HomeMy WebLinkAboutZ-6451 Staff AnalysisFILE NO.: Z-6451
NAME: Maxmart - Short -Form PCD
LOCATION: 19,424 Cantrell Road
DEVELOPER: ENGINEER:
Barksdale McKay Tim Daters
Pinnacle Properties White-Daters and Associates
3801 Woodland Heights Rd. 401 Victory Street
Little Rock, AR 72221 Little Rock, AR 72201
AREA: 1.63 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: C-3 ALLOWED USES: General Commercial
PROPOSED USE: Convenience store with gas
pumps, car wash and C-3
permitted uses.
VARIANCES/WAIVERS REQUESTED:
1. Deferral of Highway 10 Street improvements.
2. Waiver of the requirement for a right-in/right-out only
entrance on Highway 10
BACKGROUND:
This application was originally filed as a conditional use permit
to allow construction of a car wash as part of a convenience
store with gas pumps development. Staff noted that all of the
Highway 10 Overlay District design standards could not be met
with the proposed site plan, specifically the front yard setback
(100 feet required) and the proposed sign's height (maximum 6
feet allowed) and style (monument -type required).
Therefore, the application was refiled as a PUD as required by
the Highway 10 Overlay District Ordinance.
A. PROPOSAL:
The applicant proposes to rezone the 1.63 acre lot to PCD.
The applicant is requesting all C-3 permitted uses with the
addition of a car wash for the property.
FILE NO.: Z-6451 (Cont.
B.
C.
i�
E.
The applicant is proposing construction of a convenience
store with gas pumps and a car wash (automatic and self
serve). The convenience store building will include a fast
food restaurant and possibly a small branch bank.
EXISTING CONDITIONS:
The 1.63 acre site is currently vacant and undeveloped.
There is an AP&L utility substation immediately east of the
site and a proposed miniwarehouse development to the north.
The site is bordered by Highway 10 to the south and Chenal
Parkway to the west.
NEIGHBORHOOD COMMENTS:
Staff has received no public comments as of this writing.
The Aberdeen Court Neighborhood Association was notified of
the public hearing.
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
2. Stormwater detention ordinance applies to this property.
3. Provide design of half -street improvements for Hwy. 10
including a right turn lane, per Master Street Plan.
Construct these half -street improvements to Hwy. 10 with
new development, or request deferral.
4. Entrance onto Hwy. 10 must be designed for a right -in,
right -out turns only.
UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: Easements requested:
15 feet - west and south property lines
20 feet - north and east property lines.
Arkla: No comments received.
Southwestern Bell:
Water: Annexation or Pre -Annexation Agreement and approval
by the City required prior to water service. The main
shown in Chenal Parkway has not been installed at this
time. Contact the Water Works regarding meter size and
location. RPZ backflow preventer required.
Fire Department: Show fire hydrants.
county Plannin Outside city limits - no comments
received.
CATA: No comments received.
PA
FILE NO.: Z-6451 Cont.
F.
G.
H.
ISSUES TECHNICAL DESIGN:
Planning Division:
The City's future Land Use Plan designates this site as
Commercial. No further comments.
Landscape Issues:
Areas set aside for buffers and landscaping meet with
Highway #10 Overlay District Standards and Landscape
Ordinance requirements.
The proposed shrubs parallel with Highway #10 will need to
be moved northward so that they will be closer to the on
site curb line and provide a better screening of the paved
area. The species of holly to be used will need to be
identified prior to a building permit being issued.
ANALYSIS•
In addition to the proposed uses discussed in paragraph A,
the applicant is proposing a ground -mounted sign for the
site which does not conform to the Highway 10 Overlay
District Ordinance. The applicant is proposing a pole -
mounted sign, thirty (30) feet in height and 72 square feet
in area. The ordinance allows one ground -mounted sign per
site. The sign must be monument -type, a maximum height of
six (6) feet and a maximum area of 72 square feet. Staff
cannot support the signage request.
Other than the proposed sign, staff has no objection to the
site plan or the uses proposed.
The applicant is requesting a deferral of street
improvements to Highway 10 until the Chenal Parkway
improvements are underway. The applicant is also requesting
a waiver of the Public Works requirement for a "right-
in/right-out only" entrance on Highway 10.
As of this writing, staff has not received a recommendation
from Public Works on the deferral and waiver requests.
STAFF RECOMMENDATIONS:
Staff recommends approval of the rezoning to PCD subject to
the following conditions:
1. Compliance with the conditions noted in paragraphs D, E
and F.
2. The ground -mounted sign must comply with the Highway 10
Overlay District ordinance.
3. The approval will be for all permitted C-3 uses and a
car wash.
q
FILE NO.: z-6451 Cont.
SUBDIVISION COMMITTEE COMMENT:
Barksdale McKay and Ed Willis were present, representing the
application. Staff gave a brief description of the rezoning
request.
Bruce Kemmet reviewed the Public Works Comments with the
Committee. Mr. McKay indicated that he would request a deferral
of street improvements. The requirement of a right turn lane on
Highway 10 was discussed.
Mr. McKay stated that the proposed ground -mounted sign would have
a maximum area of 72 square feet and maximum height of 30 feet.
After further discussion the item was forwarded 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.
The item was approved by a vote of 11 ayes, 0 noes and 0 absent.
