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Z-5537-A Staff AnalysisFILE NO.: Z -5537-A NAME: Rainey Electronics - Revised PCD LOCATION: 19,023 Colonel Glenn Road DEVELOPER: ENGINEER: Rainey Electronics, Inc. None 19,023 Colonel Glenn Road Little Rock, AR 72210 AREA: 5.02 acres NUMBER OF LOTS: 1 ZONING: PCD ALLOWED USES: PROPOSED USE: VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 0 Rainey Electronics, Inc. and all C-3 permitted uses. Expansion of existing commercial use, C-3 permitted uses as alternate uses. Deferral of street improvements to Colonel Glenn Road BACKGROUND: On January 14, 1992 the Planning Commission approved the Rainey Electronics - Short -Form PCD with a vote of 9 ayes, 1 nay and 1 absent. The approval was for Rainey Electronics and C-3 permitted uses as alternate uses. On February 18, 1992 the Board of Directors approved Ordinance No. 16,171 approving the PCD. The approved site plan included the existing 9,756 square foot building and parking area. A 7,500 square foot building was approved as Phase II and a 4,500 square foot building was approved as Phase III. The two future buildings were to be located southwest of and behind the existing building. There FILE NO.: Z -5537-A (Cont.) was a single access point approved from Colonel Glenn Road and street improvements to Colonel Glenn were deferred until Phase II construction. A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PCD. The current plan is to expand the existing metal building and maintain all operations under one roof (as opposed to multiple buildings). The applicant is proposing to expand the existing building in the following phases: Phase I - 60 foot by 64 foot expansion (29 feet in height) on the west side of the building (3,840 square feet) to be used as a shop and for storage. The existing gravel employee parking in this area will be pushed back slightly and continue to be used until Phase II. Phase II - 80 foot by 230 foot expansion (35 feet in height)to the rear of the building to be used for additional shop and storage space (18,400 square feet) and a 30 foot by 64 foot addition to the east side of the building (1,920 square feet) to be utilized as office space. A 28 space paved parking area will be constructed behind the building. The applicant is requesting a deferral of street improvements to Colonel Glenn Road. The deferral would be for five (5) years, until Phase II construction or until development of adjacent property. The applicant has noted that the hours of operation will be from 7:00 a.m. to 6:00 p.m., Monday through Friday. The applicant has also noted that there are currently 25 employees and that an assigned parking space is provided to each employee. B. EXISTING CONDITIONS: The property is located along the south side of Colonel Glenn Road, just east of Burlingame Road. The site contains a 9,756 square foot building, which houses Rainey Electronics, and a parking area for approximately 20 vehicles. There is one access point from Colonel Glenn Road which is located along the west property line. The general area contains several single-family residences on large lots. There is also a vacant grocery store building to the north across Colonel Glenn Road, a small apartment complex to the northwest, a cemetery to the 2 FILE NO.: Z -5537-A (Cont.) southeast and undeveloped property to the south and southwest. C. STAFF RECOMMENDATIONS: Staff has received no comment from the neighborhood as of this writing. There was no established neighborhood association to notify of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide design of Colonel Glenn Road conforming to "MSP" (Master Street Plan). Construct one-half street improvements, including 5 -foot sidewalks, with planned development, as agreed on Phase I. 2. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 3. Stormwater detention ordinance applies to this property. 4. Coordinate plan review and approval with District 6, AHTD. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside service boundary, no comment. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. Water: Contact the Water Works if additional water service is needed. Fire Department: No Comment. County Planning: No Comment received. CATA: Approved as submitted. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Ellis Mountain Planning District. The amending of the existing PCD is not in conflict with the commercial as shown on the Land Use Plan. Loading areas and dumpsters should be screened from any residential areas and from the street. This site is not covered by a neighborhood action plan. 01 FILE NO.: Z -5537-A (Cont.) Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. A landscaping upgrade equal to the expansion proposed will be required. G. ANALYSIS: The applicant submitted a revised site plan to staff on March 31, 1999. The revised plan addresses the concerns and questions as raised by the Subdivision Committee. The revised site plan notes that there is an existing gravel parking area in the area where Phase I construction is proposed, and with Phase I construction this gravel area will be shifted back and used until Phase II when a new paved parking area will be constructed. With Phase I there will be 36 parking spaces (18 paved and 18 gravel) and a total of 46 paved spaces with the completion of Phase II. The applicant has noted that all of the employees are provided assigned parking spaces. The site plan shows two (2) visitor