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HomeMy WebLinkAboutZ-3606-B Staff AnalysisFILE NO.: Z -3606-B NAME: Parker Cadillac Body Shop Revised Short -form PCD LOCATION: 11607 Rainwood Road DEVELOPER: Parker Luxury Automobiles 1700 North Shackleford Road Little Rock, AR 72212 ENGINEER: Norris Jerald Sparks Architect 62 Berkshire Drive Little Rock, AR 72204 AREA: 0.857 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: Automobile Paint and Body Shop PROPOSED ZONING: Revised PCD PROPOSED USE: Automobile Paint and Body Shop VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No 16,697 on June 21, 1994, which established Parker Cadillac Body Shop Short -form PCD. The site was to contain a paint and body repair facility to consolidate the Cadillac, Lexus and Saturn paint and FILE NO.: Z -3606-B (Cont body repair facilities of the greater Little Rock area. The applicant also requested C-3 uses as alternative uses for the site. The application was amended at the Planning Commission meeting to eliminate the request for alternative uses. The applicant indicated in the proposal the building was to be constructed with "superior character and appearance that he has achieved in the architectural contribution of the Cadillac and Lexus dealerships." The applicant also indicated "plans to invest in a handsome building with abundant landscaping and street appeal...." The facility was to be "state-of-the-art" facility and house automotive paint and repair equipment and processes that were the most technically advanced in the industry. The site plan included a six foot masonry and wood fence at the perimeter of the rear of the site to restrict both access and the view of the automobile storage area from neighbors. The front automobile access door would be closed at all times, except when an automobile was being delivered. The applicant also indicated noise would be minimal since most of the parts were being replaced rather than re -used. The applicant indicated the hours of operation to be from 7:30 am to 5:30 pm. The applicant indicated there were to be no delivery trucks accessing the site bringing parts. The applicant indicated trash would be collected three times per week and the retrieval would be from interior bins. The applicant stated there was to be no litter on the site. The approved site plan included a 12 -bay repair facility, 6 bay paint area and a 22 car holding space at the rear. Other conditions included, a narrower drive than desirable to comply with the City Engineering requirements, an eight -foot high decorative fence at the perimeter of the rear service area, extensive landscaping to increase street appeal of the site, less than desirable parking at the front of the building, no parking along the west wall of the building and park only finished cars at the southeast corner of the lot. A. PROPOSAUREQUEST: The applicant is proposing to revise the previously approved Planned Development to allow employee cars to be parked along the west wall of the building and to allow wrecked autos to be stored on the southeast corner of the lot. The applicant has indicated the east gate is the only entrance for tow trucks delivering vehicles to the site. The applicant has indicated because of the limited space the gates, need to remain open during business hours. B. EXISTING CONDITIONS: The area is a mix of residential, commercial and office uses. The area is predominately developed with commercial and office uses although the area to the north of the site is developed as patio homes. 2 FILE NO.: Z -3606-B Cont.) C. NEIGHBORHOOD COMMENTS.- As OMMENTS: As of this writing, staff has received several informational phone calls concerning the proposed development. The Birkshire Park Townhomes Property Owners Association, all residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. D. ANALYSIS: Zoning enforcement found the site in non-compliance and issue a notice to the owner on August 6, 2003. The enforcement officer found wrecked automobiles being stored at the southeast corner of the lot. There were also employees parking on the west wall of the building. The enforcement officer also found auto parts on the ground in the rear of the building. The manager of the facility was not aware of these issues being violations and corrected as many as possible prior to a second visit on August 21, 2003. The applicant is requesting a revision to the PCD to allow employees to park on the west side of the building and to store wrecked automobiles on the east side of the lot behind the wood gate. The applicant is requesting to allow three employees to park their personal vehicles along the western wall of the building. In addition the applicant has indicated the business is growing resulting in the need to expand the storage area. The applicant has also indicated with the location of the gates and accessibility for the tow trucks there is a need to expand into this area. The applicant agreed at the May 17, 1994 Public Hearing to a list of conditions to received approval of this request. There were ten conditions listed, one of which, was that the front overhead doors would remain closed at all times except when automobiles were being delivered. The applicant also agreed to construct wood gates