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HomeMy WebLinkAboutZ-4343-W Staff AnalysisFILE NO.: Z -4343-W NAME: Lot 1 Tract A The Ranch Subdivision Revised Short -form PCD LOCATION: Located at 16900 Cantrell Road DEVELOPER: Brooke N. Malmstrom 114 Trelon Way Little Rock, AR 72223 SURVEYOR: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 1.36 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF Convenience store with gas pumps, carwash, air and water station Revised PCD PROPOSED USE: Convenience store with gas pumps, carwash, air and water station — add a 6' x 12' trailer to seasonally sell shaved ice VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 16,005 adopted by the Little Rock Board of Directors on February 5, 1991, rezoned the property from C-2, Shopping Center District to PCD and established the Convenience Store -Ranch Short -form PCD. The approval allowed the construction of a convenience store with gas pumps and an automatic carwash. The store was approved with 2,200 square feet of retail space. There were four (4) free standing gas pumps also approved. The canopy over the gas pumps was approved with a lesser setback than typically required by the Highway 10 Design Overlay District. The canopy was located 75 feet from Cantrell Road (the DOD typically requires a 100 foot building setback). The front yard landscape strip along Cantrell Road was approved at eleven and one-half (11 '/2) feet as opposed to the typical forty (40) foot front yard landscape FILE NO.: Z -4343-W (Cont. strip. Two (2) driveways were approved to serve the site. A driveway on Cantrell Road was approved 116.37 feet from the intersection of North Katillus Road and a driveway was approved on North Katillus Road 259.46 feet from the intersection with Cantrell Road. A. PROPOSAL/REQUEST: The applicant is requesting to amend the previously approved PCD for the Ranch Shell Station, Lot 1 Tract A, The Ranch Subdivision located at 16900 Cantrell Road. The rezoning is proposed to allow the placement of a shaved ice business, "U Need A Shave" to operate on the site during the months of March through September. The hours of operation are from 4 pm to 8 pm during the school year and during the summer season, noon to 9 pm, Monday through Saturday. The business is proposed annually as permitted by the owner of the property. The shaved ice business will be placed in a six (6) foot by twelve (12) foot trailer on the property. The site includes two (2) picnic tables near the trailer. The request also includes the allowance of a four (4) foot by two (2) foot banner type sign located on the lawn in front of the trailer. The sign will be displayed during operating hours only. B. EXISTING CONDITIONS: The property is developed with a convenience store, gas pumps and carwash located on the rear of the property. The shaved ice trailer is located on the site near Highway 10 on the western perimeter of the property. The development has driveway access from Cantrell Road and North Katillus Road. West of the property adjacent to Highway 10 is a vacant site. Northwest of this site is developed with retail, restaurants and office uses. East of the site, across North Katillus Road, is property containing a number of homes on a single tract. South of the site are residential and office uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200 feet, all residents, who could be identified, located within 300 feet of the site, the Aberdeen Court Property Owners Association, the Chevaux Property Owners Association, the Johnson Ranch Neighborhood Association, the Tulley Cove Neighborhood Association and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. K FILE NO.: Z -4343-W (Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning, No comment. CATA: The site is located on CATA Bus Route # 25 — the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revised Planned Commercial Development. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Katillus Road is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. 3 9111102 G I Z -4343-W (Cont. Neighborhood Action Plan: This area is not covered by a Neighborhood Action Plan. Landscape: Any dead, diseased or missing landscaping must be replaced. SUBDIVISION COMMITTEE COMMENT: (August 13, 2009) Ms. Brooke Malmstrom and Mr. Rick Malmstorm were present representing the request. Staff presented an overview of the request stating there were few outstanding issues associated with the request. Staff .-requested information concerning the proposed signage. Staff also requested the site plan be revised to show the location of the outdoor seating located on the site. Staff stated there were no Public Works issues. Staff stated any dead, diseased or missing landscaping was required to be replaced. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised site plan locating the outdoor seating and indicated the outdoor seating would not exceed the existing two (2) tables. The applicant has also provided a sketch of the banner proposed for the site. The sign is proposed as a two (2) foot by four (4) foot banner which will only be displayed during the operational hours of the business. The hours of operation are March through September from 4 pm to 8 pm during the school year and during the summer season, noon to 9 pm, Monday through Saturday. The sign is proposed within the landscape area along Cantrell Road. The request is a revision to an existing PCD to allow a shaved ice business to be placed within a six (6) foot by twelve (12) foot trailer on the property. The business is proposed annually as permitted by the owner of the property with the above hours of operation. The site is developed with a convenience store, gas pumps and an automatic carwash. The site contains air and water as a service to the customers along Cantrell Road. The site was developed a number of years ago with development standards less than the typical Highway 10 Design Overlay District requirements for the front yard landscape strip, front yard building setback and a driveway spacing less than the typical standard established by the Overlay. Although the shaved ice trailer is located nearer Highway 10 than the typical one hundred (100) foot building setback staff is not considering the trailer a structure. The trailer is temporary and will only be located on the site during the summer season. Staff is supportive of the request. Staff feels the placement of the trailer on the site for this limited period of time should not significantly impact the area. 10 E NO.: Z -4343-W (Cont. 1. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 2009) The applicant .was present. There were registered objectors present. Staff presented the item stating there were issues related to the Bill of Assurance which had been raised and staff needed additional time to review the issues raised. Staff requested the item be deferred to the October 15, 2009, public hearing. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The previous concerns related to the Bill of Assurance have been resolved. It has been determined since the building is a temporary building and will not be set on the site permanently, the business can operate from this site as proposed. The applicant has amended the request to limit the operation of the business to the Malmstrom family. Staff continues to support the request subject to compliance with the comments and conditions as noted above. PLANNING COMMISSION ACTION: (OCTOBER 15, 2009) The applicant was present. There were no registered objectors present. Staff stated the previous concerns related to the Bill of Assurance had been resolved. Staff stated it had been determined since the building was a temporary building and would not be set on the site permanently, the business could operate from the site as proposed. Staff stated the applicant had amended the request to limit the operation of the business to the Malmstrom family. Staff stated they continued to support the request subject to compliance with the comments and conditions as noted in the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 5 October 15, 2009 ITEM NO.: E FILE NO.: Z -4343-W NAME: Lot 1 Tract A The Ranch Subdivision Revised Short -form PCD LOCATION: Located at 16900 Cantrell Road DEVELOPER: Brooke N. Malmstrom 114 Trelon Way Little Rock, AR 72223 SURVEYOR: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 1.36 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF Convenience store with gas pumps, carwash, air and water station Revised PCD PROPOSED USE: Convenience store with gas pumps, carwash, air and water station — add a 6' x 12' trailer to seasonally sell shaved ice VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 16,005 adopted by the Little Rock Board of Directors on February 5, 1991, rezoned the property from C-2, Shopping Center District to PCD and established the Convenience Store -Ranch Short -form PCD. The approval allowed the construction of a convenience store with gas pumps and an automatic carwash. The store was approved with 2,200 square feet of retail space. There were four (4) free standing gas pumps also approved. The canopy over the gas pumps was approved with a lesser setback than typically required by the Highway 10 Design Overlay District. The canopy was located 75 feet from Cantrell Road (the DOD typically requires a 100 foot building setback). The front yard landscape strip along Cantrell Road was approved at eleven October 15, 2009 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z -4343-W and one-half (11 '/2) feet as opposed to the typical forty (40) foot front yard landscape strip. Two (2) driveways were approved to serve the site. A driveway on Cantrell Road was approved 116.37 feet from the intersection of North Katillus Road and a driveway was approved on North Katillus Road 259.46 feet from the intersection with Cantrell Road. A. PROPOSAUREQUEST: The applicant is requesting to amend the previously approved PCD for the Ranch Shell Station, Lot 1 Tract A, The Ranch Subdivision located at 16900 Cantrell Road. The rezoning is proposed to allow the placement of a shaved ice business, "U Need A Shave" to operate on the site during the months of March through September. The hours of operation are from 4 pm to 8 pm during the school year and during the summer season, noon to 9 pm, Monday through Saturday. The business is proposed annually as permitted by the owner of the property. The shaved ice business will be placed in a six (6) foot by twelve (12) foot trailer on the property. The site