spaces in front of the building. The applicant notes that there is very little customer traffic as most of their clients are out of town. The typical ordinance parking requirement for this use would be 59 spaces. Staff feels that the parking arrangement proposed will be adequate to serve the business. As noted in paragraph A, the applicant is requesting deferral of street improvements to Colonel Glenn for five (5) years, Phase II construction, or development of adjacent property, whichever occurs first. As of this writing, Public Works has not made a recommendation on the deferral request. To staff's knowledge, there are no issues left to be resolved. Staff feels that the proposed revisions to the previously approved PCD are reasonable and should have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PCD with the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 4 FILE NO.: Z -5537-A (Cont. 2. Compliance with the City's Landscape and Buffer Ordinances 3. Any site lighting should be low-level and directed away from adjacent property. 4. C-3 permitted uses will be allowed as alternate uses of the property as permitted with the original PCD. 5. The recommendation on the deferral of street improvements request will be forthcoming. SUBDIVISION COMMITTEE COMMENT: (MARCH 25, 1999) Robert Rainey was present, representing the application. Staff gave a brief description of the site plan. In response to a question from staff, Mr. Rainey noted that there would be more parking on the site than was shown on the site plan. Mr. Rainey noted that all parking areas would be shown on a revised plan. There was a lengthy discussion relating to the requested deferral of street improvements to Colonel Glenn Road. Bob Turner, of Public Works, noted that a specific time limit needed to be attached to the deferral request. It was suggested that the deferral be for 5 years or Phase II construction or development of adjacent property. An "in -lieu" contribution for the street improvements was briefly discussed as an option. Bob Brown, Site Plan Review Specialist, briefly discussed the upgrade in landscaping which is required based on the building expansion proposed. After the discussion, the Committee forwarded the application to the full Commission for resolution. PLANNING COMMISSION ACTION: The staff presented a positive application, as there were no There were no objectors to thi (APRIL 15, 1999) recommendation on this further issues for resolution. s matter. The Chairman placed the item before the within the Consent Agenda for approval A motion to that effect was made. The of 10 ayes, 0 nays and 1 absent. 5 Commission for inclusion as recommended by staff. motion passed by a vote April 15, 1999 ITEM NO.: 4 NAME: Rainey Electronics - Revised PCD LOCATION: 19,023 Colonel Glenn Road DEVELOPER: ENGINEER: Rainey Electronics, Inc. None 19,023 Colonel Glenn Road Little Rock, AR 72210 AREA: 5.02 acres NUMBER OF LOTS: 1 FILE NO.: Z -5537-A FT. NEW STREET: 0 ZONING: PCD ALLOWED USES: Rainey Electronics, Inc. and all C-3 permitted uses. PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Expansion of existing commercial use, C-3 permitted uses as alternate uses. Deferral of street improvements to Colonel Glenn Road BACKGROUND: On January 14, 1992 the Planning Commission approved the Rainey Electronics - Short -Form PCD with a vote of 9 ayes, 1 nay and 1 absent. The approval was for Rainey Electronics and C-3 permitted uses as alternate uses. On February 18, 1992 the Board of Directors approved Ordinance No. 16,171 approving the PCD. The approved site plan included the existing 9,756 square foot building and parking area. A 7,500 square foot building was approved as Phase II and a 4,500 square foot building was approved as Phase III. The two future buildings were to be located southwest of and behind the existing building. There April 15, 1999 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -5537-A was a single access point approved from Colonel Glenn Road and street improvements to Colonel Glenn were deferred until Phase II construction. B. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PCD. The current plan is to expand the existing metal building and maintain all operations under one roof (as opposed to multiple buildings). The applicant is proposing to expand the existing building in the following phases: Phase I - 60 foot by 64 foot expansion (29 feet in height) on the west side of the building (3,840 square feet) to be used as a shop and for storage. The existing gravel employee parking in this area will be pushed back slightly and continue to be used until Phase II. Phase II - 80 foot by 230 foot expansion (35 feet in height)to the rear of the building to be used for additional shop and storage space (18,400 square feet) and a 30 foot by 64 foot addition to the east side of the building (1,920 square feet) to be utilized as office space. A 28 space paved parking area will be constructed behind the building. The applicant is requesting a deferral of street improvements to Colonel Glenn Road. The deferral would be for five (5) years, until Phase II construction or until development of adjacent property. The applicant has noted that the hours of operation will be from 7:00 a.m. to 6:00 p.m., Monday through Friday. The applicant has also noted that there are currently 25 employees and that an assigned parking space is provided to each employee. 