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HomeMy WebLinkAboutOriginal PCD 2005 Staff Report and Approval RecordLJuly2005 ITEM NO.: 23 FILE NO.: Z-7870 NAME: King Mills Estates — Long -form PCD LOCATION: Located at 23724 Highway 10 DEVELOPER King Mills Estates, LLC 12423 Garrison Road Little Rock, AR 72223 ENGINEER: King's Surveying, Inc. P. O. Box 599 Perryville, AR 72126 AREA: 5.1 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: C-3 ALLOWED USES: General Commercial uses PROPOSED ZONING: PCD PROPOSED USE: C-3 uses with sales of automobiles and portable buildings, landscape nursery and limited outdoor storage of farm supplies VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND On August 22, 2002, in conjunction with the City's expansion of its extraterritorial zoning jurisdiction, the Planning Commission voted to recommend approval of C-3 zoning for this site. On November 19, 2002, the Board of Directors approved the C-3 zoning by the adoption of Ordinance No. 18,779. July 7, 2005 SUBDIVISION ITEM NO.; 23 (Cont.) FILE NO.: Z-7870 A. PROPOSAL/REQUEST: The applicant now proposes to rezone the site from C-3 to PCD to maintain C-3 uses and to add additional uses to specific use areas on the site. The proposed uses by area are as follow: Area 3: Existing building; C-3 uses with addition of motorcycle and ATV sales. Area 4: C-3 uses with addition of display and sales of portable storage buildings, to be limited to 16 buildings; sales of up to 10 used automobiles with no mechanic work; long-range plan for car wash, will require returning to Planning Commission. Area 5: Existing building; C-3 uses with some outside display of feed and limited outside storage of farm supplies behind the building within a privacy fence. Area 6: Existing residential structure; C-3 uses. Area 7. Undeveloped; C-3 uses; long-range plan for strip retail, mini - warehouses or RV/boat storage will require returning to Planning Commission. Area 8: C-3 uses with addition of landscape nursery; long range plan for strip retail, mini -warehouses or RV/boat sales will require returning to Planning Commission. B. EXISTING CONDITIONS: The property is outside of the city limits in an area that is rural in nature. Other uses in the area include single family homes on large tracts and large areas of undeveloped properties. This site contains two nonresidential buildings, a residential structure, areas of substandard parking and the plant nursery and a small area for car sales. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all residents within 300 feet who could be identified were notified of this request. There is no neighborhood association in the area. D. ENGINEERING COMMENTS: 1. Highway 10 is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2 July 7, 2005 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-7870 2. Barrett Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Highway 10 and Barrett Road. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Barrett Road and Hwy. 10 including 5-foot sidewalks with planned development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside service boundary. No Comment. Entergv: No Comments received. Reliant: Approved as submitted. Southwestern Bell: No Comments received. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Outside service boundary, provide statement from area Volunteer Fire Department indicating approval and ability to provide service. County Planning: No Comments received. CATA: The site is located outside of the CATA service area. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Barrett Planning District. The Land Use Plan shows Commercial and Single Family for this property. The applicant has applied for a zoning change from C-3 (General Commercial District) to PCD (Planned Commercial District) to allow the site to be used for a mixture of commercial uses including outdoor display. The Land Use Plan in this area indicates that commercial activities should front Highway 10 and not expand into the Single Family area northeast of the existing Commercial area. 3 July 7, 2005 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-7870 The particular request does not require a change to the Land Use Plan; however, staff feels that any commercial activity on the site should be focused on Highway 10 and not encroach on the adjacent Single Family area. Master Street Plan: Highway 10 is shown as a Principal Arterial on the plan and is built as a rural two-lane highway through that area. The primary function of a Principal Arterial is to serve through traffic and connect major traffic generators or activity centers within urbanized areas. Highway 10 may require dedication of right-of-way and may require street improvements. Since this property is located on a Principal Arterial access to the site should be minimized and should not impede through traffic. This application also has frontage onto Barrett Road that is shown as a Collector and is built as a rural two-lane road adjacent to the site. A Collector street's primary purpose is to link Local Streets to activity centers and Arterials. Barrett Road has special design standards indicating a 40 foot building setback from the roadway and neighborhood meetings with area property owners regarding alignment and engineering of the roadway. Barrett Road may require dedication of right-of-way and may require street improvements Bicycle Plan: Existing or proposed Class I, ll, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: New development or redevelopment will require compliance with the City's Landscape and Buffer Ordinances. