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HomeMy WebLinkAboutZ-6721 Staff AnalysisFILE NO.: Z-6721 NAME: Lands - Short -Form PCD LOCATION: North side of Colonel Glenn Road, at Rocky Lane DEVELOPER: ENGINEER: Sammie and Susie Lands White-Daters and Associates 17201 Colonel Glenn Road 401 S. Victory Street Little Rock, AR 72210 Little Rock, AR 72201 AREA: 2.7 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Single-family residential, nonconforming convenience store with gas pumps Convenience store with gas pumps, car wash, mini -warehouses 1. Deferral of street improvements to Colonel Glenn Road. 2. Variance from the ordinance requirements for driveway spacing. 3. Deferral of right-of-way dedication under existing gas pumps until Phase 2. BACKGROUND: The property along the north side of Colonel Glenn Road at Rocky Lane is zoned R-2 and has a nonconforming commercial status. There is an existing convenience store with gas pumps on the site. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from R-2 to PCD to allow for a complete redevelopment of the site. The FILE NO.: Z-6721 (Cont.) proposed redevelopment includes the following as noted on the attached site plan: 1. A new 2,400 square foot convenience store building. 2. Relocation of existing gas pumps. 3. An automated and self -serve car wash building with vacuum stations. 4. Two (2) mini -warehouse buildings. 5. Associated drives and parking areas. The applicant has noted that the building heights will not exceed 25 feet. The applicant has also noted that the hours of operation will be from 6:00 a.m. to 10:00 p.m., daily. B. EXISTING CONDITIONS: There is an existing convenience store with gas and diesel pumps on the site, as noted on the attached site plan. The property to the north is vacant and wooded. There is another convenience store with gas pumps to the southwest at the corner of Colonel Glenn Road and Rocky Lane. Single-family residences on larger lots are located to the south across Colonel Glenn Road and to the east along Colonel Glenn. There is a beauty shop, a pet grooming/boarding business and single-family residences to the west along Colonel Glenn Road. C. NEIGHBORHOOD CONMNTS: As of this writing, staff has received no comment from the neighborhood. There was no established neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Dedication of right-of-way to 55 feet on Colonel Glenn Road. Clearance of soils from APCE required prior to dedication. 2. Driveways must conform to #18,031 (spacing and width). 3. Construct half -street improvements as per Master Street Plan. 4. Existing topographic information at maximum five-foot contour interval 10 feet base flood elevation is required. 5.A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 6. A Grading Permit per Secs. 29-186(c)(d) is required. 2 FILE NO.: Z-6721 (Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside service boundary, no comment. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment received. Water: Contact the Water Works if service is needed. If this property does not have existing water service, execution of a pre -annexation agreement will be required. Installation of an outside city fire hydrant is recommended. Fire Department: Outside city limits. If property is ever annexed, private fire hydrants may be required. County Planning: 1. Remove gas tanks from right-of-way. 2. Provide proper water control for car wash to prevent water from flowing onto Colonel Glenn Road. 3. Septic system must be approved by the Pulaski County Health Department. CATA: Not currently in CATA service area. No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Ellis Mountain Planning District. The use of a convenience store and other uses are consistent with the existing Business Node and the overall size of the parcel is consistent. Concerns are buffers on all three sides to Single Family areas; Signage locations and size; Topography differences and cuts into the hillside. City Recognized Neighborhood Action Plan: There is not a neighborhood plan for this area at this time. Landsca a Issues: The land use and street buffers now conform to ordinance standards. A six foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings 3 FILE NO.: Z-6721 (Cont. will be required adjacent to residential properties to the north, east and west. A small amount of building landscaping will be required between the public parking areas and building they serve. At least 605 of the land use buffers must remain in its natural state. The City Beautiful Commission recommends preserving as many trees as are feasible. Extra credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of 6 inch caliper or larger. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. G. ANALYSIS: There are several design related issues associated with the proposed site plan which need to be addressed and resolved by the applicant. The issues which need to be resolved include, but are not limited to: building locations, driveway locations, landscape and buffer areas, vehicular circulation and phasing plan. Given the amount of site plan redesign work that needs to be done, staff suggested to the applicant at the Subdivision Committee meeting that this item be deferred. A deferral will allow staff and the Subdivision Committee adequate time to review a revised plan. The applicant submitted a letter to staff on August 4, 1999 requesting deferral of this item to the September 30, 1999 agenda. H. STAFF RECOMMENDATIONS: Staff recommends approval of the requested deferral of this item to the September 30, 1999 Planning Commission agenda. SUBDIVISION COMMITTEE COMMENT: (JULY 29, 1999) Joe White was present, representing the application. Staff gave a brief description of the PDC site plan, noting a number of concerns with the proposed site design. Staff noted that the site plan should be totally redesigned to provide for improved vehicular circulation and use of the property. Staff suggested 4 FILE NO.: Z-6721 (Cont.) that the application be deferred to allow adequate time to review a revised site plan and bring the revised site plan to the Subdivision Committee. Mr. White agreed with the deferral as suggested by staff. PLANNING COMMISSION ACTION: (AUGUST 19, 1999) Staff informed the Commission that the applicant submitted a letter to staff on August 4, 1999 requesting that this item be deferred to the September 30, 1999 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to September 30, 1999. A motion to that effect was made. The motion passed by a vote of 6 ayes, 0 nays and 5 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff on September 14, 1999. The revised plan addresses the.concerns as raised by staff and the Subdivision Committee. A six foot high screening fence has been shown along the north, east and west property lines, the proposed phase lines have been shown on the plan and the new sign location has been shown. The ground sign will need to be at least five (5) feet back from the front property line (after right-of-way dedication). The applicant notes that the existing sign will remain within the right-of-way for Colonel Glenn Road until it is relocated with Phase 2 construction. The revised plan also shows increased buffers as required. The land use buffers along the east and west property lines as well as the street side buffer conform to the full buffer width requirements. The north land use buffer has been increased to 25 feet, 9.5 feet beyond the full buffer requirement of 15.5 feet. The relocated gas pumps have been turned to allow better vehicular circulation within the area in front of the new convenience store building. The northernmost mini -warehouse building has been redesigned to allow access only from the south side, as recommended by staff. There will be no doors or driveway on the north side of this building. �1 FILE NO.: Z-6721 (Cont. The ordinance would typically require 12 parking spaces for a convenience store of this size. There are 20 parking spaces on the proposed site plan which are located around the proposed building. There are also 12 truck parking spaces located along the west property line. Staff is comfortable with the parking design as proposed. The following phases are noted on the site plan: Phase 1 - construction of car wash building Phase 2 - construction of 2,400 convenience store building, removal of existing building, relocation of gas pumps and canopy, additional parking areas Phase 3 - construction of two (2) mini -warehouse buildings The applicant is requesting deferral of street improvements, including driveway construction, to Colonel Glenn Road for five (5) years, until adjacent development or until a public project, whichever occurs first. The applicant noted at the Subdivision Committee meeting that the right-of-way for Colonel Glenn Road would be dedicated with the exception of the right-of-way under the existing gas pumps, which is requested to be deferred until phase 2 construction, at which time the gas pumps will be relocated. Public Works recommends approval of the deferrals as requested. The applicant is also requesting a variance from the ordinance requirement for minimum driveway spacing. The ordinance requires that driveways along arterial streets be separated by at least 300 feet and be spaced at least 150 feet from property lines. A lot requires a minimum frontage of 750 feet for two (2) drives. The two proposed drives are separated by approximately 205 feet. The easternmost drive is located 94 feet from the east property line, with the west drive being approximately 110 feet from the west property line. All measurements are from centerline of drives. The property has 414 feet of street frontage. Public Works recommends approval of this variance request, as two (2) drives would provide the best circulation for this convenience store with gas pumps. Otherwise, to staff's