HomeMy WebLinkAboutPC Action Letter - Recommended Approval with Conditions 042021April 8, 2021
ITEM NO.: 5 FILE NO.: Z-8531-B
NAME: Alisha 126 Investments ATV Sales and Repair/Wheel & Tire Shop – Revised PCD
LOCATION: 3618 Baseline Road
DEVELOPER:
Alisha 126 Investments, LLC
3618 Baseline Road
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
William J. Changose (Authorized Agent)
Natural State Law, PLLC
900 S. Shackleford Road Suite 705
Little Rock, AR 72211
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.50 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.07
CURRENT ZONING: PCD (Planned Commercial District)
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On January 2012, the Planning Commission voted 7 ayes, 0 noes, and 4 absent to
recommend approval of the request to rezone the property from R-2 (Single-Family District)
to PCD (Planned Commercial Development). On February 7, 2012, the Board of Directors
adopted Ordinance No. 20,538 to approve the Planned Commercial Development as
recommended by the Planning Commission.
April 8, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-8531-B
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The approval allowed for the use of the property as retail sales and warehousing for
Southwest Radiator Shop, Inc. with garage space containing three (3) bays and associated
lifts. The property was previously used as an auto repair garage and an auto body shop.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to revise the existing PCD (Planned Commercial
Development) to redevelop the property for an All-Terrain Vehicle (ATV) retail sales
and repair location and as a wheel and tire shop. According to the applicant, the building
and lot will continue the historical use for automotive related uses without an increase
in the size of the building or the lot, or the intensity of the use.
B. EXISTING CONDITIONS:
The property is located on the north side of Baseline Road and just west of Scott
Hamilton Drive. The area is a mix of residential, office, and commercial uses. To the
east of the property is a laundry facility and to the immediate west is a church. There
are single-family homes located to the north and northwest of the site. An elementary
school is located directly across Baseline Road.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of public hearing.
D. ENGINEERING COMMENTS:
1. Baseline Road is classified on the Master Street Plan as a principal arterial with
special design standards. Dedication of right-of-way to 45 feet from centerline will
be required.
2. Due to the proposed use of the property, the Master Street Plan specifies that
Christen Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this Site.
Entergy: No comments received.
CenterPoint Energy: No Comments.
AT & T: No comments received.
April 8, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-8531-B
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Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Fire Department: Full Plan Review.
Parks and Recreation: No comments received.
County Planning: No Comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Geyer Spring East Planning District. The
Land Use Plan shows Commercial (C) for the requested area. The Commercial
category includes a broad range of retail and wholesale sales of products, personal
and professional services, and general business activities. Commercial activities vary
in type and scale, depending on the trade area that they serve. The application is a
revision of an existing PCD (Planned Commercial Development) District to allow more
uses for the site.
Surrounding the application area, the Land Use Plan shows Commercial (C) to the
west and northeast. Public Institutional (PI) is shown to the south across Baseline
Road from the site. To the northwest is land shown for Residential Low Density (RL).
The Commercial (C) category includes a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that they
serve. Within the Commercial area are various commercial uses with a couple of
vacant tracts. The Public Institutional (PI) category includes public and quasi-public
facilities that provide a variety of services to the community such as schools, libraries,
fire stations, churches, utility substations, and hospitals. This area is the location of
the Baseline Elementary School, part of the Little Rock School District. The
Residential Low Density (RL) category provides for single family homes at densities
not to exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than 6 units
per acre. This area is an established subdivision of single-family homes.
April 8, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-8531-B
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Master Street Plan: To the south is Baseline Road and it is shown as 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 Baseline Road since it is a Minor Arterial. This street may
require dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Baseline Road. A Bike Lane
provides a portion of the pavement for the sole use of bicycles.
H. ANALYSIS:
The applicant proposes to revise the existing PCD (Planned Commercial
Development) zoning for the property at 3618 Baseline Road. The property is located
on the north side of Baseline Road and just west of Scott Hamilton Drive. The existing
building was previously approved for use as a radiator shop with retail sales and
warehousing uses. Prior to that, the building was used as an auto repair garage and an
auto body shop.
The applicant proposes to reuse the existing building as an ATV Sales and
Repair/Wheel & Tire Shop. The existing building will be utilized for the sales and
service of all-terrain vehicles, and the sale and installation of wheels and rims. The
western portion of the building will be used for ATV sales and repair. The eastern
portion with the three (3) bay-garage will used for wheel and rim installation.
The applicant notes that up to two (2) ATVs and a sample of the available rims will be
on open display only during the business hours. The display items will be taken in each
day at the close of business. The applicant proposes the hour of operations as seven
(7) days a week from 10 a.m. to 7 p.m. The applicant notes that test rides/drives of
ATVs will not be allowed.
Access to the property will be via an existing driveway from Baseline Road. The
applicant proposes to use the existing seven (7) parking spaces accessed from
Baseline Road for customers. Employee parking will be located within the northern
half of the property. The applicant notes additional parking will be added if required by
the City’s Zoning Ordinance. Staff believes that the existing parking which has served
this site for a number of years will continue to be sufficient for the proposed new use.
The access from Christen Drive, immediately north of the property, will be only used for
deliveries, dumpster pick-up, and employee parking. There will be one (1) dumpster
located on the northern side of the lot near Christen Drive. Section 36- 523(d) of the
City’s Zoning Ordinance requires that the dumpster area be screened by an opaque
April 8, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-8531-B
fence or wall which exceeds the height of the dumpster by at least two (2) feet, not to
exceed eight (8) feet in total height.
The applicant intends to use the same signage style and size as the previous owner.
This signage includes building signage on Baseline Road and a ground sign within the
landscape area along Baseline Road. The signage style and size are consistent with
the signage allowed in commercial zones. The ground sign is proposed with a
maximum height of 36 feet and a maximum sign area of 160 square feet.
The applicant proposes to use the site lighting which currently exists on the site.
The applicant provided responses and additional information to all issues raised during
staff’s review of the application. To staff’s knowledge, there are no outstanding issues.
The applicant is requesting no variances with this application.
Staff is supportive of proposed use of the property as an ATV Sales and Repair and
Wheel and Tire Shop. Staff believes the proposed uses are reasonable, as the property
is currently zoned PCD for warehousing and was previously used for auto repair and
auto body work. The proposed zoning will represent a continuation of the historical use
of this property prior to annexation in 1982. Staff believes the proposed development
will have no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD zoning, subject to the following
conditions:
1.Compliance with the comments and conditions as noted in paragraphs D and E,
and the staff analysis, of the agenda staff report.
2. There are to be no test rides/drives of the ATVs at this location.
3. Any outdoor display must be taken in at the end of each business day.
PLANNING COMMISSION ACTION: (APRIL 8, 2021)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed on the
Consent Agenda and approved as recommended by staff, including all staff comments and
conditions. The vote was 9 ayes, 0 nays, 0 absent,1 abstention (Vogel), and 1 open
position.
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