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HomeMy WebLinkAboutS-0189 Staff AnalysisFj December 9, 1980 g9 SUBDIVISIONS Item No. 18 NAME: Captains D's Subdivision LOCATION: South Side of Baseline Road LImmediately East of St. Theresa's Church T TT] DEVELOPER. LILV l711lJ - Brooks and Curry, Inc. Shoney s, Inc. 1727 Elm Hill Pike 805 "C" W. 29th Nashville, Tenn. 37210 North Little it le3Rock, AR AREA: 2.45 Acres + NO. OF LOTS: 3 FT. OF NEW STREET: 0 ZONING• 11C-3" PROPOSED USES: Commercial PLANNING DISTRICT: 22 CENSUS TRACT: 41.06 VARIANCES REQUESTED: 1. Allow scale of 1" = 30' instead of 1" = 50' . Use same drawing for site plan later. 2. No street improvements on Baseline Road. December 9, 1980 SUBDIVISIONS Item No. 18 - Continued STAFF ANALYSIS: A. Existing Conditions The site indicated is located in what can generally be described as a thriving commercial area. The land is flat and rectangular shaped with a Baseline Road frontage. The usages of its other borders are varied. It is flanked on the east and west sides by a church and other businesses respectively. Beyond the rear property lines are single family residences that are buffered by an opaque fence. The site is now vacant and grassy with some remnants of a pre-existing structure. There seems to be no real drainage problems in the area. There are street improvements needed in front of the lot. B. Development Proposal 1. The applicant requests that the present area of approximtely 2.42 acres be divided into three (3) lots so that they may be developed for commercial purposes served by a private street. 4&r 2. Conformance to Ordinance Two ( 2 ) variances have been requested by the applicant. The first involves the allowance of a scale of 1" = 30' instead of a 1" = 50' so that the same drawing may later be used for the site plan. No justification has been given for the second variance which entails the waiver of all' street improvements on Baseline Road. 3. Legal Considerations None evident at this time. C. Engineering Considerations Recommends that sufficent right-of-way be dedicated to meet Master Street Plan requirements for 100' on Baseline Road. Street improvements should be made to ensure at least one-half of 48' pavement across L� I 1 Member 9, 1980 BDIVISIONS am No. 18 - Continued the full length of the property front with curb and gutter. underground drainage as required and sidewalk. Engineering feels that the street construction plan must be approved by the City and the State Highway and Transportation Department. D. Analysis This proposal raises several points of concern. First of all, staff finds the request for a waiver of street improvements totally unacceptable. Street improvements that have been constructed by the State of an earlier date are already in place on the east frontage. There are street improvements of arterial standards up to two (2) blocks west of the site. To allow a variance on these grounds would be inconsistent with the already established policy. A second matter of concern is the unnecessary and excessive length of 45' access easement to provide for better ingress and egress and to assure fire safety. Staff recommends the elimination of this access as proposed. Specifically, staff suggests the IRW construction of a cul-de-sac to be placed at the south line of Lot 2. The design of such should be to commercial standards of 130' in diameter for the right-of-way and 100' in diameter for pavement. Inasmuch as the Ordinance permits a 300' minor commercial street, staff feels that this would be appropriate. However, the suggested design would be 20' longer than the Ordinance requirement. Finally, a 25' building line should be provided along the access easement. STAFF RECOMMENDATION: Recommends approval subject to resolving the concerns set forth in our analysis: (1) 45' access easement with 27' pavement, curbs, and sidewalk. (2) Street improvements on Baseline Road to 45' standard. (3) Access easement to terminate in a standard cul-de-sac for commercial plats. (4) 25' building lines along access easement and around cul-de-sac. (5) Provide design to accommodate proper fire access easement on Lot 3. L L-7 ?mber 9, 1980 SUBDIVISIONS Item No. 18 - Continued SUBDIVISION COMMITTEE RECOMMENDATION: Applicant withdrew request for a variance for street improvements. Approval as recommended by staff except that sidewalks will not be required along the access easement. PLANNING COMMISSION ACTION: The applicant was present. Staff stated that sidewalks were not required because of the interior or shopping center design of the three lots. Acting Chairman Johnson made a motion to approve as recommended by the Subdivision Committee. It was passed by a vote of 8 ayes, 0 nays, 3 absent.