knowledge, there are no outstanding issues associated with the PCD site plan. Staff is satisfied with the revised site plan and feels that the revised plan adequately 6 FILE NO.: Z-6721 (Cont. addresses the issues raised by staff and that this site development plan will have no adverse effect on the general area. SUBDIVISION COMMITTEE COMMENT: Joe White was present, representing the a brief description of the revised site screening fences and phase lines needed Staff noted an overall satisfaction wit h (SEPTEMBER 9, 1999) application. Staff gave plan, noting that to be shown on the plan. the revised plan. Staff also noted that the existing ground -mounted sign would need to be relocated out of the right-of-way and shown on the site plan. Mr. White stated that the sign would be left in the right-of-way until Phase 2 construction at which time it would be relocated. Bob Turner, of Public Works indicated support of this request. The deferrals and variance associated with this rezoning were briefly discussed. Mr. White noted that the right-of-way for Colonel Glenn Road could be dedicated except for that portion under the existing gas pumps. He noted that this portion of right-of-way would need to be deferred until Phase 2. The proposed driveway locations were briefly discussed. Mr. White noted that the request for deferral of street improvements would include new driveway construction. After the discussion, the Committee forwarded the proposed PCD zoning to the full Commission for final action. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, and F of this report. 2. Staff recommends approval of the deferral of street improvements, including driveway construction, to Colonel Glenn Road for five (5) years, until adjacent development until a public project, whichever occurs first. 3. Staff recommends approval of the deferral of right-of-way dedication for that portion under the existing gas pumps until Phase 2 construction. 7 E or FILE NO.: Z-6721 (Cont.) 4. Staff recommends approval of the requested variance for driveway spacing. 5. There are to be no doors, drives or access on the north side of the northernmost mini -warehouse building. 6. Any site lighting shall be low-level and directed away from adjacent property. PLANNING COMMISSION ACTION: (SEPTEMBER 30, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. 8 September 30, 1999 ITEM NO.: C NAME: Lands - Short -Form PCD FILE NO.: Z-6721 LOCATION: North side of Colonel Glenn Road, at Rocky Lane DEVELOPER= ENGINEER: Sammie and Susie Lands White-Daters and Associates 17201 Colonel Glenn Road 401 S. Victory Street Little Rock, AR 72210 Little Rock, AR 72201 AREA: 2.7 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single-family residential, nonconforming convenience store with gas pumps PROPOSED USE: Convenience store with gas pumps, car wash, mini -warehouses VARIANCES/WAIVERS REQUESTED: 1. Deferral of street improvements to Colonel Glenn Road. 2. Variance from the ordinance requirements for driveway spacing. 3.Deferral of right-of-way dedication under existing gas pumps until Phase 2. BACKGROUND: The property along the north side of Colonel Glenn Road at Rocky Lane is zoned R-2 and has a nonconforming commercial status. There is an existing convenience store with gas pumps on the site. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from R-2 to PCD to allow for a complete redevelopment of the site. The September 30, 1999 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6721 proposed redevelopment includes the following as noted on the attached site plan: 1. A new 2,400 square foot convenience store building. 2. Relocation of existing gas pumps. 3. An automated and self -serve: car wash building with vacuum stations. 4. Two (2) mini -warehouse buildings. 5. Associated drives and parking areas. The applicant has noted that the building heights will not exceed 25 feet. The applicant has also noted that the hours of operation will be from 6:00 a.m. to 10:00 p.m., daily. B. EXISTING CONDITIONS: There is an existing convenience store with gas and diesel pumps on the site, as noted on the attached site plan. The property to the north is vacant and wooded. There is another convenience store with gas pumps to the southwest at the corner of Colonel Glenn Road and Rocky Lane. Single-family residences on larger lots are located to the south across Colonel Glenn Road and to the east along Colonel Glenn. There is a beauty shop, a pet grooming/boarding business and single-family residences to the west along Colonel Glenn Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. There was no established neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Dedication of right-of-way to 55 feet on Colonel Glenn Road. Clearance of soils from APCE required prior to dedication. 2. Driveways must conform to #18,031 (spacing and width). 3. Construct half -street improvements as per Master Street Plan. 4. Existing topographic information at maximum five-foot contour interval 10 feet base flood elevation is required. 