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HomeMy WebLinkAboutS-1240-A Staff AnalysisSeptember 14, 2000 ITEM NO.: 11.1 FILE NO.: S-1240-A NAME: Variance to allow off -site excavation for S-1240-A LOCATION: South side of Colonel Glenn and West of I-430 The requestins to excavate approximately 140,000 cubic yards of material from a designated borrow area south of the proposed Lot 22 I-430 Colonel Glenn Commercial site. The borrow area excavation will "cut the top" off a 10.5 acre ridge to a maximum depth of 26 feet and an average depth of 12 feet. Cross sections show that the excavated area upon completion would slope one foot in 250 feet or a .4% slope. According to new ordinance the Planning Commission must approve the entire development before a grading permit can be issued. Section 29-186(1) of the draft Land Alternation Ordinance requires that "all necessary city approval of all plans and permits" before land alteration can be undertaken. For this project that would mean that the borrow area would have to have a development plan (site plan, plat, etc.) approved before Public Works could issue a grading permit for the borrow area excavation in order to fill Lot 22. A portion of the borrow area lies within the I-430 - Colonel Glenn Commercial Subdivision, but the majority lies outside the subdivision in an area where no development plan has been approved. The applicant is requesting a variance to allow the excavation of the borrow area without a development plan in order to provide fill material for Lot 22, for.which a site plan is requested. The proposed Lot 28, I-430 - Colonel Glenn Commercial Subdivision is zoned 0-3, with the remainder of the borrow area being zoned 0-2 (refer to zoning map for Item 11). As noted on the attached plan, the developer will leave a 50 foot buffer area between the 0-2 property and the R-2 property immediately east. This conforms to the new proposed ordinance, as a 50 foot buffer is the maximum required under any circumstances between office and residential property (the current ordinance requires a maximum of 40 feet) . Staff recommends that this 50 foot September 14, 2000 SUBDIVISION ITEM NO.: 11.1 (Cont.) FILE NO.: 5-1240-A buffer area remain undisturbed until a development plan is approved for the 0-2 zoned area. There is no land use buffer required between the 0-2 and 0-3 zoned property. PUBLIC WORKS RECOMMENDATION: Staff recommends approval of the variance subject to the 50 foot buffer between the 0-2 property and the R-2 property being undisturbed; with construction fencing in place prior to any site work. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2000) Tim Daters was present, representing the application. There were two (2) objectors present. Bob Turner, Director of Public Works, explained the proposed variance. He noted that approximately 140,000 cubic yards of fill material (excavation) would be involved with this project. Vice Chair Berry asked about restoration provisions associated with the new proposed ordinance. Mr. Turner noted that if there is no development of the excavated area within 8 months, the buffers would have to be provided, if the buffers are disturbed. He also noted that the area of excavation would have to be grassed. Mr. Daters noted that the area at the southwest corner of I-430 and Colonel Glenn Road which was approved for a site plan needed to be filled. He noted that a 50 foot buffer along the east property line of the excavation area will be provided and that the excavated area will be seeded and stabilized. Janet Berry spoke in opposition to the variance. She noted that she would like for the developer to consider alternatives for providing fill material. Norm Floyd also spoke in opposition to the variance and noted concerns with the proposed excavation. Commissioner Lowry asked about the differences between the existing and proposed ordinances dealing with excavations. Mr. Turner explained that under the new ordinance requirements, a plan would have to be approved for property prior to any excavation. This issue was briefly discussed. K September 14, 2000 SUBDIVISION ITEM NO.: 11.1 (Cont.) FILE NO.: S-1240-A Commissioner Lowry asked if the buffer requirements would be adhered to with this excavation. Mr. Turner stated that they would and that seeding and stabilization of the excavated area should be required. Mr. Daters agreed to these conditions. Vice -Chair Berry asked about the supply of available fill in the area. Mr. Daters briefly described the cost of fill transportation. There was a motion to approve the variance as recommended by staff to include the additional conditions as agreed to by Mr. Daters and noted above. The motion passed by a vote of 8 ayes, 2 nays and 1 absent. 3 September 14, 2000 ITEM NO.: 11 FILE NO.: S-1240-A NAME: I-430 - Colonel Glenn Commercial Subdivision (Lot 22) - Subdivision Site Plan Review LOCATION: Southwest corner of Interstate 430 and Colonel Glenn Road DEVELOPER: SURVEYOR: Vogel Enterprises White-Daters and Associates 11219 Financial Centre Pkwy. 401 S. Victory Street Suite 300 Little Rock, AR 72201 Little Rock, AR 72211 AREA: 4.24 acres ZONING: C-4 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Commercial - Open Display District PROPOSED USE: Auto Dealership VARIANCES/WAIVERS REQUESTED: Variance to allow off -site excavation for this project (Item 11.1 on this agenda). _ BACKGROUND: The property at the southwest corner of I-430 and Colonel Glenn Road is zoned C-4 Commercial and the applicant is proposing to develop an auto dealership on the property, which is a permitted use. However, based on the fact that the applicant is proposing a two (2) building site plan, the plan will require review and approval by the Planning Commission. A. PROPOSAL/REQUEST: The applicant is proposing a subdivision site plan review for the development of an auto dealership on Lot 22, I-430 September 14, 2000 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: 5-1240-A - Colonel Glenn Commercial Subdivision. The applicant is proposing two (2) buildings for the site. The first is a 20,600 square foot new car sales and service building located within the west one-half of the property. The second building is 2,000 square feet in area and will be for used car sales. The applicant notes that the maximum building height will be 35 feet, which conforms to the C-4 zoning standards. The applicant notes that there will be a total of 320 parking spaces on the site. Areas devoted to customer, employee, service and display parking have been noted on the site plan. The applicant is proposing a pylon sign along the east property line and a monument sign near the northwest corner of the property. The applicant notes that the monument sign will have a height of 4 feet and an area of 40 square feet and that the pylon sign will conform to typical ordinance standards (maximum height - 36 feet, maximum area - 160 square feet). The applicant is also proposing two (2) small information signs, one at each entrance from Commercial Center Drive. The applicant notes that a portion of Commercial Center Drive will be constructed with this development. The site plan shows a temporary turnaround which will be constructed at the end of the street. The proposed site plan shows two (2) access drives from Commercial Center Drive, as the only proposed access to the property. The applicant has also requested a variance to allow off - site excavation in order to provide fill material for this project. Public Works will provide an explanation and analysis of this variance (Item 11.1 on this agenda). B. EXISTING CONDITIONS: The property at the southwest corner of I-430 and Colonel Glenn Road is undeveloped and wooded, with varying degrees of slope. Interstate 430 is located along the property's east boundary, with an office building and undeveloped C-2 zoned property to the north across Colonel Glenn Road. There is additional undeveloped property within the I-430 - Colonel Glenn Commercial Subdivision immediately south and west of this site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The SWLR United for Progress Neighborhood Association was notified of the public hearing. 2 September 14, 2000 SUBDIVISION ITEM NO.: 11 (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: FILE NO.: S-1240-A 1. Colonel Glenn Road is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 feet from centerline is required. 2. Commercial Center Drive is classified on the Master Street Plan as a commercial street. Dedicate right-of- way to 30 feet from centerline. 3. 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. 4.Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Proposed driveways do not meet current ordinance and approved driveway locations on preliminary plat. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Stormwater detention ordinance applies to this property. 7. Grading and Drainage Plan per Sec. 29-186 (e) will be required with a building permit.. 8. Contact the ADEQ for approval prior to start of work. 9. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comments received. Arkla: No Comments received. Southwestern Bell: No Comments received. 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. Fire Department: On site fire hydrants may be required. Contact Dennis Free at 918-3752 for details. County Planning: No Comments received. M September 14, 2000 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1240-A CATA: Site is not on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comments. Landscape Issues: The areas set aside for buffers and landscaping meet with current and proposed ordinance requirements. As part of the proposed landscape requirement, an irrigation system to water plants would be required. G. SUBDIVISION COMMITTEE COMMENT: (AUGUST 24, 2000) Tim Daters was present, requesting the application. Staff briefly described the proposed site plan and noted that some additional information was needed. Mr. Daters noted that sign details would be provided. The Public Works requirements were briefly discussed. Mr. Daters noted that only a portion of Commercial Center Drive would be constructed with this development and that a public turnaround would be provided. Mr. Daters also noted that the site plan would be revised to provide driveway locations which would be acceptable to Public Works. Mr. Daters stated that this property would be filled to bring it up to the elevation of Colonel Glenn Road (approximately 10 feet). He noted that a variance would be requested to allow for off -site excavation to provide fill dirt for this project. The excavation is proposed in an area within the southwest portion of this subdivision and extending to the property south of the subdivision (property for which no development plan exists). This issue was briefly discussed. After the discussion, the Committee forwarded the site plan to the full Commission for final action. 4 September 14, 2000 SUBDIVISION ITEM NO.: 11 (Cont.) H. ANALYSIS: FILE NO.: 5-1240-A The applicant submitted a revised site plan to staff on August 30, 2000. The site plan addresses most of the issues as raised by staff and the Subdivision Committee. The revised plan provides the building heights and areas, labels the parking areas and shows the temporary turnaround at the end of the portion of Commercial Center Drive which is to be constructed with this project. The applicant shows a total of 320 parking spaces on the site plan. The ordinance would typically require 85 parking spaces to serve the office and service areas within the proposed buildings. The applicant has labeled the areas to be devoted to customer, employee and service parking on the proposed site plan, with the remainder of the parking to be used as display. As noted in paragraph A., the applicant is requesting a variance to allow off -site excavation in order to provide fill material for this project. In order to provide an adequate description and analysis of this variance, Public Works is addressing the issue as a separate item (Item 11.1 on this agenda) . To staff's knowledge, the only outstanding issue relates to the proposed driveway locations along Commercial Center Drive as shown on the site plan. Public Works has no problem with the proposed driveway locations as long as the applicant makes the following commitments: 1. Align the drives on the west side of Commercial Center Drive (Lots 20 and 21 of this subdivision) with these two drives. 2. Place the next drive south of this property (east side of Commercial Center Drive) at least 250 feet from the southernmost drive located on this property. As of this writing, staff has not had a response from the applicant regarding this issue. Staff will attempt to have this issue resolved prior to the public hearing. Otherwise, there should be no other outstanding issues associated with the proposed site plan. The proposed site plan should have no adverse effect on the general area. The proposed site plan conforms to the C-4 zoning district development standards. 5 September 14, 2000 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: 5-1240-A I. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed site plan subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. There is to be no vehicular display within the front 20 feet of the property along Colonel Glenn Road and Commercial Center Drive. 3.The driveway issue must be resolved. 4. Any site lighting must be low-level and directed away from adjacent property. PLANNING COMMISSION ACTION: (SEPTEMBER 141 2000) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Staff noted that the driveway location issue had been worked out between the applicant and Public Works. The Chairperson 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. 6