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HomeMy WebLinkAboutZ-6377 Staff AnalysisSeptember 18, 1997 ITEM NO.: 6 FILE NO.• Z-6377 NAME: Darbys Shackleford PCD LOCATION: 3200 Block of Shackleford Road, west side DEVELOPER: ENGINEER• William Darby, Jr. McGetrick Engineering Paxson Communications 11225 Huron Lane - Suite 200 Little Rock, AR 72211 223-9900 AREA: 4.43 acres NUMBER OF LOTS: 1 FT. NEW STREET: None ZONING: Nonconforming Office/Showroom/Warehouse Zoned R-2 ALLOWED USES: As nonconforming it is limited to the uses presently located or similar activities. PROPOSED USE: The added use will be an automated TV station broadcast facility. VARIANCES WAIVERS REQUESTED: None, however note the 150 foot tower as a possible structural addition. 75 feet is permitted by Ordinance in a byright location. BACKGROUND: This parcel of land was developed outside the city limits prior to extraterritorial zoning authority. The center has been a mixed use, office warehouse type development over the years with some retail and currently a church. A. PROPOSAL RE UEST: The proposal is to locate an automated TV studio on the site with a 150 foot tower behind the building. The PZD approach was selected because the staff would not support an industrial zoning to allow the tower because of the land use plan limitation. Also, zoning the site to industrial would still require a height variance above 75 feet. B. EXISTING CONDITIONS: The site has been modified out of the existing terrain and is generally flat grade except the landscaped buffer along Septemb@r 18; 1997 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z-6377 Shackleford Road. There is a single large building with multiple use areas. The occupants range from a church on the north unit to office showroom and even a meat sales and distributor. The surrounding uses are: to the west on old Shackleford, a engine rebuilder and several houses, to the south, east and north are undeveloped woodlands. C. NEIGHBORHOOD COMMENTS: None received at this writing. Kensington and Westbrook Neighborhood Association were notified as required. D. ENGINEERING COMMENTS: 1. Shackleford Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way will be required to 45 feet from centerline for this 5 lane minor arterial. 2. Per the Master Street Plan one-half lane widening is required or provide in -lieu contribution equal to 15 percent of construction costs. E. UTILITIES AND FIRE DEPARTMENT: Wastewater: Sewer available, not adversely affected. AP&L: OK as submitted. Arkla: OK as submitted. Southwestern Bell: No Comment. Water: OK as submitted. Fire Department: Consider widening driveway. County Planning: No Comment - inside city CATA: Bus service nearby, Route 14 on West 36th Street. F. ISSUESITECHNICALIDESIGN: Planning Division: The site is in the I-430 District. The Plan recommends Mixed Office Commercial. The request is for a PCD zone for an existing development. As long as the Commission is satisfied that there is sufficient Office use in the development, the request is in conformance with the Plan. Landscape: No Comment. G. ANALYSIS• At this writing the only outstanding issue is the owner's not having provided a specific list of uses as required to create a use base for occupancy. Absent this list, staff 2 September 18, 1997 1 4 SUBDIVISION ITEM NO.• fi Cont. FILE NO-! Z-6377 has no direction for purposes of issuing privilege licenses or building permits. This list will require close review by staff to assure the mix conforms to office -commercial mix as specified in the land use plan. Also, the plan should indicate the loading docks and verify whether the tower will be lattice or monopole. H. STAFF RECOMMENDATIONS: Approval of the plan subject to acceptance of the use list and some assurance that the tower could be utilized for co - location by other users. SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 1997) Mr. Pat MCGetrick was present, representing the owner. He briefly described the project and stated he understood the comments offered by staff. Mr. McGetrick indicated that he would discuss with the owner the need for a use list and provide same. There was a brief discussion of the time limit for submitting revisions being Thursday, September 4. The Committee forwarded the item to the full Commission for final action. STAFF UPDATE: The applicant submitted a letter on September 4 identifying the tower as a lattice design. He stated that an alternate site may be selected negating the need for this tower. He also committed to the C-3 use list for the site. This commitment leads staff to modify its recommendation by "acceptance of the proposed list so long as 50% of the gross lease area is in office or office showroom warehouse uses." PLANNING COMMISSION ACTION: (SEPTEMBER 18, 1997) The staff reported that this application is in good order and that the owner has committed to the mixed density requested. One remaining issue for resolution prior to the Board of Directors review is the owner submitting the use mix 65/35 percent in place of the note from his land surveyor. After a brief discussion, the Commission placed this item on the Consent Agenda for approval subject to the use mix letter. A motion to approve the Consent Agenda passed by a vote of 9 ayes, 0 noes and 2 absent. 