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HomeMy WebLinkAboutZ-3371-YY Staff AnalysisOctober 16, 2014 TEM NO.: 5 ►�® LOCATION: OWNER/APPLICANT FILE NO.: Z -3371 -YY Lot 14, The Village at Brodie Creek Automobile Dealership — Revised Conditional Use Permit NE corner of Colonel Glenn Road and Colonel Glenn Plaza Drive Asbury Automotive Arkansas Dealership Holdings, LLC/L. Jordan Draper, Kimley Horn PROPOSAL: A revision to a previously approved conditional use permit which allows an automobile dealership on this C-2 zoned, 5.24 acre lot is requested. The plan has been modified and a freestanding car wash station has been added. 1. SITE LOCATION: The site is located on the north side of Colonel Glenn Road, between 1-430 and Colonel Glenn Plaza Drive. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located within the commercial node developed around the Colonel Glenn/1-430 Interchange. This area includes numerous existing and proposed automobile dealerships and other commercial uses. On November 29, 2012, the Commission approved a CUP to allow an automobile dealership on this lot. Under this proposal, there is some minor change to the site plan and the addition of a car wash building. Staff believes the proposed use is compatible with the uses in the area. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the John Barrow Neighborhood Association. 3. ON SITE DRIVES AND PARKING: Access to the site will be via a single driveway off of Colonel Glenn Plaza Drive. The site will contain paved parking for 358 vehicles to be used for customers, employees and vehicle display. Some parking on the west and east sides has been designed as stacked vehicle display with 2 to 3 rows stacked one behind the other. An additional paved display area with unconventional parking layout is indicated at the southern point of the site. Staff is not opposed to the arrangement of parking in these areas since they will be used for vehicle display and inventory parking, not in October 16, 2014 ITEM NO.: 5 (Cont. FILE NO.: Z -3371 -YY and out employee or customer usage. The transport truck route has been indicated on the plan, utilizing the one driveway and circling around the building. No transports will be allowed to park on the street for loading or unloading. 4. SCREENING AND BUFFERS: Site plan must comply with the City's landscape and buffer ordinance requirements. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (1/2) the full width requirement but in no case less than nine (9) feet. The approximate depth of the northeast portion of the lot is five hundred and twenty (520) feet. A thirty-two (32) foot wide buffer is required along northeast portion of Col. Glenn Plaza Drive. The approximate depth of the southeast portion is three hundred and ten (310) feet. A seventeen (17) foot buffer is required along the southeast portion of Col. Glenn Plaza Drive. 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 30 ft. buffer is required along the interstate frontage perimeter A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average liner spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be 4 October 16, 2014 ITEM NO.: 5 (Cont.) FILE NO.: Z -3371 -YY equal to an equivalent planter strip three (3) feet wide along the vehicular use area. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be three hundred (300) square feet for developments with more than one hundred fifty (150) parking spaces. Interior islands must be a minimum of seven and one half (7 Y2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. A landscape irrigation system shall be required for developments of one (1) acre or larger. 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. 5. PUBLIC WORKS COMMENTS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Delivery trucks are not allowed to unload on City streets. Show the proposed delivery truck route imposed on the site plan. 3. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 5. Sidewalks with appropriate handicap ramps along Col. Glenn Plaza Drive are required in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 3 October 16, 2014 ITEM NO.: 5 Cant. FILE NO.: Z -3371 -YY 6. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 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. 8. All driveways shall be concrete aprons per City Ordinance. 6. UTILITY, FIRE DEPT. AND CATA COMMENT Wastewater: Sewer available to this project. Entergy: Entergy will need to retain easements for the 3 phase line on the southern and eastern edges of the property and for the underground line on the western edge of the property. One Call should be made prior to digging to ensure proper location of the UG line. Contact Entergy in advance for service needs. Centerpoint Energy: No Comment. AT&T (SBS: No Comment. Water: No Objection. Fire Department: Install fire hydrants per Code. Driveways must be minimum of 26 feet all around the building. Contact Fire Department with revised access in driveway by car wash. County Planning: No Comments. CATH: The area is currently served by Route #14 Rosedale, approximately 6 blocks away. The development consists of a revised conditional use permit. CATA has this location in consideration for future expanded transit to expand further west along Col. Glenn. CATA requests consideration of pullouts and sidewalks at this location to enable buses to pull out of traffic to serve this location. 