces required and the applicant is providing for twelve. The green space planned within the boundary of the project is approximately 10,200 square feet. The owner proposes the construction of 180 lineal feet of sidewalk along the side street, Dailey Road, and in addition, the curb and gutter and street widening to the appropriate city standard. 1 May 19, 1992 SUBDIVISION ITEM NO.: 6 (continued) FILE NO.: 17-9r,; A. PROPOSAL RE UEST: The application filed is for a planned commercial district which is a second or third generation attempt to place commercial property on this corner. Staff, the Commission and the Board have reviewed several plans over the last eight or ten years, with this being the project with the greatest potential for development. This corner and a somewhat larger area surrounding it were included in the Geyer Springs West land use plan area as commercial in order to provide for the PCD preliminary which was approved prior to the plan adoption. B. EXISTING CONDITIONS: This tract of land is principally a flat parcel with several large trees, and a vacant cleared area which was previously occupied by a residential structure. The boundary street on the north, Baseline Road, has been recently reconstructed as a five lane principal arterial. The street adjacent to the east, Dailey Road is a partly improved collector street on the Master Street Plan. C. ENGINEERING COMMENTS: Dailey Drive is required to be reconstructed to a collector standard which may or may not include additional pavement, curb and gutter in a 60 foot right-of-way. Some additional right-of-way will be required. The engineer of record should certify as to the location of the centerline of the right-of-way in order to make this determination. Sidewalk will be required. D. ISSUESILEGALITECHNICAL/DESIGN: The site layout is adequate in almost every respect, especially in regard to the Landscape and Buffer Ordinance. However, there are a number of issues that we would bring to the attention of the developer and the Commission which requires resolution. The dumpster site, shown on the north side of the building, should be provided with screening in accordance with the Landscape Ordinance. The handicapped spaces, indicated within the parking lot, should be increased to the Ordinance standards. The mobile home park to the south is to be screened by a 6 foot board fence. This has been indicated on the site plan, however, the fence should be noted as a good neighbor fence, with paneling on both sides. The use mix of the commercial lease building should be identified. 2 r May 19, 1992 SUBDIVISION ITEM NO.: 6 Continued FILE NO.: Z -5110-A E. ANALYSIS• The staff's view of this proposal is that it is entirely appropriate given the collector and arterial corner plus the plan identification. Parcels of land running to the west are currently zoned or used commercial for over a quarter mile. F. STAFF RECOMMENDATIONS: Staff recommends approval of this planned commercial district subject to resolution of the several issues and the material above. SUBDIVISION COMMITTEE COMMENT: (APRIL 30, 1992) The Planning and Engineering staff presented their comments. The engineer, Mr. Holloway, was in attendance. There was a brief discussion of the proposal. There was some concern expressed by Mr. Holloway about the roadway improvement required by Public Works Department for Dailey Road. Jerry Gardner of staff indicated that Mr. Holloway should make an attempt to locate the centerline of the right-of-way. He should attach such information to the preliminary plat in order to assure an accurate location for the 30 feet of dedication from the centerline. This dedication is a requirement of the Master Street Plan. The discussion moved to the use mix on the property since the application did not include specifics for the types of tenants. The Subdivision Committee and staff felt the use mix should be provided and indicated on the plat, and/or a cover letter submitted with the application. This would assure the owner of the types of uses which would be permitted. Staff felt because this is a neighborhood commercial site the use mix should be limited, primarily to the C-1 use group. Comments were offered from Bob Brown concerning the landscaping and screening. He pointed out that the project was well designed in this regard, except the screening fence on the south should be a good neighbor or double-faced fence. After brief additional comments, the item was forwarded to the full Commission for final resolution. PLANNING COMMISSION ACTION: (MAY 19, 1992) Richard Wood of the staff offered a brief summary of the issue, outlining some of the history of this corner. This corner is provided for on the adopted land use plan as Neighborhood Commercial. Wood indicated that the staff feels the application 3 May 19, 1992 SUBDIVISION ITEM NO.: 6 Continued FILE NO.: 2-5110-A is entirely appropriate to the circumstances given the immediate neighborhood and past history of the corner. He pointed out that there are no outstanding issues. Public Works and staff have worked with the applicant to resolve access on to Baseline Road and the landscaping and screening issues. The only remaining point of discussion is the requirement for submittal of a list of the proposed uses, which the southern most building would contain when developed as the second phase of this project. This list was discussed with the applicant at the Subdivision Committee meeting with the instruction that a strong leaning toward the C-1 use group should be offered, with the exception of the car wash on the frontage of the property. The Chairman then asked for the applicant to come forward and present his case. Mr. Bob Holloway, the civil engineer acting for the owner, Mr. Savells, presented the application. Mr. Holloway offered an explanation of the proposal and gave a brief history of the site and Mr. Savells' ownership. 