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HomeMy WebLinkAboutZ-5258-B Staff AnalysisFILE N Z- 2 -B NAME: T. H. J. R. ADDITION, LOT 1 -- SHORT -FORM PLANNED DEVELOPMENT -COMMERCIAL LOCATION: On the north side of W. Markham St., approximately 0.2 mile east of the Chenal Parkway intersection DEVELOPER: ENGINEER: Jim Irwin Joe White THE IRWIN CO. WHITE-DATERS & ASSOCIATES, INC. 10800 Financial Center Parkway 401 S. Victory St. Little Rock, AR 72211 Little Rock, AR 72201 225-5700 374-1666 AREA: 0.80 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: C-3 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES REQUESTED: None STAFF UPDATE: PROPOSED USES: Commercial Following the submission of the proposed PCD site plan, the applicant discovered that, instead of a 481, Water Utilities easement along the 39" raw water line which lay at the north lot line of Lot 1, that Water Utilities has a 50 foot right-of-way across the property, with 30 feet of the right-of-way lying on Lot 1. This necessitated a complete re -design of the subdivision, including the location of the lot within the subdivision on which the PCD site was to be located. The applicant sought, and was granted, a deferral of the hearing of the PCD issue until the December 12, 1995 Commission hearing. The revised PCD site plan locates the PCD lot, instead of south of the Water Utilities right-of-way, to north of this right-of- way, in the north triangular portion of the lot. This lot, Lot 1, has no frontage on a public street, and access to this lot is proposed to be provided by private common access easements across Lots 2 and 3. Approval of the access easements, and any variances associated with the proposed design, are to be addressed as part of the preliminary plat approval. (See Item °B" of this agenda.) Depending on whether the requested variances are granted or not, the drive layout may or may not be approved. If the applicant must comply with the requirement that a central common private street, built to City commercial street FILE D • Z-5258-13 n standards, with a turn -around device within the access easement, the PCD site plan will have to be changed to accommodate these requirements. The Planning staff recommends approval of the PCD. The Public Works staff recommends, as part of the preliminary plat approval, denial of the variance from the requirement that ,the improvements in the access easement meet City street standards, and recommends that the drive be constructed to 27 feet in width, with a sidewalk along both sides of the street, and that a turn -around device be constructed within the access easement at the north end of the street on or abutting Lot 1. STATEMENT QF PROPOSAL: Proposed is a Planned Development -Commercial on Lot 1 of the T. H. J. R. Addition. Development is to involve construction of a 7,553 square foot, single -story building, and parking spaces for 13 vehicles. Access to the site is from a common access drive which is to be shared with future development on Lot 2. An "ABRA Auto Body and Glass" facility is the proposed use. Alternatively, the applicant seeks approval of all uses by right listed in the list of permitted uses in the C-3 zoning district. The applicant explains that, although auto body and glass shops are normally restricted to C-4 zoning districts, due to modern technology and the applicant's desire to create an "upscale marketing image", the proposed facility will resemble and will operate as a typical C-3 use. State -of -the art equipment and processes will be used. The applicant points out that, with the Water Utility easement along the north lot line and the Arkansas Power and Light Co. easement along the west lot line, use of the lot is limited to uses which can utilize a shallow lot with a wide frontage. The proposed use, states the applicant, meets this criterion. A. PROPOSAL/REOQEST: Planning Commission review of a planned development to requested. B. EXISTING CONDITIONS: and a recommendation of approval the Board of Directors is The site is undeveloped and is mostly wooded. There is a cleared area along both the west and north boundaries of the lot, with an Arkansas Power and Light Co. easement lying along the west property line and a Water Utility right-of- way lying along the north property line. K FILE NO.: Z- 25 -B Cont. The site is zoned C-3, and it is part of a larger C-3 tract. All abutting property, including property across W. Markham St., is zoned C-3 C. ENGINEERINGZUTILITY COMMENTS: Public Works Staff comments: The requirements of the Preliminary Plat, as cited in Item 3 of this agenda, are applicable to the planned development. The access drive, located on the abutting lot, must be constructed to commercial street standards, with a 36 foot wide street section and with sidewalks on each side of the street. West Markham St. is classified as a minor arterial. The right-of-way and proposed street widening appear to conform to the Master Street