4 October 16, 2014 ITEM NO.: 5 (Cont. SUBDIVISION COMMITTEE COMMENT FILE NO.: Z -3371 -YY (SEPTEMBER 24, 2014) L. Jordan Draper was present representing the application. Staff presented the item and noted additional information was needed regarding signage, fencing and the dumpster location and screening. Staff noted that no unloading or loading of vehicles would be permitted in the public right-of-way. Mr. Draper was asked to show the transport vehicle route on the site plan. Staff also emphasized that no vehicles would be permitted to be parked or displayed on unpaved surfaces. Public Works, Landscape and other agency comments were noted. Mr. Draper indicated that a reduction in the perimeter buffers was being considered, specifically along the interstate frontage. Staff encouraged Mr. Draper to meet the ordinance standards. Mr. Draper stated the applicant was considering parking vehicles on the roof of the building. Staff stated that had not been indicated on the application and needed to be included with the responses to be submitted to staff. Staff noted that the developer has previously agreed to cost sharing for a traffic signal at the adjacent intersection. It was noted that a comment to that effect would be included in staff's analysis. The applicant was instructed to submit responses and revisions to the site plan by October 1, 2014. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: On November 29, 2012, the Commission approved a conditional use permit to allow for the development of an automobile dealership on this vacant, C-2 zoned, 5.2 acre lot. That development has not occurred. The applicant has made some changes to the previously approved plan, including the addition of a free-standing, tunnel style car wash building. The changes have prompted the need to apply for this revision to the approved C.U.P. The development will consist of a 42,000 square foot building and paved parking for 358 vehicles. The one-story building is expected to be 25 feet in height but in no case will exceed the allowable height of 45 feet established for C-2 zoned properties. The exterior finish of the building will be EIFS Parex, curtain wall and glass, and CMU. The building will contain a showroom floor, office spaces and a service center. All types of auto service will be performed, other than paint and body work. Signage will comply with that allowed in commercial zones. I1 October 16, 2014 ITEM NO.: 5 (Cont.) FILE NO.: Z -3371 -YY Days and hours of operation are proposed as Monday through Friday, 8:30 a.m. to 6:00 p.m. and Saturday, 9:00 a.m. to 6:00 p.m. A future expansion of 10, 700± square feet is indicated on the east side of the building. Bollard type fencing is proposed around the site. The dumpster and screening are indicated at the northeast corner of the site. All site lighting will be low-level and directional, shielded downward and into the site. The required 30 foot buffer on the Interstate perimeter is indicated. The buffer on Colonel Glenn Road ranges from 19.5 feet to as much as 40± feet at the intersection. The buffer on Colonel Glenn Plaza Drive ranges from 20 — 25 feet with two small points where it is reduced to 15 feet. Staff is satisfied with the perimeter buffers. The applicant is proposing to reduce the required interior landscaping to 6.3% of the vehicular use area. The Code requires 8% of the vehicular use area to be landscaped in islands that are no smaller than 300 square feet. Staff understands the desire not to place landscape islands in the east side, stacked inventory area. There are other locations on the site where the interior landscape islands can be provided to meet the requirement. Any variance from these standards will require approval from the City Beautiful Commission. To staffs knowledge there are no other issues. The transport truck route has been reviewed and approved by staff. The bill of assurance for this lot restricts the initial permitted use of the lot to "use as an automobile dealership for the sales and service of new BMW automobiles and SUV's and used car sales incidental to the operation of the BMW dealership." The proposed carwash building is to clean the car inventory and for customer use when they bring their cars for service. It will not be for use by the general public. The applicant responded to the issues raised at Subdivision Committee as noted on the site plan or in the analysis above. No vehicles are proposed to be parked on the roof of the building. STAFF RECOMMENDATION Staff recommends approval of the requested revised conditional use permit subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. All transport truck deliveries and shipments must take place on the site. No transports shall be permitted to park on the street for loading or unloading of vehicles. Staff recommends approval of a variance to allow the stacked vehicle display and inventory storage area parking spaces. October 16, 2014 ITEM NO.: 5 Cont.) FILE NO.: Z -3371 -YY PLANNING COMMISSION ACTION: (OCTOBER 16, 2014) The applicant was present. There was one objector present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above, including the parking design variance. The applicant, Jordan Draper, stated he would reserve his time to respond to issues raised by the objector. Henry "Hank" Kelley owner of approximately 50 acres of nearby property, stated he had just seen the site plan earlier this day. He stated he was concerned about the proposed location of the car wash building and its potential impact on the appearance of the entry road into the rest of the development, much of which he owns. He stated he would prefer to see the car wash moved to the east side of the property, away from the street. Mr. Kelley