at the drives, which were to be closed off at night. The applicant also agreed that only finished vehicles would be parked at the southeast corner of the lot. The body shop hours of operation were approved from 7:30 am to 5:30 pm. There was not a limit placed on the delivery hours of wrecked vehicles to the site and due to the nature of the business one would assume deliveries are made to the site during non -business hours. Staff is supportive of the request. The placement of three employee automobiles along the western wall of the building should have no impact on the area. If the site were being used as an office building one would expect automobiles to be parked in this area. 3 FILE NO.: Z -3606-B (Cont. The applicant is also requesting to place wrecked cars in the southeastern portion of the lot. Staff is also supportive of this request. The area abuts non- residential uses to the south and east and is screened with a wood fence. Staff dose not feel the addition of wrecked inventory in this area would have any negative impact on the area. The applicant has not requested to revise any of the previously approved conditions, i.e. the overhead door remaining closed at all times with the exception of when automobiles are being delivered. Staff recommends this condition remain as a condition of approval. To Staffs knowledge there are no outstanding issues associated with the proposed request. E. STAFF RECOMMENDATION: Staff recommends approval of the request to allow three employee automobiles to be parked along the west wall of the building and to allow wrecked automobiles to be stored in the southeastern area of the site. Staff also recommends all other previous conditions continue to apply to the development. PLANNING COMMISSION ACTION' (DECEMBER 4, 2003) Mr. Rick Parker was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant was requesting a revision to allow three (3) employees to park along the west wall and to allow wrecked automobiles to be parked in the southeast corner of the lot. Staff stated the neighborhood had expressed concerns with the gates being left open and the parking of cars in that area. Staff stated the neighborhoods concerns were that the automobiles would be visible from the street. Staff noted the gates were not required to be closed during business hours. Mr. Parker requested his application be amended to only include the request for the addition of the parking of three employee cars along the west wall of the building. A motion was made to approve the request as amended. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 0 December 4, 2003 ITEM NO.: 26 NAME: Parker Cadillac Body Shop Revised Short -form PCD LOCATION: 11607 Rainwood Road DEVELOPER: Parker Luxury Automobiles 1700 North Shackleford Road Little Rock, AR 72212 ENGINEER: Norris Jerald Sparks Architect 62 Berkshire Drive Little Rock, AR 72204 FILE NO.: Z -3606-B AREA: 0.857 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: Automobile Paint and Body Shop PROPOSED ZONING: Revised PCD PROPOSED USE: Automobile Paint and Body Shop VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No 16,697 on June 21, 1994, which established Parker Cadillac Body Shop Short -form PCD. The site was to contain a paint and body repair facility to consolidate the Cadillac, Lexus and Saturn paint and December 4, 2003 SUBDIVISION ITEM NO.: 26 (Cont.) FILE NO.: Z -3606-B body repair facilities of the greater Little Rock area. The applicant also requested C-3 uses as alternative uses for the site. The application was amended at the Planning Commission meeting to eliminate the request for alternative uses. The applicant indicated in the proposal the building was to be constructed with "superior character and appearance that he has achieved in the architectural contribution of the Cadillac and Lexus dealerships." The applicant also indicated "plans to invest in a handsome building with abundant landscaping and street appeal...." The facility was to be "state-of-the-art" facility and house automotive paint and repair equipment and processes that were the most technically advanced in the industry. The site plan included a six foot masonry and wood fence at the perimeter of the rear of the site to restrict both access and the view of the automobile storage area from neighbors. The front automobile access door would be closed at all times, except when an automobile was being delivered. The applicant also indicated noise would be minimal since most of the parts were being replaced rather than re -used. The applicant indicated the hours of operation to be from 7:30 am to 5:30 pm. The applicant indicated there were to be no delivery trucks accessing the site bringing parts. The applicant indicated trash would be collected three times per week and the retrieval would be from interior bins. The applicant stated there was to be no litter on the site. The approved site plan included a 12 -bay repair facility, 6 bay paint area and a 22 car holding space at the rear. Other conditions included, a narrower drive than desirable to comply with the City Engineering requirements, an eight -foot high decorative fence at the perimeter of the rear service area, extensive landscaping to increase street appeal of the site, less than desirable parking at the front of the building, no parking along the west wall of the building and park only finished cars at the southeast corner of the lot. A. PROPOSAUREQUEST: The applicant is proposing to revise the previously approved Planned Development to allow employee cars to be parked along the west wall of the building and to allow wrecked autos to be stored on the southeast corner of the lot. The applicant has indicated the east gate is the only entrance for tow trucks delivering vehicles to the site. The applicant has indicated because of the limited space the gates, need to remain open during business hours. 