HomeMy WebLinkAboutCBC-636-BMW Staff MinutesCASE WAS WITHDRAWN BY THE APPLICANT 03-23-15
NO HEARING WAS CONDUCTED
April 02, 2015
ITEM NO. 1. C.B.C. 636— NEW MATTERS
Applicant:
Address:
Description:
❑RDINANCE REQUIRMENTS:
Chapter 15, Sec. 15-95. Screening requirements.
Jordan Draper,
Kimley Horn
Developer
Ashbury Automotive Arkansas
Dealership Holdings LLC
Agent
Jordan Draper
4621 Colonel Glenn Plaza Drive
NE corner of Colonel Glenn
Road and Colonel Glenn Plaza
Drive
The grading and landscaping of a site shall be accomplished in such a way as to visually screen
the vehicular use area and certain other activities external to buildings on the site from the
street and adjacent more restrictive land uses:
(4) Species and spacing requirements. Screening standards are intended to apply during all seasons
of the year. A minimum of fifty (50) percent of the trees and a minimum of seventy-five (75)
percent of the shrubs to be used for screening purposes shall be evergreen varieties. Maximum
spacings of fifteen (15) feet for trees and three (3) feet for shrubs should normally be utilized in
order to provide continuous full screening of the view.
Chapter 15, Sec. 15-96. Perimeter planting strips.
(a) A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining
property or the right-of-way of any street, highway or freeway. This strip shall be at least nine
(9) feet wide.
(b) Trees shall be planted with an average linear spacing of not less than thirty (30) feet within the
required landscape or buffer area. Three (3) shrubs or vines for every thirty (30) linear feet shall
be planted in the perimeter planting strip. Massing is permitted as long as trees are spaced not
more than one hundred (100) linear feet apart including width of driveway.
VARIANCE RLQ,ULESTED
• To allow a reduction in the screening requirement along the display portion of the lot at the
southwest corner used for the presentation of inventory vehicles and not for public parking.
i To waive the tree and shrub requirements for the north perimeter planting strip.
FINDINGS:
On October 16, 2014 (file no. Z-3371-YY) the Planning Commission approved a conditional use permit to
allow for the development of an automobile dealership on this vacant, C-2 zoned, 5.2 acre lot. The
development will consist of a 42,000 square foot building which will contain a showroom floor, office
spaces, and a service center.
Access to the site will be via a single driveway off of Colonel Glenn Plaza Drive. The site will contain
paved parking for 358 vehicles to be used for customers, employees and vehicle display. A portion of the
parking on the west and east sides has been designed as stacked vehicle display with 2 to 3 rows stacked
behind the other. An additional paved display area with an unconventional parking layout is indicated at
the southern point of the site. Staff is not opposed to the arrangement of parking in these areas since
they will be used for vehicle display and inventory parking, not in and out employee or customer usage.
Bollard type fencing is proposed around the site. The required 30 foot buffer on Colonel Glenn Road
ranges from 19.5 feet to as much as 40 +/- feet at the intersection. The buffer on Colonel Glenn Plaza
Drive ranges from 20 - 25 feet with two small points where it is reduced to 15 feet. Staff is satisfied with
the perimeter buffers.
Building and site plans were filed for permit review in January 2015. The building permit was denied in
part due to the landscape plan not meeting all of the code requirements. Specifically, the trees and
shrubs were omitted from the north perimeter planting strip, the shrubs required for screening the
vehicular use area from the Colonel Glenn Road right-of-way had exceeded the spacing requirement of a
maximum three (3) feet, and the required square footage for the interior parking and building landscape
areas was insufficient.
At the northern perimeter there is approximately five (500) linear feet of vehicular use area that abuts
adjoining property and a perimeter planting strip that exceeds the nine (9) foot minimum. A retaining
wall approximately fifteen (15) feet in height is located on the subject property and additional retaining
wall approximately fifteen (15) feet in height is located within the adjacent properties perimeter
landscape strip. Plant material required for this area includes trees a minimum of two (2) inches in
caliper spaced an average of not less than thirty (30) linear feet. Additionally, three (3) shrubs or vines a
minimum of eighteen (18) inches in height at installation are also to be provided for every thirty (30)
linear feet of perimeter planting strip. A total of seventeen (17) trees and fifty (50) shrubs would be
required for this area.
