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HomeMy WebLinkAboutZ-5738 Staff AnalysisI- Meeting Date: December 7, 1993 2. Case No.: z-5738 3. Request: Establishment of "Plant Plant Short -form PCD" 4. Location: 11,300 Financial Center Parkway 5. Owner/Anmlicant: David Pickering 6. Existing Status: O-3 7. Proposed Use: Plant Plant and the Leather Gallery and uses by right is the 0-3 zoning district. 8. Staff Recommendation: Approval 9. Planning Commission Recommendation: Approval 10. Conditions or Issues Remaining to be Resolved: Abandonment of dead-end north -south right-of-way at west edge of property. 11. Right -of -Way issues: None except as noted above 12. Recommendation Forwarded with: 7 ayes, 0 noes, 3 absent, 0 abstention and 1 open position 13. Obiectors: None 14. Neighborhood Plan: I-430 (11) FILE NO.: Z-5738 NAME: PLANT PLANT - SHORT -FORM PLANNED COMMERCIAL DEVELOPMENT LOCATION: On the north side of Financial Center Parkway, approximately 0.1 mile west of Hardin Road. DEVELOPER: ENGINEER: DAVID PICKERING WHITE-DATERS & ASSOCIATES, INC. 11621 Rainwood Drive 401 Victory St. Little Rock, AR 72212 Little Rock, AR 72201 227-6376 374-1666 AREA: 0.8860 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: 0-3 to PCD PROPOSED USES: Retail PLANNING DISTRICT: 11 CENSUS TRACT: 24.04 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The applicant proposes the construction of a 10,560 square foot, 1 -story commercial building on a 0.886 acre site. The site has 490 feet of frontage on Financial Center Parkway, but is only 115.77 feet deep at its narrower end. Since the site backs up to residential property, the developer proposes to place no doors, windows, or other access on the north face of the building to protect the privacy of these homes. Parking is proposed to be along the Financial Center Parkway frontage and at both ends of the building. Access is proposed to be by way of existing curb - cuts. A. PROPOSAL RE UEST: The applicant requests review by the Planning Commission and approval by the Board of Directors for a PCD in order to construct a retail building which is proposed to contain approximately 10,560 square feet. The site is a very narrow strip of land with 490 feet of frontage on Financial Center Parkway, but only 115.77 feet of depth at its narrower end. In order to protect the privacy of the residents who live on Eric Lane to the north, the applicant proposes to place no windows or doors or have any other access on the north face of the building. Parking is proposed to be along the front and at both ends of the building. The existing curb cuts provided to Financial Center Parkway are proposed to be utilized for access drives. No variances are requested. FILE NO.: Z-5738 (Continued) B. C. IM EXISTING CONDITIONS: The site is currently zoned 0-3, land fronting on Financial Center residential neighborhood abutting currently undeveloped. ENGINEERING/ UTILITY COMMENTS: and is a shallow strip of Parkway, with a to the north. The site is Engineering relates that conformance to the Master Street Plan requirements which call for one driveway every 300 feet will be enforced. The driveway on the east will need to be deleted. Close 30 feet of the remaining right-of-way on the west edge of the property. The Detention and Excavation ordinances are applicable. Water Works reports that a pro -rata front footage charge of $12.00 per foot applies along Financial Center Parkway in addition to the normal connection fee. Wastewater Utility reports that a sewer main extension with easements will be required. Site Plan review reports that the southern landscape buffer width needs to be increased to 6 feet. Provide a western landscape buffer of 6 foot width. Increase the interior landscaping within the parking lot to 6% of the total vehicular use area. The Fire Department comments that the curb extensions going into the property from the main entrance should be shortened by about 5 feet for more turning room. AP&L and Southwestern Bell will require easements. ISSUES/LEGAL/TECHNICAL/DESIGN: A statement describing the character of the development and including the rationale behind the assumptions and the choices made by the applicant is required. The statement provided is incomplete and inadequate. A topographic cross section is required. The proposed treatment of the perimeter of the property, including materials and techniques used for screening, is required. A schematic landscaping plan is required. A development schedule is to be furnished. A statement regarding the future selling or leasing of all or portions of the project is required. 2 FILE NO.: Z-5738 (Conti The names of abutting subdivisions, along with the book and page number or instrument number, are to be shown. The names of abutting property owners of unplatted land are to be indicated. The zoning clarifications of the site and of abutting property are to be shown. The Engineering and Surveying Certifications are to be included and executed. A preliminary Bill of Assurance is to be provided. E. ANALYSIS• A portion of the property included within the scope of this project is public right-of-way. Engineering indicates that this "left -over" piece of right-of-way needs to be abandoned. The area of the right-of-way, however, may not be included within the boundary of the development until this is accomplished. There has, to date, been no action taken by the applicant to pursue the needed abandonment. There are, then, insurmountable problems with this application proceeding at this time. F. STAFF RECOMMENDATIONS: Staff recommends deferral of the item until the application is amended to include the right-of-way abandonment, so that the right-of-way abandonment and the hearing on the PCD can proceed together. If the right-of-way issue is resolved, staff recommends approval of the PCD for the two listed uses and those uses by right in the 0-3 zoning district. SUBDIVISION COMMITTEE COMMENT: (September 16, 1993) The engineering firm on this project was represented by Mr. Joe White. Staff presented the item. Mr. White reviewed the comments contained in the discussion outline. Mr. White indicated that the central drive approach is an existing curb cut provided when Financial Center Parkway was constructed. He indicated that there were prior agreements which would allow its use as it now exists. There was also discussion about the western right-of-way and the need to abandon it. After this discussion, the Committee forwarded the item to the Commission for the hearing. 