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HomeMy WebLinkAboutZ-4052-A Staff AnalysisSeptember 13, 1983 SUBDIVISIONS Item No. 6 - File No. 448 NAME: Tropical Galleries - Short Form PCD (Z -4052-A) LOCATION: SE Corner of 12th and Spring Streets REQUEST: Rezone from "HR" High Density Residential to "PCD" Planned Commercial District. DEVELOPER: ENGINEER/SURVEYOR: 4A Al Davenport Brooks and Curry 1023 E. 3rd Street P.O. Box 897 Little Rock, AR North Little Rock, AR 72115 Phone: 374-6985 AREA: .792 acres NO. OF LOTS: 6 FT. NEW STREETS: 0 ZONING: "HR" PROPOSED USES: Tropical Plant Storage I. Site History This site was recently considered by the Little Rock Planning Commission for rezoning from "HR" High Density Residential to "GB." It was originally considered by the Executive Committee of the Mansion Area Advisory Committee (CZD) and deferred to the City, since the Committee was afraid of the long-term implications of "GB" zoning, which is the least restrictive within the Central Little Rock Zoning Ordinance. At the public hearing on July 26th, staff recommended denial due to a desire to preserve portions of the downtown area for residential use. Opposition to the rezoning was voiced by members of the St. Paul AME Zion Church and Ron Newman, Capitol Zoning District Administrator. The Commission discussed with the applicant and the opposers, the possibility of converting the application to a request for a Planned Unit Development. The Commission finally voted to approve the application as filed. The motion failed by 0 ayes, 8 noes, 1 absent and 2 abstentions. P September 13, 1983 SUBDIVISIONS Item No. 6 - Continued II. Development Objectives A. The expansion of warehouse and office space at an existing business that leases live plant material. B. The construction of a distribution center for servicing the accounts in Arkansas and the surrounding states. C. Elimination of an existing eyesore, resulting in the upgrading of the property in the surrounding neighborhood. III. Development Proposal A- A. The use of six lots on .792 acres in conjunction with the tropical plant storage business. B. The use of an existing metal frame and metal -covered building (140' x 72.21) for tropical plant storage. C. The rebuilding of only a portion of an existing fire -damaged, frame and brick building for office space (30' x 651). D. The provision of 14 parking spaces shielded by a 14' brick wall and landscaping. E. No plans for vacant 2 1/2 lots on the south, except perimeter landscaping and possible employee parking. F. The installation or a large metal door on the n Spring Street side, which will enable trucks to pull completely inside the building for loading and unloading. G. Engineering Comments 1. Add and repair curb along W. 12th Street where curb and gutter is missing or damaged. 2. Replace broken section of sidewalks on Spring and W. 13th Streets. September 13, 1983 SUBDIVISIONS Item No. 6 - Continued Staff Analvsis Staff remains loyal to its original position when this proposal was considered for rezoning. We do not support this application due to a long-term goal regarding the revitalization of the downtown area with infill residential uses. It is reasonable to project that the downtown area can be developed with more high density residential. To approve this plan would necessitate straying from that commitment. Futhermore, the short form PUD process was not designed to incorporate industrial proposals. Staff Recommendation 4 Denial. SUBDIVISION COMMITTEE REVIEW: The applicant was present. He reported that he had spoken with the members of the neighboring church. The Committee passed this to the Commission, subject to assurances that trucks will pull completely inside the building for loading and unloading. PLANNING COMMISSION ACTION: The applicant was present and were several objectors present for the adjacent church, spoke membership and results of the applicant's representative. followed. A motion was made t filed. The motion passed by a 0 absent. addressed the issue. There Mr. Mercer, the attorney to the concerns of the church meeting held with the A lengthy discussion then o approve the request as vote of 7 ayes, 4 noes, FILE NO.: Z -4052-B NAME: Tropical Galleries Revised Short -form PCD LOCATION: 315 West 12th Street DEVELOPER: Jerry Meyer 900 South Shackleford Road, Suite 210 Little Rock, AR 72211 ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.79 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PCD — for Tropical Plant Galleries ALLOWED USES: Single use for Tropical Plant Galleries ROPOSED ZONING: PCD — Multiple uses PROPOSED USE: Tropical Plant Galleries and C/M Restoration VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: The site was originally considered by the Executive Committee of the Mansion Area Advisory Committee (CZD) and deferred to the City, since the Committee was afraid of the long-term implications of the Central Little Rock Zoning Ordinance. The site was FILE NO.: Z -4052-B (Cont. considered by the Little Rock Planning Commission for rezoning from "HR" High Density Residential to "GB" and the request was denied at the July 26, 1983 Planning Commission Public Hearing. The applicant later submitted a request for a PCD for the site. The request was approved by the Commission at the September 13, 1983 Public Hearing and by the Board of Directors on December 6, 1983 (Ordinance No. 14,555). This ordinance was modified on May 21, 1996 by an ordinance reaffirming previously approved single use planned unit developments (Ordinance No. 17,190). The approved request allow for the site to develop as Tropical Plant Galleries. The site was to be utilized by the applicant as storage for live plant materials. The applicant proposed the placement of the distribution center for servicing the accounts in Arkansas and the surrounding states. The development plan included the rebuilding of a portion of a fire -damaged, frame and brick building for office space, the installation of a large metal door on the Spring Street side, which would enable trucks to pull completely inside the building for loading and unloading and the provision for 14 parking spaces shielded by a 14 -foot brick wall. A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PCD to allow multiple tenants to occupy the space at 315 West 12th Street. Currently there is a 10,066 square foot building located on the site that Tropical Plant Galleries occupies. The applicants proposes to allow C/M Restoration to operate from the location as well. C/M