HomeMy WebLinkAboutS-0194-E Staff AnalysisNAME:
T.nCATT nN _
DEVELOPER:
Properties West, Inc.
c/o 600 S. McKinley
Suite 309
Little Rock, AR 72205
Phone: 664-3069
LaQuinta Revised PCD
NE corner of Fair Park and
West loth
ARCHTTRCT!
Bozeman, Wooldridge & Assoc.
Little Rock, AR
Phone: 664-3069
AREA: 1.165 acres NO. OF LOTS: 1 FT. NEW STREET: 0
ZONING: PCD
PROPOSED USE: Retail/Convenience
A. Proposal/Request
To revise an approved PCD. The original approval was
for a 40,000 square foot, five -story office building in
this area and a LaQuinta Inn Restaurant on the
remainder of the site. The plan was approved in 1982.
(1) The revisions include a mercantile (or retail)
building and a convenience store.
(2) Quantitative Data:
Ground
area..................5,762
sq.
ft.
= 1.165 acres
Total
bldg. area.............7,500
sq.
ft.
Total
planted area ...........
15,377 sq.
ft.
Total
walks, paving
and
miscellaneous ..........
27,885 sq.
ft.
Total
parking spaces.........
30
B. Lssues L cs T i a De is
(1) Proposal represents departure from
Land Use Plan. The plan indicates
should be developed for office.
C. Enexineering _CaMWteDts
Eliminate curb cut on loth Street.
D. staff �Rgcommendatign
the Oak Forest
that this area
Denial, due to inconsistency with Land Use Plan and
adverse effects to single family residential on the
south and east.
SUBDIVISION COMMITTEE REVIEW:
The issue was identified as use. The applicant explained
that the uses would be a "fun wash" and dry cleaning store
and a convenience store. Staff was asked to check with the
City Attorney regarding any legal restrictions on the
property by Judge Munson.
PLANNING_COMNIISSION ACTION:
Attorney Ralph Cloar represented the developer. Staff's
recommendation was stated as denial, due to incompatibility
with the Oak Forest Land Use Plan and potential adversity to
single family homes in the area.
The City Attorney requested that the action taken by the
Commission be subject to amendment of a Court Order,
resulting from litigation in 1981, that gave the Court
jurisdiction over the site until the entire project is
complete. It was explained that the City approved the
project, the property -owners sued the City, and the
developer intervened. A portion of the decree amendment was
to provide an 8' opaque fence between the site and the
residential property to the east.
Mr. Cloar explained that the current proposal was to build
Fun Wash/dry cleaning store and a convenience store with
four gas pump islands/canapy, in -lieu of the 5-story office
building that was previously approved. Mr. Cloar argued
that the area would not be negatively impacted since many
family homes to the south were for sale for commercial
development, that the houses to the east are protected by a
street and 120' of set -back, and that the whole area has
single family homes being converted to daycare centers. He
also pointed out that a car wash, across the street which
was not in conformance with the plan, had been approved by
the Commission.
Staff explained that an office building was more compatible
with residential than the commercial activities proposed due
to less intense activity and different hours of operation.
Commissioner Schlereth explained that during the rezoning of
the car wash site, it was decided that commercial uses would
be appropriate if done only on a large scale basis. The
improvements for a car wash were not considered to be of
such a permanent nature as to prevent future redevelopment
for large-scale commercial development. He felt that this
proposal was large-scale development. At that time, staff
was opposed to a car wash and disagreed with the Commission.
Concerns were expressed regarding possible impacts on the
residential across loth Street to the south from the
location of -the convenience store, since the houses only had
15' set -backs; and the 24 hour level of activity on the
site. Finally, a motion was made and passed to approve the
revision with the parking between the Fun Wash and the
motel.
The vote was: 9 ayes, 0 noes, 1 no, and 1 absent.
No vote: Walter Riddick, III