HomeMy WebLinkAboutZ-6332-A Staff AnalysisFILE NO.: Z -6332-A
NAME: Wilson - Short -Form P.C.D.
LOCATION: 8209 Baseline Road
DEVELOPER•
ENGINEER•
Agnes Wilson None
7820 Evening Shade Dr.
Mabelvale, AR 72103
AREA: 1.03 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: R-2 ALLOWED USES: Pawn shop, (non -conforming)
single-family residential
PROPOSED USE: Pawn shop with C-3 uses within
the existing building and
sales of out of pawn vehicles.
VARIANCES WAIVERS REQUESTED:
None requested.
BACKGROUND•
The applicant requested rezoning of this property to C-4 in July
1997. That request was denied by a vote of 0 ayes, 8 noes, 1
absent and 2 abstentions. The west Baseline Neighborhood
Association expressed opposition to a blanket C-4 zoning of the
property. Jim Kester, president of the Association, stated that
the association was willing to accept C-3 uses and an auto sales
lot and that a planned zoning district (PCD) was a reasonable
alternative.
A. PROPOSAL•
The applicant proposes to re -zone the 1.03 acre site to PCD.
The applicant proposes the continuing operation of a pawn
shop in the existing building with associated auto
sales/display within the side yard immediately east of the
building. The PCD re -zoning would be for the list of
permitted C-3 uses and an auto sales lot. No new signage is
proposed.
FILE NO.: Z -6332-A Cont.
B.
C.
D.
E.
EXISTING CONDITIONS:
A one-story metal building exists on the site and houses the
pawn shop business. The rear and side yards are vacant and
contain small areas of asphalt and/or concrete. The
applicant is currently holding pawned vehicles in the rear
yard and vehicles for sale in the side yard.
NEIGHBORHOOD COMMENTS:
The West Baseline Neighborhood Association was notified of
the public hearing. Jim Kester, president of the
Association, called staff and confirmed that the association
was in support of the PCD request.
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Baseline Road is listed on the Master Street Plan as a
principal arterial with reduced standards, dedication of
right-of-way to 45 feet from centerline will be
required.
2. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards with any planned
construction.
3. Stormwater detention ordinance applies to this property.
4. All driveways shall be concrete aprons per City
Ordinance.
5. Baseline Road has a 1995 average daily traffic count of
15,000 vehicles.
UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
AP&L: No comments received.
Arkla: No comments received.
Southwestern Bell: No Comments.
Water: No Comments.
Fire Department:
1. Drive should be at least 20 feet wide.
2. Show fire hydrants.
County Plannin : No Comment - inside city limits.
CATA: NO AFFECT. Property is on Routes #17 and #17A,
however there shouldn't be an adverse effect on the transit
route.
2
FILE NO.: Z -6332-A Cont.
F. ISSUES TECHNICAL/DESIGN:
Planning Division:
The City's future Land Use Plan designates this site as CS -
Community Shopping with a PUD required. The areas to the
east, west and south are also community shopping with a PUD
required on the Plan, with single-family to the southwest.
The area across Baseline Road to the north is designated as
Light Industrial.
Landscape Issues:
If this site is to be viewed from the perspective of a
typical outdoor display zone, then no display of automobiles
should be allowed within the front 20 feet of the property.
A 6 foot high opaque screen is required to help screen this
site from the residential zoned properties to the south,
east and west. However, since the property to the south and
east is used for AP&L storage screening may not be deemed
appropriate along these two sides. Screening may be a wood
fence with its face side directed outward or dense evergreen
plantings.
G. ANALYSIS•
The applicant needs to submit a revised site plan to staff
showing the areas in the rear and side yards to be used for
vehicle storage or display. The areas devoted to the
display or storage of vehicles must be all weather pavement
or concrete where not existing.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the rezoning to PCD to allow
the list of C-3 uses and an auto sales lot. The auto sales
use shall be accessory to the pawn shop use only. Only out -
of -pawn vehicles can be sold/displayed. The approval is
subject to the conditions listed in paragraphs D, E, and F
of this report.
SUBDIVISION COMMITTEE COMMENT:
Agnes Wilson was present, representing the application.
Bruce Remmet, of Public Works, reviewed the Public Works Comments
with the Committee. Mrs. Wilson indicated that she would
request a waiver of the right-of-way dedication. Mr. xemmet
indicated that he would visit with her further on the Public
Works issues.
3
FILE -NO.: Z -6332-A Cont.
Staff informed Mrs. Wilson that the areas of outdoor
display/storage of vehicles must be paved or concreted.
Mrs. Wilson stated that a concrete business that previously
occupied the site had concreted portions of the side and rear
yards.
After a brief discussion, the Committee forwarded the issue to
the full Commission for resolution.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Staff informed the Commission that there were no outstanding
issues associated with this item. There were no objectors
present.
The Chairman placed the item on the Consent Agenda for approval
as recommended by staff. The item was approved by a vote of
11 ayes, 0 noes and 0 absent.