Plan standards. A sidewalk will be required on the Markham St. frontage of the site. The traffic lane at the west side of the building, scaled at 17 feet, needs to be widened to 20 feet. Remove the "S" entrance from the parking lot to the common drive; it is too close to Markham St. Widen the north entrance to 27 feet. Stormwater detention analysis is required. Water Works comments that Water Works owns a right-of-way which includes the land 30 feet south of the 39" raw water main. Water Works will have to approve any construction in the right-of-way, and no building will be allowed in this area. Wastewater comments that a sewer main extension, with easements, will be required. Arkansas Power and Light Co. will require a 15 foot easement along the W. Markham St. frontage of the site, and a 15 foot easement along the north side of the 39" raw water line easement. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. approved the submittal. The Fire Department commented that the island in the parking area on the west side of the building should be shortened to leave a clearance of 20 feet minimum in the drive. 3 FILE NQ.: Z=525 -B (Cont.) EZ E. F. ISSQEV LEGAL/TEGHNICALIDESIGN: A general schematic landscaping plan is required. Sec. 31-210 provides that, for lots fronting on minor arterial roadways, shared or common driveway points are encouraged for lots that are less then 300 feet in frontage. The applicant has provided for this shared access easement. The Traffic Engineer has commented that the drive in this access easement is to be built to a 36 foot wide commecial street standard, with a sidewlk on each side of the drive. The common access easement shown on the plat is 25 feet in width. With the Public works comment that this access drive is to be a 36 foot wide street, with sidewalks on both sides, the access easement needs to be adjusted, or a variance from the Public Works requirement needs to be sought. The Neighborhoods and Planning Site Plan Review Specialist notes that: a) A portion of the proposed on-site buffer along Markham St. drops below the minimum requirement at any given point of 6 feet. The full average street buffer width required is 22 feet, or 15 feet minimum with permitted transfer. b) Areas set aside for building and interior landscaping appear to meet the Landscape Ordinance requirements. Curb and gutter, or another approved border, will be required to protect landscaped areas from vehicular traffic. ANALYSIS• The Planning staff reports that the requested Planned Development is located in the Chenal District, and that the adopted Land Use Plan recommends commercial uses. There is, then, no land use issue. The plan submitted failed to show the Water Utility right- of-way along the north boundary of the lot, and this right- of-way will have a significant impact on the building design and buildable area of the lot. Traffic Engineering have some requirements which need to be resolved. STAFF RECOMMENE TIQNS: Staff recommends that the hearing on the planned development be deferred until the effect of the Water Utility right-of- way is resolved. 4 FILE NO.: Z- 25 -B(Cont.) SUBDIVISION COMMITTEECOMMENT: (OCTOBER 12, 1995) Staff reported that the applicant had asked that the hearing of the item be deferred until the December 12, 1995 Planning Commission hearing. There was, then, no discussion of the item. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) Staff reported that the applicant had submitted a letter requesting that the hearing of this item be deferred until the December 12, 1995 Commission meeting. The deferral was included on the Consent Agenda, and the deferral was approved with the approval of the Consent Agenda with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. PLANNING COMMISSION ACTION: (DECEMBER 12, 1995) Staff reported that the applicant had submitted a revised site plan which addresses the issues raised at the Subdivision Committee meeting and in the agenda "write-up". Staff reported that the preliminary plat for the subdivision of which the planned development is one lot, is being considered as Item B in the agenda, and its approval must be addressed as a condition of approved of the requested PD -C. The item was included on the Consent Agenda for approval, and the PD -C was approved with the vote of 9 ayes, 0 nays, 1- abstention (Ball), and 1 absent, subject to the preliminary plat being approved. 