2 December 4, 2003 SUBDIVISION ITEM NO.: 26 (Co B. EXISTING CONDITIONS: FILE NO.: Z -3606 - The area is a mix of residential, commercial and office uses. The area is predominately developed with commercial and office uses although the area to the north of the site is developed as patio homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls concerning the proposed development. The Birkshire Park Townhomes Property Owners Association, all residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. D. ANALYSIS: Zoning enforcement found the site in non-compliance and issue a notice to the owner on August 6, 2003. The enforcement officer found wrecked automobiles being stored at the southeast corner of the lot. There were also employees parking on the west wall of the building. The enforcement officer also found auto parts on the ground in the rear of the building. The manager of the facility was not aware of these issues being violations and corrected as many as possible prior to a second visit on August 21, 2003. The applicant is requesting a revision to the PCD to allow employees to park on the west side of the building and to store wrecked automobiles on the east side of the lot behind the wood gate. The applicant is requesting to allow three employees to park their personal vehicles along the western wall of the building. In addition the applicant has indicated the business is growing resulting in the need to expand the storage area. The applicant has also indicated with the location of the gates and accessibility for the tow trucks there is a need to expand into this area. The applicant agreed at the May 17, 1994 Public Hearing to a list of conditions to received approval of this request. There were ten conditions listed, one of which, was that the front overhead doors would remain closed at all times except when automobiles were being delivered. The applicant also agreed to construct wood gates at the drives, which were to be closed off at night. The applicant also agreed that only finished vehicles would be parked at the southeast corner of the lot. K9 December 4, 2003 SUBDIVISION ITEM NO.: 25 Cont. FILE NO.: Z -3606-B The body shop hours of operation were approved from 7:30 am to 5:30 pm. There was not a limit placed on the delivery hours of wrecked vehicles to the site and due to the nature of the business one would assume deliveries are made to the site during non -business hours. Staff is supportive of the request. The placement of three employee automobiles along the western wall of the building should have no impact on the area. If the site were being used as an office building one would expect automobiles to be parked in this area. The applicant is also requesting to place wrecked cars in the southeastern portion of the lot. Staff is also supportive of this request. The area abuts non- residential uses to the south and east and is screened with a wood fence. Staff dose not feel the addition of wrecked inventory in this area would have any negative impact on the area. The applicant has not requested to revise any of the previously approved conditions, i.e. the overhead door remaining closed at all times with the exception of when automobiles are being delivered. Staff recommends this condition remain as a condition of approval. To Staffs knowledge there are no outstanding issues associated with the proposed request. E. STAFF RECOMMENDATION: Staff recommends approval of the request to allow three employee automobiles to be parked along the west wall of the building and to allow wrecked automobiles to be stored in the southeastern area of the site. Staff also recommends all other previous conditions continue to apply to the development. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Rick Parker was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant was requesting a revision to allow three (3) employees to park along the west wall and to allow wrecked automobiles to be parked in the southeast corner of the lot. Staff stated the neighborhood had expressed concerns with the gates being left open and the parking of cars in that area. Staff stated the neighborhoods concerns were that the automobiles would be visible from the street. Staff noted the gates were not required to be closed during business hours. 4 December 4, 2003 SUBDIVISION ITEM NO.: 26 (Cont.) FILE NO.: Z -3606-B Mr. Parker requested his application be amended to only include the request for the addition of the parking of three employee cars along the west wall of the building. A motion was made to approve the request as amended. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 5