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HomeMy WebLinkAboutZ-6554-C Staff AnalysisFILE NO.: Z -6554-C Owner: Applicant: Location: Area: Request: Purpose: Existing Use: USA Drug White-Daters and Associates Northwest corner of Kanis and South Bowman Roads 2.05 acres Rezone from C-3, with conditions to C-3, with Conditions Reduce the previously conditioned no build area Vacant SURROUNDING LAND USE AND ZONING: North — Commercial — Sam's Club South — Strip retail, mini -warehouse East — Strip retail West — Vacant proposed PCD zoned property A. ENGINEERING COMMENTS: Public Works Conditions: 1. Kanis Road and Bowman Road are classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks with the planned development. 3. A 20 -foot radial dedication of right-of-way is required at the intersection of Kanis Road and Bowman Road. 4. On Bowman Road, street improvements should match the improvements made to the east. In addition to the lanes shown, dual left turns should be provided for in the design. 5. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Insufficient spacing of less than 300 feet is proposed between driveways on Bowman Road as required FILE NO.: Z -6554-C by code. Location of the northern driveway creates conflicting left turn movements with property to the east. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7. The height of proposed cut exceeds the 30 -foot cut/fill limit as required by the land alteration regulations. The proposed cut is shown to be 55 feet with 4 terraces. Plantings are shown to be provided on flat portion of terraces. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. All driveways shall be concrete aprons and constructed per City Ordinance. 12. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. C. PUBLIC NOTICE: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site along with the Gibralter Heights/Point West/Timber Ridge Neighborhood Association and the Parkway Place Property Owners Association were notified of the Public Hearing. D. LAND USE ELEMENT: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a PCD for commercial shopping center. A land use plan amendment for a change to Community Shopping is a separate item on this agenda (LU05-18-03). Master Street Plan: Bowman and Kanis Roads are shown as Minor Arterials on the plan. Minor Arterials function to move vehicles and goods in and through the City. They are not intended to provide access to adjoining properties. Both of these roads are not built to standard and will require additional street improvements to meet the Master Street Plan design standards for Minor Arterials. 2 FILE NO.: Z -6554-C Cont) Bicycle Plan: The Master Street Plan, Bike Plan, does not show any classified routes adjacent or close to the application area. Historic Districts: There are no city recognized historic districts that would be affected by this amendment. Cily Recognized Neighborhood Action Plan: The property under review is located in the Rock Neighborhood Plan area. The Infrastructure Goal calls for painted crosswalks at all Collector and Arterial intersections and street lamps along Kanis Road. The Development Goal calls for using Planned Zoning Districts for reclassifications to achieve neighborhood friendly developments. Also the Plan requests that Land Use Plan amendments should be rare and only with neighborhood input. An additional objective requests enhanced landscaping for Kanis Road with not only vehicular but also pedestrian and bicycle movement facilitated. The Plan requests that only Single Family, Suburban Office and Neighborhood Commercial development occur along Kanis Road. With enhanced design, a Community Shopping development could meet these goals. E. STAFF ANALYSIS: USA Drug, owners of this 2.05 acre property located at the northwest corner of Kanis Road and Bowman Road, are requesting to rezone the property from C-3, with Conditions to C-3, with Conditions reducing the previously imposed no build area. The proposed rezoning is to allow future developments to construct nearer the "hard corner" of Kanis and Bowman Roads. The previous approval required a 150 -foot by 300 -foot no build area. The applicant is proposing the no build area be reduced to 90 -feet by 200 -feet. The site once housed a plant nursery which has been removed from the site. There are two single-family homes located northwest of the site, one accessed from Bowman Road, the second from Kanis Road. The homes are located on heavily wooded lots and somewhat obscured from view of the roadways. To the north of the site are commercial uses, Sam's Club and Wal-Mart and to the south of the site are commercial uses including a mini -warehouse development, a dry cleaners and a liquor store. East of the site is a strip retail center containing a mixture of uses including several restaurants. West of the site is property under consideration as a separate item on this agenda as a Planned Commercial Development to develop a 123,860 square foot shopping center (Z -6554-D). Other uses in the area include office, office warehouse and single-family residential. The City's Future Land Use Plan designates the property as Mixed Office Commercial. The applicant is requesting an amendment to the City's Future Land Use Plan to change the designation to Commercial as a separate item on this agenda (LU05-18-03). Staff is supportive of the requested rezoning. Staff feels the reduction in the previously conditioned no build area is a reasonable request. The property was cj FILE NO.: Z -6554-C Cont rezoned and the condition placed on future development of the site prior to the properties to the east being developed. The previously imposed no build area was put in place to limit the impact of commercial activities along the Kanis Road Corridor west of Bowman Road. In staffs opinion the reduction of the no build area as indicated, 90 -feet by 200 -feet, will still allow the desired transition along the Corridor and will have limited impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning with a condition of a 90 -foot by 200 -foot no build area located at the northwest corner of Kanis Road and Bowman Road. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the requested C-3 rezoning with a condition of a 90 -foot by 200 -foot no build area located at the northwest corner of Kanis Road and Bowman Road. There was no further discussion of the item. The chair entertained a motion to allow the item to be placed for inclusion on the Consent Agenda for Approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 0 January 5, 2006 ITEM NO.: 8.1 FILE NO.: Z -6554-C Owner: USA Drug Applicant: White-Daters and Associates Location: Northwest corner of Kanis and South Bowman Roads Area: 2.05 acres Request: Rezone from C-3, with conditions to C-3, with Conditions Purpose: Reduce the previously conditioned no build area Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North — Commercial — Sam's Club South — Strip retail, mini -warehouse East — Strip retail West — Vacant proposed PCD zoned property A. ENGINEERING COMMENTS: Public Works Conditions: 1. Kanis Road and Bowman Road are classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks with the planned development. 3. A 20 -foot radial dedication of right-of-way is required at the intersection of Kanis Road and Bowman Road. 4. On Bowman Road, street improvements should match the improvements made to the east. In addition to the lanes shown, dual left turns should be provided for in the design. 5. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Insufficient spacing of less than 300 feet is proposed between driveways on Bowman Road as required January 5, 2006 SUBDIVISION ITEM NO.: 8.1 FILE NO.: Z -6554-C by code. Location of the northern driveway creates conflicting left turn movements with property to the east. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7_ The height of proposed cut exceeds the 30 -foot cut/fill limit as required by the land alteration regulations. The proposed cut is shown to be 55 feet with 4 terraces. Plantings are shown to be provided on flat portion of terraces. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. % If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. All driveways shall be concrete aprons and constructed per City Ordinance. 12. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. C. PUBLIC NOTICE: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site along with the Gibralter Heights/Point West/Timber Ridge Neighborhood Association and the Parkway Place Property Owners Association were notified of the Public Hearing. D. LAND USE ELEMENT: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a PCD for commercial shopping center. A land use plan amendment for a change to Community Shopping is a separate item on this agenda (LU05-18-03). Master Street Plan: Bowman and Kanis Roads are shown as Minor Arterials on the plan. Minor Arterials function to move vehicles and goods in and through the City. They are not intended to provide access to adjoining properties. Both of these roads are not built to standard and will require additional street improvements to meet the Master Street Plan design standards for Minor Arterials. FA January 5, 2006 SUBDIVISION ITEM NO.: 8.1 Cont FILE NO.: Z -6554-C Bicycle Plan: The Master Street Plan, Bike Plan, does not show any classified routes adjacent or close to the application area. Historic Districts: There are no city recognized historic districts that would be affected by this amendment. City Recognized Neighborhood Action Plan: The property under review is located in the Rock Neighborhood Plan area. The Infrastructure Goal calls for painted crosswalks at all Collector and Arterial intersections and street lamps along Kanis Road. The Development Goal calls for using Planned Zoning Districts for reclassifications to achieve neighborhood friendly developments. Also the Plan requests that Land Use Plan amendments should be rare and only with neighborhood input. An additional objective requests enhanced landscaping for Kanis Road with not only vehicular but also pedestrian and bicycle movement facilitated. The Plan requests that only Single Family, Suburban Office and Neighborhood Commercial development occur along Kanis Road. With enhanced design, a Community Shopping development could meet these goals. E. STAFF ANALYSIS: USA Drug, owners of this 2.05 acre property located at the northwest corner of Kanis Road and Bowman Road, are requesting to rezone the property from C-3, with Conditions to C-3, with Conditions reducing the previously imposed no build area. The proposed rezoning is to allow future developments to construct nearer the "hard corner" of Kanis and Bowman Roads. The previous approval required a 150 -foot by 300 -foot no build area. The applicant is proposing the no build area be reduced to 90 -feet by 200 -feet. The site once housed a plant nursery which has been removed from the site. There are two single-family homes located northwest of the site, one accessed from Bowman Road, the second from Kanis Road. The homes are located on heavily wooded lots and somewhat obscured from view of the roadways. To the north of the site are commercial uses, Sam's Club and Wal-Mart and to the south of the site are commercial uses including a mini -warehouse development, a dry cleaners and a liquor store. East of the site is a strip retail center containing a mixture of uses including several restaurants. West of the site is property under consideration as a separate item on this agenda as a Planned Commercial Development to develop a 123,860 square foot shopping center (Z -6554-D). Other uses in the area include office, office warehouse and single-family residential. The City's Future Land Use Plan designates the property as Mixed Office Commercial. The applicant is requesting an amendment to the City's Future Land Use Plan to change the designation to Commercial as a separate item on this agenda (LU05-18-03). 3 January 5, 2006 SUBDIVISION ITEM NO.: 8.1 FILE NO.: Z -6554-C Staff is supportive of the requested rezoning. Staff feels the reduction in the previously conditioned no build area is a reasonable request. The property was rezoned and the condition placed on future development of the site prior to the properties to the east* being developed. The previously imposed no build area was put in place to limit the impact of commercial activities along the Kanis Road Corridor west of Bowman Road. In staff's opinion the reduction of the no build area as indicated, 90 -feet by 200 -feet, will still allow the desired transition along the Corridor and will have limited impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning with a condition of a 90 -foot by 200 -foot no build area located at the northwest corner of Kanis Road and Bowman Road. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was present representing the 'request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the requested C-3 rezoning with a condition of a 90 -foot by 200 -foot no build area located at the northwest corner of Kanis Road and Bowman Road. There was no further discussion of the item. The chair entertained a motion to allow the item to. be placed for inclusion on the Consent Agenda for Approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 4