2 September 30, 1999 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6721 5. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 6.A Grading Permit per Secs. 29-186(c)(d) is required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside service boundary, no comment. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment received. Water: Contact the Water Works if service is needed. If this property does not have existing water service, execution of a pre -annexation agreement will be required. Installation of an outside city fire hydrant is recommended. Fire Department: Outside city limits. If property is ever annexed, private fire hydrants may be required. County Plannin : 1. Remove gas tanks from right-of-way. 2.Provide proper water control for car wash to prevent water from flowing onto Colonel Glenn Road. 3. Septic system must be approved by the Pulaski County Health Department. CATA: Not currently in CATA service area. No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Ellis Mountain Planning District. The use of a convenience store and other uses are consistent with the existing Business Node and the overall size of the parcel is consistent. Concerns are buffers on all three sides to Single Family areas; Signage locations and size; Topography differences and cuts into the hillside. City Recognized Neighborhood Action Plan: There is not a neighborhood plan for this area at this time. 3 September 30, 1999 SUBDIVISION ITEM NO.• C (Cont.) FILE NO.: Z-6721 Landscape Issues: The land use and street buffers now conform to ordinance standards. A six foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings will be required adjacent to residential properties to the north, east and west. A small amount of building landscaping will be required between the public parking areas and building they serve. At least 60% of the land use buffers must remain in its natural state. The City Beautiful Commission recommends preserving as many trees as are feasible. Extra credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of 6 inch caliper or larger. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. G. ANALYSIS: There are several design related issues associated with the proposed site plan which need to be addressed and resolved by the applicant. The issues which need to be resolved include, but are not limited to: building locations, driveway locations, landscape and buffer areas, vehicular circulation and phasing plan. Given the amount of site plan redesign work that needs to be done, staff suggested to the applicant at the Subdivision Committee meeting that this item be deferred. A deferral will allow staff and the Subdivision Committee adequate time to review a revised plan. The applicant submitted a letter to staff on August 4, 1999 requesting deferral of this item to the September 30, 1999 agenda. 4 September 30, 1999 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6721 H. STAFF RECObMENDATIONS : Staff recommends approval of the requested deferral of this item to the September 30, 1999 Planning Commission agenda. SUBDIVISION COMMITTEE COMMENT: (JULY 29, 1999) Joe White was present, representing the application. Staff gave a brief description of the PDC site plan, noting a number of concerns with the proposed site design. Staff noted that the site plan should be totally redesigned to provide for improved vehicular circulation and use of the property. Staff suggested that the application be deferred to allow adequate time to review a revised site plan and bring the revised site plan to the Subdivision Committee. Mr. White agreed with the deferral as suggested by staff. PLANNING COMMISSION ACTION: (AUGUST 19, 1999) Staff informed the Commission that the applicant submitted a letter to staff on August 4, 1999 requesting that this item be deferred to the September 30, 1999 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to September 30, 1999. A motion to that effect was made. The motion passed by a vote of 6 ayes, 0 nays and 5 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff on September 14, 1999. The revised plan addresses the concerns as raised by staff and the Subdivision Committee. A six foot high screening fence has been shown along the north, east and west property lines, the proposed phase lines have been shown on the plan and the new sign location has been shown. The ground sign will need to be at least five (5) feet back from the front property line (after right-of-way dedication). The applicant notes that the existing sign will remain within the right-of-way for Colonel Glenn Road until it is relocated with Phase 2 construction. 