HomeMy WebLinkAboutS-0834-A Staff AnalysisNovember 15, 1988
Item No. 11 (Continued)
area is needed. Staff is opposed to the office
building located beside the carwash. It provides a
poor use relationship.
F. Staff Recommendation
Denial, as filed.
SUBDIVISION COMMITTEE REVIEW:
The Applicant agreed to delete the office building entirely.
Staff felt that the remaining issue would still be land use.
PLANNING COMMISSION ACTION: (November 15, 1988)11
The Planning Staff offered its recommendation which was
denial of the project based upon the proposal's departure
from the approved Land Use Plan, the potential for strip
commercial development or spot zoning, and the potential for
adverse impacts on the adjoining residential area to the
south and east. Staff stated that previous proposals for
commercial had been withdrawn or denied.
Mr. Gary Gray, one of the developers, represented the
project. He stated that his plans now included the deletion
of the office use previously proposed on the south end of
the tract, and the construction of a ten foot brick wall
along the area abutting the trailer park. He felt that he
had responded to the Staff's comments by modifying the
proposed right-of-way to provide a total of 110 feet,
eliminating the office use and adding 30 percent of green
space overall as compared to the original 5 percent. He
felt that the use as proposed was compatible with the
existing uses in the Baseline area and the new City complex
planned across Dailey Drive to the east.
Chairman David Jones questioned Commissioner John McDaniel
regarding his feelings on this area. Mr. McDaniel defined
the area as one of change with people moving out and selling
their residential properties. He further stated he viewed
the area as one with only two single family homes remaining.
Commissioner Schlereth felt that over the years several
proposals had been submitted on this property indicating
that various developers were actively pursuing the
development of this property. He further stated that if the
November 15, 1988
Item No, 11 Continued
property could have been developed as office use as
reflected on the plan, it would have done so previously.
Thus, it was not realistic to expect an office use on this
property.
Commissioner Riddick then offered what he stated were mild
disagreements with the previous statements. He felt that
the area was changing but not so rapidly as to prohibit
changes for office development.
After additional discussion, a motion was made a passed for
approval of the application as amended by the applicant but
with instruction that the wall along the east property line
adjacent to the mobile homes be limited to 8 feet in height.
The motion passed by a vote of 10 ayes, 1 nay, 0 absent.
Reasons f o r P I-ann i ng...,Comm i ss i on Action:
1. The site is in an area of transition due to the
widening of Baseline Road to four lanes.
2. A PCD was previously approved for the subject property
and the adjoining tract to the east.
3. The applicant submitted a revised plan providing for
elimination of an office building, more landscaped
area, and fencing to protect adjacent mobile homes.
-1
1. Meeting Date: December 20, 1988
2. Case No.: Z-5110, Gray and Alford Short -form PCD
3. Re.gues.t : To reclassify from -current PCD to a revised
PCD with changes in the development plan.
4. Location: On the south side of Baseline Road one-half
block west of Dailey Drive.
5. Owner/Ap_plicant: Frost and Company by Gary Gray
6. Existing Status: Vacant land.
7. Proposed Use: A carwash, a laundry and a laundrymat.
S. Staff Recommendation: Denial of the PCD as being
inappropriate to the plan area which calls for office
usage.
9. Planning Commission Recommendation: Approval of the
plan with revisions to the plan indicating heavier
screening against the mobile homes on the east and a
greater setback and landscaping along Baseline Road.
Reasons for Planning Commission Action:
(1) The site is in an area of transition due to the
widening of Baseline Road to four lanes.
(2) A PCD was previously approved for the subject
property and the adjoining tract to the east.
(3) The applicant submitted a revised plan providing
for elimination of an office building, more
landscaped area, and fencing to protect adjacent
mobile homes.
10. Recommendation Forwarded With: A vote of 10 ayes,
1 nay, 0 absent.
11. Objectors: None present, nor noted.
r
NAME'
LOCATION:
DEVELOPER:
Jim Alfred & Gary Gray
425 W. Capitol, Suite 3300
Little Rock, AR 72201
Phone: 376-9241
Gray & Alford "Short -form" PCD
(Z-5110)
South side of Baseline Road,
west of Dailey Drive
ENGINEER:
Black, Corley & Associates
218 West Sevier
Benton, AR 72015
Phone: 778-7686/847-2912 (LR)
AREA: 2.22 acres NO. OF LOTS 1 FT. OF NEW ST. 0
PROPOSED ZONING: PCD
PROPOSED USE: Laundrymat, cleaners, office
and carwash
A. ProposalRequest
1. For approval of a 2.22 acre PCD development
consisting of an upscale laundrymat/dry cleaning
business, a combination automatic and self -serve
carwash, and an office.
