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Z-5505-H Staff Analysis
May 27, 1999 ITEM NO.: 4 NAME: Bryant - Revised PCD FILE NO.: Z -5505-H LOCATION: Southwest corner of Colonel Glenn Road and Rocky Lane nFVFT.nPER - ENGINEER: Johnnie and Sandra Bryant 3606 Rocky Lane Little Rock, AR 72210 AREA: 0.76 acre ZONING: PCD White-Daters and Associates 401 Victory Street Little Rock, AR 72201 NUMBER OF LOTS: 1 ALLOWED USES: PROPOSED USE: VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 0 Grocery store with gas pumps, natural stone business, residence Same, with the addition of a specialty shop (retail) and auto repair garage Deferral of street improvements to Colonel Glenn Road and Rocky Lane BACKGROUND: This property was rezoned from R-2 to PCD in 1992, in order to recognize the existing uses of the property. These existing uses included a grocery store with gas pumps, a natural stone business and a single-family residence (mobile home). The property is outside the city limits but within the city's extraterritorial zoning jurisdiction. A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PCD. The applicant proposes to utilize approximately 480 May 27, 1999 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -5505-H square feet of the existing 1,875 square foot grocery store building for general commercial (retail) use as a separate business. The applicant also proposes to construct a 1,380 square foot addition to the south side of the existing building. This building additional would accommodate a two -bay auto repair garage and an office for the auto repair business. Also proposed are two (2) storage bins near the southwest corner of the building to be used for the existing natural stone business. The applicant is also proposing additional paved and landscaped areas along the east, west and south sides of the building. These areas are proposed to improve vehicle circulation within the site, provide additional parking and improve the site's appearance. Access to the site is currently gained from Colonel Glenn Road and Rocky Lane. The applicant is proposing no changes in access, other than widening the drive from Rocky Lane. B. EXISTING CONDITIONS: The property currently contains a grocery store building with gas pumps located within the northern portion of the property. There is a stone works business located near the center of the property, with a single -wide mobile home located within the southern portion of the site. The mobile home is used as a residence. There are single-family residences on larger lots located across Rocky Lane to the east, across Colonel Glenn Road to the northwest, to the south along Rocky Lane and to the west along Colonel Glenn Road. There are several mobile and manufactured homes in the area. There is a grocery store with gas pumps located across Colonel Glenn to the north. There is also a beauty shop and a pet grooming/boarding business to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls from persons who live in this area expressing concerns about this proposed development. There was no established neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn Road is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 2 May 27, 1999 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -5505-H 55 feet from centerline will be required. 2. Rocky Lane is a commercial street. Dedicate right-of- way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the corner of Colonel Glenn Road and Rocky Lane. 4. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Stormwater detention ordinance applies to this property. 7. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 8. Comply with driveway ordinance. Maximum width is 40 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside service boundary, no comment. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: Contact the Water Works if additional water service is required. Approval of the City is required for water service. Fire Department: If this property is annexed in the future, a private fire hydrant may be required. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: CATA Route #14 serves near this site. Approved as submitted. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Ellis Mountain Planning District and is in an existing business node as shown on the Land Use Plan. There is an existing PCD on the site. The expansion of uses are of the same intensity as the existing. The new uses are consistent with the Land Use Plan. Concerns arise 3 May 27, 1999 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -5505-H over the screening and buffering on the west towards the single family houses. Dumpsters should not be visible from the street or the residential uses. Long term storage of cars awaiting repair should not be allowed. Landscape Issues: A six foot high opaque screen is required along the western perimeter of this project adjacent to residential use. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. Prior to a building permit being issued, a detailed landscaping plan providing for a landscape upgrade equal to the expansion proposed must be approved by the Plans Review Specialist. G. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on May 12, 1999. The revised plan addresses the concerns as raised by staff and the Subdivision Committee. The revised plan shows a proposed parking layout. The ordinance would typically require 20 parking spaces for this site. Adequate area exists on the site to provide the 20 parking spaces. The applicant has provided the following additional information to staff: 1. Hours of operation: Store - 6:30 a.m. to 9:00 p.m., daily. Auto repair - 7:30 a.m. to 5:30 p.m. 2. No dumpster will be on the site. 3. No new signs are proposed. There are existing signs on the building. 4. Screening will be provided along the west property line. 5. Any site lighting will be low-level and directed away from adjacent property. 6. All vehicular use areas will be paved and landscaped. The applicant has noted that right-of-way will be dedicated as required by Public Works. However, dedication of the full right-of-way along Colonel Glenn Road would be into the existing gas pump canopy and over the existing underground gas tanks. Public Works recommends that the dedication go around the existing gas pump canopy and 4 May 27, 1999 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -5505-H underground gas tanks and that the right-of-way in this area be deferred for five (5) years, until redevelopment of this property or until development of adjacent property, whichever occurs first. The applicant is requesting a 5 -year deferral of street improvements to Colonel Glenn Road and Rocky Lane. As of this writing, Public Works has not made a recommendation on this request. Based on the fact that a stone works business (C-4 type use) has existed on the site for a number of years, staff feels that the building addition with the auto repair use as proposed will not increase the intensity of the use of this property. Staff feels that with proper screening along the west property line and with the additional restrictions (related to the auto repair use) as recommended by staff in paragraph H. of this report, the proposed use of the property should have no adverse effect on the area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PCD subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting should be low-level and directed away from adjacent property. 3. All vehicle repair shall be done within the enclosed building. 4. There shall be no outside storage of vehicles or vehicle parts. 5. Public Works will present a recommendation on the deferral of street improvements at the public hearing. 6. Staff recommends approval of a deferral of a portion of the right-of-way dedication for Colonel Glenn Road as noted in paragraph G. SUBDIVISION COMMITTEE COMMENTS: (MAY 6, 1999) Joe White and Johnnie Bryant were present, representing the application. Staff gave a brief description of the proposed revised PCD. Staff noted several items which needed to be shown on a revised site plan. 5 May 27, 1999 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -5505-H Mr. Bryant noted that the portion of the existing grocery store building would be a general retail use, probably a specialty shop for the sale of seasonal items. The applicant also noted that a deferral or waiver of street improvements to Colonel Glenn Road and Rocky Lane would be requested. Other issues relating to the proposed site plan and the existing site were briefly discussed. After the discussion, the Committee forwarded the issue to the full Commission for resolution. PLANNING COMMISSION ACTION: (MAY 27, 1999) Joe White and Johnnie Bryant were present, representing the application. There were no objectors present. Staff gave a brief description of the proposed revised PCD. Joe White addressed the Commission in support of the application. Commissioner Berry asked what the hour's of operation would be. Mr. White noted that the grocery store would be open from 6:30 a.m. to 9:00 p.m., and the auto repair and natural stone businesses would be operated from 7:30 a.m. to 5:30 p.m. �m Q"n- 5c,+ - C9rc s�cQ � � Y.� ens fin. �tu,pa� Sly �'� / 7 � oo ✓�l i� l�'I © Commissioner maintenance o: �v Johnnie Bryan- ' l the additiona, auto repair w( Mr. White sta' done around t] the property. Commissioner is used for. Mr. White sta r 6 le May 27, 1999 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -5505-H Mr. Bryant stated that the manufactured home was to be removed from the property. Mr. White stated that the application would be amended to remove the manufactured home. Commissioner Faust asked if there would be any outside storage of vehicles or parts. Staff noted that conditions of approval included no outside storage of vehicles or vehicle parts, other than vehicles awaiting servicing or owner pick-up. Stephen Giles, City Attorney, noted that these conditions would be enforced by the zoning staff. A motion was made to approve the application as recommended by staff and with the condition that the manufactured home be removed from the site. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 abstention (Putnam). 7 FILE NO.: Z -5505-H NAME: Bryant - Revised PCD LOCATION: Southwest corner of Colonel Glenn Road and Rocky Lane DEVELOPER: F3ffhl C.I1:43Z i Johnnie and Sandra Bryant White-Daters and Associates 3606 Rocky Lane 401 Victory Street Little Rock, AR 72210 Little Rock, AR 72201 AREA: 0.76 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD ALLOWED USES: PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Grocery store with gas pumps, natural stone business, residence Same, with the addition of a specialty shop (retail) and auto repair garage Deferral of street improvements to Colonel Glenn Road and Rocky Lane BACKGROUND: This property was rezoned from R-2 to PCD in 1992, in order to recognize the existing uses of the property. These existing uses included a grocery store with gas pumps, a natural stone business and a single-family residence (mobile home). The property is outside the city limits but within the city's extraterritorial zoning jurisdiction. A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PCD. The applicant proposes to utilize approximately 480 FILE NO.: Z -5505-H (Cont. square feet of the existing 1,875 square foot grocery store building for general commercial (retail) use as a separate business. The applicant also proposes to construct a 1,380 square foot addition to the south side of the existing building. This building additional would accommodate a two -bay auto repair garage and an office for the auto repair business. Also proposed are two (2) storage bins near the southwest corner of the building to be used for the existing natural stone business. The applicant is also proposing additional paved and landscaped areas along the east, west and south sides of the building. These areas are proposed to improve vehicle circulation within the site, provide additional parking and improve the site's appearance. Access to the site is currently gained from Colonel Glenn Road and Rocky Lane. The applicant is proposing no changes in access, other than widening the drive from Rocky Lane. B. EXISTING CONDITIONS: The property currently contains a grocery store building with gas pumps located within the northern portion of the property. There is a stone works business located near the center of the property, with a single -wide mobile home located within the southern portion of the site. The mobile home is used as a residence. There are single-family residences on. larger lots located across Rocky Lane to the east, across Colonel Glenn Road to the northwest, to the south along Rocky Lane and to the west along Colonel Glenn Road. There are several mobile and manufactured homes in the area. There is a grocery store with gas pumps located across Colonel Glenn to the north. There is also a beauty shop and a pet grooming/boarding business to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls from persons who live in this area expressing concerns about this proposed development. There was no established neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn Road is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 feet from centerline will be required. K FILE NO.: Z -5505-H (Cont.) 2. Rocky Lane is a commercial street. Dedicate right-of- way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the corner of Colonel Glenn Road and Rocky Lane. 4. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Stormwater detention ordinance applies to this property. 7. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 8. Comply with driveway ordinance. Maximum width is 40 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside service boundary, no comment. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: Contact the Water Works if additional water - service is required. Approval of the City is required for water service. Fire Department: If this property is annexed in the future, a private fire hydrant may be required. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: CATA Route #14 serves near this site. Approved as submitted. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Ellis Mountain Planning District and is in an existing business node as shown on the Land Use Plan. There is an existing PCD on the site. The expansion of uses are of the same intensity as the existing. The new uses are consistent with the Land Use Plan. Concerns arise over the screening and buffering on the west towards the single family houses. Dumpsters should not be visible from 3 FILE NO.: Z -5505-H (Cont. the street or the residential uses. Long term storage of cars awaiting repair should not be allowed. Landscape Issues: A six foot high opaque screen is required along the western perimeter of this project adjacent to residential use. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. Prior to a building permit being issued, a detailed landscaping plan providing for a landscape upgrade equal to the expansion proposed must be approved by the Plans Review Specialist. G. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on May 12, 1999. The revised plan addresses the concerns as raised by staff and the Subdivision Committee. The revised plan shows a proposed parking layout. The ordinance would typically require 20 parking spaces for this site. Adequate area exists on the site to provide the 20 parking spaces. The applicant has provided the following additional information to staff: 1. Hours of operation: Store - 6:30 a.m. to 9:00 p.m., daily. Auto repair - 7:30 a.m. to 5:30 p.m. 2. No dumpster will be on the site. 3. No new signs are proposed. There are existing signs on the building. 4. Screening will be provided along the west property line. 5. Any site lighting will be low-level and directed away from adjacent property. 6. All vehicular use areas will be paved and landscaped. The applicant has noted that right-of-way will be dedicated as required by Public Works. However, dedication of the full right-of-way along Colonel Glenn Road would be into the existing gas pump canopy and over the existing underground gas tanks. Public Works recommends that the dedication go around the existing gas pump canopy and underground gas tanks and that the right-of-way in this area be deferred for five (5) years, until redevelopment of this property or until development of adjacent property, whichever occurs first. FILE NO.: Z -5505-H (Cont.) The applicant is requesting a 5 -year deferral of street improvements to Colonel Glenn Road and Rocky Lane. As of this writing, Public Works has not made a recommendation on this request. Based on the fact that a stone works business (C-4 type use) has existed on the site for a number of years, staff feels that the building addition with the auto repair use as proposed will not increase the intensity of the use of this property. Staff feels that with proper screening along the west property line and with the additional restrictions (related to the auto repair use) as recommended by staff in paragraph H. of this report, the proposed use of the property should have no adverse effect on the area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PCD subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting should be low-level and directed away from adjacent property. 3. All vehicle repair shall be done within the enclosed building. 4. There shall be no outside storage of vehicles or vehicle parts. 5. Public Works will present a recommendation on the deferral of street improvements at the public hearing. 6. Staff recommends approval of a deferral of a portion of the right-of-way dedication for Colonel Glenn Road as noted in paragraph G. SUBDIVISION COMMITTEE COMMENTS: (MAY 6, 1999) Joe White and Johnnie Bryant were present, representing the application. Staff gave a brief description of the proposed revised PCD. Staff noted several items which needed to be shown on a revised site plan. Mr. Bryant noted that the portion of the existing grocery store building would be a general retail use, probably a specialty shop for the sale of seasonal items. The applicant also noted that a deferral or waiver of street improvements to Colonel Glenn Road and Rocky Lane would be requested. 5 FILE NO.: Z -5505-H (Cont.) Other issues relating to the proposed site plan and the existing site were briefly discussed. After the discussion, the Committee forwarded the issue to the full Commission for resolution. PLANNING COMMISSION ACTION: (MAY 27, 1999) Joe White and Johnnie Bryant were present, representing the application. There were no objectors present. Staff gave a brief description of the proposed revised PCD. Joe White addressed the Commission in support of the application. ` Commissioner Berry asked what the hours of operation would be. Mr. White noted that the grocery store would be open from 6:30 a.m. to 9:00 p.m., and the auto repair and natural stone businesses would be operated from 7:30 a.m. to 5:30 p.m. Commissioner Hawn expressed concerns with the appearance and maintenance of the property. Johnnie Bryant stated that the property will be cleaned up with the additional development. Mr. Bryant noted that only minor auto repair would be done on the site. Mr. White stated that additional paving and landscaping would be done around the building which would improve the appearance of the property. Commissioner Putnam asked what the manufactured home structure is used for. Mr. White stated that it was a single-family residence (rental). Mr. Bryant stated that the manufactured home was to be removed from the property. Mr. White stated that the application would be amended to remove the manufactured home. Commissioner Faust asked if there would be any outside storage of vehicles or parts. C FILE NO.: Z -5505-H (Cont.) Staff noted that conditions of approval -included no outside storage of vehicles or vehicle parts, other than vehicles awaiting servicing or owner pick-up. Stephen Giles, City Attorney, noted that these conditions would be enforced by the zoning staff. A motion was made to approve the application as recommended by staff and with the condition that the manufactured home be removed from the site. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 abstention (Putnam). 7