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HomeMy WebLinkAboutZ-5979 Staff AnalysisMay 16, 1995 ITEM NO.: 11 FILE NO.• Z-5957 NAME: YOUNG -- SHORT -FORM PLANNED DEVELOPMENT -COMMERCIAL LOCATION: On the north side of Colonel Glenn Rd., approximately 3/4 mile west of the Lawson Rd. intersection, outside the City Limits. DEVELOPER: ENGINEER: MERLE E. YOUNG HOPE ENGINEERING 13320 Colonel Glenn Rd. 406 W. South St. Little Rock, AR 72210 Benton, AR 72015 225-7523 778-0786 AREA: 2 ACRES NUMBER OF LOTS: 2 FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: PLANNING DISTRICT: 18 CENSUS TRACT: 42.07 Mini -Storage & Boat and Recreational Vehicle Storage VARIANCES REQUESTED: Approval of a waiver of the Master Street Plan improvements along the Colonel Glenn Rd. frontage of the site. STATEMENT OF PROPOSAL: The applicant proposes a 2 -acre development, one acre, the eastern -most site, being proposed for a mini -storage development; the second acre, the western -most site, being for a boat and recreational vehicle storage yard. Each of the sites has 282.50 feet of frontage on Colonel Glenn Rd. The mini -storage area is proposed to contain four buildings, each 30 feet wide by 100 feet long. Security lighting for the mini -storage area is to be located on the front face of each of the four buildings and along the rear of the property line. Security lighting for the boat and recreational vehicle storage yard is proposed to be located at each of the four corners of the lot. The site is to be completely surrounded by a 6 foot high chain link fence, with barbed wire on top. The boat and recreational vehicle storage yard is to be an open lot completely surrounded by a similar fence. Each of the two lots has a single gate driveway entrance off Colonel Glenn. Landscaping along the Colonel Glenn frontage of the tract is proposed. Five vehicle parking spaces are indicated to be provided on the mini -storage lot. An on-site manager will attend the site, and hours of operation for the facility will be from 7:00 AM to 7:00 PM, seven days per week. Access to the site after hours will be available by contacting an attendant by way of a pager. The construction of the mini- May 16, 1995 BDIVI ION ITEM NO.: 11 Cont. FILE NO.: Z-5_957 storage buildings is planned to be phased over a period of time, depending upon business. A. PROPOSAL/RF(2UEST : Review by the Planning Commission and approval by the Board of Directors is requested for a PD -C. Review by the Planning Commission and a recommendation for approval of the waiver of street improvements along Colonel Glenn is requested. B. EXISTING CONDITIONS: The site is undeveloped. It is currently a pasture, with scattered trees. The existing zoning of the site is R-2. The R-2 zoning district extends to the properties -"-to the east; north, and west. Across Colonel Glenn Rd., the zoning is AF. The area is approximately 1/4 mile outside the City Limits. C. ENGINEERING UTILITY COMMENTS: The Public Works staff comments that: 1) the plat has some technical requirements which need clarification; 2) Colonel Glenn is a Principal Arterial; so, dedication of right-of- way to provide a minimum of 55 feet from centerline and construction of additional roadway to provide a street width of 33 feet from the centerline, with a sidewalk, is required; 3) a stormwater detention analysis is required; and, 4) the security gates must be moved back to allow for off street parking in front of the gates. Water Works comments that the proposed development is outside the City Limits, but recommends that fire hydrants be installed. Wastewater comments that the proposed development is outside the service boundary of Wastewater Utility. No service is available. Arkansas Power and Light Co. will require a 15 foot easement at the perimeter of the site and along the common lot line. Southwestern Bell Telephone Co. will require easements. Arkansas Louisiana Gas Co. approved the submittal without comment. The Fire Department comments that an on-site fire hydrant may be required. Fa May 16, 1995 Z;UBDIVI5I ITEM NO.: 11 (Cont.) FILE NO.: Z-5957 D. Y E LEGAL TECHNICAL DESIGN: The Neighborhoods and Planning staff comments that: The 2 -acre tract is part of a larger tract, and a proper subdivision, including the larger tract from which the two 1 -acre lots are taken, must be provided and approved by the Planning Commission. The site plan needs to show sidewalks, drives, landscape areas, the proposed treatment of the perimeter of the property, etc. The project narrative indicates that there will be an on-site manager. The location of the office is not shown. The office use must be requested and the office area must be designated. Landscape review comments that: a land use buffer of 28' in width is required (19' minimum with transfers) with a 6' high opaque screen along the eastern and western site perimeters; to the north, the buffer is required to be 8' in width, and have a 6' high opaque screen; (The screening may consist of