HomeMy WebLinkAboutS-1365 Staff AnalysisFILE NO.: Z-7297
NAME: Family Dollar Store Short -form PCD
LOCATION: 8510 Asher Avenue
DEVELOPER:
Green, Herrington & Howell, LLC
1600 Arkansas Blvd. Suite 100
Texarkana, AR 71854
AREA: 3.06 Acres NUMBER OF LOTS: 1
CURRENT ZONING: C-3 & R-2
ARCHITECT -
Joe Crews
Route 2, Box 327 JB
Texarkana, TX 75501
FT. NEW STREET: 0
ALLOWED USES: General Commercial and Single-family Residential
PROPOSED ZONING: PCD
PROPOSED USE: C-3 Uses
VARIANCESM/AIVERS REQUESTED: None Requested.
A. PROPOSAUREQUEST:
The applicant proposes to rezone the site from C-3 and R-2 to PCD to allow the
construction of an 8000 square foot Family Dollar Store on the site along with 27
parking spaces. The applicant is requesting C-3 uses as alternative uses for the
site. The site will have a six (6) foot wood fence along the west property line and
along the eastern property line near the rear adjacent to the rear parking area.
The applicant proposes an eight (8) foot wooden fence along the rear property
line adjacent to the single-family zoned property.
The applicant proposes the days and hours of operation to be from 8:00 am to
9:00 pm seven (7) days per week.
FILE NO.: Z-7297 (Cont.
The applicant also proposes a two lot plat as a part of the development to allow a
portion of the site to be donated to the Optimist Club at a later date.
B. EXISTING CONDITIONS:
The site is a vacant site with spill from the Asher Avenue road widening project
being dumped on the southeast corner. The Asher Avenue widening project is
currently under construction in this area with dirt work beginning. There is a
single-family house located to the west of the site and the Optimist Park west and
north of the site. The park contains ball fields and a meeting facility. Currently
the Optimist Park has a storage building located on the applicant's property on
the western side at the northern .boundary.
Other uses in the area include residential and non-residential uses. Brown's
Printing is located immediately east of the proposed development and a
commercial refrigerator sales and service center is located adjacent to Browns
Printing. Across Asher Avenue is George's Towing, a vacant church currently
listed for sale, Reeds Outdoor Equipment and Riley's Auto Parts.
The site is zoned C-3 and R-2 and is shown as Commercial on the Future Land
Use Plan.
C. NEIGHBORHOOD COMMENTS:
As of this writing, Staff has received several informational phone calls concerning
the proposed development. All residents, who could be identified, within 300 feet of
the site, all property owners within 200 feet of the site and the Westwood
Neighborhood Association, the John Barrow Neighborhood Association and
Southwest Little Rock United for Progress were notified of the Public Hearing
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. No right-of-way dedication or street improvements are required for this
project.
2. If not provided by AHTD, sidewalks conforming to the Master Street Plan are
required. Appropriate handicap ramps are required.
3. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic Engineering
at (501) 379-1817 (Derrick Bergfield) for more information.
4. Stormwater detention ordinance applies to this property.
5. A Grading Permit will be required per Section 29-186 (c) & (d).
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FILE NO.: Z-7297 (Cont.)
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available and not adversely affected.
Enter : No comment received.
ARKLA: No comment received.
Southwestern Bell: No comment received.
Water: Contact Central Arkansas Water at 992-2438 regarding requirements for
water service. The Little Rock Fire Department needs to evaluate this site to
determine whether additional public and/or private fire hydrant(s) are
required, they will be installed at the Developer's expense.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional details.
County Planning: No comment received.
CATA: Site is located on Bus Route #14 and has no effect on bus radius,
turnout and route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Boyle Park Planning District.
The Land Use Plan shows Commercial for this property. The applicant has
applied for a Planned Commercial Development for a retail use.
The use requested is consistent with the Land Use Plan.
