HomeMy WebLinkAboutS-0194-A Staff AnalysisSeptember 15, 1981
A r SUBDIVISIONS
Item No. 2 - LA QUINTA "PCD"/SITE PLAN REVIEW
40
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REQUEST:
ENGINEER/ARCHITECT:
AREA: 4.434 Acres
NO. OF LOTS: 1
Fair Park Boulevard and
I-630.
To reclassify an area from
"O-3" and "R-3" to "PCD"
(Planned Commercial
District)
B.J. Coney
262 South Shackleford
Little Rock, AR 72211
Bozeman and Associates
570 Prospect Building
Little Rock, AR
Phone: 664-2405
ZONING: "0-3 and "R-3"
FT. OF NEW STREET: 0
PROPOSED USES: Motels/Offices
W
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September 15, 1981
SUBDIVISIONS
Item No. 2 - LaQuinta PCD/Site Plan Review
PROPOSAL:
1. The construction of three commercial uses on a two block
area of 4.34 acres/193,124 square feet.
2. The provision of .97 acres/42,326 square feet (21.92
percent) in total building coverage.
3. Development according to the following scheme:
Units
Building Type
Size
Land Coverage
A
Restaurant
7,222
sq.
ft.
7,042
sq. ft.
B
Motor Inn
11,632
sq.
ft.
5,816
sq. ft.
C
Motor Inn
15,624
sq.
ft.
7,812
sq. ft.
D
Motor Inn
18,144
sq.
ft.
9,072
sq. ft.
E
Office No. 1
12,600
sq.
ft.
6,600
sq. ft.
F
Office No. 2
13,760
sq.
ft.
7,360
sq. ft.
4. The provision
of open space
accordingly:
Open
space
-Landscaped
area
38,048
-sq.
ft.
19.70
percent
-Street,
drives and walks
110,650
sq.
ft.
57.29
percent
-Pool
and deck
2,100
sq.
ft.
1.0
percent
Total open space
150,798 sq. ft. 78.8 percent
5. The provision of a 6' opaque fence and a 15' visual and
sound buffer along the entire eastern property line.
6. The provision of a 6' opaque fence for 132' from east to
west along the southern property line to screen parking in
this area.
7. The provision of extensive landscaping, with many trees and
plants that are indigenous to the area.
8. Street and alley closures involving Maryland (9th Street),
two blocks of Tyler Street and a 12' alley running north to
south through the development.
September 15, 1981
40 SUBDIVISIONS
Item No. 2 - Continued
9. The addition of a traffic lane for the two blocks from loth
to I-630 on the east side of Fair Park.
10. The provision of 235 parking spaces, plus four designated
for the handicapped.
SPECIAL REQUIREMENTS
1. Sites considered according to PUD concept must be 2.0 acres
or greater. This plan complies.
2. A minimum of 10 percent of Gross Plan Commercial Mixed Use
District, (PCD), areas shall be designated as landscaped
open space, not to be used for streets or parking. This
plan complies.
3. A detailed landscaping plan must be submitted. The
application complies.
4. Conformance to the Oak Forest Neighborhood Plan. The
proposal complies to the basic design concept of the
neighborhood plan.
5. The provision of 227 parking spaces. _This plan complies.
ENGINEERING CONSIDERATIONS
1. Street improvements:
(a) Improve Fair Park to one-half of 48' street
section/minor arterial standards.
(b) Extend turning lane access to I-630 for a total length
of not less than 150'.
(c) Improve West loth Street to one-half of a 27'
residential street.
(d) Clarification of proposed use of Tyler Street.
2. Internal drainage study.
'A
1i
a
September 15, 1981
SUBDIVISIONS
Item No. 2 - Continued
STAFF ANALYSIS
No problem was found with the general layout of the proposal;
however, there are several concerns.
1. Of major importance is the protection of the immediate
residential area. Since this is the first of what is
anticipated to be major redevelopment activity in the area,
the neighborhood should be shielded from adverse effects
through extensive buffering and screening. Therefore, Staff
is suggesting that the addition of shrubbery intermingled
with the greenery already indicated on the plan.
2. Since drainage has been a neighborhood concern toward the
southeast of the development, a detailed drainage study
should be done.
