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HomeMy WebLinkAboutZ-6866-A Staff AnalysisSeptember 14, 2000 ITEM NO.: 12 FILE NO.: Z -6866-A NAME: Harper Dollar Store - Conditional Use Permit LOCATION: 10130 Mabelvale West Road OWNER/APPLICANT: Robert Ashcraft and Family / W.B. Putnam PROPOSAL: To obtain a conditional use permit for a Dollar General Store with accompanying parking on this property zoned C-1, Neighborhood Commercial, and OS, Open Space, located at 10130 Mabelvale West Road. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The proposed site is on the southwest quarter of a 5.23 acre tract on the north side of Mabelvale West Road, just west of the intersection of Mabelvale West and Mabelvale Main. 2. COMPATIBILITY WITH NEIGHBORHOOD: The proposed site is zoned 0-3, General Office, but has been submitted to the Board of Directors for rezoning to C-1, Neighborhood Commercial, and OS, Open Space, which is expected to be approved. The properties to the north, southeast, and west are zoned R-2, Single Family Residential. The property to the northeast is zoned C-3. The southwest corner of the proposed site touches an I-2, Light Industrial, zoned area. The property to the north, east, and most of the land to the west is vacant and contains scattered trees and brush. There are single family homes adjacent to the southwest and to the south across Mabelvale West. Further to the east, northeast is a Fina Gas station, and there is some industrial use to the southwest. The September 14, 2000 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -6866-A single family house adjacent to the west has recently been approved to be a day care center. Staff believes this proposed use would cause little adverse impact on the area as long as proper screening, and low intensity lighting directed downward and inward to the site are put into place. The Mavis Circle, Pinedale Neighborhood Associations, Southwest Little Rock United for Progress, all property owners within 200 feet, and all residents within 300 feet that could be identified, were notified of the public hearing. 3. ON SITE DRIVES AND PARKING: The proposed site would have one access driveway onto Mabelvale West and shows 38 on-site parking spaces with 4 handicapped accessible spaces. The ordinance requires one space for every 300 gross square feet of floor space. That would result in 29 required spaces for this proposal, two of which would need to be handicapped accessible. While more than enough parking is shown on the proposed site plan, two changes would be required. First, the space on the east end of the double sided parking rows closest to the building, which would cause a vehicle to back out into the driveway, must be eliminated or moved to the west end of that same row. Second, the handicapped accessible spaces should be located in the closest spaces to the front door. 4. SCREENING AND BUFFERS: The 20 foot wide OS zoned western strip along the northern half of the property is not shown on the plan submitted. A three foot wide landscape strip between the public parking areas and proposed building is required. There is some flexibility with this requirement. 2 September 14, 2000 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -6866-A The proposed landscape strip along the eastern perimeter meets the current landscape requirements but drops one foot below the proposed minimum requirement of 6.75 feet. The proposed landscape ordinance will require a water source within 75 feet of required planted areas if an irrigation system is not provided. S. PUBLIC WORKS COMMENTS: a. Mabelvale West Drive is listed on the Master Street Plan as a minor arterial. A dedication of right- of-way 45 feet from centerline is required. b. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. c. Plans of all work in right-of-way shall be submitted for approval prior to start of work. d. Stormwater detention ordinance applies to this property. e. Easements for proposed stormwater detention facilities are required. f. Easements shown for proposed storm drainage are required. g. Provide hydraulic study for floodway channelization. Design channel for 100 year storm event. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Water: An acreage charge of $150 per acre applies in addition to normal charges. A water main extension and/or on-site fire protection may be required. Wastewater: Existing 15" sewer main located on property or along property line. Must be located prior to construction of project. Contact Little Rock Wastewater Utility for details. Southwestern Bell: Approved as submitted. ARKLA: No comments received. M September 14, 2000 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -6866-A Entergy: No comments received. Fire Department: Approved as submitted. CATA: Site is not on a dedicated bus route and has no effect on bus radius, turnout and route. 7. STAFF ANALYSIS: The applicant has requested to obtain a conditional use permit for a Dollar General Store, a general merchandise retail store, with accompanying parking on this 5.23 acre property which should be zoned C-1, Neighborhood Commercial, and OS, Open Space. If the zoning is not approved, the conditional use permit would not be allowed. One single -story building would be built, approximately 14 feet tall, containing about 8,674 square feet. All setback and siting requirements are met by the proposed site plan. The proposed operating hours are 9 a.m. to 7 p.m. Monday through Saturday, and 10 a.m. to 6 p.m. on Sunday. The applicant proposes 38 parking spaces versus the required minimum of 29 spaces. Two small adjustments as described in paragraph 3 above, would be required in the parking area. Staff believes that the proposed use would be reasonable at this location. As long as proper screening, and low intensity lighting directed downward and inward to the site are put into place, the proposal should cause little adverse impact to the area. It is critical that all means possible be used to minimize light spill-over onto surrounding residential property. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: 4 September 14, 2000 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z -6866-A a. Comply with the City's Landscape and Buffer Ordinances. b. Comply with Public Works Comments. c. All exterior lighting must be low intensity and directed downward and inward to the property and not towards any residential zoned area. d. Conditions stated in paragraph 3 regarding the parking area must be accomplished. SUBDIVISION COMMITTEE COMMENTS: (AUGUST 24, 2000) Bill Putnam was present representing the application. Staff gave a brief description of the proposal, briefly reviewing the comments provided to the applicant. The only two areas discussed were the screening and buffer requirements and the comments made by Public Works. After the discussion the applicant appeared to understand the requirements. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2000) Bill Putnam was present representing the application. There was one registered objector present earlier in the meeting. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation," paragraph 8 above. The Chair has been informed that the opposing party had left. Since it appeared there was no opposition, the Chair asked for a motion. A motion was made to approve the application as submitted to include staff comments and recommendations. The motion passed by a vote of 11 ayes, 0 nays and 0 absent. Towards the end of the discussion of the next item the original opponent to item 12 identified herself to Staff. Mr. Lawson informed the Chair that a mistake had been made, the opponent had not left. 0 September 14, 2000 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -6866-A The Chair asked the opponent, Ann Schweitzer, if she wanted to make a statement and explain what she was opposed to. Ms. Schweitzer lives at 10117 Nash Lane which abuts the proposed site on the west side. She stated that she was not opposed to the development itself, but rather her main concern was about water runoff from this site to her pond. She had lived there for 12 years and seen the site go from dense tree covered land to the current cleared land. She felt that had resulted in water coming on to her property much faster from the proposed site now before the development even occurs, and she said she's afraid there would be more runoff coming even faster because of this development. She asked that there be some assurance from the Commission that there be a plan made for water detention to protect her property and pond. Mr. Turner, Public Works Director, stated that storm water detention requirements would apply to this development, which would require the water to be held and it's exiting the site slowed so that it would not exit the property any faster than now. The Commission advised Ms. Schweitzer to contact Mr. Turner if problems occur. She appeared satisfied, but stated she would be watching and would contact Mr. Turner if problems occur. 6