'He illustrated the adjacent uses and activities to the west and south of the property. Mr. Holloway pointed out that he had worked with Mr. Bill Henry of the City's Traffic Engineering section. The result was a design approach to the Baseline Road access drive which will preclude a left turn onto Baseline Road. While at the same time, it will allow a free-flow of traffic onto the site. He also pointed out the Dailey Drive right-of-way had been properly located and the appropriate dedication as necessary will be provided at 5 feet. Furthermore, he indicated that he had met with other staff persons for the purpose of assuring screening, landscaping and new elements have been properly illustrated on the site plan. Mr. Holloway indicated that in conjunction with the widening of Dailey Drive, they would also construct the required sidewalk. In response to a question by one of the commissioners, Mr. Holloway again pointed out that their design would preclude left turn access from this site onto Baseline. This access would be an extremely dangerous turning movement and would also deter persons stopping on Baseline waiting to enter the site as a left turn. Mr. Holloway then moved to the issue of land use. He pointed out that current history on this site, a C-3 is not necessarily the proper use mix. But, he would like to see at least a C-2 district listing applied which would include 1,500 square feet of C-2 uses and 1,000 square feet, the balance of the building to be utilized as office space. He indicated that both of these use areas would be in the second phase of the project. Mr. Holloway then indicated that he was accompanied by Mr. Savells', as a property owner who would be glad to offer comments should the Commission desire. The Chairman then asked if there were members of the Commission who had questions. A commissioner pointed out that a visit to the site was somewhat shocking and it revealed a substantial number of 4 May 19, 1992 SUBDIVISION TTEM NO.: 6 Continued FILE Un- Z -5110-A residential units within the area of this property. She felt that of all the potential uses for this site, the car wash was perhaps the most disturbing because of the residential relationship and the noise factors. Jim Lawson of the staff responded to the commissioner's comments by stating that "the adopted plan for this area does reflect the corner as Neighborhood Commercial". "We felt commercial was appropriate, however, the site has previously been reviewed for car wash type use and has been approved." He expanded his comments to say that this intersection at Dailey and Baseline, an intersection of a collector and arterial street which is a location appropriate for service kinds of uses that are oriented to traffic relationships. Mr. Lawson pointed out that Warren Road (entering this area from the south) was currently tied and arranged by the Master Street Plan will be a continuously alignment to Baseline over Dailey Drive at some point in the future. Mr. Lawson then stated that this is about the third occasion for this property to appear before the Commission for retail type uses. The discussion then continued involving staff and the Commission and the several issues attendant to the types of retail uses proposed. The Chairman and several commissioners offered their concerns about the zoning relationship between this application, which is simply a "stone's throw" from the property that was located at the 6608 Baseline Road location. The concerns expressed had to do more with consistency in review than recommendation and the appearance of inconsistency. Mr. Holloway pointed out that the adopted land use plan reflected commercial on this corner. He and his client assumed that the proposed commercial use mix on this corner would work. Mr. Savells, the owner of the property, again offered his thoughts on the application and some history on the property. Mr. Holloway indicated that if he could have a moment with Mr. Savells, aside in the room, that they could make some decisions on the kinds of issues raised. A lengthy discussion then followed with several people offering commentary on the composition of the neighborhood, size of the tract, and the effect of various street and land use issues. Jim Lawson of staff then restated for the record and for clarification, staff's position on these applications. "Staff's position is that we support the application as filed, with the car wash and a mix of C-1 uses and office use for the phase two structure. However, we do not support and would recommend denial of the application with a mix of C-2 uses." Mr. Holloway, at this point of the discussion, asked that the Chairman address a potential change. He would suggest would be the reduction of the car wash to a C-1 activity and perhaps C-2 E May 19, 1992 SUBDIVISION ITEM NO.: 6 Continued FILE NO.: Z -5110-A commercial on the phase two portion of the plat. Jim Lawson instructed the Commission that it would be inappropriate to make such an adjustment at this point in the PUD, and it should be properly