HomeMy WebLinkAboutZ-5311 Staff AnalysisApril 24, 1990
SUBDIVISION
ITEM NO.: 11 FILE NO.: Z-5311
NAME: Retail Center Short Form PCD
LOCATION: Off Highway 10
DEVELOPER: ENGINEER:
Jim Moses, AMR Real Estate McGetrick Engineering
217 West 2nd
Little Rock, AR 72201 Little Rock, AR 72221
375-0378
AREA: 2.37 Acre NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: C-3 PROPOSED USES: Commercial
PLANNING DISTRICT: Highway 10 - 1
CENSUS TRACT: 42.05
VARIANCES REQUESTED: None.
STATEMENT OF PROPOSAL:
The developer's plan is to build small neighborhood retail
center of approximately 13,500 s.f. It is conceived as a
center designed to meet the needs of small local merchants
offering primarily convenience oriented services and
merchandise.
The site plan will consist of one-story steel frame
structure with masonry exterior. It will be segmented into
201x60' bays to accommodate the small tenant.
The application also includes a request that all uses as
listed within the 11C-3" general commercial district be
allowed by right.
A. PROPOSAWREQUEST:
This application involves a single tract of land which
is proposed for use as a retail center. Although the
application does not fully clarify the use composition
of the building, the developer includes a request that
all uses within the "C-3" be allowed by right.
1
April 10, 1990
SUBDIVISION
Item No. 11 Continued
B. EXISTING CONDITIONS:
This site currently is covered with scrub brush and
several concrete pads. The adjacent street, Highway
10, is developing to the arterial standards. The south
part of the site is under floodway (601).
C. ENGINEERING COMMENTS:
The property does not appear to be a lot of record.
Subdivision plat will be required. West driveway
should be eliminated to avoid conflict with previously
approved Candlewood Road intersection. This
development should take access from Cantrell via
existing private drive easement on the east boundary.
Floodway across south of this tract is 150' wide,
should be centered on existing channel. Dedication of
floodway required. Stormwater Detention and Excavation
Ordinances apply.
D. ISSUES/LEGAL/TECHNICAL/DESIGN:
The site plan as submitted conforms to the submission
requirements set forth in the PUD Ordinance with only
one exception and that being the use should be limited
by "C-1" neighborhood commercial district uses instead
of "C-3" general commercial uses. If this is
neighborhood commercial, it may very well exclude such
uses as auto relate uses, convenience stores and other
"C-3" uses, which are listed in the applicants cover
letter.
E. ANALYSIS•
The Planning and Engineering Staffs have thoroughly
reviewed this submittal with respect to all elements as
required by ordinance. This review included the Design
Overlay District. We find little or no concern with
the construction of the neighborhood shopping center.
The concerns we will offer deal with the uses of the
project and its relationship with its neighbors. Staff
feels the following should be accomplished in order to
be a true neighborhood commercial center.
1. Eliminate all 11C-3" uses.
2. Prohibit outdoor display.
2
April 10, 1990
SUBDIVISION
ITEM NO. 11 (Continued)
3. Eliminate drive-thru services.
4. A low level lighting plan shielding away from the
residential area should be presented.
F. STAFF RECOMMENDATION:
The staff recommends approval of this PCD application
conditioned upon modification on the plan to conform
with suggested changes in the above text.
SUBDIVISION COMMITTEE COMMENTS: (April 12, 1990)
The Developers were present representing this application.
There were a number of questions raised by Mr. Moses as to
the Staff comments. He requested clarification of the
Staff's comment, specifically dealing with land use. He
also requested to check zoning for this site.
Richard Wood of the Planning Staff went to check zoning and
found out that this site is Zone "C-311, not like it was
assumed before "R-211. This would clarify staff concerns
about land use.
The Committee then moved to discussion of an alignment of
the entrance with the traffic light from Candlewood Drive.
Jerry Gardner, from the Public Works stated that the City
avoids lining up private drives with public streets.
It was determined that the Developer will work with Traffic
and Public Works Departments to resolve the above issue.
Jim Lawson, from the Planning Staff also asked the Developer
to met and review proposed uses especially one listed under
"C-3" conditional use.
As a last item, the Staff pointed out that the floodway size
needed to be checked and also dedicated to the City. Mr.
Moses offered comment on that subject to the effect that the
site may be too small to be developed after the dedication
of the floodway.
PLANNING COMMISSION ACTION:
(April 24, 1990)
Richard Wood, of the Planning Staff, offered a brief comment
of the Staff recommendation. He pointed out that the Staff
3
April 10, 1990
SUBDIVISION
ITEM NO.; _11 .,(Continued)
PLANNING COMMISSION ACTION: (April 24, 1990)
recommend approval of the proposal except for some of the
uses listed by the applicant on the "C-3" conditional uses.
It is not compatible with the direction Highway 10 is going
to develop. A brief discussion then followed involving
several of the Commissioners, the Planning Staff and Gene
Moses, Developer, dealing with the conditional uses listed
by the Developer in his cover letter and two drive thrus
located on both sides of the buildings. It was determined
that all "C-3" uses plus one conditional use permit, one
drive thru be allowed and applicant agreed to dedicate
floodway to the City. A motion to that fact was made and
passed by a vote of 7 ayes, 2 noes, 2 absent.
4