5 December 12, 1995 ITEM NO.: D FILE NO.: Z -5258-B NAME: T. H. J. R. ADDITION, LOT 1 -- SHORT -FORM PLANNED DEVELOPMENT -COMMERCIAL LOCATION: On the north side of W. Markham St., approximately 0.2 mile east of the Chena.l Parkway intersection DEVELOPER: ENGINEER: Jim Irwin Joe White THE IRWIN CO. WHITE-DATERS & ASSOCIATES, INC. 10800 Financial Center Parkway 401 S. Victory St. Little Rock, AR 72211 Little Rock, AR 72201 225-5700 374-1666 AREA: 0.80 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: C-3 PLANNING DISTRICT: 19 CENSUS TRACT: 42.06 VARIANCES REQUESTED: None STAFF UPDATE• PROPOSED USES: Commercial Following the submission of the proposed PCD site plan, the applicant discovered that, instead of a 48" Water Utilities easement along the 39" raw water line which lay at the north lot line of Lot 1, that Water Utilities has a 50 foot right-of-way across the property, with 30 feet of the right-of-way lying on Lot 1. This necessitated a complete re -design of the subdivision, including the location of the lot within the subdivision on which the PCD site was to be located. The applicant sought, and was granted, a deferral of the hearing of the PCD issue until the December 12, 1995 Commission hearing. The revised PCD site plan locates the PCD lot, instead of south of the Water Utilities right-of-way, to north of this right-of- way, in the north triangular portion of the lot. This lot, Lot 1, has no frontage on a public street, and access to this lot is proposed to be provided by private common access easements across Lots 2 and 3. Approval of the access easements, and any variances associated with the proposed design, are to be addressed as part of the preliminary plat approval. (See Item °B° of this agenda.) Depending on whether the requested variances are granted or not, the drive layout may or may not be approved. If the applicant must comply with the requirement that December 12, 1995 IIBDIVISIO ITEM NO • D Cont.) FILE NO.: Z-52 -B a central common private street, built to City commercial street standards, with a turn -around device within the access easement, the PCD site plan will have to be changed to accommodate these requirements. The Planning staff recommends approval of the PCD. The Public Works staff recommends, as part of the preliminary plat approval, denial of the variance from the requirement that the improvements in the access easement meet City street standards, and recommends that the drive be constructed to 27 feet in width, with a sidewalk along both sides of the street, and that a turn -around device be constructed within the access easement at the north end of the street on or abutting Lot 1. STATEMENT OF PROPOSAL: Proposed is a Planned Development -Commercial on Lot 1 of the T. H. J. R. Addition. Development is to involve construction of a 7,553 square foot, single -story building, and parking spaces for 13 vehicles. Access to the site is from a common access drive which is to be shared with future development on Lot 2. An "ABRA Auto Body and Glass" facility is the proposed use. Alternatively, the applicant seeks approval of all uses by right listed in the list of permitted uses in the C-3 zoning district. The applicant explains that, although auto body and glass shops are normally restricted to C-4 zoning districts, due to modern technology and the applicant's desire to create an "upscale marketing image", the proposed facility will resemble and will operate as a typical C-3 use. State -of -the art equipment and processes will be used. The applicant points out that, with the Water Utility easement along the north lot line and the Arkansas Power and Light Co. easement along the west lot line, use of the lot is limited to uses which can utilize a shallow lot with a wide frontage. The proposed use, states the applicant, meets this criterion. A. PROPOSAL RE UEST: Planning Commission review of a planned development to requested. B. EXISTING CONDITIONS: and a recommendation of approval the Board of Directors is The site is undeveloped and is mostly wooded. There is a cleared area along both the west and north boundaries of the lot, with an Arkansas Power and Light Co. easement lying 2 December 12, 1995 SUBDIVI STION ITEM NO.D (Cont.) FILE NO. Z -_5258-B along the west property line and a Water Utility right-of- way lying along the north property line. The site is zoned C-3, and it is part of a larger C-3 tract. All abutting property, including property across W. Markham St., is zoned C-3 C. ENGINEERING UTILITY COMMENTS: Public Works Staff comments: The requirements of the Preliminary Plat, as cited in Item 3 of this agenda, are applicable to the planned development. The access drive, located on the abutting lot, must be constructed to commercial street standards, with a 36 foot wide street section and with sidewalks on each side of the street. West Markham St. is classified as a minor arterial. The right-of-way and proposed street widening appear to conform to the Master Street Plan standards. A sidewalk will be required on the Markham St. frontage of the site. The traffic lane at the west side of the building, scaled at 17 feet, needs to be widened to 20 feet. Remove the "S" entrance from the parking lot to the common drive; it is too close to Markham St. Widen the north entrance to 27 feet. Stormwater detention analysis is required. Water Works comments that Water Works owns a right-of-way which includes the land 30 feet south of the 39" raw water main. Water Works will have to approve any construction in the right-of-way, and no building will be allowed in this area. Wastewater comments that a sewer main extension, with easements, will be required. Arkansas Power and Light Co. will require a 15 foot easement along the W. Markham St. frontage of the site, and a 15 foot easement along the north side of the 39" raw water line easement. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. approved the submittal. 3 December 12, 1995 SUBDIVISION ITEM NO.: D (Cont.? FILE NO.: Z -5258-B The Fire Department commented that the island in the parking area on the west side of the building should be shortened to leave a clearance of 20 feet minimum in the drive. D. ISSUES/LEGAL/TECHNICAL/DESIGN: A general schematic landscaping plan is required. Sec. 31-210 provides that, for lots fronting on minor arterial roadways, shared or common driveway points are encouraged for lots that are less then 300 feet in frontage. The applicant has provided for this shared access easement. The Traffic Engineer has commented that the drive in this access easement is to be built to a 36 foot wide commecial street standard, with a sidewlk on each side of the drive. The common access easement shown on the plat is 25 feet in width. With the Public works comment that this access drive is to be a 36 foot wide street, with sidewalks on both sides, the access easement needs to be adjusted, or a variance from the Public Works requirement needs to be sought. The Neighborhoods and Planning Site Plan Review Specialist notes that: a) A portion of the proposed on-site buffer along Markham St. drops below the minimum requirement at any'given point of 6 feet. The Lull average street buffer width required is 22 feet, or 15 feet minimum with permitted transfer. b) Areas set aside for building and interior landscaping appear to meet the Landscape ordinance requirements. Curb and gutter, or another approved border, will be required to protect landscaped areas from vehicular traffic. E. ANALYSIS• The Planning staff reports that the requested Planned Development is located in the Chenal District, and that the adopted Land Use Plan recommends commercial uses. There is, then, no land use issue. The plan submitted failed to show the Water Utility right- of-way along the north boundary of the lot, and this right- of-way will have a significant impact on the building design and buildable area of the lot. 4 December 12, 1995 SUBDIVZSIQi�I ITEM NO.: D Cont. FILE NO.:-- Z -5258-B Traffic Engineering have some requirements which need to be resolved. F. STAFF RECQMMENDATION, Staff recommends that the hearing on the planned development be deferred until the effect of the Water Utility right-of- way is resolved. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Staff reported that the applicant had asked that the hearing of the item be deferred until the December 12, 1995 Planning Commission hearing. There was, then, no discussion of the item. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) Staff reported that the applicant had submitted a letter requesting that the hearing of this item be deferred until the December 12, 1995 Commission meeting. The deferral was included on the Consent Agenda, and the deferral was approved with the approval of the Consent Agenda with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. PLANNING COMMISSION ACTION: (DECEMBER 12, 1995) Staff reported that the applicant had submitted a revised site plan which addresses the issues raised at the Subdivision Committee meeting and in the agenda "write-up". Staff reported that the preliminary plat for the subdivision of which the planned development is one lot, is being considered, as Item B in the agenda, and its approval must be addressed as a condition of approved of the requested PD -C. The item was included on the Consent Agenda for approval, and the PD -C was approved with the vote of 9 ayes, 0 nays, 1 abstention (Ball), and 1 absent, subject to the preliminary plat being approved. 5 TFJR PDC The North 364.56 ft. of the following described property: a part of the W1/2 of the NW1/4, Section 4, T -1-N, R -13-W, Pulaski County, Arkansas, more particularly described as: Beginning at the Southwest Corner of the NW1/4, NW1/4 said Section 4; thence N00237156"E along the West line of said Section 4, 450.06 ft. to a point; thence S43 -917134"E, 634.33 ft. to a point on the South line of said NW1/4, NW1/4; thence S0044011110E, 75.81 ft. to a point on the North right-of-way line of West Markham Street; thence Westerly along said north right-of-way line of West Markham Street the following bearings and distances: S79Q50f41"W, 62.56 ft.; N88951139"W, 200.0 ft. and N82957114"W, 179.68 ft. to a point on the West line of said Section 4; thence N00937156"E along said West line, 72.50 ft. to the point of beginning, containing 1.5 Acres more or less. Property lines are located in accordance with established property lines. Corners are set as shown.