4
February 5, 1998
ITEM NO.: 15A FILE NO_: Z-6451
NAME: Maxmart - Short -Form PCD
LOCATION: 19,424 Cantrell Road
DEVELOPER: ENGINEER:
Barksdale McKay Tim Daters
Pinnacle Properties White-Daters and Associates
3801 Woodland Heights Rd. 401 Victory Street
Little Rock, AR 72221 Little Rock, AR 72201
AREA: 1.63 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: C-3 ALLOWED USES: General Commercial
PROPOSED USE: Convenience store with gas
pumps, car wash and C-3
permitted uses.
VARIANCES WAIVERS REQUESTED:
1. Deferral of Highway 10 Street improvements.
2. Waiver of the requirement for a right-in/right-out only
entrance on Highway 10
BACKGROUND:
This application was originally filed as a conditional use permit
to allow construction of a car wash as part of a convenience
store with gas pumps development. Staff noted that all of the
Highway 10 Overlay District design standards could not be met
with the proposed site plan, specifically the front yard setback
(100 feet required) and the proposed sign's height (maximum 6
feet allowed) and style (monument -type required).
Therefore, the application was refiled as a PUD as required by
the Highway 10 Overlay District Ordinance.
A. PROPOSAL•
The applicant proposes to rezone the 1.63 acre lot to PCD.
The applicant is requesting all C-3 permitted uses with the
addition of a car wash for the property.
February 5, 199&
SUBDIVISION
ITEM NO.: 15A Cont. FILE NO.: Z-6451
The applicant is proposing construction of a convenience
store with gas pumps and a car wash (automatic and self
serve). The convenience store building will include a fast
food restaurant and possibly a small branch bank.
B. EXISTING CONDITIONS:
The 1.63 acre site is currently vacant and undeveloped.
There is an AP&L utility substation immediately east of the
site and a proposed miniwarehouse development to the north.
The site is bordered by Highway 10 to the south and Chenal
Parkway to the west.
C. NEIGHBORHOOD COMMENTS:
Staff has received no public comments as of this writing.
The Aberdeen Court Neighborhood Association was notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
2. Stormwater detention ordinance applies to this property.
3. Provide design of half -street improvements for Hwy. 10
including a right turn lane, per Master Street Plan.
Construct these half -street improvements to Hwy. 10 with
new development, or request deferral.
4. Entrance onto Hwy. 10 must be designed for a right -in,
right -out turns only.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: Easements requested:
15 feet - west and south property lines
20 feet - north and east property lines.
Arkla: No comments received.
Southwestern Bell:
Water: Annexation or Pre -Annexation Agreement and approval
by the City required prior to water service. The main
shown in Chenal Parkway has not been installed at this
time. Contact the Water Works regarding meter size and
location. RPZ backflow preventer required.
Fire Department: Show fire hydrants.
County Planning: Outside city limits - no comments
received.
February 5, 1998
SUBDIVISION
ITEM NO.: 15A Cant. FILE NO.: Z-6451
CATA: No comments received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The City's future Land Use Plan designates this site as
Commercial. No further comments.
Landscape Issues:
Areas set aside for buffers and landscaping meet with
Highway #10 Overlay District Standards and Landscape
Ordinance requirements.
The proposed shrubs parallel with Highway #10 will need to
be moved northward so that they will be closer to the on
site curb line and provide a better screening of the paved
area. The species of holly to be used will need to be
identified prior to a building permit being issued.
G. ANALYSIS:
In addition to the proposed uses discussed in paragraph A,
the applicant is proposing a ground -mounted sign for the
site which does not conform to the Highway 10 Overlay
District Ordinance. The applicant is proposing a pole -
mounted sign, thirty (30) feet in height and 72 square feet
in area. The ordinance allows one ground -mounted sign per
site. The sign must be monument -type, a maximum height of
six (6) feet and a maximum area of 72 square feet. Staff
cannot support the signage request.
Other than the proposed sign, staff has no objection to the
site plan or the uses proposed.
The applicant is requesting a deferral of street
improvements to Highway 10 until the Chenal Parkway
improvements are underway. The applicant is also requesting
a waiver of the Public Works requirement for a "right-
in/right-out only" entrance on Highway 10.
As of this writing, staff has not received a recommendation
from Public Works on the deferral and waiver requests.
W
February 5, 1998
SUBDIVISION
ITEM NO.: 15A Cont. FILE NO.: Z-6451
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the rezoning to PCD subject to
the following conditions:
1. Compliance with the conditions noted in paragraphs D, E
and F.
2. The ground -mounted sign must comply with the Highway 10
Overlay District ordinance.
3. The approval will be for all permitted C-3 uses and a
car wash.
SUBDIVISION COMMITTEE COMMENT:
Barksdale McKay and Ed Willis were present, representing the
application. Staff gave a brief description of the rezoning
request.
Bruce Kemmet reviewed the Public Works Comments with the
Committee. Mr. McKay indicated that he would request a deferral
of street improvements. The requirement of a right turn lane on
Highway 10 was discussed.
Mr. McKay stated that the proposed ground -mounted sign would have
a maximum area of 72 square feet and maximum height of 30 feet.
After further discussion the item was forwarded 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.
The item was approved by a vote of 11 ayes, 0 noes and 0 absent.
4