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Z-5649-E Staff AnalysisAugust 27, 2015 ITEM NO.: D FILE NO.: Z -5649-E NAME: Davis Short -form PD -C LOCATION: Located at 10915 Stagecoach Road DEVELOPER: Arkansas Appliance and Air Conditioner 4600 Hoffman Road Little Rock, AR 72209 ENGINEER: McGetrick Engineering P.O. Box 30441 Little Rock, AR 72260 AREA: 9.02 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE VARIANCENVAIVERS: BACKGROUND: NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF R-2, Single-family with a CUP for a church Single-family and Church P D -C Automobile Sales None requested. On September 18, 2003, the Commission approved a conditional use permit allowing for the phased development of this property for a church. Phase I was to consist of a single building and a paved driveway and 25 parking spaces. Phase II was to construct a second building and additional parking. The Phase I worship area was proposed to have seating for 100 persons. The Phase II seating capacity was not proposed. No additional activities such as private school or daycare was proposed. Approval was given to allow placement of a portable building in the site to be used as a construction office/storage building. The Commission approved a waiver of the screening requirement along the south perimeter of the site since it was adjacent to a large, undeveloped floodway. August 27, 2015 SUBDIVISION ITEM NO.: D Cont. FILE NO.: Z -5649-E On March 25, 2004, the Commission approved a revision to the previously approved conditional use permit. The church proposed to place a second 28' x 64' portable building on the site adjacent to the location of the proposed church building. The church requested to the use of the portable building as a church for a period up to seven (7) years. At the end of the seven (7) year period, the church proposed to have constructed the first phase building and the paved driveway and parking lot. Staff did not support the use of the portable building for seven (7) years but did provide a recommendation to allow the use of the portable building for thirty-six (36) months. The applicant was agreeable to limiting the use of the portable building to thirty-six (36) months and the Commission approved the request on their consent agenda. On January 29, 2015, the Little Rock Planning Commission withdrew from consideration a request to rezone the site from R-2, Single-family to PID to allow the construction of a single building containing 15,000 square feet with 2,000 square feet being used for the office area and 13,000 square feet being used for the manufacturing/shop area. All buildings have been removed. The 24 space parking lot is still in place. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The current request is a rezoning from R-2, Single-family to Planned Development Commercial, PD -C, to allow the use of the site for automobile sales. The site plan indicates the placement of a 2,400 square foot building on the site and the placement of six (6) staff and twenty-four (24) display spaces in the first phase of the development. The second phase allows the construction of a 6,000 square foot building, the original building is to be removed, and allow the placement of fifteen (15) staff parking spaces and one hundred sixty (160) display spaces. The hours of operation are from 8 am to 8 pm Monday through Saturday. Sunday hours are proposed from 1 pm to 6 pm. There are four (4) employees proposed in the initial phase growing to eight (8) employees in the final phase. B. EXISTING CONDITIONS: The site is located on the south side of Stagecoach Road just north of the Fourche Creek. To the west is an office warehouse development containing a mix of office and office warehouse uses. To the north is a multi -family development, a cemetery and a property zoned PCD which contains a restaurant, carwash and mini -warehouse. East of the property is undeveloped R-2, Single-family zoned property. 2 August 27, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -5649-F C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200 -feet of the site along with the Southwest Little Rock United for Progress and the Otter Creek Homeowners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline will be required. 2. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction in the floodplain. 3. Show the proposed finish floor elevation of at least one (1) feet above the base flood elevation. 4. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. A single phase power line exists on the property which may need to be adjusted prior to the construction of the new building. Contact Entergy in advance regarding future service requirements and additional facilities location(s). Centergoint Energy: No comment received. AT & T: No comment received. 3 August 27, 2015 SUBDIVISION ITEM NO.: ❑ Cont. FILE NO.: Z -5649-E Central Arkansas Water: No objection. Fire Degartment: No comment. Parks and Recreation: No comment received. County Planning: No comment. CATA: F. ISSU ESITEC H N ICALIDES IG N: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey _littlerock.org or Mark Alderfer at 501.371.4875; malderfer(a-),littlerock.org.. Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Office Commercial (MOC) category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a rezoning from R-2 (Single Family District) to PDC (Planned District Commercial) to allow for development of car sales on the site. Master Street Plan: Stagecoach Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Stagecoach Road. This street may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bicvcle Plan: A Class II Bike Lane is shown along Stagecoach Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: Site plan must comply with the City's landscape and buffer ordinance requirements. 4 August 27, 2015 SUBDIVISION EM NO.: D FILE NO.: Z -5649-E 2. 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. The property to the east and south is zoned R-2, therefore a minimum buffer will be required at six (6) percent of the average depth of the lot. The maximum dimension required shall be fifty (50) feet in all instances. 3. All vehicular use areas which were in existence prior to the effective date of this article may continue as nonconforming until such time as a building permit is granted to enlarge or reconstruct a structure on the property exceeding ten (10) percent of the existing gross floor area. At such time ten (10) percent of the existing vehicular use area shall be brought into compliance with this chapter and shall continue to full compliance on a graduated scale. 4. 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. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff requested any details concerning the proposed screening and/or fencing to be located on the site. Staff also requested the days and hours of dumpster service and the days and hours of the business. Staff requested details concerning the proposed signage plan. Public Works comments were addressed. Staff questioned if the floodway would be dedicated to the City or be retained as an easement. Staff also stated floodway areas were to be shown as easements. Staff stated a 25 -foot wide drainage and access easement was required adjacent to the floodway boundary. Landscaping comments were addressed. Staff stated a land use buffer was required adjacent to properties with dissimilar uses of a more restrictive nature. Staff stated the property to the south and east were zoned residentially and would require a land use buffer strip and screening. 5 August 27, 2015 SUBDIVISION ITEM NO.: D Cont. FILE NO.: Z -5649-E Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request raised at the May 13, 2015, Subdivision Committee meeting. The applicant has indicated screening will be provided per typical ordinance requirements either by the placement of an opaque screening fence or with dense evergreen plantings. The applicant has provided details of the proposed dumpster service hours and the hours of operation for the business. The applicant has also provided the proposed signage plan. The request is a rezoning from R-2, Single-family to Planned Development Commercial, PD -C, to allow the use of the site for automobile sales. The site plan indicates the placement of a 2,400 square foot building on the site and the placement of six (6) staff and twenty-four (24) display spaces in the first phase of the development. The buildings are proposed as single story buildings with a maximum building height of 18 -feet. The second phase allows the construction of a 6,000 square foot building, the original building is to be removed, and allow the placement of fifteen (15) staff parking spaces and one hundred sixty (160) display spaces. There are four (4) employees proposed in the initial phase growing to eight (8) employees in the final phase. The hours of operation are from 8 am to 8 pm Monday through Saturday. Sunday hours are proposed from 1 pm to 6 pm. The.dumpster service hours are from 7 am to 5 pm Monday through Friday. Signage is proposed consistent with signage allowed in commercial zones. The ground sign is proposed with a maximum height of 36 -feet and 160 square feet in area. The building signage is proposed with a maximum sign area of ten (10) percent of the fagade area abutting the public street. Staff is not supportive of the request. The site is indicated on the City's Future Land Use Plan as Mixed Office Commercial (MOC). The MOC category provides for a mixture of office and commercial uses to occur and acceptable uses include office or a mix of office and commercial uses. The proposed use is allowed as a by right use in the C-4, Open Display Zoning District. Although there are mini -warehouse units located across Stagecoach Road, also typically a n August 27, 2015 SUBDIVISION NO.: D (Cont.) FILE NO.: Z -5649-E C-4, Open Display District use, the units are located behind a retail center and/or other commercial uses. The property to the west has developed with an office warehouse development which in staff's opinion is more in keeping with the Future Land Use Plan and the development pattern for this area. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were registered objectors present. The Chair informed the applicant that the Commission's policy was to offer a deferral of an item to a later hearing date when eight (8) or fewer Commissioners were present to allow more Commissioners to be present to hear a request. The Chair stated it took six (6) positive votes to move an item forward with a favorable recommendation from the Commission. She stated there were eight (8) Commissioners present. The Chair requested the applicant come forward and state if they desired a deferral of an item or if they wanted to move forward at this hearing date. The applicant stated he desired to defer the item to the Commissions July 16, 2015, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of deferring the item to the July 16, 2015, public hearing. The motion carried by a vote of 8 ayes, 0 noes and 0 absent. STAFF UPDATE: There has been no change to this request since the previous public hearing. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating they and the applicant had met concerning the proposed uses and redevelopment of the property. Staff stated the applicant had indicated the site plan and development of the property would be modified to try and address staff's concerns related to the future use of the property. Staff presented a recommendation of deferral of the item to the August 27, 2015. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. 7 August 27, 2015 SUBDIVISION ITEM NO.: D (Cont. STAFF UPDATE: FILE NO.: Z -5649-E There has been no change in this application request since the previous public hearing. Staff recommends withdrawal of this item, without prejudice, to allow the applicant to develop a site plan and to determine the proposed uses for the property. PLANNING COMMISSION ACTION: (AUGUST 27, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating there had been no change in the application request since the previous public hearing. Staff presented a recommendation of withdrawal of this item, without prejudice, to allow the applicant to develop a site plan and to determine the proposed uses for the property. Staff stated they were supportive of the withdrawal request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. P ITEM NO.: 7. Z -5649-E NAME: Davis Short -form PD -D LOCATION: located at 10915 Stagecoach Road Planning Staff Comments: 1. Provide notification of the property owners located within 200 -feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than May 20, 2015. The Office of Planning and Development must receive the proof of notice no later than May 29, 2015. 2. Provide details of any proposed screening and/or fencing to be located on the site. Provide the location, total height and construction material. 3. Provide the location of any proposed dumpsters to be located on the site. Dumpsters must be screened per Section 36-523. 4. Will the hours of dumpster service be limited? (8 am to 5 pm Monday through Friday) 5. Will the floodway be dedicated to the City or will this area be zoned OS, Open Space as a part of the approval of the PCD? 6. Will the smaller building be removed at the time the larger building is constructed? 7. Provide the phasing plan for paving of the parking/display areas. 8. The current zoning is R-2, Single-family with a CUP (Conditional Use Permit) for a church. 9. Provide details of the proposed signage plan including building and ground signage. Provide the location, the total height and total sign area. VarianceMlaivers: None requested. Public Works Conditions: 1. Stagecoach Rd is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 2. 45 feet from centerline will be required. 3. A special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to construction in the floodplain. 4. Show the proposed finish floor elevation of at least 1 feet above the base flood elevation. 5. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of -way prior to occupancy. 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. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. A single phase power line exists on the property which may need to be adjusted prior to the construction of the new building. Contact Entergy in advance regarding future service requirements and additional facilities location(s). Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. CATA: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@Iiftlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Office Commercial (MOC) category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a rezoning from R-2 (Single Family District) to PDC (Planned District Commercial) to allow for development of car sales on the site. Master Street Plan: Stagecoach Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Stagecoach Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Stagecoach Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. 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. The property to the east and south is zoned R-2, therefore a minimum buffer will be required at six (6) percent of the average depth of the lot. The maximum dimension required shall be fifty (50) feet in all instances. 3. All vehicular use areas which were in existence prior to the effective date of this article may continue as nonconforming until such time as a building permit is granted to enlarge or reconstruct a structure on the property exceeding ten (10) percent of the existing gross floor area. At such time ten (10) percent of the existing vehicular use area shall be brought into compliance with this chapter and shall continue to full compliance on a graduated scale. 4. 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. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, May 20, 2015.