HomeMy WebLinkAbout08-088 Staff AnalysisOctober 2, 2008
ITEM NO.: 5 FILE NO.: Z-3371-AA
NAME: Crain Automobile Dealership — Conditional Use
Permit and Land Alteration Variance; Lot 13, Village
at Brodie Creek
LOCATION: Northeast corner of Colonel Glenn Road and Brodie
Creek Blvd.
OWNER/APPLICANT: CGBRDI, LLC/White-Daters
PROPOSAL.: A conditional use permit is requested to allow an
automobile dealership on this undeveloped 6.5+ acre
site. A variance from the land alteration ordinance is
requested to allow advance grading of a larger area of
the overall C-2 zoned subdivision around the site.
SITE LOCATION:
The property is located on the north side of Colonel Glenn Road, west of
1-430, at the north end of Brodie Creek Blvd.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The site is located within the developing commercial node around the
Colonel Glenn/1-430 interchange. Many newer commercial businesses
have developed in the immediate area, including several automobile sales
businesses. The area immediately around the site is currently
undeveloped. The proposed use is compatible with uses in the area.
All owners of properties located within 200 feet of the site, any residents
within 300 feet who could be identified and the SWLR United for Progress
and John Barrow Neighborhood Associations were notified of this request.
3. ON SITE DRIVES AND PARKIN
The site proposed to take access via two driveways off of Brodie Creek
Blvd. The car lot will contain a total of 554 parking spaces to be divided
between customer parking, display area and service parking. The sales
lot provides more than enough spaces to serve customers, employees
and inventory.
October 2, 2008
ITEM NO.: 5(Cont.)FILE NO.: Z-3371-AA
4. SCREENING AND BUFFERS:
Site plan must comply with the City's Landscape and Buffer ordinance
requirements.
A thirty (30) foot buffer is required abutting the Interstate right-of-way. The
City Beautiful Commission recommends preserving all trees with a DBH of
four (4) inch or greater in this buffer.
All interior islands must be a minimum of three -hundred (300') square foot
in area to be given credit towards meeting the minimal landscape
ordinance requirements. These islands are to be evenly distributed
throughout the site; currently, they are not.
An automatic irrigation system to water the landscaped areas is required.
Prior to the issuance of a building permit a landscape plan must be
approved and must obtain the seal of a licensed Landscape Architect.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree -covered site. Credit toward fulfilling
Landscape Ordinance requirements can be given when preserving trees
of six (6) inch caliper or larger.
5_ PUBLIC WORKS COMMENTS:
1. Brodie Creek Cove and Brodie Creek Boulevard are classified on the
Master Street Plan as commercial streets. A dedication of right-of-
way of sixty (60) feet will be required.
2. With site development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvement to Brodie
Creek Cove and Brodie Creek Boulevard including 5-foot sidewalks
with planned development.
3. All previous street improvement conditions from the preliminary plat
approval apply if not changed by this application.
4. A grading permit in accordance with Section 29-186 (c) & (d) will be
required prior to any land clearing or grading activities at the site.
Other than residential subdivisions, site grading and drainage plans
must be submitted and approved prior to the start of construction.
5. Per Section 29-190,h.(14), a perimeter buffer strip shall be
temporarily maintained around disturbed areas for erosion control
purposes and shall be kept undisturbed except for reasonable access
for maintenance. The width of the strip shall be six (6) % of the lot
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October 2, 2008
ITEM NO.: 5 (Cont.
FILE NO.: Z-3371-
width and depth. The minimum width shall be twenty-five (25) feet
and the maximum shall be forty (40) feet. In no event shall these
temporary strips be less than the width of the permanent buffers
required for the development.
6. The previous land alteration variance for advance grading was
approved to allow advance grading to begin when building permits
were issued for construction of 2 buildings within the development.
When is the applicant requesting to begin advanced grading?
7. Provide a sketch grading and drainage plan per Section 29-186(e).
Provide elevations of any retaining walls or slopes if grading has
changed since the preliminary plat approval.
8. If disturbed area is one or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior
to the start of construction.
9. In accordance with Section 31-176, floodway areas must be shown
as floodway easements or be dedicated to the public. In addition, a
twenty-five (25) foot wide access easement is required adjacent to
the floodway boundary. Encroachments including fill are not allowed
in the floodway.
