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HomeMy WebLinkAboutZ-6300-B Staff AnalysisMay 27, 1999 ITEM NO.: 13 FILE NO: Z -6300-B NAME: Parker Dealership - Conditional Use Permit LOCATION: Southwest corner of Shackleford and Shackleford West Roads OWNER/APPLICANT: Shackleford West L.L.C./Frank Riggins PROPOSAL: To obtain a conditional use permit for a car dealership at the southwest corner of S. Shackleford and Shackleford West Roads on property zoned C-2, Shopping Center District. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This site is a vacant lot at the southwest corner of S. Shackleford and Shackleford West Roads. 2. COMPATIBILITY WITH NEIGHBORHOOD: This site is on property zoned C-2, Shopping Center District. To the north and west is zoned C-2, to the south is zoned 0-3, General Office District, and to the east across Shackleford is zoned 0-2, Office and Institutional District. The main reason this proposal requires a CUP is because of the outside storage of merchandise in the form of cars for sale. This site lies in a developing office/commercial area and it and the tract immediately_ to the west are currently undeveloped and tree covered. Across Shackleford West a clinic is under construction. The uses surrounding the area range from office buildings to clinics to a nearby hospital. Staff believes this use will be compatible with the neighborhood. There are no neighborhood associations currently active in this area. 3. ON SITE DRIVES AND PARKING: The proposal contains only one access drive from Shackleford West. The applicant agreed that off loading of vehicles would be done on the property. May 27, 1999 SUBDIVISION ITEM NO.: 13 (Cont.) 4 5. FILE NO.: Z -6300-B Automotive service areas require 5 spaces plus 1 space per 250 sq. feet of gross building area, which would result in 73 required spaces. The office area (to include the inside car display area) would require 1 space per 400 sq. feet of gross floor area or 21 required spaces. The total required spaces would be 94 including 4 handicap accessible spaces. The site plan shows 27 spaces designated for employee and customer parking, and a total of 206 spaces including four handicap accessible spaces. The 15 spaces designated for employees seems inadequate. The ordinance does not have any standard for car dealership display parking for cars. However, 174 display spaces seems like a lot for this type of highend car. SCREENING AND BUFFERS: a. The street buffers along Shackleford West and Shackleford Roads meet ordinance minimum requirements when averaged out and with the transfers allowed by ordinance. The full street buffer width along Shackleford West Road is twenty feet and along Shackleford Road twenty-two feet. Minimum widths with transfers are thirteen feet and fourteen and one-half feet respectively. The Plans Review Specialist believes the width of these street buffers should not drop below the minimums. In C-4 zoned outdoor displays, no display is allowed within the front twenty feet. b. The City Beautiful Commission recommends preserving as many existing trees as feasible. Extra credit toward fulfilling Landscape Ordinance requirements can be given when saving trees of six inch caliper or larger. C. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. PUBLIC WORKS COMMENTS: a. Shackleford Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. b. A 20 feet radial dedication of right-of-way is required at the corner of Shackleford Road and Shackleford West. C. Staff has concerns about drainage crossing private property. Obtain easement or relocate pipe. 2 May 27, 1999 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z -6300-B d. Stormwater detention ordinance applies to this property. e. Easements for proposed stormwater detention facilities are required. f. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. g. Property frontage needs to have sidewalks and ramps brought up to ADA standards. 6. UTILITY AND FIRE DEPT. COMMENTS: Water: Contact the Fire Department about possible requirements for on-site fire protection. Contact the Water Works about requirements for water service. An acreage charge of $150/acre applies in addition to normal connection charges. Wastewater: Sewer main extension required with easements to serve property. Southwestern Bell: No comments received. ARKLA: Approved as submitted. Entergy: Requested a 10 foot easement along the entire west side of the property. Fire Department: Approved as submitted. LATA: CATA Route #3 is near this site; approved as submitted. 7. STAFF ANALYSIS: The applicant is requesting a conditional use permit to construct a Parker Lexus car dealership on this 4 acre C-2 zoned property. There would be a single building located generally in the center of the property consisting of approximately 17,000 square feet of service area and 8,500 square feet of office and inside display area. Much of the area around the building would be paved for customer, employee, and car display areas. There would be a single entry from Shackleford West into the site. The property slopes upward significantly from Shackleford West to the southern property line. A large cut will be made into the 3 May 27, 1999 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z -6300-B slope towards the south. A 20 foot undisturbed buffer will be maintained at the top of that cut adjacent to the office zoned property to the south. The proposed site is surrounded on the other 3 sides by commercial or office zoned property. This 4.0 acre tract is part of a larger 8.207 acre tract, the other 4.2 acres being to the west and also currently vacant and zoned C-2. The Planning Commission approved a zoning site plan for the west 4.207 acres of this tract on October 15, 1998. The approved site plan was for the Little Rock Cardiology Clinic, with the east 4.0 acres being noted as future development. Based on the fact that two separate ownerships are proposed for this 8.207 acre tract, and that the resulting lots will be less than five acres in size, a staff -level preliminary and final plat will be required as part of this conditional use permit. The proposed revised site plan does meet or exceed the ordinance setback requirements, screening and buffer requirements, and parking requirements. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with the City's Landscape & Buffer ordinances. b. Comply with Public Works Comments. C. If any exterior lighting is installed, it must be directed downward and inward to the property and not directed toward any adjoining area. d. A staff -level preliminary and final plat will be required as part of this conditional use permit. e. All off loading of transport vehicles must be done on the site, not in any surrounding streets. SUBDIVISION COMMITTEE COMMENTS: ( May 6, 1998 ) Wes Lowder and Frank Riggins were present representing the application. Staff gave a brief description of the proposal. Public Works reviewed their comments. Staff reviewed the buffer, parking and setback issues, plus the requirements under "Other" comments. The applicant felt they could meet the requirements noted. 4 May 27, 1999 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z -6300-B There being no further issues, the Committee accepted the proposal and forwarded it to the full Commission for final resolution. PLANNING COMMISSION ACTION: (May 27, 1999) Frank Riggins was present representing the application. There were no registered objectors present. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation." Commissioner Berry stated his concern over the site having more display parking spaces than needed. He suggested that the applicant and staff work together to reduce the total number of display parking spaces. He also made the point that he felt the car purchasing methods are changing as more people take advantage of the internet to purchase and the need for large inventory of on site cars is decreasing. Mr. Riggins stated that they would comply with all of Public Works and City Staff requests. One of those requests by Public Works that had been added was to align the driveway into this site with the driveway into the property directly to the north. Mr. Lawson, City Planning Director, suggested that the Commission approve the proposal with the understanding that the applicant and Staff would work together to eliminate 20 parking spaces. He added that Mr. Riggins could not himself commit to do that for the owner, but that by making it a condition of the approval, then Staff and the owner should be able to make that reduction. A motion was made to approve the application as submitted to include staff comments and recommendations which would include aligning the entry driveway with the one across Shackleford West which enters the property to the north, and reducing the total number of proposed uncommitted parking spaces by 20. The motion passed by a vote of 7 ayes, 0 nays and 4 absent. 6•i