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present. Staff presented the item and noted additional information was needed regarding signage and days and hours of each use. The applicant was advised to indicate areas for building and vehicle display on Area 4; areas of outdoor display/storage of farm products on Area 5; and areas of outdoor display and buildings on Area 8 (landscape business). It was noted that future redevelopment of each area would require returning to the Planning Commission fo.r approval of each specific development. It was also noted that there was no proposal to plat the property into individual lots at this time. El July 7, 2005 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-7870 Public Works, Utility and Landscape Comments were noted. Staff noted that the proposed plan did show the required right-of-way dedication. The applicant was advised to provide a statement from the local volunteer fire department indicating approval and ability to provide service. The applicant was advised to respond to staff comments by June 22, 2005. The Committee forwarded the item to the full Commission. H. ANALYSIS: In late 1992, in conjunction with the City's expansion of its extraterritorial zoning jurisdiction, this 5.1± acre tract was zoned to C-3 General Commercial District. The site contains three buildings and has a history of nonresidential use. The applicant now proposes to rezone the site from C-3 to PCD to maintain C-3 uses and to add additional uses to specific use areas on the site. For identification purposes only, the site has been divided into use areas 3, 4, 5, 6, 7 and 8. In all areas, the applicant wishes to retain C-3 uses. The other proposed uses, which generated the PCD request, are as follow: Area 3: Existing building; add motorcycle and ATV sales. Display will be limited to a small area beside or behind the building. Area 4: Display and sales of portable storage buildings, to be limited to 16 buildings. Sales of up to 10 used automobiles, with no mechanic work. The storage buildings are constructed in another state and delivered to the customer. Area 8: Landscape nursery, with areas of outside display of plants, rocks, mulch and other landscape materials. Area 5: Existing commercial building; existing, limited display of farm products and feed in a screened area behind the building. The applicant has indicated long-range plans for other development on the site. Any of these expanded plans or new development will require returning to the Commission and Board to revise the PCD. Hours of operation for the various uses will not exceed Monday through Saturday, 7:00 a.m. — 5:00 p.m. with the exception of King's One Stop (Area 5) which operates from 5:00 a.m. — 7:00 p.m., Monday through Saturday. The only additional signage at this time is a ground sign for the landscape company. The sign will comply with the Highway 10 Overlay Standards; 6 feet in height, 72 square feet, monument style. July 7, 2005 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-7870 As specifically described by the applicant, staff can support the proposed PCD. Required right-of-way dedication has been shown. Any new development or redevelopment will likely trigger required street improvements and additional site improvements including screening, landscaping and paving of vehicular use areas. Staff does not believe the minor expansion of uses on this C-3 zoned site will affect the site's compatibility with the area. The applicant submitted responses to issues raised at Subdivision Committee. This unplatted tract does not have a bill of assurance. STAFF RECOMMENDATION: Staff recommends approval of the requested PCD zoning to add the specific uses subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections D, E and F of the agenda staff report. 2. Uses are to be limited to the specific areas shown on the site plan. 3. Any new site lighting is to be shielded downward and into the site to prohibit light spilling onto adjacent properties. 4. Any future development or redevelopment must be brought back as a revision to the PCD. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There was one person present who had concerns. Ms. Lori Llewellyn, of 7715 Barrett Road, submitted a letter in which she stated she was in agreement with the proposal. She stated the applicant, had filled his property and created a water run-off onto her site. She also stated the applicant's property had areas that needed to be mowed and cleaned -up. Staff informed the Commission that those issues would be discussed with the applicant and addressed prior to the rezoning being forwarded to the Board of Directors. Ms. Llewellyn had stated she did not wish to address the Commission, but wanted her concerns made a part of the record. Staff recommended approval of the application subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the Consent Agenda and approved by a vote of 11 ayes, 0 noes and 0 absent.