0 B. EXISTING CONDITIONS: The property is located along the south side of Colonel Glenn Road, just east of Burlingame Road. The site contains a 9,756 square foot building, which houses Rainey Electronics, and a parking area for approximately 20 vehicles. There is one access point from Colonel Glenn Road which is located along the west property line. 2 April 15, 1999 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: Z -5537-A The general area contains several single-family residences on large lots. There is also a vacant grocery store building to the north across Colonel Glenn Road, a small apartment complex to the northwest, a cemetery to the southeast and undeveloped property to the south and southwest. C. STAFF RECOMMENDATIONS: Staff has received no comment from the neighborhood as of this writing. There was no established neighborhood association to notify of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide design of Colonel Glenn Road conforming to "MSP" (Master Street Plan). Construct one-half street improvements, including 5 -foot sidewalks, with planned development, as agreed on Phase I. 2. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 3. Stormwater detention ordinance applies to this property. 4. Coordinate plan review and approval with District 6, AHTD. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside service boundary, no comment. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. Water: Contact the Water Works if additional water service is needed. Fire Department: No Comment. Counter Planning: No Comment received. CATA: Approved as submitted. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Ellis Mountain Planning District. The amending of the existing PCD is not in conflict with the commercial as shown on the Land Use Plan. Loading 3 April 15, 1999 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -5537-A areas and dumpsters should be screened from any residential areas and from the street. This site is not covered by a neighborhood action plan. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. A landscaping upgrade equal to the expansion proposed will be required. G. ANALYSIS: The applicant submitted a revised site plan to staff on March 31, 1999. The revised plan addresses the concerns and questions as raised by the Subdivision Committee. The revised site plan notes that there is an existing gravel parking area in the area where Phase I construction is proposed, and with Phase I construction this gravel area will be shifted back and used until Phase II when a new paved parking area will be constructed. With Phase I there will be 36 parking spaces (18 paved and 18 gravel) and a total of 46 paved spaces with the completion of Phase II. The applicant has noted that all of the employees are provided assigned parking spaces. The site plan shows two (2) visitor spaces in front of the building. The applicant notes that there is very little customer traffic as most of their clients are out of town. The typical ordinance parking requirement for this use would be 59 spaces. Staff feels that the parking arrangement proposed will be adequate to serve the business. As noted in paragraph A, the applicant is requesting deferral of street improvements to Colonel Glenn for five (5) years, Phase II construction, or development of adjacent property, whichever occurs first. As of this writing, Public Works has not made a recommendation on the deferral request. To staff's knowledge, there are no issues left to be resolved. Staff feels that the proposed revisions to the previously approved PCD are reasonable and should have no adverse effect on the general area. 4 April 15, 1999 SUBDIVISION ITEM NO.: 4 (Cont.) H. STAFF RECOMMENDATIONS: FILE NO.: Z -5537-A Staff recommends approval of the revised PCD with the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Compliance with the City's Landscape and Buffer Ordinances 3. Any site lighting should be low-level and directed away from adjacent property. 4.C-3 permitted uses will be allowed as alternate uses of the property as permitted with the original PCD. 5. The recommendation on the deferral of street improvements request will be forthcoming. SUBDIVISION COMMITTEE COMMENT: (MARCH 25, 1999) Robert Rainey was present, representing the application. Staff gave a brief description of the site plan. In response to a question from staff, Mr. Rainey noted that there would be more parking on the site than was shown on the site plan. Mr. Rainey noted that all parking areas would be shown on a revised plan. There was a lengthy discussion relating to the requested deferral of street improvements to Colonel Glenn Road. Bob Turner, of Public Works, noted that a specific time limit needed to be attached to the deferral request. It was suggested that the deferral be for 5 years or Phase II construction or development of adjacent property. An "in -lieu" contribution for the street improvements was briefly discussed as an option. Bob Brown, Site Plan Review Specialist, briefly discussed the upgrade in landscaping which is required based on the building expansion proposed. After the discussion, the Committee forwarded the application to the full Commission for resolution. PLANNING COMMISSION ACTION: (APRIL 15, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution_ There were no objectors to this matter. 5 April 15, 1999 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -5537-A The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent.