HomeMy WebLinkAboutZ-6866-B Staff AnalysisDecember 7, 2000
ITEM NO.: 4.1
FILE NO.: Z -6866-B
NAME: Mabelvale West Dollar General Store -
Revised Conditional Use Permit
LOCATION: 10130 Mabelvale West Road
OWNER/APPLICANT: Robert Ashcraft and Family / Pat McGetrick
PROPOSAL: To amend an existing conditional use permit
for a Dollar General Store with accompanying
parking on this property zoned C-1,
Neighborhood Commercial, located at 10,130
Mabelvale West Road.
ORDINANCE DESIGN STANDARDS:
1. SITE LOCATION:
The proposed 1.44 acre site is near the intersection of
Train Station Drive and Mabelvale West 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 C-1, Neighborhood Commercial, as
are properties to the north and east. The property to the
northwest is zoned R-2, Single Family Residential. Part of
the property to the west is zoned 0-3, General Office,
while the rest is zoned R-2. The property across Mabelvale
West to the southwest is zoned I-2, Light Industrial. To
the south and southeast across Mabelvale West, the zoning
is R-2.
The abutting properties to the north, east, and most of the
land to the west is vacant and contains scattered trees and
brush. There is a house adjacent to the southwest, which is
a daycare, and to the south across Mabelvale West are
single family homes. Further to the east, is a Fina Gas
station, and there are some industrial -uses to the
southwest.
December 7, 2000
SUBDIVISION
ITEM NO.: 4.1 (Cont.) FILE NO.: Z -6866-B
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 shared access driveway
onto Mabelvale West, shared with the property immediately
to the east. There would be approximately 28 on-site
parking spaces with 2 handicapped accessible spaces. The
ordinance requires one space for every 300 gross square
feet of floor space. That would result in 25 required
spaces for this proposal, two of which would need to be
handicapped accessible.
4. SCREENING AND BUFFERS:
The eastern perimeter landscape strip width must be a
minimum of 6.7 feet.
A 6 -foot high opaque screen, either a wooden fence with its
face side directed outward or dense evergreen plantings, is
required along the western perimeter.
An irrigation system to water the landscaping will be
required.
5. PUBLIC WORKS COMMENTS:
a. 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.
b. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
c. Stoxmwater detention ordinance applies to this property.
d. Easements for proposed stormwater detention facilities
are required.
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December 7, 2000
SUBDIVISION
ITEM NO.: 4.1 (Cont.)
FILE NO.: Z -6866-B
e. Easements shown for proposed storm drainage are
required.
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.
ARKTA: Approved as submitted.
Entergy: Five foot easements requested along the east
property line, and on the -inside of the southern half of
the buffer along the west property line. Contact the
utility regarding dedication of easements.
Fire Department: Approved as submitted, but include fire
hydrants as required by code.
CATA: Site is on to bus routes #17 and #17A and has no
effect on bus radius, turnout and route.
7. STAFF ANALYSIS•
On September 14, 2000, the Planning Commission approved a
conditional use permit to allow the construction of a
Dollar General Store on this property zoned C-1,
Neighborhood Commercial. The applicant has requested to
amend that C.U.P. on this 1.44 acre site. The amendment
includes reducing the size of the building from 8,674 to
7,500 square feet, and minor changes to the driveway and
parking area. The lot that the store would be located on is
proposed as lot 1 of a replat that is Item 4 on this same
agenda.
One single -story building would be built, approximately 14
feet tall, containing about 7,500 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
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December 7, 2000
SUBDIVISION
ITEM NO.: 4.1 (Cont.)
FILE NO.: Z -6866-B
through Saturday, and 10 a.m. to 6 p.m. on Sunday. The
applicant proposes 28 parking spaces versus the required
minimum of 25 spaces. Entergy has asked for five foot
easements along the east property line, and on the inside
of the southern half of the buffer along the west property
line. These would be used to service this proposed building
and lot 2 facilities. They do not affect the building
location and are outside the buffer on the west side. There
is no required buffer on the east side and Staff believes
the easement request is reasonable. The applicant would
work directly with the utility to dedicate the easements.
The proposal should cause little adverse impact to the area
as long as proper screening, and low intensity lighting
directed downward and inward to the site, are put into
place. It is critical that all means possible be used to
minimize light spillover onto surrounding residential
property. Staff believes that the proposed use would be
reasonable at this location.
8. STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit
subject to compliance with the following conditions:
a. Comply with the City's Landscape and Buffer Ordinances.
b. Comply with Public Works Comments.
c. Comply with the fire department comment.
d. All exterior lighting must be low intensity and directed
downward and inward to the property and not towards any
residential zoned area.
SUBDIVISION COMMITTEE COMMENTS:
(NOVEMBER 16, 2000)
Pat McGetrick 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.
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December 7, 2000
SUBDIVISION
ITEM NO.: 4.1 (Cont.) FILE NO.: Z -6866-B
PLANNING COMMISSION ACTION: (DECEMBER 7, 2000)
Pat McGetrick was present representing the application. There
were no registered objectors present. Staff stated that they had
received a letter from Southwest Little Rock United for Progress
supporting the proposed use. Staff presented the item with a
recommendation for approval subject to compliance with the
conditions listed under "Staff Recommendation," paragraph 8
above.
The item was placed on the Consent Agenda and approved as
submitted to include staff comments and recommendations. The
vote was 8 ayes, 0 nays and 3 absent.
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