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HomeMy WebLinkAboutZ-5312 Staff AnalysisApril 24, 1990 SUBDIVISION ITEM NO.: 12 FILE NO.: Z-5312 NAME: Bolin Short Form PCD LOCATION: NW Corner Hinson Loop & Rainwood Drive DEVELOPER: ENGINEER: Sanford Bolin Development Consultants, Inc. 3803 Doral Drive 2024 Arkansas Valley Drive Little Rock, AR 72212 Little Rock, AR 72212-4142 221-7880 AREA: 1.068 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 1 ZONING: 0-3 PROPOSED USES: Commercial PLANNING DISTRICT: Highway 10 - 1 CENSUS TRACT: 42.05 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The tract in this application is one of the few remaining undeveloped properties in this neighborhood and is surrounded by a mix of rental apartments, condominium and day care center. The primary focus for this development is a new location to house Razorback Transmission service. Razorback Transmission will occupy the southern end of the building and the balance of the space will be offered for lease to other auto related services tenants. The project consists of the construction of 7 service bays and 3 offices total 8,000 s.f. building. Each service bay can handle 2 cars at a time. There are also 43 parking spaces for customers and employee. A. PROPOSAL1REOUEST: This application consists of a short -form PCD for 7 bay auto related services on 3/4 acre tract. 1 April 10, 1990 SUBDIVISION Item No. 12 Continued B. EXISTING CONDITIONS: This site is covered with scrub brush, small trees and asphalt pad. The adjacent streets are developed to the city standards. C. ENGINEERING COMMENTS: Provide sidewalks and HC ramps on Hinson Loop and Rainwood frontages. Stormwater Detention and Excavation Ordinances apply. D. ISSUES/LEGALITECHNICALZDESIGN: The Staff would point out two significant issues concerning this proposal. One would be its nonconformity with the adopted land use plan for the areas and second overbuilding this small tract. There are a number of detail items on the site plan which require some resolution: These area as follows: 1. Structural description should be provided. 2. A lighting scheme for the building and parking areas should be provided. 3. The height of the building should be indicated. 4. Operation hours should be limited. E. ANALYSIS• The Planning Staff view of this proposal is that the design is not adequate for the location and size of the property indicated. We feel that the auto related businesses adjacent to multi -family and residential area would encourage further changing in zoning classification. The staff feels that applicant should reduce building size 40% to accommodate only one principal use and increase office space. F. STAFF RECOMMENDATION: The Planning Staff reserves its recommendation on this item in order to further develop the application and our position. 2 April 10, 1990 SUBDIVISION Item No. 12 (Continued)___ SUBDIVISION COMMITTEE COMMENTS: (April 12, 1990) Mr. Robert Brown and Mr. Bolin, Owner, were present representing this application. The Staff recommendation was discussed. There were several design elements discussed. These dealt primarily with the size of the building, screening, and lighting and operation hours on the site. It was determined that the building will be 18 ft. high made of concrete blocks with downward low lighting shielded from adjacent residences. Operation hours have not been determined. A discussion of the screening resulted in the applicant suggesting leaving most of the trees on the site and planting some more American Hollys on the west side. The question of over building site and locating 11C-4" use close to a residential neighborhood was raised. There were several opinions expressed as to whether it is appropriate to put a transmission shop next to a residential community. The Staff suggested that this matter be discussed by the full Commission. The closing comments of the Staff was that the Staff may support only one use on the site with no overhead doors on the back, and only one curb cut on Hinson Loop Road. There being no further discussion, the item was forwarded to the full Commission for resolution. May 15, 1990 PLANNING COMMISSION ACTION: (April 24, 1990) The first issue that was discussed was Mr. Walker, Attorney for the condominium site's objection to the notice procedure. He stated that only a small percentage of the condominium residents received notices about the proposed development. The Chairman then asked the City Attorney to determine if Bylaw requirements for notice have been met. Mr. Stodola, City Attorney, stated that notice met Bylaw requirements. May 15, 1990 SUBDIVISION• PLANNING COMMISSION ACTION: Item No. 12 Continued (April 24, 1990) Richard Wood of the Planning staff then offered a brief comment on the staff recommendation and pointed out that the staff denied application as filed but could support it if the applicant agrees to reduce the size of the total structure of this property to accommodate only one principal use, which would be Razorback Transmission, with no overhead doors on the back, and only -one curb cut from Hinson Loop Road. Robert Brown, developer, offered his comments. He indicated that this project is located close to the strip of nonconforming conditional uses, some of them are auto related services. He further indicated the natural screening process for this project has been design and also operation hours have been limited from 7:30 a.m. to 5:30 p.m. Monday through, Friday to protect residential neighborhood. Mr. Walker, Attorney. then spoke in opposition. His concerns were noise, outside cars waiting for service and additional traffic in this residential neighborhood. Mrs. Jane Mobley, representing Greenwood Forest Apartment, opposed the development as not appropriate for a residential neighborhood. She indicated that her company invested a few million dollars to enhance the look of the apartment complex. The Commissioners then asked Mr. Bolin, owner, for his comments. Mr. Bolin assured the Commissioners that heavy work would not occur on this side. He stated that all heavy work will be done at his other location where he keeps all equipment. He also assured Commissioners that operation hours will be limited for his business and his tenants From 7:30 a.m. to 5:30 p.m. A lengthy discussion then followed involving several of the Commissioners and Mr. Bolin dealing with the development and appropriateness of the proposed transmission shop around the residential neighborhood. Commissioner Nicholson closed the discussion on this subject by questioning if the property can be developed as an office in the future with location like it is. Mr. Wood, from Planning staff, offered comments that the neighborhood plans for Pleasant Valley were adopted 10 years ago by Board of Directors and at that time was 4 May 15, 1990 SUBDIVISION Item No. 12 (Continued) PLANNING COMMISSION ACTION: (April 24, 1990) determined that all the areas allies to residential will serve the neighborhood like it was annexed to the City but will not expand in use. Commissioner Walker asked the owner of the property to prohibit overnight storage. Mr. Bolin agreed to screen overnight cars and not do any work outside the building. The question has been called to approve applications as filed with variance to reduce Master Street Plan requirements from collector standard to residential with construction of the sidewalks and to provide screening for overnight store cars and not to perform any work outside the building. A motion was made to approve this application and passed by a vote of 6 ayes, 3 noes, 2 absent. 5