10. A special Grading Permit for Flood Hazard areas will be required per
Section 8-283 prior to construction.
11. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
12. Plans of all work in right-of-way shall be submitted for approval prior
to start of work. Obtain barricade permit prior to doing any work in
the right-of-way from Traffic Engineering at (501) 379-1805 (Travis
Herbner).
13. Loading and off loading of vehicles is not allowed within the City
right-of-way.
14. Storm water detention ordinance applies to this property.
15. Per Section 29-189(d), groups of trees and individual trees that are
not to be removed or are located within required undisturbed buffer
areas shall be protected during construction by protective fencing
and shall not be used for material storage or for any other use.
16. Vegetation must be established on disturbed area within twenty-one
(21) days of completion of harvest activities.
17. Erosion controls must be installed to reduce discharge of polluted
storm water.
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October 2, 2008
ITEM NO.: 5 (Cont.) FILE NO.: Z-3371-AA
6, UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer main extension required with easements.
Entergy: No comments received.
Centerpoint Energy: No comments received.
AT&T (SBC): No comments received.
Water: All Central Arkansas Water requirements in effect at the time of
request for water service must be met. A water main extension and
onsite fire protection will be required in order to provide service to this
property. Please submit plans for water facilities and fire protection
system to Central Arkansas Water for review. Plan revisions may be
required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities and/or fire
service. Approval of plans by the Arkansas Department of Health
Engineering Division and Little Rock Fire Department is required. Fire
sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If
additives are use, a reduced pressure zone backflow preventer shall
be required.
The facilities on -site will be private. When meters are planned off
private lines, private facilities shall be installed to Central Arkansas
Water's material and construction specifications and installation will be
inspected by an engineer, licensed to practice in the State of Arkansas.
Execution of Customer Owned Line Agreement is required. A Capital
Investment Charge based on the size of the meter connection(s) will
apply to this project in addition to normal charges. This fee will apply
to all meter connections including any metered connections off the
private fire system.
This development will have minor impact on the existing water
distribution system. Proposed water facilities will be sized to provide
adequate pressure and fire protection.
Fire Department: No comments received.
County Planning: No Comments.
CATA: This site is not located on a CATA bus route.
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October 2, 2008
ITEM NO.: 5 (Cont.
FILE NO.: Z
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 11, 2008)
Tim Daters was present representing the application. Staff presented the item
and noted additional information was needed on use mix, building height and
design, signage, fencing and lighting. Staff asked for information on the
proposed retaining wall. Staff requested the applicant provide a specific plan for
treatment of the 30-foot interstate buffer.
Public Works, Utility and Landscape Comments were discussed. Much of the
discussion focused on the requested land alteration variance. Staff noted this
request would result in less advanced grading of the overall site than was
allowed under a previously approved land alteration variance. During the
discussion, Mr. Daters stated the required perimeter buffer strip would be
maintained along the interstate frontage with the exception of the area of the lot
proposed for development for the automobile dealership. He stated the buffer
would be cleared and replanted in that area.
In response to a question, Mr. Daters stated the request was to do advance
grading in conjunction with the one building permit for this project. In response to
a question from the Committee, Mr. Daters stated the three previously approved
C.U.P.'s (Z-3371-X, Z-3371-Y and Z-3371-Z) would be revoked in conjunction
with this approval. Staff stated they would follow-up on that issue.
The Committee forwarded the item after advising the applicant to respond to staff
issues.
AFF ANALYSIS:
A conditional use permit is requested to allow for construction of an automobile
sales business on this "C-2" zoned, 6.5+ acre site. The site is preliminary platted
as Lot 13, Village at Brodie Creek, a 14-lot "C-2" zoned subdivision located west
of 1-430 and north of Colonel Glenn Road. On May 22, 2008, the Commission
approved conditional use permits to allow automobile sales businesses on Lots
9, 10 and 11 of this same development. The applicant has stated those three
C.U.P.'s will be revoked upon approval of this current application. The property
is heavily wooded with varying degrees of slope; falling as much as 60 feet from
the east to the west. Associated with this request are land alteration variances to
allow advance clearing of a portion of the overall site in conjunction with this
project and to allow terracing of a cut greater than 30 feet in height on the east
perimeter of this site.