City Recognized Neighborhood Action Plan: The applicant's property is located
in the area covered by the John Barrow Neighborhood Action Plan. The
Business and Commercial Goal states: To enhance the climate directed toward
encouraging new businesses and commercial establishments to locate in the
area as well as retention of existing businesses.
Landscape Issues: Areas set aside for buffers and landscaping meet with
ordinance requirements.
The face side of the proposed screening fence must be directed outward.
An irrigation system to water landscaped areas will be required.
Building Codes: No comment.
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FILE NO.: Z-7297 Cont.
G. SUBDIVISION COMMITTEE COMMENT: (October 10, 2002)
The applicant was present representing the application. Staff presented the item
indicating the proposed development was located in an area where right-of-way
and street improvements were not an issue. Staff stated the current Asher
Avenue widening had taken care of street improvements.
Staff stated the parking proposed was sufficient to meet the typical minimum
parking requirement. Staff request the applicant indicate on the site plan the
maximum building height and stated any site lighting must be low level and
directed away from residentially zoned property. Staff also requested details for
the proposed signage.
Landscaping comments were addressed. Staff stated the proposed landscaped
areas met with the minimum ordinance requirements.
There being no other issues for discussion, the Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to Staff addressing most of the issues
raised at the Subdivision Committee meeting. The applicant has indicated a six
(6) foot wood fence along the west property line and along the east property line
near the rear of the development which adjoins the single-family uses in the area.
The applicant proposes an eight (8) foot wooden fence along the northern
boundary of the site adjoining the single-family zoning. The applicant has also
indicated parking lot landscaping and land use buffers as required by the
ordinance.
The applicant is proposing a 24-foot tall sign with a sign area of 8-foot by 12-foot.
The ordinance for commercial allows for a 36-foot tall sign with a maximum sign
area of 160 square feet. The proposed signage is consistent with signage
allowed in commercial zones.
The applicant is proposing 27 parking spaces. The typical minimum required
parking, based on an 8000 square foot building, would be 26 parking spaces.
Due to the topography of the site the applicant is proposing levels of parking
each facing into the building with the addition of employee parking near the rear
of the building. Staff is supportive of this parking arrangement and the
elimination of pull in parking along Asher Avenue. This will discourage the lining
of cars in the front row of parking and advertising them for resale by individuals
as is done currently in many places in town.
The applicant proposes a two lot plat as a part of the development. The
applicant has indicated a desire to donate any un-used property to the adjoining
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FILE NO.: Z-7297 (Cont.
Optimist Club. The applicant is only proposing to rezone a portion of the
ownership. The site adjoins the Optimist Club in the rear connecting to the
existing ball fields. The plat established will require a variance to allow a lot
without public street frontage. It is doubtful in the current configuration and with
the uses in the area the lot will ever develop as single-family but Staff
recommends placing a condition on the plat approval, to be covered in the Bill of
Assurance, that the lot may not be sold for single-family development as a stand
alone lot. The lot must be recombined with adjoining properties, which have
public street frontage, prior to development.
Otherwise, to Staff's knowledge, there are no outstanding issues associated with
the proposed rezoning request. Staff is supportive of the proposed rezoning and
the proposed preliminary plat subject to the conditions stated previously.
I. STAFF RECOMMENDATI
Staff recommends approval of the proposed development subject to compliance
with the conditions outlined in Paragraphs D, E and F of this report.
Staff recommends approval of the proposed preliminary plat subject to
compliance with the conditions stated in Paragraph H.
PLANNING COMMISSION ACTION: (OCTOBER 31, 2002)
The applicant was present representing the application. There were no objectors
present. Staff stated, to their knowledge, there were no outstanding issues associated
with the proposed planned development. Staff presented a recommendation of
approval of the proposed development subject to compliance with the conditions
outlined in the "Staff Recommendation" above.
Staff presented a positive recommendation of the proposed preliminary plat subject to
compliance with the conditions stated in Paragraph H above.
There was no further discussion. The item was placed on the consent agenda for
approval and approved by a vote of 9 ayes, 0 noes and 2 absent.
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