3 FILE NO.: Z-6377 NAME: Darbys Shackleford PCD LOCATION: 3200 Block of Shackleford Road, west side DEVELOPER: ENGINEER: William Darby, Jr. McGetrick Engineering Paxson Communications 11225 Huron Lane - Suite 200 Little Rock, AR 72211 223-9900 AREA: 4.43 acres NUMBER OF LOTS: 1 FT. NEW STREET: None ZONING: Nonconforming Office/Showroom/Warehouse Zoned R-2 ALLOWED USES: As nonconforming it is limited to the uses presently located or similar activities. PROPOSED USE: The added use will be an automated TV station broadcast facility. VARIANCES WAIVERS REQUESTED: None, however note the 150 foot tower as a possible structural addition. 75 feet is permitted by Ordinance in a byright location. BACKGROUND: This parcel of land was developed outside the city limits prior to extraterritorial zoning authority. The center has been a mixed use, office warehouse type development over the years with some retail and currently a church. A. PROPOSAL RE UEST: The proposal is to locate an automated TV studio on the site with a 150 foot tower behind the building. The PZD approach was selected because the staff would not support an industrial zoning to allow the tower because of the land use plan limitation. Also, zoning the site to industrial would still require a height variance above 75 feet. B. EXISTING CONDITIONS: The site has been modified out of the existing terrain and is generally flat grade except the landscaped buffer along Shackleford Road. There is a single large building with multiple use areas. The occupants range from a church on FILE NO'. � ZJ6377 the north unit to office showroom and even a meat sales and distributor. The surrounding uses are: to the west on old Shackleford, a engine rebuilder and several houses, to the south, east and north are undeveloped woodlands. C. NEIGHBORHOOD COMMENTS: None received at this writing. Kensington and Westbrook Neighborhood Association were notified as required. D. ENGINEERING COMMENTS: 1. Shackleford Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way will be required to 45 feet from centerline for this 5 lane minor arterial. 2. Per the Master Street Plan one-half lane widening is required or provide in -lieu contribution equal to 15 percent of construction costs. E. UTILITIES AND FIRE -DEPARTMENT: Wastewater: Sewer available, not adversely affected. AP&L: OK as submitted. Arkla: OK as submitted. Southwestern Bell: No Comment. Water: OK as submitted. Fire Department: Consider widening driveway. County Planning: No Comment - inside city CATA: Bus service nearby, Route 14 on West 36th Street. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The site is in the I-430 District. The Plan recommends Mixed Office Commercial. The request is for a PCD zone for an existing development. As long as the Commission is satisfied that there is sufficient Office use in the development, the request is in conformance with the Plan. Landscape: No Comment. G. ANALYSIS: At this writing the only outstanding issue is the owner's not having provided a specific list of uses as required to create a use base for occupancy. Absent this list, staff has no direction for purposes of issuing privilege licenses or building permits. This list will require close review by staff to assure the mix conforms to office -commercial mix as specified in the land use plan. Also, the plan should indicate the loading docks and verify whether the tower will be lattice or monopole. 2 FILE NO.: Z16377(Cont.) H. STAFF RECOMMENDATIONS: Approval of the plan subject to acceptance of the use list and some assurance that the tower could be utilized for co - location by other users. SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 1997) Mr. Pat McGetrick was present, representing the owner. He briefly described the project and stated he understood the comments offered by staff. Mr. McGetrick indicated that he would discuss with the owner the need for a use list and provide same. There was a brief discussion of the time limit for submitting revisions being Thursday, September 4. The Committee forwarded the item to the full Commission for final action. STAFF UPDATE: The applicant submitted a letter on September 4 identifying the tower as a lattice design. He stated that an alternate site may be selected negating the need for this tower. He also committed to the C-3 use list for the site. This commitment leads staff to modify its recommendation by "acceptance of the proposed list so long as 50% of the gross lease area is in office or office showroom warehouse uses." PLANNING COMMISSION ACTION: (SEPTEMBER 18, 1997) The staff reported that this application is in good order and that the owner has committed to the mixed density requested. One remaining issue for resolution prior to the Board of Directors review is the owner submitting the use mix 65/35 percent in place of the note from his land surveyor. After a brief discussion, the Commission placed this item on the Consent Agenda for approval subject to the use mix letter. A motion to approve the Consent Agenda passed by a vote of 9 ayes, 0 noes and 2 absent. 3