3 FILE NO.: Z-5738 (Continued) PLANNING COMMISSION ACTION: Staff introduced the item as a Commercial Development District Gallery, and indicated that the present. (OCTOBER 5, 1993) request for approval of a Planned for Plant Plant and the Leather applicant's representative was Mr. Joe White, with White-Daters & Associates, Inc., exhibited a front elevation of the proposed building and indicated that the building would be a handsome facility and an attractive addition to the buildings on Financial Center-Chenal Parkway. He reported that the land on which the development is proposed is very shallow, with residences to the north. As a buffer and to provide them privacy, the building is proposed to have no openings, no doors or windows, in the rear; that all entry would be form the front. He indicated that the height of the rear wall would be approximately 8 feet above the elevation of the rear yards of the abutting residential property. This, he said, would afford them privacy. Mr. White explained that the proposed businesses are low traffic volume businesses, with approximately 100 customers per day; that the proposed businesses are similar to a furniture store. Commissioner Oleson asked if the PCD application were for only the two listed commercial uses, or if other uses had been requested. Staff responded that there was no indication in the "write-up" or in documents submitted by the applicant which would indicated that other uses were being requested. Mr. White responded that the applicant was under the impression that he could have the uses listed in the 0-3 zoning district regulations, since the site is currently zoned 0-3, and that the applicant would request some less objectionable commercial uses. Commissioner Oleson asked that a listing of the proposed commercial uses be provided, saying that adding commercial uses to the PCD is a "back door" means of an applicant achieving C-3 or C-4 zoning in an area which the land use plan reserves for office zoning. Commissioner Oleson added that she could support the PCD application if it were limited to the Plant Plant/the Leather Gallery uses, plus 0-3 uses. Mr. White replied that, in addition to the requested commercial uses and the 0-3 uses, that for financing purposes, alternate commercial uses are required. Chairman Walker interjected that it appeared that the applicant could count on approval of the Plant Plant/the Leather Gallery request, plus could count of approval of 0-3 uses, but suggested that the applicant come back at a later date to amend the PCD to include commercial uses. He suggested that the applicant consult with staff in the formulation of this list. After a discussion involving Commissioners Ball and Chachere regarding possible commercial uses and site planning, Chairman Walker asked Mr. White if he had a list available of desired 4 FILE NO.: Z-5738 Continued commercial uses. Mr. White and the applicant, Mr. David Pickering, provided a lengthy list of 50 ± commercial uses. They indicated, however, that there was no intention of using the property for any other commercial uses than for Plant Plant/the Leather Gallery; that the bank was requiring approval of an array of commercial uses in order to approve financing for the property. Mr. White and Mr. Pickering explained that in the event that the bank were to have to take the property, the bank wanted to be able to have as much flexibility as possible in the uses of the property, not with just 0-3 uses. Mr. Pickering suggested that Commissioners look at the type houses he builds in order to know what type building he is proposing. He added that the building will look good and have 50% more landscaping than is required. Commissioner Ball responded, though, that if the proposed business fail, the use of the building can be converted to those which would not be acceptable. Commissioners Willis asked for clarification of the uses which are allowed in 0-3. Staff reported that 0-3 is not simply --an, "office" district; that there are 40 some -odd uses permitted. Mr. Ed Willis, who identified himself as the owner and seller of the property, asked that the list be pared down to one which would be acceptable to the Commission. Six or eight obviously objectionable uses were removed from the list by the applicant. Commissioner vonTungeln observed that the applicant was seeking C-3 zoning in the requested uses, even with the removal of the few listings. Chairman Walker asked the applicant if he wished to move on to a vote on the item, or whether he wanted to amend his application. Mr. White asked if the item could be deferred to the next Commission meeting in order for the applicant and staff to formulate a list of commercial uses which would be acceptable to the Commissioners and to staff. Deputy City Attorney Steve Giles stated that the Commission could consider the applicant's request for the PCD for Plant Plant/the Leather Gallery, plus 0-3 uses, then, at the Board of Directors, could request the additional commercial uses. Chairman Walker clarified the request with the applicant; that the request was for approval of a PCD for Plant Plant/the Leather Gallery, plus for those uses by right in the 0-3 zoning district. A motion was made to approve the request, and was approved with a vote of 7 ayes, 0 noes, 3 absent, 0 abstentions, and 1 open position. 9