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HomeMy WebLinkAboutZ-5224-H Staff AnalysisFebruary 6, 2003 ITEM NO.: 7 FILE NO.: Z -5224-H NAME: Saugey Short -form PCD LOCATION: on the northwest corner of Highway 300 and Pinnacle Road DEVELOPER: Phyllis Saugey 3725 Lakeshore Drive North Little Rock, AR 72116 AREA: 1.28 Acres NUMBER OF LOTS: 1 ENGINEER: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 FT. NEW STREET: 0 CURRENT ZONING: C-1, Neighborhood Commercial ALLOWED USES: Limited retail developments within or adjacent to neighborhood areas PROPOSED ZONING: PCD PROPOSED USE: C-1 uses and the addition of an auction — general merchandise. VARIAN C ESNVAIVE RS REQUESTED: Waiver of the Master Street Plan requirements to construct Y2 street improvements to Pinnacle Road and to Highway 300. A waiver of the landscaping requirements for the site. A waiver of the dedication of right-of-way requirement to Highway 300 and Pinnacle Road. BACKGROUND: The Little Rock Board of Directors zoned this site on February 6, 1990, by the adoption of Ordinance No. 15,813. The rezoning was a part of a larger effort to rezone the area "west of the city limits and north of Denny Road" as a part of implementation of the land use regulation of the extraterritorial planning area. February 6, 2003 SUBDIVISION ITEM NO.: 7 Cont. RLE NO.: Z -5224-H A. PROPOSAUREQUEST: The site contains three buildings, one of which serves as a beauty shop, one as an antique store and the third as a quiet office. The applicant proposes to rezone the site from C-1 to PCD to allow all three buildings to be removed and a new retail center and auction house to be constructed on the site. The proposal includes 14800 square feet of covered space and the addition of 50 parking spaces. The applicant is requesting proposed uses of the lease space to be uses such as an attorney, a real estate office, a video rental store and/or a beauty shop along with all C-1, Neighborhood Commercial uses. The applicant is proposing an auction house to be located on the site contained within the single -structure. The applicant proposes the hours of operation to be Monday through Saturday from 8:00 am to 10:00 pm for all the users of the site including the auction house. The site will be used three (3) times per month for auctions; the first Monday of each month a general merchandise auction will be held and the second and fourth Friday of each month a antique auction will be held. The applicant is requesting a waiver of right-of-way dedication to both Pinnacle Road and Highway 300 and the Master Street Plan requirement for '/ street construction to these roads. The applicant is also requesting a waiver of the perimeter and parking lot landscaping requirements. B. EXISTING CONDITIONS: The site contains three (3) buildings currently being used as a variety of non-residential uses. There is a beauty shop, a general office and Saugey's Antiques located on the site. Across Highway 300 there is a convenience store/gas station located on the northeast corner of Highway 300 and East Pinnacle Road. The area to the north of the site is a vacant lot with a sign indicating "Future Home of New Hope Baptist Church" and single-family to the north of the church site. The area to the south of the site is vacant with a scattering of homes on large tracts of land. The area to the east contains single-family homes also on large tracts and two (2) cemeteries. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. There is not a neighborhood association located in this area. OA February 6, 2003 SUBDIVISION ITEM NO.: 7 (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: FILE NO.: Z -5224-H 1. Highway 300 is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. 2. Pinnacle Road is classified on the Master Street Plan as a collector street. Dedicate right-of-way 30 -feet from centerline. 3. Provide design of street conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 4. A 20 -foot radial dedication of right-of-way is required at the intersection of the streets. 5. Plans for all work in the right-of-way shall be submitted for approval prior to start of work. However, since the property lies outside the city limit, no permits from Public Works will be required. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Driveway locations and widths must meet the traffic access and circulation requirements of Section 30-43 and 31-210. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary, no comment. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: This area is served by the Maumelle Water Corporation. No water is available form Central Arkansas Water. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. 3 February 6, 2003 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -5224-H F. ISSUES/TECHNICAL/DESIGN: G Planning Division: This request is located in the Barrett Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for C-1 uses and to add an auction house at this site. The request is consistent with the Land Use of Commercial. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized Neighborhood Action Plan. Landscape Issues: Insufficient information to review. Building Codes: No comment. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) Ms. Phyllis Saugey and Ms. Betty Saugey were present representing the proposed development. Staff gave an overview of the proposed development indicating there were additional items needed on the proposed site plan. Staff stated the proposed building along with the required parking did not appear to "fit" once the right-of-way was dedicated. Staff suggested the applicant redraw the proposed development and allow for all the required landscaping and right-of-way dedication and then determine if the proposed building would work. Landscape comments were addressed. Staff stated the landscaping requirement along Highway 300 would be 12.6 feet and in no place less than 9 -feet. Staff stated the western perimeter would have the same requirement. Staff stated along Pinnacle Road and the northern perimeter a 15.9 -foot landscape strip would be required and in no place could the strip drop below 9 feet. Staff stated the applicant would be required a six (6) foot screen to the north and west either dense evergreen plantings or a wood fence with its face side directed outward. Staff stated if the site were more than one (1) acre an irrigation system would be required to water landscaped areas. Public Works comments were addressed. Staff stated dedication of right-of-way from centerline of Highway 300 would be required at 45 -feet and from centerline of Pinnacle Road would be required at 30 -feet. Staff stated the applicant would be required to construct % street improvements to these streets, provide an in -lieu contribution or request a waiver of street construction. Staff stated they would support a waiver of street construction requirement but would not support a waiver of the dedication of right- of-way. Staff noted comments from the other agencies. There were no further items for discussion. The Committee then forwarded the item to the full Commission for final action. February 6, 2003 SUBDIVISION ITEM NO.: 7 Cont. H. ANALYSIS: FILE NO.: Z -5224-H The applicant submitted a revised survey and drawing to Staff which addressed most of the issues raised by Staff and the Subdivision Committee. The proposed site plan indicated the existing right-of-way of Highway 300 at 40 -feet and of Pinnacle Road at 30 -feet. The required right-of-way for Highway 300 per the Master Street Plan requirement is 45 -feet from centerline. The applicant has requested a waiver of the required dedication of the additional five (5) feet. Staff does not support this request. Staff feels the applicant should dedicate the right-of-way and franchise the parking, which will be located in the new right-of-way. The applicant has also indicated approximately 50 parking spaces on the site. The proposed development would typically require a minimum of sixty-two (62) spaces; if development per the shopping center criteria of one space per 225 square feet. Staff does not feel the proposed parking is an issue. Staff feels since the auction house (8000 square feet) will not be operating during the normal business hours of the retail businesses (6000 square feet) parking should not be an issue. The applicant has also indicated agreements for off-site parking could be reached if parking were to become an issue. The applicant is requesting a waiver of landscaping requirements for the site. The applicant has indicated the area is primarily undeveloped and still in its natural form. The applicant has also stated the properties to the west of the site are owned by the applicant and landscaping is not desired. Staff feels the applicant should place a screening fence to the north and west of the site to screen the single-family homes and allow for changing of ownership at some point in the future. Staff also feels the placement of parking lot landscaping should be installed to soften the effect of the hard surface parking area. The site is located on a route to the Pinnacle State Park and is traveled by numerous visitors yearly. The natural beauty of Highway 300 should be preserved and the placement of some landscaping will assist in this preservation. Staff is supportive of the concept of the proposed development but not with all aspects of the request. Staff supports the proposed uses of the site and the auction house to be located on the site. Staff supports a reduction of the required landscaping on the site but not the entire waiver of landscaping. Staff supports the waiver of the required Y2 street improvements to both Highway 300 and Pinnacle Road. Staff does not support the request for a waiver of the right-of-way dedication to these roads. Staff feels the right-of-way should be dedicated and the applicant utilize the right-of-way for placement of parking until such time as the road is widened. E February 6, 2003 SUBDIVISION EM NO.: 7 (Cont. NO.: Z -5224-H Staff feels with the number of requested waivers and variances the applicant is trying to do too much on the site and the development would not lend itself to a quality development or enhance the scenic corridor of Highway 300. STAFF RECOMMENDATION: Staff recommends denial of the proposed development as filed. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) Ms. Betty Saugey was present representing the application. There were no objectors present. Staff presented the application with a recommendation of approval. Staff stated the applicant had agreed to the dedication of right-of-way and the installation of landscaping as indicated in the Staff write-up. There was no further discussion of the item. The item was placed on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. D FILE NO.: Z -5224-H NAME: Saugey Short -form PCD LOCATION: On the northwest corner of Highway 300 and Pinnacle Road DEVELOPER: Phyllis Saugey 3725 Lakeshore Drive North Little Rock, AR 72116 ENGINEER: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 1.28 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: C-1, Neighborhood Commercial ALLOWED USES: Limited retail developments within or adjacent to neighborhood areas PROPOSED ZONING: PCD PROPOSED USE: C-1 uses and the addition of an auction — general merchandise. VARIANCESNVAIVERS REQUESTED: Waiver of the Master Street Plan requirements to construct % street improvements to Pinnacle Road and to Highway 300. A waiver of the landscaping requirements for the site. A waiver of the dedication of right-of-way requirement to Highway 300 and Pinnacle Road. BACKGROUN The Little Rock Board of Directors zoned this site on February 6, 1990, by the adoption of Ordinance No. 15,813. The rezoning was a part of a larger effort to rezone the area "west of the city limits and north of Denny Road" as a part of implementation of the land use regulation of the extraterritorial planning area. FILE NO.: Z -5224-H Cont. A. PROPOSAL/REQUEST: The site contains three buildings, one of which serves as a beauty shop, one as an antique store and the third as a quiet office. The applicant proposes to rezone the site from C-1 to PCD to allow all three buildings to be removed and a new retail center and auction house to be constructed on the site. The proposal includes 14800 square feet of covered space and the addition of 50 parking spaces. The applicant is requesting proposed uses of the lease space to be uses such as an attorney, a real estate office, a video rental store and/or a beauty shop along with all C-1, Neighborhood Commercial uses. The applicant is proposing an auction house to be located on the site contained within the single -structure. The applicant proposes the hours of operation to be Monday through Saturday from 8:00 am to 10:00 pm for all the users of the site including the auction house. The site will be used three (3) times per month for auctions; the first Monday of each month a general merchandise auction will be held and the second and fourth Friday of each month a antique auction will be held. The applicant is requesting a waiver of right-of-way dedication to both Pinnacle Road and Highway 300 and the Master Street Plan requirement for Y2 street construction to these roads. The applicant is also requesting a waiver of the perimeter and parking lot landscaping requirements. B. EXISTING CONDITIONS: The site contains three (3) buildings currently being used as a variety of non-residential uses. There is a beauty shop, a general office and Saugey's Antiques located on the site. Across Highway 300 there is a convenience store/gas station located on the northeast corner of Highway 300 and East Pinnacle Road. The area to the north of the site is a vacant lot with a sign indicating "Future Home of New Hope Baptist Church" and single-family to the north of the church site. The area to the south of the site is vacant with a scattering of homes on large tracts of land. The area to the east contains single-family homes also on large tracts and two (2) cemeteries. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. There is not a neighborhood association located in this area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Highway 300 is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. 2 FILE NO.: Z -5224-H (Cont. 2. Pinnacle Road is classified on the Master Street Plan as a collector street. Dedicate right-of-way 30 -feet from centerline. 3. Provide design of street conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 4. A 20 -foot radial dedication of right-of-way is required at the intersection of the streets. 5. Plans for all work in the right-of-way shall be submitted for approval prior to start of work. However, since the property lies outside the city limit, no permits from Public Works will be required. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Driveway locations and widths must meet the traffic access and circulation requirements of Section 30-43 and 31-210. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary, no comment. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: This area is served by the Maumelle Water Corporation. No water is available form Central Arkansas Water. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning,: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Barrett Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for C-1 uses and to add an auction house at this site. The request is consistent with the Land Use of Commercial, City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized Neighborhood Action Plan. Landscape Issues: Insufficient information to review. Buildinq Codes: No comment. FILE NO.: Z -5224-H G. SUBDIVISION COMMITTEE COMMENT (January 16, 2003) Ms. Phyllis Saugey and Ms. Betty Saugey were present representing the proposed development. Staff gave an overview of the proposed development indicating there were additional items needed on the proposed site plan. Staff stated the proposed building along with the required parking did not appear to "fit" once the right-of-way was dedicated. Staff suggested the applicant redraw the proposed development and allow for all the required landscaping and right-of-way dedication and then determine if the proposed building would work. Landscape comments were addressed. Staff stated the landscaping requirement along Highway 300 would be 12.6 feet and in no place less than 9 -feet. Staff stated the western perimeter would have the same requirement. Staff stated along Pinnacle Road and the northern perimeter a 15.9 -foot landscape strip would be required and in no place could the strip drop below 9 feet. Staff stated the applicant would be required a six (6) foot screen to the north and west either dense evergreen plantings or a wood fence with its face side directed outward. Staff stated if the site were more than one (1) acre an irrigation system would be required to water landscaped areas. Public Works comments were addressed. Staff stated dedication of right-of-way from centerline of Highway 300 would be required at 45 -feet and from centerline of Pinnacle Road would be required at 30 -feet. Staff stated the applicant would be required to construct Y street improvements to these streets, provide an in -lieu contribution or request a waiver of street construction. Staff stated they would support a waiver of Y2 street construction requirement but would not support a waiver of the dedication of right- of-way. Staff noted comments from the other agencies. There were no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS.- The NALYSIS: The applicant submitted a revised survey and drawing to Staff which addressed most of the issues raised by Staff and the Subdivision Committee. The proposed site plan indicated the existing right-of-way of Highway 300 at 40 -feet and of Pinnacle Road at 30 -feet. The required right-of-way for Highway 300 per the Master Street Plan requirement is. 45 -feet from centerline. The applicant has requested a waiver of the required dedication of the additional five (5) feet. Staff does not support this request. Staff feels the applicant should dedicate the right-of-way and franchise the parking, which will be located in the new right-of-way. The applicant has also indicated approximately 50 parking spaces on the site. The proposed development would typically require a minimum of sixty-two (62) spaces; if development per the shopping center criteria of one space per 225 square feet. Staff does not feel the proposed parking is an issue. Staff feels since the auction house (8000 square feet) will not be operating during the normal business hours of the retail L, FILE NO.: Z -5224-H (Cont. businesses (6000 square feet) parking should not be an issue. The applicant has also indicated agreements for off-site parking could be reached if parking were to become an issue. The applicant is requesting a waiver of landscaping requirements for the site. The applicant has indicated the area is primarily undeveloped and still in its natural form. The applicant has also stated the properties to the west of the site are owned by the applicant and landscaping is not desired. Staff feels the applicant should place a screening fence to the north and west of the site to screen the single-family homes and allow for changing of ownership at some point in the future. Staff also feels the placement of parking lot landscaping should be installed to soften the effect of the hard surface parking area. The site is located on a route to the Pinnacle State Park and is traveled by numerous visitors yearly. The natural beauty of Highway 300 should be preserved and the placement of some landscaping will assist in this preservation. Staff is supportive of the concept of the proposed development but not with all aspects of the request. Staff supports the proposed uses of the site and the auction house to be located on the site. Staff supports a reduction of the required landscaping on the site but not the entire waiver of landscaping. Staff supports the waiver of the required '/2 street improvements to both Highway 300 and Pinnacle Road. Staff does not support the request for a waiver of the right-of-way dedication to these roads. Staff feels the right-of-way should be dedicated and the applicant utilize the right-of-way for placement of parking until such time as the road is widened. Staff feels with the number of requested waivers and variances the applicant is trying to do too much on the site and the development would not lend itself to a quality development or enhance the scenic corridor of Highway 300. STAFF RECOMMENDATION: Staff recommends denial of the proposed development as filed. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) Ms. Betty Saugey was present representing the application. There were no objectors present. Staff presented the application with a recommendation of approval. Staff stated the applicant had agreed to the dedication of right-of-way and the installation of landscaping as indicated in the Staff write-up. There was no further discussion of the item. The item was placed on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 February 6, 2003 ITEM NQ.: 7 FILE NO.: Z -5224-H NAME: Saugey Short -form PCD LOCATION: on the northwest corner of Highway 300 and Pinnacle Road DEVELOPER: Phyllis Saugey 3725 Lakeshore Drive North Little Rock, AR 72116 AREA: 1.28 Acres NUMBER OF LOTS: 1 ENGINEER: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 FT. NEW STREET: 0 CURRENT ZONING: C-1, Neighborhood Commercial ALLOWED USES: Limited retail developments within or adjacent to neighborhood areas PROPOSED ZONING: PCD PROPOSED USE: C-1 uses and the addition of an auction — general merchandise. VARIANCES/WAIVERS REQUESTED: Waiver of the Master Street Plan requirements to construct %2 street improvements to Pinnacle Road and to Highway 300. A waiver of the landscaping requirements for the site. A waiver of the dedication of right-of-way requirement to Highway 300 and Pinnacle Road. BACKGROUND: The Little Rock Board of Directors zoned this site on February 6, 1990, by the adoption of Ordinance No. 15,813. The rezoning was a part of a larger effort to rezone the area "west of the city limits and north of Denny Road" as a part of implementation of the land use regulation of the extraterritorial planning area. February 6, 2003 SUBDIVISION ITEM NO.: 7(Cont.)FILE NO.: Z -5224-H A. PROPOSAUREQUEST: The site contains three buildings, one of which serves as a beauty shop, one as an antique store and the third as a quiet office. The applicant proposes to rezone the site from C-1 to PCD to allow all three buildings to be removed and a new retail center and auction house to be constructed on the site. The proposal includes 14800 square feet of covered space and the addition of 50 parking spaces. The applicant is requesting proposed uses of the lease space to be uses such as an attorney, a real estate office, a video rental store and/or a beauty shop along with all C-1, Neighborhood Commercial uses. The applicant is proposing an auction house to be located on the site contained within the single -structure. The applicant proposes the hours of operation to be Monday through Saturday from 8:00 am to 10:00 pm for all the users of the site including the auction, house. The site will be used three (3) times per month for auctions; the first Monday of each month a general merchandise auction will be held and the second and fourth Friday of each month a antique auction will be held. The applicant is requesting a waiver of right-of-way dedication to both Pinnacle Road and Highway 300 and the Master Street Plan requirement for'/ street construction to these roads. The applicant is also requesting a waiver of the perimeter and parking lot landscaping requirements. B. EXISTING CONDITIONS: The site contains three (3) buildings currently being used as a variety of non-residential uses. There is a beauty shop, a general office and Saugey's Antiques located on the site. Across Highway 300 there is a convenience store/gas station located on the northeast corner of Highway 300 and East Pinnacle Road. The area to the north of the site is a vacant lot with a sign indicating "Future Home of New Hope Baptist Church" and single-family to the north of the church site. The area to the south of the site is vacant with a scattering of homes on large tracts of land. The area to the east contains single-family homes also on large tracts and two (2) cemeteries. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. There is not a neighborhood association located in this area. 4 February 6, 2003 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -5224- D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Highway 300 is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. 2. Pinnacle Road is classified on the Master Street Plan as a collector street. Dedicate right-of-way 30 -feet from centerline. 3. Provide design of street conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 4. A 20 -foot radial dedication of right-of-way is required at the intersection of the streets. 5. Plans for all work in the right-of-way shall be submitted for approval prior to start of work. However, since the property lies outside the city limit, no permits from Public Works will be required. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Driveway locations and widths must meet the traffic access and circulation requirements of Section 30-43 and 31-210. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary, no comment. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: This area is served by the Maumelle Water Corporation. No water is available form Central Arkansas Water. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. Ec3 February 6, 2003 SUBDIVISION ITEM NO.: 7 (Cont. F. G ISSUES/TECHNICAL/DESIGN: FILE NO.: Z -5224-H Planning Division: This request is located in the Barrett Planning District, Jhe Land Use Plan shows Commercial for this property. The applicant has applied for C-1 uses and to add an auction house at this site. The request is consistent with the Land Use of Commercial. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized Neighborhood Action Plan. Landscape Issues: Insufficient information to review. Building Codes: No comment. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) Ms. Phyllis Saugey and Ms. Betty Saugey were present representing the proposed development. Staff gave an overview of the proposed development indicating there were additional items needed on the proposed site plan. Staff stated the proposed building along with the required parking did not appear to "fit" once.the right -of --way was dedicated. Staff suggested the applicant redraw the proposed development and allow for all the required landscaping and right-of-way dedication and then determine if the proposed building would work. Landscape comments were addressed. Staff stated the landscaping requirement along Highway 300 would be 12.6 feet and in no place less than 9 -feet. Staff stated the western perimeter would have the same requirement. Staff stated along Pinnacle Road and the northern perimeter a 15.9 -foot landscape strip would be required and in no place could the strip drop below 9 feet. Staff stated the applicant would be required a six (6) foot screen to the north and west either dense evergreen plantings or a wood fence with its face side directed outward. Staff stated if the site were more than one (1) acre an irrigation system would be required to water landscaped areas. Public Works comments were addressed. Staff stated dedication of right-of-way from centerline of Highway 300 would be required at 45 -feet and from centerline of Pinnacle Road would be required at 30 -feet. Staff stated the applicant would be required to construct Y street improvements to these streets, provide an in -lieu contribution or request a waiver of street construction. Staff stated they would support a waiver of Y2 street construction requirement but would not support a waiver of the dedication of right- of-way. Staff noted comments from the other agencies. There were no further items for discussion. The Committee then forwarded the item to the full Commission for final action. 2 February 6, 2003 SUBDIVISION ITEM NO.: 7 (Cont H. ANALYSIS: FILE NO.: Z -5224-H The applicant submitted a revised survey and drawing to Staff which addressed most of the issues raised by Staff and the Subdivision Committee. The proposed site plan indicated the existing right-of-way of Highway 300 at 40 -feet and of Pinnacle Road at 30 -feet. The required right-of-way for Highway 300 per the Master Street Plan requirement is 45 -feet from centerline. The applicant has requested a waiver of the required dedication of the additional five (5) feet. Staff does not support this request. Staff feels the applicant should dedicate the right-of-way and franchise the parking, which will be located in the new right-of-way. The applicant has also indicated approximately 50 parking spaces on the site. The proposed development would typically require a minimum of sixty-two (62) spaces; if development per the shopping center criteria of one space per 225 square feet. Staff does not feel the proposed parking is an issue. Staff feels since the auction house (8000 square feet) will not be operating during the normal business hours of the retail businesses (6000 square feet) parking should not be an issue. The applicant has also indicated agreements for off-site parking could be reached if parking were to become an issue. The applicant is requesting a waiver of landscaping requirements for the site. The applicant has indicated the area is primarily undeveloped and still in its natural form. The applicant has also stated the properties to the west of the site are owned by the applicant and landscaping is not desired. Staff feels the applicant should place a screening fence to the north and west of the site to screen the single-family homes and allow for changing of ownership at some point in the future. Staff also feels the placement of parking lot landscaping should be installed to soften the effect of the hard surface parking area. The site is located on a route to the Pinnacle State Park and is traveled by numerous visitors yearly. The natural beauty of Highway 300 should be preserved and the placement of some landscaping will assist in this preservation. Staff is supportive of the concept of the proposed development but not with all aspects of the request. Staff supports the proposed uses of the site and the auction house to be located on the site. Staff supports a reduction of the required landscaping on the site but not the entire waiver of landscaping. Staff supports the waiver of the required Y street improvements to both Highway 300 and Pinnacle Road. Staff does not support the request for a waiver of the right-of-way dedication to these roads. Staff feels the right-of-way should be dedicated and the applicant utilize the right-of-way for placement of parking until such time as the road is widened. 6i February 6, 2003 SUBDIVISION ITEM NO.: 7(Cont.)FILE NO.: Z -5224-H Staff feels with the number of requested waivers and variances the applicant is trying to do too much on the site and the development would not lend itself to a quality development or enhance the scenic corridor of Highway 300. STAFF RECOMMENDATION: Staff recommends denial of the proposed development as filed. 9