restructed and refiled. A commissioner then raised the question of Mr. Holloway as to whether or not he was suggesting an amendment of this application from PCD to C-1 on the entire parcel. Mr. Holloway responded in the affirmative. Several commissioners commented by saying they had no problems with a C-1 application on the total project site. A question was posed of Steve Giles, Assistant City Attorney, as to whether or not the Commission could make such a conversion of a PCD to a C-1 application. Mr. Giles responded by saying that "it is done all the time". He expanded his comment to tell the Commission that they could not demand change to a C-1, but if he offered it, they could accept such a change. Jim Lawson added comments that buttressed the remarks of the City Attorney. Chairman McDaniel offered for the record that no member of the Commission or staff had encouraged or coerced the applicant to make such a modification in his application, it was voluntary. The Chairman then determined that the question had been called, the issue was on the floor for a vote. The amended application to C-1 "Neighborhood Commercial" from ""R-21" Single Family was approved by a vote of 10 ayes, 0 nays, 0 absent and 1 abstention. 2 May 19, 1992 ITEM NO.: 6 FILE NO.: 7-5110-A NAME: Savells Planned Unit Development LOCATION: 6917 Baseline Road, Little Rock, AR 72209 DEVELOPER: ENGINEER: BRYAN L. SAVELLS ROBERT D. HOLLOWAY, INC. 103 Royale 200 Casey Drive Texarkana, TX 75503 Maumelle, AR 72113 903-832-3903 501-851-3366 AREA: 0.653 Ac. NUMBER OF LOTS: 1 FT. NEW STREET: 180 foot Curb and Gutter and 4 foot Sidewalk ZONING: Residential PROPOSED USES: Planned Unit Development (PUD) PLANNING DISTRICT: 15 NAME: Geyer Springs West CENSUS TRACT: 41.06 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The applicant proposes to construct a carwash on this corner previously occupied by a dwelling. The application is a mixed use development since there will be a small office space included in the building on the south property line. Mr. Savells proposes the larger area within the larger building to be devoted to lease or rental space to general commercial activities. The site plan, as presented, contains the following site characteristics. Under roof. On-site there will be approximately 4,600 square feet of building. The land area occupied by driveway and parking will be 14,687 square feet. There will be nine parking spaces required and the applicant is providing for twelve. The green space planned within the boundary of the project is approximately 10,200 square feet. The owner proposes the construction of 180 lineal feet of sidewalk along the side street, Daley Road, and in addition, the curb and gutter and street widening to the appropriate city standard. A. PROPOSAL RE VEST: The application filed is for a planned commercial district which is a second or third generation attempt to place commercial property on this corner. Staff, the Commission and 1 May 19, 1992 SUBDIVISION ITEM NO.: 6 Continued FILE NO.: Z- 5110-A the Board have reviewed several plans over the last eight or ten years, with this being the project with the greatest potential for development. This corner and a somewhat larger area surrounding it were included in the Geyer Springs West land use plan area as commercial in order to provide for the PCD preliminary which was approved prior to the plan adoption. B. EXISTING CONDITIONS: This tract of land is principally a flat parcel with several large trees, and a vacant cleared area which was previously occupied by a residential structure. The boundary street on the north, Baseline Road, has been recently reconstructed as a five lane principal arterial. The street adjacent to the east, Daley Road is a partly improved collector street on the Master Street Plan. C. ENGINEERING COMMENTS: Daley Drive is required to be reconstructed to a collector standard which may or may not include additional pavement, curb and gutter in a 60 foot right-of-way. Some additional right-of-way will be required. The engineer of record should certify as to the location of the centerline of the right-of-way in order to make this determination. Sidewalk will be required. D. ISSUES LEGAL TECHNICAL DESIGN: The site layout is adequate in almost every respect, especially in regard to the Landscape and Buffer Ordinance. However, there are a number of issues that we would bring to the attention of the developer and the Commission which requires resolution. The dumpster site, shown on the north side of the building, should be provided with screening in accordance with the Landscape Ordinance. The handicapped spaces, indicated within the parking lot, should be increased to the Ordinance standards. The mobile home park to the south is to be screened by a 6 foot board fence. This has been indicated on the site plan, however, the fence should be noted as a good neighbor fence, with paneling on both sides. The use mix of the commercial lease building should be identified. E. ANALYSIS• The staff's view of this proposal is that it is entirely appropriate given the collector and arterial corner plus the plan identification. Parcels of land running to the west are currently zoned or used commercial for over a quarter mile. 2 May 19, 1992 SUBDIVISION ITEM NO.: 6 Continued FILE NC.: Z -5110-A F. STAFF RECOMMENDATIONS: Staff recommends approval of this planned commercial district subject to resolution of the several issues and the material above.