also voiced concern about any reduction in the landscape buffer and about possible damage to a water line along the street. He stated he was supportive of the proposed use. Mr. Draper responded that a proposed future expansion of the building was located on the east side of the site, limiting the location of the car wash building. He described the types of building materials, as noted in the staff analysis and stated the landscaping around the car wash building could be "beefed up" to provide screening. Mr. Draper stated the landscaping along the street would comply with Ordinance standards. Commissioner Nunnley asked Mr. Kelley if he was primarily concerned about the aesthetics of the building. Mr. Kelley stated he was willing to work with the applicant but he wanted the car wash relocated on the site. Commissioner Nunnley suggested the parties could work together to reach agreement or Mr. Kelley could appeal the Commission's approval to the Board of Directors. Mr. Kelley stated he wanted to register his objection and he would work in good faith with the applicant to reach an agreement. If not, he would appeal to the Board. A motion was made to approve the application with all staff comments and conditions. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. 7 SUBDIVISION COMMITTEE COMMENTS SEPTEMBER 24, 2014 ITEM NO.: 5. LOT 14 THE VILLAGE AT BRODIE CREEK AUTOMOBILE DEALERSHIP - REVISED CONDITIONAL USE PERMIT NE CORNER COL. GLENN ROAD AND COL. GLENN PLAZA DRIVE (Z -3371 -YY) _ Planning Staff Comments: 1. The bill of assurance for this lot restricts the initial permitted use of the lot to "use as an automobile dealership for the sales and service of new BMW automobile and SUV's and used car sales incidental to the operation of the BMW dealership." 2. Provide signage plan. 3. Locate and describe any proposed fencing. 4. Locate dumpster and required screening. 5. All site lighting is to be low-level and directional, shielded downward and into the site. 6. No unloading or loading of vehicles is allowed in the public right-of-way. Show the transport vehicle route on the site plan. 7. No vehicles will be permitted to be parked/displayed on unpaved surface. Variance/Waivers: Stacked parking for displayed vehicles. Public Works: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Delivery trucks are not allowed to unload on City streets. Show the proposed delivery truck route imposed on the site plan. 3. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 5. Sidewalks with appropriate handicap ramps along Col. Glenn Plaza Drive are required in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 6. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 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. 8. All driveways shall be concrete aprons per City Ordinance. Utilities and Fire De artment/Coun Planning: Wastewater: Sewer available to this project. Entergy: Entergy will need to retain easements for the 3 phase line on the southern and eastern edges of the property and for the underground line on the western edge of the property. One Call should be made prior to digging to ensure proper location of the UG line. Contact Entergy in advance for service needs. Centerpoint Energy: No Comment. AT&T (SBC): No Comment. Water: No Objection. ITEM NO.: 5 CON' Z -3371 -YY Fire Department: Install fire hydrants per Code. Driveways must be minimum of 26 feet all around the building. Contact Fire Department with revised access in driveway by car wash. County Planning: No Comments. CATA: The area is currently served by Route #14 Rosedale, approximately 6 blocks away. The development consists of a revised conditional use permit. CATA has this location in consideration for future expanded transit to expand further west along Col. Glenn. CATA requests consideration of pullouts and sidewalks at this location to enable buses to pull out of traffic to serve this location. Plannin Dim No Comments. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half ('/z) the full width requirement but in no case less than nine (9) feet. The approximate depth of the northeast portion of the lot is five hundred and twenty (520) feet. A thirty-two (32) foot wide buffer is required along northeast portion of Col. Glenn Plaza Drive. The approximate depth of the southeast portion is three hundred and ten (3 10) feet. A seventeen (17) foot buffer is required along the southeast portion of Col. Glenn Plaza Drive. 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. The property to the west and a portion of the property at the south is zoned R-2. Therefore, a thirty-one (32) foot wide buffer (6% of the average lot width) is required on the west property line and a twenty-four (24) foot wide buffer (6% of the average lot width) is required on a portion of the south property line. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be three hundred (300) square feet for developments with more than one hundred fifty (150) parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. ITEM NO.: 5 (CON'T) (Z -3371 -YY) The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. A landscape irrigation system shall be required for developments of one (1) acre or larger. 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. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday October 1, 2014. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feet of the site no later than Wednesday October 1, 2014. The City -provided notice form must be used. Proof of notice is to be provided to staff no later than October 10, 2014.