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Home My WebLink AboutZ-5178 Staff AnalysisMay 16, 1989 SUBDIVISION ITEM NO.: 11 FILE NO.: Z-5178 NAME: Aloha Pools - PCD - Short -form LOCATION: Southwest corner of Old Town Road at Rock Creek Parkway. DEVELOPER: ENGINEER: Basham & Company Mehlburger, Tanner, Robinson for Aloha Pools & Associates 2024 Arkansas Valley Drive 201 S. Izard Street Little Rock, AR 72212 Little Rock, AR 72201 375-5331 AREA: 0.745 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: 110-3" PROPOSED USES: Pool sales PLANNING DISTRICT: 17 CENSUS TRACT: 42.03 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: This applicant presents a Planned Commercial District application for purposes of locating on this corner lot a swimming pool sales company. The use proposed would under normal circumstances require a "C-4" zoning application due to the outdoor display of merchandise, in this instance, several below ground swimming pools. The structural involvement will be limited to a single building surrounded by parking which will take access from Old Town Road. No drive connection is proposed to the Parkway. The -owner proposes no exterior storage of pools, products or heavy equipment on this site. Employee parking and the west side yards will be fenced. At the northwest corner of the building, the proposed side yard will be eight feet which is a residential standard. May 16, 1989 SUBDIVISION Item No. 11 (Continued) The property will be extensively landscaped and a completion date for the facility will be during or before the winter of 1989. The building proposed will be of residential appearance and scale. The display pools will be underground with limited above ground plus a hot tub area. The maximum exposed height of any above ground pool will be 36 inches. A. PROPOSAL/REQUEST: This development proposal consists of a single building site with outdoor display of swimming pools and assorted accessory items. The project is designed for orientation to the parkway and access only from the side street. B. EXISTING CONDITIONS: The site currently is covered partially by natural foliage. There has been some displacement of greenery by construction of the two adjacent roadways. There are no structures on the site at the current time. C. ENGINEERING COMMENTS: Sidewalks should be constructed on the west side of Old Town Road in the event that this project is approved. Additionally, consideration should be given to requiring that Old Town Road be widened to a 36 foot commercial street section inasmuch as the plat is now developing as a commercial subdivision. D. ISSUES/LEGALiTECHNICAL/DESIGN: The primary concerns of the Planning Staff are several. 1• The introduction of this commercial activity of a "C-4" nature will extend strip commercial zoning along the Rock Creek Parkway and provide a precedent for more commercial zoning immediately to the west. 2. The introduction of a commercial development on this corner as a PCD violates the adopted land use plan for the Rock Creek area which proposes the area be maintained as general office development. May 16, 1989 SUBDIVISION Item No. 11 (Continued) 3. The subdivision on this side street connecting Markham and the parkway was designed for office occupancy on the several small lots. The street was designed as a local residential at 27 feet. The width is deficient for a commercial development. 4. The Planning Commission, on the occasion of approving the wallpaper store rezoning immediately to the east across Old Town Road, discussed the street as the proper drawing line between the commercial zoning running eastward and the office zoning to the west. E. ANALYSIS: The Planning Staff has thoroughly reviewed this proposal and, considering only the lot at issue on a design basis, it is an excellent plan and design. However, we feel that the project is located improperly. This area of the Rock Creek Parkway is being encroached upon by commercial development to the extent that this office section is in danger of being eliminated. Staff feels that this project as a PCD would be appropriately located further to the east, in closer proximity to Bowman Road which is an area with many types of commercial activity. The continued piecemeal stripping out of the parkway to the west can result in several significant damaging prospects. One, the introduction of driveways along the parkway would cause traffic congestion or conflict on an artery that is projected to carry over 50,000 vehicles per day and have serious capacity deficiencies. Although a curb cut on the parkway is not proposed for this -particular development, further commercial zoning to the west would involve curb cuts. A second prospect would be loss of livability for the several residential developments along the parkway. A third would be destruction of the scenic quality of the parkway. A fourth would be the undermining of the Upper Rock Creek District Plan. May 16, 1989 SUBDIVISION Item No. 11 (Continued) ............. F. STAFF RECOMMENDATION: The Staff recommends denial of the application for reasons set forth in sections "D" and "E" above. SUBDIVISION COMMITTEE COMMENT: (May 4, 1989) The application was represented by Mr. Robert Brown and several other gentlemen representing the current and future ownership. The Planning Staff restated the comment offered in the written recommendation which was that the site plan as drafted is a good plan but the location is inappropriate for the use. The activity is a "C-4" character. The Staff directed its comments to the applicant so as to indicate that this was a land use matter, more so than a site plan issue, inasmuch as the plan was in good form. The various elements of the plan were discussed briefly. One of the representatives pointed out that the comment of Staff about a median cut in the parkway was improper and that they had not intended or proposed such a crossing. It was pointed out that a significant bridge would have to be constructed to accommodate that crossing. The