Loading...
HomeMy WebLinkAboutZ-4116-A Staff AnalysisFILE NO.: Z-4116-A Owner: ECCO Development Corporation Applicant: Eugene Eberle, Jr. Location: 8300 Kellett Road Area: Approximately 16 acres Request: Rezone from R-2 to PD-1 (ECCO Development Corp. — Long -Form PD-1) Purpose: Welding business and 1-2 permitted uses Existing Use: Vacant industrial buildings SURROUNDING LAND USE AND ZONING North — Arkansas River and undeveloped property; zoned 1-2 East — Fourche Creek and undeveloped property; zoned R-2 South — Single family residences on large lots and a church, zoned R-2 West — Undeveloped property and Little Rock Municipal Airport; zoned R-2 and 1-2 A. PUBLIC WORKS COMMENTS: 1. Any construction, fill, grading, or land clearing activities will require a special Grading Permit for Flood Hazard Areas per Sec. 8-283 prior to construction. An updated survey showing all current floodway and floodplain locations, along with all existing easement would be required. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. Bus Route #20 (College Station Route) runs along East Roosevelt Road to the south. FILE NO.: Z-4116-A (Cont. C. PUBLIC NOTIFICATION: All property owners located within 200 feet of the site, all residents within 300 feet who could be identified, and the East Roosevelt and Hermitage Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Port Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for PD-I zoning for the continued industrial use of the property. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. 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. E. STAFF ANALYSIS: ECCO Development Corporation, owner of approximately 16 acres of property at 8300 Kellett Road, is requesting to rezone the property from "R-2" Single Family District to "PD-I" Planned Development — Industrial. The rezoning is requested for use of the property by a welding company, with "1-2" Light Industrial permitted uses as alternate uses. The applicant originally filed a rezoning application for a change from R-2 to "1-3" Industrial District, but after reviewing the application staff determined a PD-I zoning would be more appropriate, given the existing R-2 zoning and uses to the south. The 16 acre property contains four (4) industrial buildings which have existed on the site for many years. There is a levee which runs east/west through the center of the property, with one (1) of the buildings being located between the levee and the Arkansas River (back water). There is an access drive (mostly gravel) which runs from the end of Kellett Road to a barge dock located along the north property line. The majority of the property is grass covered. The general area contains a mixture of uses and zoning. There is undeveloped R-2 and 1-2 zoned property located to the north, east and west, with the Little Rock Municipal Airport located further to the west. There is R-2 zoned property to the south which contains single family residences on large lots and a church. The Southwest Airlines Call Center 2 FILE NO.: Z-4116-A (Cont. building and the UPS development are located further to the south along Fourche Dam Pike. Fourche Creek borders the property to the east, with back water from the Arkansas River being located adjacent to the north property line. The back water area has served as river barge access to the property for a number of years. The applicant proposes to operate a welding business on the property, which will utilize the property basically as is. The applicant proposes to remodel the three (3) largest buildings on the property for offices and warehouse space. The smaller building on the south side of the access drive will likely be removed, given its deteriorated state. The existing drive and parking will also be utilized, with possible minor updates. The applicant also proposes to have an area of outside storage/outside welding located between the levee and the river. This is an area where outside welding/metal work has taken place in the past. A business which once occupied the property cut very large metal structures, which were parts of dismantled missile silos, into small pieces. As noted previously, the applicant proposes 1-2 permitted uses as alternate uses. The City's Future Land Use Plan designates this property as Light Industrial. The requested PD-1 zoning does not require a change to the Land Use Plan. Staff is supportive of the requested PD-I zoning. As noted previously, the applicant originally requested a rezoning to 1-3, but amended the application at the request of staff. Staff felt that there were several onerous uses (bulk storage of flammable materials, salvage yard, landfill, etc.) permitted in the 1-3 zoning district, which would not be appropriate for the property, given its close proximity to single family uses to the south. The applicant proposes to use the property as it has been used under a nonconforming zoning status for a number of years. With the conditions placed on the property through the PD-I zoning (site plan and use specific), staff feels that the rezoning will have no adverse impact on the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested PD-1 zoning, subject to the following conditions: 1. The outdoor use of the property will be limited to the proposed welding business only. Any outdoor use/storage associated with a subsequent user of the property must conform to the 1-2 zoning development criteria, or a revised PD-1 must be filed. 2. All outdoor uses will be limited to daylight hours. 3 FILE NO.: Z-4116-A (Cont. 3. All outdoor uses will be limited to the area of the property between the existing levee and the river. 4. Any signage must conform to the industrial standards, as allowed by the City's Zoning Ordinance. 5. Any area of the property located within the regulatory floodway must be zoned OS. 6. Building permits must be obtained for remodeling the existing structures. 7. Any site lighting must be low-level and directed away from adjacent residential property. 8. Permitted uses will include the proposed welding business and those uses listed as "permitted uses" in the 1-2" Light Industrial Zoning District. PLANNING COMMISSION ACTION: (FEBRUARY 12, 2004) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The applicant offered no additional comments. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. The application was approved. CI February 12, 2004 ITEM NO.: 5 FILE NO.: Z-4 Owner: ECCO Development Corporation Applicant: Eugene Eberle, Jr. Location: 8300 Kellett Road Area: Approximately 16 acres Request: Rezone from R-2 to PD-I (ECCO Development Corp. — Long -Form PD-1) Purpose: Welding business and 1-2 permitted uses Existing Use: Vacant industrial buildings SURROUNDING LAND USE AND ZONING North — Arkansas River and undeveloped property; zoned 1-2 East — Fourche Creek and undeveloped property; zoned R-2 South — Single family residences on large lots and a church, zoned R-2 West — Undeveloped property and Little Rock Municipal Airport; zoned R-2 and 1-2 A. PUBLIC WORKS COMMENTS: 1. Any construction, fill, grading, or land clearing activities will require a special Grading Permit for Flood Hazard Areas per Sec. 8-283 prior to construction. An updated survey showing all current floodway and floodplain locations, along with all existing easement would be required. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. Bus Route #20 (College Station Route) runs along East Roosevelt Road to the south. February 12, 2004 ITEM NO.: C. PUBLIC NOTIFICATION: FILE NO.: Z-4116-A All property owners located within 200 feet of the site, all residents within 300 feet who could be identified, and the East Roosevelt and Hermitage Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Port Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for PD-1 zoning for the continued industrial use of the property. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. City Recognized Neic jhborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. E. STAFF ANALYSIS: ECCO Development Corporation, owner of approximately 16 acres of property at 8300 Kellett Road, is requesting to rezone the property from "R-2" Single Family District to "PD-I" Planned Development — Industrial. The rezoning is requested for use of the property by a welding company, with "1-2" Light Industrial permitted uses as alternate uses. The applicant originally filed a rezoning application for a change from R-2 to "1-3" Industrial District, but after reviewing the application staff determined a PD-I zoning would be more appropriate, given the existing R-2 zoning and uses to the south. The 16 acre property contains four (4) industrial buildings which have existed on the site for many years. There is a levee which runs east/west through the center of the property, with one (1) of the buildings being located between the levee and the Arkansas River (back water). There is an access drive (mostly gravel) which runs from the end of Kellett Road to a barge dock located along the north property line. The majority of the property is grass covered. The general area contains a mixture of uses and zoning. There is undeveloped R-2 and 1-2 zoned property located to the north, east and west, with the Little Rock Municipal Airport located further to the west. 2 February 12, 2004 , 'y ITEM NO.: 5 Cont. FILE NO.: Z-411E-A There is R-2 zoned property to the south which contains single family residences on large lots and a church. The Southwest Airlines Call Center building and the UPS development are located further to the south along Fourche Dam Pike. Fourche Creek borders the property to the east, with back water from the Arkansas River being located adjacent to the north property line. The back water area has served as river barge access to the property for a number of years. The applicant proposes to operate a welding business on the property, which will utilize the property basically as is. The applicant proposes to remodel the three (3) largest buildings on the property for offices and warehouse space. The smaller building on the south side of the access drive will likely be removed, given its deteriorated state. The existing drive and parking will also be utilized, with possible minor updates. The applicant also proposes to have an area of outside storage/outside welding located between the levee and the river. This is an area where outside welding/metal work has taken place in the past. A business which once occupied the property cut very large metal structures, which were parts of dismantled missile silos, into small pieces. As noted previously, the applicant proposes 1-2 permitted uses as alternate uses. The City's Future Land Use Plan designates this property as Light Industrial. The requested PD-I zoning does not require a change to the Land Use Plan. Staff is supportive of the requested PD-I zoning. As noted previously, the applicant originally requested a rezoning to 1-3, but amended the application at the request of staff. Staff felt that there were several onerous uses (bulk storage of flammable materials, salvage yard, landfill, etc.) permitted in the 1-3 zoning district, which would not be appropriate for the property, given its close proximity to single family uses to the south. The applicant proposes to use the property as it has been used under a nonconforming zoning status for a number of years. With the conditions placed on the property through the PD-I zoning (site plan and use specific), staff feels that the rezoning will have no adverse impact on the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested PD-I zoning, subject to the following conditions: 1. The outdoor use of the property will be limited to the proposed welding business only. Any outdoor use/storage associated with a 3 February 12, 2004 ITEM NO.: 5 Cont. FILE NO.: Z-4116-A subsequent user of the property must conform to the 1-2 zoning development criteria, or a revised PD-I must be filed. 2. All outdoor uses will be limited to daylight hours. 3. All outdoor uses will be limited to the area of the property between the existing levee and the river. 4. Any signage must conform to the industrial standards, as allowed by the City's Zoning Ordinance. 5. Any area of the property located within the regulatory floodway must be zoned OS. 6. Building permits must be obtained for remodeling the existing structures. 7. Any site lighting must be low-level and directed away from adjacent residential property. 8. Permitted uses will include the proposed welding business and those uses listed as "permitted uses" in the 1-2" Light Industrial Zoning District. PLANNING COMMISSION ACTION: (FEBRUARY 12, 2004) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The applicant offered no additional comments The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. The application was approved. CI