3. The Oak Forest Neighborhood Plan recognizes redevelopment in
the area, but not extending beyond Tyler Street, so it
emphasizes a need for adequate buffering on the east and
streetscaping on Fair Park (street lighting, sidewalks,
etc.) because of its function as an emtramce to the War
�10 Memorial Complex and The Zoo, which are major recreational
public facilities.
4. Staff would like to suggest, in light of the current
shortage of affordable houses, that some of the existing
structures on the two block site be salvaged and relocated
instead of demolished.
STAFF RECOMMENDATION
Approval, subject to comments by Staff and Engineering.
SUBDIVISION COMMITTEE ACTION:
The applicant was present. The Committee made a motion to
approve this item subject to:
(1) Further discussion regarding internal drainage
problems between City Engineering and applicant.
(2) The provision of a vehicle turn -around on 9th
Street.
(3) Improvement of Fair Park to 1/2 of 48' street/minor
arterial standards.
qL-11 (4) Improvement of West loth to residential standards.
L-1
L19
September 15, 1981
SUBDIVISIONS
Item No. 2 - Continued
(5) Intensive buffering and the addition of shrubbery to
shield the surrounding neighborhood.
(6) Extensive streetscaping (street lighting, sidewalks,
landscaping, etc.), on Fair Park. Staff was instructed
to contact the Wastewater Department regarding any
possible problem with this development.
The motion passed by a vote of 3 aye 0 noes and 1 absent.
PLANNING COMMISSION ACTION:
The applicant, Mr. Doug Coney, and his representatives,
Mr. Ralph Bozeman and Mr. Terry Moore, spoke in behalf of the
proposal. Mr. Bozeman gave a brief overview of the project,
during which he showed photos of the east side of the development
along Tyler Street. Eighteen persons were in opposition. Three
petitions opposing the rezoning and the closing of Tyler Street
were submitted. Spokespersons for the group were:
(1) Mr. Don Potter - representing his mother who resides on
Maryland
(2)
Ms.
Leola Phillips
- 5320
Maryland
(3)
Ms.
Finnegan
- 5312
West Maryland
(4)
Mr.
Joel Ward
- 5409
West loth
The main objections to the rezoning of the property centered
around several issues: an increase in noise levels, lighting and
insects, and a disruption of views from homes due to the height
of the motel. Objections to the closing of Tyler Street were
based on fears of undue hardships on families in the area,
especially those on fixed incomes. Several examples sited were:
(a) An annual increase in travel by 550 miles; (b) irreparable
damage to property values; (c) disruption of the neighborhood,
causing mental anguish; and (d) the prevention of ingress and
eqress of an attached carport at the rear of the residence at
5320 Maryland Avenue.
If the rezoning is approved in spite of the objections raised,
the residents are requesting the following modifications:
September 15, 1981
4 SUBDIVISIONS
Item No. 2 - Continued
(1) Extension of the proposed fence along West loth to shield
5413 West loth from the development;
(2) Provision of a 15' sound/visual buffer along West loth, such
as that proposed along the eastern boundary;
(3) Use of a taller fence along the east and south sides of the
property; and
(4) Fence construction to be of wood, so as to blend into the
surrounding area.
After some discussion, Mr. Bozeman requested that the application
be amended to formally include the Tyler Street closure petition
in conjunction with the PCD. A motion was made to approve the
proposal as indicated, with the exception, from, as was
originally filed, that: (1) the issue involving Tyler Street, be
contingent upon the applicant's workinq out a satisfactory
closure agreement with the adjacent property -owners; if not, they
are agreeing to bring it back before the Commission on
September 29th, at the Zoning Public Hearing for a decision on
whether or not to close the right-of-way in spite of objections
or to require adjustments in the plan; and (2) screening on loth
Street should be extended further to the west. The motion passed
by a vote of 10 ayes, 1 noe and 0 absent.*
*(No vote, Commissioner Tabor).
SUBDIVISION
ITEM
NAM
LOCATION LCLou
NAME: L lf� ! - `�.�1+ ,
STREET ADDRESS-2
CITY/STATE/ZIP,.
TELEPHONE #
DATE
FILE #
1 'UNk
q
AREA C. NUMBER OF LOTS FEET NEW STREET
ZONING
PROPOSED USES
PLANNING DISTRICT
CENSUS TRACT
VAIIIANC-98 REQUESTS*:
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4.)