Planning Staff then commented on the appropriateness of widening the roadway of Old Town Road to a commercial standard of 36 feet. Staff pointed out this roadway was constructed as a 27 foot street most of its length with some wider pavement at the Markham Street end. It is Staff's belief that if all of the lots in this subdivision are to be eventually converted from small lot office to general retail, or "C-4" uses, this street requires improvement. There being no further discussion on this item, the matter is forwarded to the full Commission for final resolution. PLANNING COMMISSION ACTION: (May 16, 1989) It was brought to the attention of the Planning Commission by Staff that the agent for the applicant, Robert Brown, had made a telephone call requesting the application be withdrawn. If the Commission was willing to accept the improper notice, this item could still be placed on the consent agenda. It was determined by the Commission that if there were no objectors present at the Public Hearing, the item could remain on the consent agenda and be voted on at May '16, 1989 SUBDIVISION Item No. 11 (Continued) that time. There were no objectors present at the public hearing. As part of the consent agenda, a motion was made approving the applicant's request for the withdrawal of this item. The motion passed by a vote of 9 ayes, 0 noes, 2 absent. May 16, 1989 SUBDIVISION ITEM NO.: 11 FILE NO.: Z-5178 NAME: Aloha Pools - PCD -- Short -form LOCATION: Southwest corner of Old Town Road at Rock Creek Parkway. DEVELOPER: ENGINEER: Basham & Company Mehlburger, Tanner, Robinson for Aloha Pools & Associates 2024 Arkansas Valley Drive 201 S. Izard Street Little Rock, AR 72212 Little Rock, AR 72201 375-5331 AREA: 0.745 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: "0-3" PLANNING DISTRICT: CENSUS TRACT: 42.03 VARIANCES REQUESTED: None PROPOSED USES: Pool sales 17 STATEMENT OF PROPOSAL: This applicant presents a Planned Commercial District application for purposes of locating on this corner lot a swimming pool sales company. The use proposed would under normal circumstances require a "C-4" zoning application due to the outdoor display of merchandise in this instance, several below ground swimming pools:"j),The structural involvement will be limited to a singie building surrounded by parking which will take access from Old Town Road. No drive connection is proposed to the Parkway. The owner proposes no exterior storage of pools, products or heavy equipment on this site. Employee parking and the west side yards will be fenced. At the northwest corner of the building, the proposed s,,ide yard will be eight feet which is a residential standard.`r',.The property will be extensively landscaped and a completion date for the facility will be -en-� or before the winter of 1989. The building proposed will be of residential appearance and scale. The display pools will be underground with limited above ground plus a hot tub area. The maximum exposed height of any above ground pool will be 36 inches. Y May 16, 1989 SUBDIVISION Item No. 11 (Continued) A. PROPOSAL/REGUEST: This development proposal consists of a single building site with outdoor display of swimming pools and assorted accessory items. The project is designed for orientation to the parkway and access only from the side street. B. EXISTING CONDITIONS: The site currently is covered partially by natural foliage. There has been some displacement of greenery by construction of the two adjacent roadways. There are no structures on the site at the current time. C. ENGINEERING COMMENTS: Sidewalks should be constructed on the west side of Old Town Road in the event that this project is approved. Additionally, consideration should be given to requiring Old Town Road be widened to a 36 foot commercial street section inasmuch as the plat is now developing as a commercial subdivision. D. ISSUES/LEGAL/TECHNICAL/DESIGN: The primary concerns of the Planning Staff are several. 1. The introduction of this ommercial ac ivit Df a "C-4" nature wi i I e strip zoning b*-. " • the Rock Creek Par way.: A 01,�� 2. The introduction of a commercial development on this corner as a PCD violates the adopted land use plan for the Rock Creek area which proposes the area be maintained as general office development. 3. The subdivision on this side street connecting Markham and the parkway was designed for office occupancy on the several small lots. The street was designed as a local residential at 27 feet. Thg-t' is deficient for a commercial development. 4. The Planning Commission, on the occasion of approving the wallpaper store rezoning immediately to the east across Old Town Road, determined that the street was the proper drawing line between the 4,ZA commercial zoning running eastward and the office May 16, 1989 SUBDIVISION Item No. 11 (Continued) zoning to the commercial on violates the regard. E. ANALYSIS: west. The introduction of the west side of the intersection Commission's directive in that The Planning Staff has thoroughly reviewed this proposal and, considering only the lot at issue on a design basis, it is an excellent plan and design. �-� However, we feel that the project is located improperly. This area of the Rock Creek Parkway is tJ 4-a —re--qt--t h� 4i ar�Zsra�rti e n c r o a c h e d� y c o mm e r c i a f t o h e extent that tho tilt5W office a is in danger of being eliminated. Staff feels that this project as a PCD f would be appropriately located further o the east_ p rox�a y t n BBwma tread_ Iry i c h -.._i..$ w t Many types of commercial activity. The continued ri in pp g out of the parkway to the west can result in several significant damaging prospects. One, the introduction of driveways along the parkway $1W would cause traff^i,� congesti n or o f ict q a artery that is project,�Co carry ��°� e If LgJQ,nc� ya-r rE-, a v i &§-,M t t[ v'r-n- mgm would be loss of livability for the ISAFF devel�enal❑ng t e parkway.F. RECOMMEND Ti0{V. ev�-a,dentiaf The Staff recommends denial of the application r