A revised plan was resubmitted in March 2015 that met or exceeded the landscape requirements that
were noted during the initial review process and a building permit was approved.
The applicant has since requested the screening shrubs be eliminated between the street right-of-way
and the inventory display area at the southwest corner of the site and be replaced with groundcover.
The applicant has stated that this area will be used for public viewing of the inventory and not for
parking. In addition a request has been made to waive the required seventeen (17) trees and fifty (50)
shrubs that are to be located in the north landscape perimeter planting strip. The applicant has stated
that there are two fifteen (15) foot retaining walls located within this area that will provide screening for
the subject property and from its northern neighbor. All other areas have remained unchanged from the
March 2015 approved plan.
STAFF RECOMMENDATION:
Staff is not supportive of these request.
October 16, 2014
ITEM NO.: 5 FILE NO.: Z-3371-YY
NAME: Lot 14, The Village at Brodie Creek Automobile
Dealership — Revised Conditional Use Permit
LOCATION: NE corner of Colonel Glenn Road and Colonel Glenn
Plaza Drive
OWNER/APPLICANT: Asbury Automotive Arkansas Dealership Holdings,
LLC/L. Jordan Draper, Kimley Horn
PROPOSAL: A revision to a previously approved conditional use
permit which allows an automobile dealership on this
C-2 zoned, 5.24 acre lot is requested. The plan has
been modified and a freestanding car wash station
has been added.
SITE LOCATION:
The site is located on the north side of Colonel Glenn Road, between
1-430 and Colonel Glenn Plaza Drive.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located within the commercial node developed around
the Colonel Glenn/1-430 Interchange. This area includes numerous
existing and proposed automobile dealerships and other commercial uses_
On November 29, 2012, the Commission approved a CUP to allow an
automobile dealership on this lot. Under this proposal, there is some
minor change to the site plan and the addition of a car wash building.
Staff believes the proposed use is compatible with the uses in the area.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the John Barrow Neighborhood Association.
3. ❑N SITE DRIVES AN❑ PARKING:
Access to the site will be via a single driveway off of Colonel Glenn Plaza
Drive. The site will contain paved parking for 358 vehicles to be used for
customers, employees and vehicle display. Some parking on the west
and east sides has been designed as stacked vehicle display with 2 to
3 rows stacked one behind the other. An additional paved display area
with unconventional parking layout is indicated at the southern point of
the site. Staff is not opposed to the arrangement of parking in these areas
since they will be used for vehicle display and inventory parking, not in
October 16, 2014
ITEM NO.: 5 (Cont.) FILE NO.: Z-3371-YY
and out employee or customer usage. The transport truck route has been
indicated on the plan, utilizing the one driveway and circling around the
building. No transports will be allowed to park on the street for loading or
unloading.
4. SCREENING AND BUFFERS:
Site plan must comply with the City's landscape and buffer ordinance
requirements.
Street buffers will be required at six (6) percent of the average depth of
the lot. The minimum dimension shall be one-half (1/2) the full width
requirement but in no case less than nine (9) feet. The approximate depth
of the northeast portion of the lot is five hundred and twenty (520) feet. A
thirty-two (32) foot wide buffer is required along northeast portion of
Col. Glenn Plaza Drive. The approximate depth of the southeast portion is
three hundred and ten (310) feet. A seventeen (17) foot buffer is required
along the southeast portion of Col. Glenn Plaza Drive.
A land use buffer will be required when an adjacent property has a
dissimilar use of a more restrictive nature. As a component of all land use
buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line
side of the buffer. A minimum of seventy (70) percent of the land use
buffer shall be undisturbed. Easements cannot count toward fulfilling this
requirement. The plantings, existing and purposed, shall be provided
within the landscape ordinance of the city, section 15-81.
A 30 ft. buffer is required along the interstate frontage perimeter
A perimeter planting strip is required along any side of a vehicular use
area that abuts adjoining property. This strip shall be at least nine (9) feet
wide. Provide trees with an average linear spacing of not less than thirty
(30) feet within the perimeter planting strip. Provide three (3) shrubs or
vines for every thirty (30) linear feet of perimeter planting strip.
Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an
average liner spacing of not less at three (3) feet within the required
landscape area. Provide trees with an average linear spacing of not less
than thirty (30) feet.
Landscape areas shall be provided between the vehicular use area used
for public parking and the general vicinity of the building, excluding truck
loading or service areas not open to public parking. These areas shall be
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October 16, 2014
ITEM NO.: 5 (Cont.) FILE NO.: Z-3371-YY
equal to an equivalent planter strip three (3) feet wide along the vehicular
use area.
Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). The minimum size of an interior landscape area shall be
three hundred (300) square feet for developments with more than one
hundred fifty (150) parking spaces. Interior islands must be a minimum of
seven and one half (71/2) feet in width. Trees shall be included in the
interior landscape areas at the rate of one (1) tree for every twelve (12)
parking spaces.
The development of two (2) acres or more requires an approved
landscape plan stamped with the seal of a registered landscape architect
prior to the issuance of a building permit.
A landscape irrigation system shall be required for developments of one
(1) acre or larger.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this 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. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
2. Delivery trucks are not allowed to unload on City streets. Show the
proposed delivery truck route imposed on the site plan.
3. 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.
4. Obtain permits for improvements within State Highway right-of-way
from AHTD, District VI.
5. Sidewalks with appropriate handicap ramps along Col. Glenn Plaza
Drive are required in accordance with Sec. 31-175 of the Little Rock
Code and the Master Street Plan.
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October 16, 2014
ITEM NO.: 5 (Cont.) FILE NO.: Z-3371-YY
6. Storm water detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
7. If disturbed area is 1 or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior
to the start of construction.
8. All driveways shall be concrete aprons per City Ordinance.
6. UTILITY FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this project.
Entergy: Entergy will need to retain easements for the 3 phase line on
the southern and eastern edges of the property and for the underground
line on the western edge of the property. One Call should be made prior to
digging to ensure proper location of the UG line. Contact Entergy in
advance for service needs.
Center oint Energy: No Comment.
AT&T (SB: No Comment.
Water: No Objection.
Fire Department: Install fire hydrants per Code. Driveways must be
minimum of 26 feet all around the building. Contact Fire Department with
revised access in driveway by car wash.
County Planning: No Comments.
CATA: The area is currently served by Route #14 Rosedale, approximately
6 blocks away. The development consists of a revised conditional use
permit.
CATA has this location in consideration for future expanded transit to
expand further west along Col. Glenn. CATA requests consideration of
pullouts and sidewalks at this location to enable buses to pull out of traffic
to serve this location.
El
October 16, 2014
ITEM NO.: 5 Cont. FILE NO.: 7-3371-YY
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 2014)
L. Jordan Draper was present representing the application. Staff presented the
item and noted additional information was needed regarding signage, fencing
and the dumpster location and screening. Staff noted that no unloading or
loading of vehicles would be permitted in the public right-of-way. Mr. Draper
was asked to show the transport vehicle route on the site plan. Staff also
emphasized that no vehicles would be permitted to be parked or displayed on
unpaved surfaces.
Public Works, Landscape and other agency comments were noted.
Mr. Draper indicated that a reduction in the perimeter buffers was being
considered, specifically along the interstate frontage. Staff encouraged
Mr. Draper to meet the ordinance standards. Mr. Draper stated the applicant
was considering parking vehicles on the roof of the building. Staff stated that
had not been indicated on the application and needed to be included with the
responses to be submitted to staff.
Staff noted that the developer has previously agreed to cost sharing for a traffic
signal at the adjacent intersection. It was noted that a comment to that effect
would be included in staff's analysis.
The applicant was instructed to submit responses and revisions to the site plan
by October 1, 2014. The Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
On November 29, 2012, the Commission approved a conditional use permit to
allow for the development of an automobile dealership on this vacant, C-2 zoned,
5.2 acre lot. That development has not occurred. The applicant has made
some changes to the previously approved plan, including the addition of a
free-standing, tunnel style car wash building. The changes have prompted the
need to apply for this revision to the approved C.U.P.