OIL
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September 29, 1981
Item No. 12 - LA QUINTA "PCD"/SITE PLAN REVIEW
LOCATION: Fair Park Boulevard and
I-630.
REQUEST:
OWNER:
ENGINEER/ARCHITECT:
AREA: 4.434 Acres
NO. OF LOTS: 1
FT. OF NEW STREET: 0
To reclassify an area from
110-3" and "R-3" to "PCD"
(Planned Commercial
District)
B.J. Coney
262 South Shackleford
Little Rock, AR 72211
Bozeman and Associates
570 Prospect Building
Little Rock, AR
Phone: 664-2405
ZONING: "0-3 and "R-3"
PROPOSED USES: Motels/Offices
A:l
vWw
September 29, 1981
Item No. 12 - Continued
PROPOSAL:
1. The construction of three commercial uses on a two block
area of 4.34 acres/193,124 square feet.
2. The provision of .97 acres/42,326 square feet (21.92
percent) in total building coverage.
3. Development according to the following scheme:
Units Building Type Size Land Coverage
A
Restaurant
7,222
sq.
ft.
7,042
sq.
ft.
B
Motor Inn
11,632
sq.
ft.
5,816
sq.
ft.
C
Motor Inn
15,624
sq.
ft.
7,812
sq.
ft.
D
Motor Inn
18,144
sq.
ft.
9,072
sq.
ft.
E
Office No. 1
12,600
sq.
ft.
6,600
sq.
ft.
F
Office No. 2
13,760
sq.
ft.
7,360
sq.
ft.
4. The
provision of open
space accordingly:
Open space
-Landscaped area 38,048 sq. ft. 19.70 percent
-Street, drives and walks 110,650 sq. ft. 57.29 percent
-Pool and deck 2,100 sq ft. 1.0 percent
Total open space 150,798 sq. ft. 78.8 percent
5. The provision of a 6' opaque fence and a 15' visual and
sound buffer along the entire eastern property line.
6. The provision of a 6' opaque fence for 132' from east to
west along the southern property line to screen parking in
this area.
7. The provision of extensive landscaping, with many trees and
plants that are indigenous to the area.
8. Street and alley closures involving Maryland (9th Street),
two blocks of Tyler Street and a 12' alley running north to
south through the development. On Fair Park, Staff was
instructed to contact the Wastewater Department regarding
any possible problem with this development. The motion
passed by a vote of 3 ayes, 0 noes and 1 absent.
71
W
September 29, 1981
Item No._12 - Continued
r 9. The addition of a traffic lane for the two blocks from loth
to I-630 on the east side of Fair Park.
10. The provision of 235 parking spaces, plus four designated
for the handicapped.
SPECIAL REQUIREMENTS
1. Sites considered according to PUD concept must be 2.0 acres
or greater. This plan complies.
2. A minimum of 10 percent of Gross Plan Commercial Mixed Use
District, (PCD), areas shall be designated as landscaped
open space, not to be used for streets or parking. This
plan complies.
3. A detailed landscaping plan must be submitted. The
application complies.
4. Conformance to the Oak Forest Neighborhood Plan. The
proposal complies to the basic design concept of the
neighborhood plan.
'to 5. The provision of 227 parking spaces. This plan complies.
ENGINEERING CONSIDERATIONS
1. Street improvements:
(a) Improve Fair Park to one-half of 48' street
section/minor arterial standards.
(b) Extend turning lane access to I-630 for a total length
of not less than 1501.
(c) Improve West loth Street to one-half of a 27'
residential street.
(d) Clarification of proposed use of Tyler Street.
2. Internal drainage study.
lt,
.71
September 29, 1981
Item No. 12 - Continued
15r
STAFF ANALYSIS
No problem was found with the general layout of the proposal;
however, there are several concerns.
1. Of major importance is the protection of the immediate
residential area. Since this is the first of what is
anticipated to be major redevelopment activity in the area,
the neighborhood should be shielded from adverse effects
through extensive buffering and screening. Therefore, Staff
is suggesting that the addition of shrubbery intermingled
with the greenery already indicated on the plan.
2. Since drainage has been a neighborhood concern toward the
southeast of the development, a detailed drainage study
should be done.
3. The Oak Forest Neighborhood Plan recognizes redevelopment in
the area, but not extending beyond Tyler Street, so it
emphasizes a need for adequate buffering on the east and
streetscaping on Fair Park (street lighting, sidewalks,
etc.) because of its function as an emtramce to the War
Memorial Complex and The Zoo, which are major recreational
public facilities.