a wooden "good neighbor" fence or be dense evergreen plantings.); and, the buffer requirement along Col. Glenn Rd. is 8' in width (As a part of the land use buffers, trees and shrubs are required to be planted unless otherwise present.). The Planning Staff comments that the site is in the Ellis Mountain planning district, and that the adopted Land Use Plan for this area recommends only single- family uses. The proposed development use is in conflict with the Land Use Plan. E. ANALYSIS: There are critical deficiencies in the submittal: the site is not properly subdivided from the "parent" tract; the required right-of-way for Colonel Glenn Rd. is not provided; the plan does not show the required landscaping buffers and interior landscaping; etc. The use is in conflict with the Land Use Plan. Public Works can support a deferral from the Master Street Plan improvements along Colonel Glenn Rd., but dedication of the required right-of-way must be provided. Dedication of the right-of-way which is required will drastically effect the plan. 3 May 16, 1995 sn1Vl I ITEM NO.: 11 (Cont.)FILE NO.: z-5957 F. STAFF REgOMMENDATIONS: Staff recommends denial of the PD -C. SUBDIVISION COMMITTEE COMMENT: (APRIL 27, 1995) Mr. and Mrs. Merle Young, the applicants, were present. Staff outlined the requested use and reviewed with the Committee members the site plan which was submitted. Staff and the Committee members reviewed with the Young's the comments contained in the discussion outline. The Young's said that the dedication of the required right-of-way could be provided, but that a waiver of the Master Street Plan improvements for Colonel Glenn Rd. would be requested. The landscaping and buffer requirements were reviewed by staff, and the Young's said that the site plan would be amended to provide the required landscape and buffer areas. The Committee, after informing the Young's that the revised site plans would need to be submitted to staff, forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (MAY 16, 1995) Staff reported that the applicant had, immediately prior to the opening of the hearing, related that he wanted to request a deferral of his item. Staff recommended that the item be added to the Consent Agenda for deferral to the June 27, 1995 Commission meeting. Mr. Young was asked by the Chair to make his request for deferral to the Commission, which Mr. Young did. The deferral of the item was approved with the approval of the Consent Agenda with the vote of 11 ayes, 0 nays, 0 abstentions, and 0 absent. 4 May 16, 1995 ITEM NO.: 11 FILE NO.: Z-5957 NAME: YOUNG -- SHORT -FORM PLANNED DEVELOPMENT -COMMERCIAL LOCATION: On the north side of Colonel Glenn Rd., approximately 3/4 mile west of the Lawson Rd. intersection, outside the City Limits. DEVELOPER: ENGINEER• MERLE E. YOUNG HOPE ENGINEERING 13320 Colonel Glenn Rd. 406 W. South St. Little Rock, AR 72210 Benton, AR 72015 225-7523 778-0786 AREA: 2 ACRES NUMBER OF LOTS: 2 FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: PLANNING DISTRICT: 18 CENSUS TRACT: 42.07 Mini -Storage & Boat and Recreational vehicle Storage VARIANCES REQUESTED: Approval of a waiver of the Master Street Plan improvements along the Colonel Glenn Rd. frontage of the site. STATEMENT OF PROPOSAL: The applicant proposes a 2 -acre development, one acre, the eastern -most site, being proposed for a mini -storage development; the second acre, the western -most site, being for a boat and recreational vehicle storage yard. Each of the sites has 282.50 feet of frontage on Colonel Glenn Rd. The mini -storage area is proposed to contain four buildings, each 30 feet wide by 100 feet long. Security lighting for the mini -storage area is to be located on the front face of each of the four buildings and along the rear of the property line. Security lighting for the boat and recreational vehicle storage yard is proposed to be located at each of the four corners of the lot. The site is to be completely surrounded by a 6 foot high chain link fence, with barbed wire on top. The boat and recreational vehicle storage yard is to be an open lot completely surrounded by a similar fence. Each of the two lots has a single gate driveway entrance off Colonel Glenn. Landscaping along the Colonel Glenn frontage of the tract is proposed. Five vehicle parking spaces are indicated to be provided on the mini -storage lot. An on-site manager will attend the site, and hours of operation for the facility will be from 7:00 AM to 7:00 PM, seven days per week. Access to the site after hours will be available by contacting an attendant by way of a pager. The construction of the mini- May 16, 1995 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-5957 storage buildings is planned to be phased over a period of time, depending upon business. A. PROPOSAL/REOUEST: Review by the Planning Commission and approval by the Board of Directors is requested for a PD -C. Review by the Planning Commission and a recommendation for approval of the waiver of