2. To phase the project accordingly:
Phase 1 - laundrymat/dry cleaners and the
combination automatic/self-serve
carwash.
Phase II - office building to be built only when
pre -building lease efforts provide at
least 75 percent occupancy.
B. Develop ment.Statistics
1 . Bu.i_.I_d. i n..g Building Type G_r.os.s.. _Bu i I.d in Area
A Laundrymat 4,400 sq. ft.
B Carwash 3,936 sq. ft.
C Dry Shed 2,560 sq. ft.
D Office 6._,.00.0 sq. ft.
Total 16,896 sq. ft.
.,
Continued
2. Total site area .... 96,834.57
Total enclosed
building area .... 10,944
Total planted area.20,555 +
Total paved area ... 76,279 +
Total parking spaces ... 50
C . En.g_i n e.e_r_i ng_Commen Comments,
sq. ft. (2.22 acres)
sq. ft.
sq. ft.
sq. ft.
Additional right-of-way on Baseline is required
Master Street Plan requirements of 110 foot.
Conformance to Storm Water Detention Ordinance
required.
D. _I ssues_JLegA I /Techn J ca I /Des i gn
1. Contrary to Land Use Plan.
2. Inadequate amount of green area.
3. Inappropriate use mix.
E. Analysis
to meet
is
This property is bordered on the east by vacant land
zoned "0-3," and by a trailer park; to the south by
vacant land zoned residential; to the north by Baseline
Road; and to the west by residential.
The applicants feel that these uses are appropriate for
the area since many of the area's nearby residents are
of lower and lower -middle income and live in rental
properties having neither washers/dryers or adequate
drives and room for residents to wash their cars at
home. The units also do not have garages, so cars are
parked outside, subject to dirt, increases the need for
adequate wash facilities.
Staff is very opposed to the project due to the uses
proposed, and a fear that this will set a precedent for
the strip -zoning of Baseline Road. Staff views this as
spot -zoning.
The site is bordered by various residential uses, on
the east, southwest and north. The proposal does not
comply with the Geyer Springs West Plan and the ratio
of impervious surfaces to green area is approximately
95 percent to 5 percent. Staff feels that more -green
_( C o, n t i _n_u a d) ...._....,.� .w ... �,..
area is needed. Staff
building located beside
poor use relationship.
F. Staff Recommendation
Denial, as filed.
is opposed to the office
the carwash. It provides a
SUBDIVISION COMMITTEE REVIEW:
The Applicant agreed to delete the office building entirely.
Staff felt that the remaining issue would still be land use.
PLANNING COMMISSION ACTION: (November 15, 1988)
The Planning Staff offered its recommendation which was
denial of the project based upon the proposal's departure
from the approved Land Use Plan, the potential for strip
commercial development or spot zoning, and the potential for
adverse impacts on the adjoining residential area to the
south and east. Staff stated that previous proposals for
commercial had been withdrawn or denied.
Mr. Gary Gray, one of the developers, represented the
project. He stated that his plans now included the deletion
of the office use previously proposed on the south end of
the tract, and the construction of a ten foot brick wall
along the area abutting the trailer park. He felt that he
had responded to the Staff's comments by modifying the
proposed right-of-way to provide a total of 110 feet,
eliminating the office use and adding 30 percent of green
space overall as compared to the original 5 percent. He
felt that the use as proposed was compatible with the
existing uses in the Baseline area and the new City complex
planned across Dailey Drive to the east.
Chairman David Jones questioned Commissioner John McDaniel
regarding his feelings on this area. Mr. McDaniel defined
the area as one of change with people moving out and selling
their residential properties. He further stated he viewed
the area as one with only two single family homes remaining.
Commissioner Schlereth felt that over the years several
proposals had been submitted on this property indicating
that various developers were actively pursuing the
development of this property. He further stated that if the
(Continued)
property could have been developed as office use as
reflected on the plan, it would have done so previously.
Thus, it was not realistic to expect an office use on this
property.
Commissioner Riddick then offered what he stated were mild
disagreements with the previous statements. He felt that
the area was changing but not so rapidly as to prohibit
changes for office development.
After additional discussion, a motion was made a passed for
approval of the application as amended by the applicant but
with instruction that the wall along the east property line
adjacent to the mobile homes be limited to 8 feet in height.
The motion passed by a vote of 10 ayes, 1 nay, 0 absent.
Reasons for. P l ann i ng Commission_,Action:
1. The site is in an area of transition due to the
widening of Baseline Road to four lanes.
2. A PCD was previously approved for the subject property
and the adjoining tract to the east.
3. The applicant submitted a revised plan providing for
elimination of an office building, more landscaped
area, and fencing to protect adjacent mobile homes.
0