restores older homes in the Quapaw and Hillcrest neighborhoods and the facility would be used as a workshop for restoration projects associated with their business. All operations and storage of materials are proposed to take place indoors. The applicant proposes the placement of trailers in the rear and to park the trailers on a gravel surface. The applicant is not proposing the placement of a hard surface parking area due to the limited moving of the trailers and the applicant does not desire to damage the root system of the several significant trees located on the site. B. EXISTING CONDITIONS: The site is currently being used by the Tropical Plant Galleries. The owner only uses a small portion of the building leaving a very large warehouse vacant. The uses in the area include a mix of residential and non-residential uses. There are large warehousing activities to the west and a vacant abandoned building to the east. Adjacent to the rear of the lot (West 13th Street) there are single-family homes and vacant/depleted buildings. 2 FILE NO.: Z -4052-B (Cont, C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Downtown Neighborhood Association along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Boundary street improvements and storm water detention requirements do not apply unless construction is proposed with a future building permit. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water at 992-2438 if larger and/or additional meter(s) are needed. Due to the nature of this facility, installation of a reduced pressure zone backflow preventer will be required on the domestic water service for this facility. This device shall be installed prior to any outlet. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Mixed Use Urban for this property. The applicant has applied for a revision of an existing Planned Commercial Development to provide an office for a restoration business. The request does not require a change to the Land Use Plan. 3 FILE NO.: Z -4052-B [Cont. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Downtown Neighborhoods Plan for the Future. The plan does not contain any goals, objectives, or action statements that are relative to this application. Landscape: Parking areas need to be defined and fenced in order to protect the giant trees on this site from having their critical root zones (75% of the tree drip lines) compacted. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 22, 2003) Mr. Jerry Meyer and Mr. and Mrs. Carslile were present representing the request. Staff gave an overview of the rezoning request and stated the applicant was requesting a revision to allow the addition of multiple uses on the site. Staff stated the proposal included the additional a 16 -foot by 65 -foot office building at some point in the future. Staff noted additional items needed on the proposed site plan. Staff requested the applicant indicate parking spaces and the location of the gravel parking area. Staff also noted the significant trees located on the site and requested the applicant protect at least 75% of the tree drip lines. Public Works comments were addressed. Staff stated at the time of construction the applicant would be required boundary street improvements on the site. Staff started all curb, gutter and sidewalk would be required to brought up to code prior to occupancy. There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing the comments at the May 22, 2003 Subdivision Committee meeting. The applicant has indicated parking stalls on the proposed site. The applicant has also indicated the gravel parking area in the rear of the building. The applicant has noted at least 75% of the tree's critical root zone would be protected to enhance the survivability of the significant trees located on the site. Staff is supportive of this request. The applicant is proposing sales activities of Tropical Plant Galleries to take place on occasion outdoors. This activity will take place along the Spring Street side of the building. All other activities are to take place indoors and no outdoor storage of materials is proposed. The applicant is proposing the placement of seven (7) on-site parking spaces. The parking proposed would not meet the typical ordinance requirement but staff M E NO.: Z -4052-B (Cont feels due to the nature of the development the parking proposed is sufficient to meet the demand. There will be limited customer traffic to the site since most of the activity takes place at the client's home. The days and hours of operation are consistent with area business hours of operation and should have no adverse impact on the surrounding neighborhood. To Staff's knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the request to amend the existing PCD to allow multiple uses to locate on the site. The site is shown as Mixed Use Urban on the Future Land Use Plan and is located in the UU zoning district. The use requested is compatible with allowable uses in the district and is consistent with the Future Land Use Plan. I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (JUNE 12, 2003) The applicant was present. There was one objector present. Commissioner Meyer and Commissioner Rector stated they would have to recuse on the item. Commissioner Meyer stated he was representing the applicant in a real estate deal. Commissioner Rector stated he had represented the applicant in a previous real estate deal. Staff presented the item with a recommendation of approval. Staff stated their recommendation was based on the applicant complying with the conditions outlined in paragraphs D, E and F of the Staff Report. Mr. Anderson Lewis addressed the Commission in opposition of the proposed development. He stated he was opposed to increasing the intensity of the development on the site. He stated he was the Pastor of the church located west of the site and parking was the primary concern. He stated he also had concerns with the commercial business operating during church service. The applicant stated the additional use was a low intensity use. He stated the business would not be open on Sunday or during the evening hours. He stated there would be limited customer traffic to the site and there were only five (5) employees of the business. He stated the site would utilize the existing parking area and add a small parking area behind the building to be used as trailer storage. A motion was made to approve the request as filed. The motion carried by a vote of 8 ayes, 0 noes, 1 absent and 2 recuse (Jerry Meyer and Bill Rector). 61