street improvements along Colonel Glenn is requested. B. EXISTING CONDITIONS: The site is undeveloped. It is currently a pasture, with scattered trees. The existing zoning of the site is R-2. The R-2 zoning district extends to the properties to the east, north, and west. Across Colonel Glenn Rd., the zoning is AF. The area is approximately 1/4 mile outside the City Limits. C. ENGINEERING/UTILITY COMMENTS_: The Public Works staff comments that: 1) the plat has some technical requirements which need clarification; 2) Colonel Glenn is a Principal Arterial; so, dedication of right-of- way to provide a minimum of 55 feet from centerline and construction of additional roadway to provide a street width of 33 feet from the centerline, with a sidewalk, is required; 3) a stormwater detention analysis is required; and, 4) the security gates must be moved back to allow for off street parking in front of the gates. Water Works comments that the proposed development is outside the City Limits, but recommends that fire hydrants be installed. Wastewater comments that the proposed development is outside the service boundary of Wastewater Utility. No service is available. Arkansas Power and Light Co. will require a 15 foot easement at the perimeter of the site and along the common lot line. Southwestern Bell Telephone Co. will require easements. Arkansas Louisiana Gas Co. approved the submittal without comment. The Fire Department comments that an on-site fire hydrant may be required. 2 May 16, 1995 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-5957 D. ISSUES/LEGAL/TECHNICAL/DESIGN: The Neighborhoods and Planning staff comments that: The 2 -acre tract is part of a larger tract, and a proper subdivision, including the larger tract from which the two 1 -acre lots are taken, must be provided and approved by the Planning Commission. The site plan needs to show sidewalks, drives, landscape areas, the proposed treatment of the perimeter of the property, etc. The project narrative indicates that there will be an on-site manager. The location of the office is not shown. The office use must be requested and the office area must be designated. Landscape review comments that: a land use buffer of 28' in width is required (19' minimum with transfers) with a 6' high opaque screen along the eastern and western site perimeters; to the north, the buffer is required to be 8' in width, and have a 6' high opaque screen; (The screening may consist of a wooden "good neighbor" fence or be dense evergreen plantings.); and, the buffer requirement along Col. Glenn Rd. is 8' in width (As a part of the land use buffers, trees and shrubs are required to be planted unless otherwise present.). The Planning Staff comments that the site is in the Ellis Mountain planning district, and that the adopted Land Use Plan for this area recommends only single- family uses. The proposed development use is in conflict with the Land Use Plan. E. ANALYSIS• There are critical deficiencies in the submittal: the site is not properly subdivided from the "parent" tract; the required right-of-way for Colonel Glenn Rd. is not provided; the plan does not show the required landscaping buffers and interior landscaping; etc. The use is in conflict with the Land Use Plan. Public Works can support a deferral from the Master Street Plan improvements along Colonel Glenn Rd., but dedication of the required right-of-way must be provided. Dedication of the right-of-way which is required will drastically effect the plan. 3 May 16, 1995 SQBDIVIS IQA� ITEM NO.: 11 Cant. FILE N Z-5 57 F. STAFF RECOMMENDATIONS: Staff recommends denial of the PD -C. SUBDIVISION COMMITTEE COMMENT: (APRIL 27, 1995) Mr. and Mrs. Merle Young, the applicants, were present. Staff outlined the requested use and reviewed with the Committee members the site plan which was submitted. Staff and the Committee members reviewed with the Young's the comments contained in the discussion outline. The Young's said that the dedication of the required right-of-way could be provided, but that a waiver of the Master Street Plan improvements for Colonel Glenn Rd. would be requested. The landscaping and buffer requirements were reviewed by staff, and the Young's said that the site plan would be amended to provide the required landscape and buffer areas. The Committee, after informing the Young's that the revised site plans would need to be submitted to staff, forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (MAY 16, 1995) Staff reported that the applicant had, immediately prior to the opening of the hearing, related that he wanted to request a deferral of his item. Staff recommended that the item be added to the Consent Agenda for deferral to the June 27, 1995 Commission meeting. Mr. Young was asked by the Chair to make his request for deferral to the Commission, which Mr. Young did. The deferral of the item was approved with the approval of the Consent Agenda with the vote of 11 ayes, 0 nays, 0 abstentions, and 0 absent. 4