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October 2, 2008
ITEM NO.: 5 (Cont.) FILE NO.: Z-3371-AA
The proposed development consists of a single building and associated
parking/vehicle display lots. The building will have an area of 31,700 square feet
and a height not to exceed 35 feet. Building materials will be masonry, EIFS and
decorative metal. The building will contain sales offices, showroom area and
service areas. No body work or painting are proposed. As with the previously
approved C.U.P's, the days and hours of operation are anticipated to 6:00 a.m. —
midnight, 6 days a week. The facility will employ 70 to 100 persons.
The applicant submitted responses to issues raised at Subdivision Committee. A
6-foot tall black chain link fence will be erected around the 32 secured parking
spaces directly behind the building. No other fencing is proposed. A single
dumpster with screening has been shown on the site plan. A truck delivery route
has been shown in the parking lot /driveway in front of the building. No vehicle
unloading will occur in the public right-of-way. Signage will comply with that
allowed in commercial zones. Ground signage should be limited to the Brodie
Creek frontage. Large, shared development signs which will be visible from I-
430 were approved under the February 2008 preliminary plat and site plan
review. All lighting will be shielded and directed into the site.
In February 2008, the Commission approved a preliminary plat and land
alteration variance for the overall 80+ acre tract. The variance allowed for
advanced grading of 70± acres of the tract in conjunction with the issuance of
two building permits. There were areas shown for temporary buffers. The
applicant now requests advanced grading of approximately 35 acres of the
overall development in conjunction with the issuance of a building permit for this
automobile sales lot. Advance grading will allow for cutting in the road alignment
and leveling of this site without having to either haul in or haul off material. A
30-foot buffer will be maintained along the interstate frontage with the exception
of the area adjacent to Lot 13, the lot proposed for the automobile sales lot under
this C.U.P. Due to the slope of the property, the applicant is proposing to grade
within the 30-foot interstate buffer. The area will be terraced and sloped and
landscaping will be installed on the slopes and terraces. Staff is supportive of the
advanced grading request and the proposal to grade the interstate buffer directly
adjacent to Lot 13 and a portion of Lot 12. Lot 13 is located at the point where
the Colonel Glenn exit ramp comes off of Southbound 1-430. A substantial,
wooded hill is located within the interstate right-of-way and adjacent to this lot,
greatly reducing the visibility of the site from the interstate. The applicant has
provided cross sections indicating the relationship of the interstate right-of-way to
this site.
Although no single terrace will exceed 15 feet in height, the overall cut will
exceed 30 feet. It appears the cut may be as much as 35-40 feet. Staff supports
the plan as proposed. This support for grading within the buffer adjacent to
Lot 13 and a portion of Lot 12 is not to be construed by the applicant as support
X
October 2, 2008
ITEM NO.: 5 (Cont.
FILE NO.: Z-3371-AA
for future grading with the interstate buffer along the remainder of the overall site.
Circumstances may be different for those portions of the site.
To staff's knowledge there are no other issues. The proposed use is compatible
with development in the area. The advanced grading proposed under this
application is less than that previously approved for the site. There is no bill of
assurance for this acreage tract.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P. subject to compliance with
the following conditions:
1. Compliance with the staff comments and conditions outlined in Sections 4, 5
and 6 of the agenda staff report.
2. There is to be no vehicle transport loading or unloading in the public right-of-
way.
3. Mechanical equipment is to be screened.
4. The building is to be designed so that the rear of the building has architectural
elements to give the appearance of a false front.
5. The C.U.P.'s to allow automobile sales businesses on Lots 9, 10 and 11 of
Village at Brodie Creek are to be revoked.
Staff recommends approval of the land alteration variances to allow advanced
grading of a portion of the overall site in conjunction with a building permit for this
automobile sales lot (Lot 13) and to allow increased terrace height for the grading
along the interstate frontage of Lot 13. The area allowed to be advance graded
will be required to be vegetated within 21 days of completion of work in that area.
A grading permit will not be issued until all grading, drainage and erosion control
plans are approved and an application for a building permit for Lot 13, the
proposed Crain automobile dealership, is submitted.
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