The development will consist of a 42,000 square foot building and paved parking
for 358 vehicles. The one-story building is expected to be 25 feet in height but in
no case will exceed the allowable height of 45 feet established for C-2 zoned
properties. The exterior finish of the building will be EIFS Parex, curtain wall
and glass, and CMU. The building will contain a showroom floor, office spaces
and a service center. All types of auto service will be performed, other than paint
and body work. Signage will comply with that allowed in commercial zones.
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October 16, 2014
ITEM NO.: 5 (Cont.) FILE NO.: Z-3371-YY
Days and hours of operation are proposed as Monday through Friday, 8:30 a.m.
to 6:00 p.m. and Saturday, 9:00 a.m. to 6:00 p.m. A future expansion of 10,
700± square feet is indicated on the east side of the building.
Bollard type fencing is proposed around the site. The dumpster and screening
are indicated at the northeast corner of the site. All site lighting will be low-level
and directional, shielded downward and into the site. The required 30 foot buffer
on the Interstate perimeter is indicated. The buffer on Colonel Glenn Road
ranges from 19.5 feet to as much as 40± feet at the intersection. The buffer on
Colonel Glenn Plaza Drive ranges from 20 — 25 feet with two small points where
it is reduced to 15 feet. Staff is satisfied with the perimeter buffers. The
applicant is proposing to reduce the required interior landscaping to 6.3% of the
vehicular use area. The Code requires 8% of the vehicular use area to be
landscaped in islands that are no smaller than 300 square feet. Staff
understands the desire not to place landscape islands in the east side, stacked
inventory area. There are other locations on the site where the interior
landscape islands can be provided to meet the requirement. Any variance from
these standards will require approval from the City Beautiful Commission.
To staff's knowledge there are no other issues. The transport truck route has
been reviewed and approved by staff. The bill of assurance for this lot restricts
the initial permitted use of the lot to "use as an automobile dealership for the
sales and service of new BMW automobiles and SUV's and used car sales
incidental to the operation of the BMW dealership." The proposed carwash
building is to clean the car inventory and for customer use when they bring their
cars for service. It will not be for use by the general public. The applicant
responded to the issues raised at Subdivision Committee as noted on the site
plan or in the analysis above. No vehicles are proposed to be parked on the roof
of the building.
STAFF RECOMMENDATION:
Staff recommends approval of the requested revised conditional use permit
subject to compliance with the following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
2. All transport truck deliveries and shipments must take place on the site. No
transports shall be permitted to park on the street for loading or unloading of
vehicles.
Staff recommends approval of a variance to allow the stacked vehicle display
and inventory storage area parking spaces.
C
October 16, 2014
ITEM NO.: 5 Cont. FILE NO.: Z-3371-YY
PLANNING_COMMISSION ACTION: (OCTOBER 16, 2014)
The applicant was present. There was one objector present. Staff presented the
item and a recommendation of approval as outlined in the "staff recommendation"
above, including the parking design variance.
The applicant, Jordan Draper, stated he would reserve his time to respond to
issues raised by the objector.
Henry "Hank" Kelley owner of approximately 50 acres of nearby property, stated
he had just seen the site plan earlier this day. He stated he was concerned
about the proposed location of the car wash building and its potential impact on
the appearance of the entry road into the rest of the development, much of which
he owns. He stated he would prefer to see the car wash moved to the east side
of the property, away from the street. Mr. Kelley also voiced concern about any
reduction in the landscape buffer and about possible damage to a water line
along the street. He stated he was supportive of the proposed use.
Mr. Draper responded that a proposed future expansion of the building was
located on the east side of the site, limiting the location of the car wash building.
He described the types of building materials, as noted in the staff analysis and
stated the landscaping around the car wash building could be "beefed up" to
provide screening. Mr. Draper stated the landscaping along the street would
comply with Ordinance standards.
Commissioner Nunnley asked Mr. Kelley if he was primarily concerned about the
aesthetics of the building. Mr. Kelley stated he was willing to work with the
applicant but he wanted the car wash relocated on the site. Commissioner
Nunnley suggested the parties could work together to reach agreement or
Mr. Kelley could appeal the Commission's approval to the Board of Directors.
Mr. Kelley stated he wanted to register his objection and he would work in good
faith with the applicant to reach an agreement. If not, he would appeal to the
Board.
A motion was made to approve the application with all staff comments and
conditions. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent.
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