4. Staff would like to suggest, in light of the current
shortage of affordable houses, that some of the existing
structures on the two block site be salvaged and relocated
instead of demolished.
STAFF RECOMMENDATION
Approval, subject to comments by Staff and Engineering.
SUBDIVISION COMMITTEE ACTION:
The applicant was present. The Committee made a motion to
approve this item subject to:
(1) Further discussion regarding internal drainage problems
between City Engineering and applicant.
(2) The provision of a vehicle turn -around on 9th Street.
(3) Improvement of Fair Park to 1/2 of 48' street/minor
arterial standards.
(4) Improvement of West loth to residential standards.
41
,ow-
b
vo
September 29, 1981
Item No. 12 - Continued
(5) Intensive buffering and the addition of shrubbery to
shield the surrounding neighborhood.
(6) Extensive streetscaping (street lighting, sidewalks,
landscaping, etc.), on Fair Park. Staff was instructed
to contact the Wastewater Department regarding any
possible problem with this development.
The motion passed by a vote of 3 aye 0 noes and 1 absent.
PLANNING COMMISSION ACTION:
(Sept. 15, 1981)
The applicant, Mr. Doug Coney, and his representatives,
Mr. Ralph Bozeman and Mr. Terry Moore, spoke in behalf of the
proposal. Mr. Bozeman gave a brief overview of the project,
during which he showed photos of the east side of the development
along Tyler Street. Eighteen persons were in opposition. Three
petitions opposing the rezoning and the closing of Tyler Street
were submitted. Spokespersons for the group were:
(1) Mr. Don Potter -- representing his mother who resides on
Maryland
(2) Ms. Leola Phillips - 5320 Maryland
(3) Ms. Finnegan -- 5312 West Maryland
(4) Mr. Joel Ward -- 5409 West loth
The main objections to the rezoning of the property centered
around several issues: an increase in noise levels, lighting and
insects, and a disruption of views from homes due to the height
of the motel. Objections to the closing of Tyler Street were
based on fears of undue hardships on families in the area,
especially those on fixed incomes. Several examples sited were:
(a) An annual increase in travel by 550 miles; (b) irreparable
damage to property values; (c) disruption of the neighborhood,
causing mental anguish; and (d) the prevention of ingress and
egress of an attached carport at the rear of the residence at
5320 Maryland Avenue.
If the rezoning is approved in spite of the objections raised,
the residents are requesting the following modifications:
rI
September 29, 1981
Item No. 12 - Continued
(1) Extension of the proposed fence along West loth to shield
5413,West loth from the development;
(2) Provision of a 15' sound/visual buffer along West loth, such
as that proposed along the eastern boundary;
( 3 ) Use of a taller fence along the east and south sides of the
property; and
(4) Fence construction to be of wood, so as to blend into the
surrounding area.
After some discussion, Mr. Bozeman requested that the application
be amended to formally include the Tyler Street closure petition
in conjunction with the PCD. A motion was made to approve the
proposal as indicated, with the exception, from, as was
originally filed, that: (1) the issue involving Tyler Street, be
contingent upon the applicant's working out a satisfactory
closure agreement with the adjacent property -owners; if not, they
are agreeing to bring it back before the Commission on
September 29th, at the Zoning Public Hearing for a decision on
whether or not to close the right-of-way in spite of objections
or to require adjustments in the plan; and (2) screening on loth
Street should be extended further to the west. The motion passed
A.) by a vote of 10 ayes, 1 noe and 0 absent.*
*(No vote, Commissioner Tabor).
PLANNING COMMISSION ACTION: (9-29-81)
Mr. Ralph Bozeman, the architect for the project, spoke in behalf
of the developer. He introduced an alternate proposal in an
effort to provide a solution for the access problem to the Potter
residence. The proposal included dedicating a portion of the 20
feet gained after the Tyler Street closure to Mrs. Potter as an
easement for ingress and egress.
Since no agreement on the Tyler Street issue was reached between
the applicant and the resident, a motion to approve the site
plan, without including Tyler, was made and approved by a vote of
8 ayes, 0 noes and 3 absent.*
*(Commissioners Wright, Turner and Taylor were not in attendance
during this item).
4-