HomeMy WebLinkAboutZ-7094 Staff AnalysisOctober 18, 2001
ITEM NO.: 8
NAME: Jones - Conditional Use Permit
LOCATION: 2420 Bragg Street (I-30 Service Road)
DEVELOPER:
ENGINEER:
FILE NO.: Z-7094
Paul Jones None
2420 Bragg Street
Little Rock, AR 72206
AREA: acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: I-2 ALLOWED USES: Industrial
PROPOSED USE: Retail
VARIANCES/WAIVERS REQUESTED:
Deferral of right-of-way dedication for West 25th Street and
radial right-of-way dedication for West 25th Street and I-30
Service Road
BACKGROUND:
The property at 2420 Bragg Street (I-30 Service Road) is zoned
I-2, Light Industrial district. According to the City's Zoning
Ordinance Section 36-320 (c)(2)g., a conditional use permit is
required for retail uses not specifically listed within the
permitted use listing for the I-2 zoning district.
A. PROPOSAL/REQUEST:
The applicant, Paul Jones, requests a conditional use permit
to allow retail sales (inside and outside display) of
merchandise on the I-2 zoned property at 2420 Bragg Street.
There is an existing building (previously a service station)
and concrete parking area on the property. The applicant is
proposing to use the property as is, with no additional
improvements.
October 18, 2001
ITEM NO.: 8 (Cont.) FILE NO.: Z-7094
Additionally, the applicant is requesti.ng_a deferral of
right-of-way dedication for West 25th Street and 20 foot
radial right-of-way dedication for the corner of West 25th
Street and the I-30 Service Road. The property owner notes
that his retail use is only temporary, and that the property
owners eventually plan to re -develop this site as a main
entrance area for the old V.A. property to the west.
B. EXISTING CONDITIONS:
As noted above, there is an existing commercial building and
concrete parking area on the property. The property is
currently occupied by Mr. Jones' retail business which has
outside display of merchandise.
The old V.A. Hospital property is located immediately west
of the site, with the I-30 Service Road along the property's
east boundary. There is a service station immediately south
of the site at the northwest corner of Roosevelt Road and
I-30. There is 0-1 and R-4 zoned property across West 24th
Street to the north, which contain a mixture of single
family residences and vacant lots.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no comment from the
neighborhood. All property owners within 200 feet of the
site, all residents within 300 feet of the site who could be
identified, and the East of Broadway, Community Outreach,
Meadowbrook, and MacArthur Park Neighborhood Associations
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.
West
24th Street
is classified on the Master Street Plan
as a
commercial
street. Dedicate right-of-way to 30
feet
from centerline.
2.
A 20
foot radial
dedication of right-of-way is required
at the corner of
West 24th and I-30 Service Road.
3.
West
25th Street
is classified on the Master Street Plan
as a
commercial
street. Dedicate right-of-way to 30
feet
from centerline
or petition to close.
4.
A 20
foot radial
dedication of right-of-way is required
at the corner of
West 25th Street and I-30 Service Road.
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October 18, 2001
ITEM NO.: 8 (Cont.) FILE NO.: Z-7094
With Building Permit:
5. Driveways shall conform to Sec. 31-210 or Ordinance
18,031. Eliminate one driveway on I-30 Service Road.
6. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 -foot sidewalks with planned
development. (West 25th and West 26th Streets)
7. Repair or replace any curb and gutter sidewalk that is
damaged in the public right-of-way prior to occupancy.
8. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
9. Obtain permits for improvements within State Highway
right-of-way from AHTD, District VI.
10. Stormwater detention ordinance applies to this property.
11. Easements shown for proposed storm drainage are
required.
12. Grading permit will be required on this development.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: Pole line is an existing easement. Pole line
will need to be relocated at owner's cost before
approval. Contact Thomas Roach at 954-5165 for details.
ARKLA: No Comment received.
Southwestern Bell: No Comment received.
Water: No Comment.
Fire Department: No Comment.
County Planning: No Comment.
CATA: Project site is not located on a dedicated bus route
and has no effect bus radius, turnout and route.
F. Landscape Issues:
Since there is no building expansion or new vehicular use
areas proposed, no landscape upgrade is required.
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October 18, 2001
ITEM NO.: 8 (Cont.)
G. SUBDIVISION COMMITTEE COMMENT:
FILE NO.: Z-7094
(SEPTEMBER 27, 2001)
Paul Jones was present, representing the application. Staff
briefly described the proposed conditional use permit,
noting that a few additional items needed to be shown on
the site plan. Mr. Jones noted that there would be no
ground -mounted signage on the property.
The Public Works requirements were the main topic of
discussion. Mr. Jones noted that he would request a
deferral of the right-of-way dedication for West 25th Street
and the radial dedication for West 25th Street and the I=30
Service Road. This issue was discussed at length.
Mr. Jones noted that he would like to leave the existing
fence along the north property line and the corner of West
24th Street and the I-30 Service Road, after the required
right-of-way is dedicated. Tad Borkowski, of Public Works,
noted that Public Works would support a franchise to leave
the fence in place after the dedication.
Bill Hall, of the Planning Staff, noted that there would be
no upgrade in landscaping required, based on the fact that
there is no building expansion or new vehicular use area
proposed.
There being no further issues for discussion, the Committee
forwarded the conditional use permit to the full Commission
for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff on
September 28, 2001. The revised plan addresses the issues
raised as a result of the staff review and presented at the
Subdivision Committee meeting. The boundary of the outside
display area, existing fencing information existing parking
and dumpster location have been shown on the site plan.
The City's Zoning Ordinance requires a minimum of eight (8)
parking spaces to serve a commercial use of this size.
There is ample existing concrete parking area to meet the
minimum requirement.
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October 18, 2001
ITEM NO.: 8 (Cont.) FILE NO.: Z-7094
As noted in paragraph A., the applicant is requesting a
deferral of additional right-of-way dedication for West 25th
Street (along the property's south boundary) and the 20 foot
radial dedication at the corner of West 25th Street and the
I-30 Service Road. The applicant notes that his proposed
retail use is a temporary use, and that the property owners
plan to re -develop this site in the future as a main
entrance area for the old V.A. Hospital property, which is
currently owned by the Institute In Basic Life Principles.
Public Works notes support of the deferral for five (5)
years or until re -development of this property, whichevei-
occurs first. Public Works also supports a franchise to
allow the applicant to keep the existing fence along the
north property line and at the northeast corner of the
property, after the required right-of-way for West 24th
Street and the 20 foot radial right-of-way at the corner of
West 24th Street and the I-30 Service Road have been
dedicated.
Otherwise, to staff's knowledge there are no outstanding
issues associated with this application. Staff feels that a
retail use (with outside display) on this property will have
no adverse effects on the adjacent properties or the general
area.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use permit
subject to the following conditions:
.1. Compliance with the requirements as noted in paragraphs D
and E of this report.
2. The dumpster area must be enclosed on three (3) sides
with an eight (8) foot high opaque fence or wall.
3. The applicant must obtain a franchise for the existing
fence along West 24th Street and at the northeast corner
of the property, after the required right-of-way
dedication.
4. Staff supports the deferral of right-of-way dedication
for West 25th Street and the 20 foot radial right-of-way
dedication for the corner of West 25th Street and the I-30
Service Road for five (5) years or until re -development
of the property, whichever occurs first.
1.1
October 18, 2001
ITEM NO.: 8 (Cont.) FILE NO.: Z-7094
PLANNING COMMISSION ACTION: (OCTOBER 18, 2001)
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 this 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
9 ayes, 0 nays and 2 absent.
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