5 September 30, 1999 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6721 The revised plan also shows increased buffers as required. The land use buffers along the east and west property lines as well as the street side buffer conform to the full buffer width requirements. The north land use buffer has been increased to 25 feet, 9.5 feet beyond the full buffer requirement of 15.5 feet. The relocated gas pumps have been turned to allow better vehicular circulation within the area in front of the new convenience store building. The northernmost mini -warehouse building has been redesigned to allow access only from the south side, as recommended by staff. There will be no doors or driveway on the north side of this building. The ordinance would typically require 12 parking spaces for a convenience store of this size. There are 20 parking spaces on the proposed site plan which are located around the proposed building. There are also 12 truck parking spaces located along the west property line. Staff is comfortable with the parking design as proposed. The following phases are noted on the site plan: Phase 1 - construction of car wash building Phase 2 - construction of 2,400 convenience store building, removal of existing building, relocation of gas pumps and canopy, additional parking areas Phase 3 - construction of two (2) mini -warehouse buildings The applicant is requesting deferral of street improvements, including driveway construction, to Colonel Glenn Road for five (5) years, until adjacent development or until a public project, whichever occurs first. The applicant noted at the Subdivision Committee meeting that the right-of-way for Colonel Glenn Road would be dedicated with the exception of the right-of-way under the existing gas pumps, which is requested to be deferred until phase 2 construction, at which time the gas pumps will be relocated. Public Works recommends approval of the deferrals as requested. The applicant is also requesting a variance from the ordinance requirement for minimum driveway spacing. The ordinance requires that driveways along arterial streets be separated by 6 September 30, 1999 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6721 at least 300 feet and be spaced at least 150 feet from property lines. A lot requires a minimum frontage of 750 feet for two (2) drives. The two proposed drives are separated by approximately 205 feet. The easternmost drive is located 94 feet from the east property line, with the west drive being approximately 110 feet from the west property line. All measurements are from centerline of drives. The property has 414 feet of street frontage. Public Works recommends approval of this variance request, as two (2) drives would provide the best circulation for this convenience store with gas pumps. Otherwise, to staff's knowledge, there are no outstanding issues associated with the PCD site plan. Staff is satisfied with the revised site plan and feels that the revised plan adequately addresses the issues raised by staff and that this site development plan will have no adverse effect on the general area. SUBDIVISION COMMITTEE COMMENT: Joe White was present, representing the a brief description of the revised site screening fences and phase lines needed Staff noted an overall satisfaction wit h (SEPTEMBER 9, 1999) application. Staff gave plan, noting that to be shown on the plan. the revised plan. Staff also noted that the existing ground -mounted sign would need to be relocated out of the right-of-way and shown on the site plan. Mr. White stated that the sign would be left in the right-of-way until Phase 2 construction at which time it would be relocated. Bob Turner, of Public Works indicated support of this request. The deferrals and variance associated with this rezoning were briefly discussed. Mr. White noted that the right-of-way for Colonel Glenn Road could be dedicated except for that portion under the existing gas pumps. He noted that this portion of right-of-way would need to be deferred until Phase 2. The proposed driveway locations were briefly discussed. Mr. White noted that the request for deferral of street improvements would include new driveway construction. 7 September 30, 1999 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6721 After the discussion, the Committee forwarded the proposed PCD zoning to the full Commission for final action. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Staff recommends approval of the deferral of street improvements, including driveway construction, to Colonel Glenn Road for five (5) years, until adjacent development or until a public project, whichever occurs first. 3. Staff recommends approval of the deferral of right-of-way dedication for that portion under the existing gas pumps until Phase 2 construction. 4. Staff recommends approval of the requested variance for driveway spacing. 5_ There are to be no doors, drives or access on the north side of the northernmost mini -warehouse building. 6. Any site lighting shall be low-level and directed away from adjacent property. PLANNING COMMISSION ACTION: (SEPTEMBER 30, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. 8