4
February 5, 1998
ITEM NO.: 10 FILE NO.: Z -6332-A
NAME: Wilson - Short -Form P.C.D.
LOCATION: 8209 Baseline Road
DEVELOPER:
ENGINEER•
Agnes Wilson None
7820 Evening Shade Dr.
Mabelvale, AR 72103
AREA: 1.03 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
:ZONING: R-2 ALLOWED USES: Pawn shop (non -conforming)
single-family residential
PROPOSED USE: Pawn shop with C-3 uses within
the existing building and
sales of out of pawn vehicles.
VARIANCES WAIVERS RE UESTED:
None requested.
BACKGROUND:
The applicant requested rezoning of this property to C-4 in July
1997. That request was denied by a vote of 0 ayes, 8 noes, 1
absent and 2 abstentions. The west Baseline Neighborhood
Association expressed opposition to a blanket C-4 zoning of the
property. Jim Kester, president of the Association, stated that
the association was willing to accept C-3 uses and an auto sales
lot and that a planned zoning district (PCD) was a reasonable
alternative.
A. PROPOSAL:
The applicant proposes to re -zone the 1.03 acre site to PCD.
The applicant proposes the continuing operation of a pawn
shop in the existing building with associated auto
sales/display within the side yard immediately east of the
building. The PCD re -zoning would be for the list of
permitted C-3 uses and an auto sales lot. No new signage is
proposed.
February 5, 1998
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -5332-A
B. EXISTING CONDITIONS:
A one-story metal building exists on the site and houses the
pawn shop business. The rear and side yards are vacant and
contain small areas of asphalt and/or concrete. The
applicant is currently holding pawned vehicles in the rear
yard and vehicles for sale in the side yard.
C. NEIGHBORHOOD COMMENTS:
The West Baseline Neighborhood Association was notified of
the public hearing. Jim Kester, president of the
Association, called staff and confirmed that the association
was in support of the PCD request.
D-. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Baseline Road is listed on the Master Street Plan as a
principal arterial with reduced standards, dedication of
right-of-way to 45 feet from centerline will be
required.
2. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards with any planned
construction.
3. Stormwater detention ordinance applies to this property.
4. All driveways shall be concrete aprons per City
Ordinance.
5. Baseline Road has a 1995 average daily traffic count of
15,000 vehicles.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
AP&L: No comments received.
Arkla: No comments received.
Southwestern Bell: No Comments.
Water: No Comments.
Fire Department:
1. Drive should be at least 20 feet wide.
2. Show fire hydrants.
County Planning: No Comment - inside city limits.
CATA: NO AFFECT. Property is on Routes #17 and #17A,
however there shouldn't be an adverse effect on the transit
route.
2
February 5, 1998
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: z -6332--A
F. ISSUES TECHNICAL DESIGN:
Planning Division:
The City's future Land Use Plan designates this site as CS -
Community Shopping with a PUD required. The areas to the
east, west and south are also community shopping with a PUD
required on the Plan, with single-family to the southwest.
The area across Baseline Road to the north is designated as
Light Industrial.
Landscape Issues:
If this site is to be viewed from the perspective of a
typical outdoor display zone, then no display of automobiles
should be allowed within the front 20 feet of the property.
A 6 foot high opaque screen is required to help screen this
site from the residential zoned properties to the south,
east and west. However, since the property to the south and
east is used for AP&L storage screening may not be deemed
appropriate along these two sides. Screening may be a wood
fence with its face side directed outward or dense evergreen
plantings.
G. ANALYSIS:
The applicant needs to submit a revised site plan to staff
showing the areas in the rear and side yards to be used for
vehicle storage or display. The areas devoted to the
display or storage of vehicles must be all weather pavement
or concrete where not existing.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the rezoning to PCD to allow
the list of C-3 uses and an auto sales lot. The auto sales
use shall be accessory to the pawn shop use only. Only out -
of -pawn vehicles can be sold/displayed. The approval is
subject to the conditions listed in paragraphs D, E, and F
of this report.
SUBDIVISION COMMITTEE COMMENT:
Agnes Wilson was present, representing the application.
Bruce Kemmet, of Public Works, reviewed the Public Works Comments
with the Committee. Mrs. Wilson indicated that she would
request a waiver of the right-of-way dedication. Mr. Kemmet
indicated that he would visit with her further on the Public
Works issues.
3
February 5, 1998
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: 2-6332-A
Staff informed Mrs. Wilson that the areas of outdoor
display/storage of vehicles must be paved or concreted.
Mrs. Wilson stated that a concrete business that previously
occupied the site had concreted portions of the side and. rear
yards.
After a brief discussion, the Committee forwarded the issue to
the full Commission for resolution.
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
Staff informed the Commission that there were no outstanding
issues associated with this item. There were no objectors
present.
The Chairman placed the item on the Consent Agenda for approval
as recommended by staff. The item was approved by a vote of
11 ayes, 0 noes and 0 absent.
4