includes two (2) picnic tables near the trailer. The request also includes the allowance of a four (4) foot by two (2) foot banner type sign located on the lawn in front of the trailer. The sign will be displayed during operating hours only. B. EXISTING CONDITIONS: The property is developed with a convenience store, gas pumps and carwash located on the rear of the property. The shaved ice trailer is located on the site near Highway 10 on the western perimeter of the property. The development has driveway access from Cantrell Road and North Katillus Road. West of the property adjacent to Highway 10 is a vacant site. Northwest of this site is developed with retail, restaurants and office uses. East of the site, across North Katillus Road, is property containing a number of homes on a single tract. South of the site are residential and office uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200 feet, all residents, who could be identified, located within 300 feet of . the site, the Aberdeen Court Property Owners Association, the Chevaux Property Owners Association, the Johnson Ranch Neighborhood Association, the Tulley Cove Neighborhood Association and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. K October 15, 2009 SUBDIVISION ITEM NO.: E Cont. FILE NO.: Z -4343-W D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the project. Entergy: No comment received. Center -Point Enerqv: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire_ Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route # 25 — the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revised Planned Commercial Development. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Katillus Road is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication K3 October 15, 2009 SUBDIVISION ITEM NO.: E Cont. FILE NO.: Z -4343-W of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is not covered by a Neighborhood Action Plan. Landscape: Any dead, diseased or missing landscaping must be replaced. G. SUBDIVISION COMMITTEE COMMENT: (August 13, 2009) Ms. Brooke Malmstrom and Mr. Rick Malmstorm were present representing the request. Staff presented an overview of the request stating there were few outstanding issues associated with the request. Staff requested information concerning the proposed signage. Staff also requested the site plan be revised to show the location of the outdoor seating located on the site. Staff stated there were no Public Works issues. Staff stated any dead, diseased or missing landscaping was required to be replaced. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan locating the outdoor seating and indicated the outdoor seating would not exceed the existing two (2) tables. The applicant has also provided a sketch of the banner proposed for the site. The sign is proposed as a two (2) foot by four (4) foot banner which will only be displayed during the operational hours of the business. The hours of operation are March through September from 4 pm to 8 pm during the school year and during the summer season, noon to 9 pm, Monday through Saturday. The sign is proposed within the landscape area along Cantrell Road. The request is a revision to an existing PCD to allow a shaved ice business to be placed within a six (6) foot by twelve (12) foot trailer on the property. The business is proposed annually as permitted by the owner of the property with the above hours of operation. The site is developed with a convenience store, .gas pumps and an automatic carwash. The site contains air and water as a service to the customers along Cantrell Road. The site was developed a number of years ago with development standards less than the typical Highway 10 Design Overlay District requirements for the front yard landscape strip, front yard building setback and a driveway 0 October 15, 2009 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: Z -4343-W spacing less than the typical standard established by the Overlay. Although the shaved ice trailer is located nearer Highway 10 than the typical one hundred (100) foot building setback staff is not considering the trailer a structure. The trailer is temporary and will only be located on the site during the summer season. Staff is supportive of the request. Staff feels the placement of the trailer on the site for this limited period of time should not significantly impact the area. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 2009) The applicant was present. There were registered objectors present. Staff presented the item stating there were issues related to the Bill of Assurance which had been raised and staff needed additional time to review the issues raised. Staff requested the item be deferred to the October 15, 2009, public hearing. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. AFF UPDATE: The previous concerns related to the Bill of Assurance have been resolved. It has been determined since the building is a temporary building and will not be set on the site permanently, the business can operate from this site as proposed. The applicant has amended the request to limit the operation of the business to the Malmstrom family. Staff continues to support the request subject to compliance with the comments and conditions as noted above. PLANNING COMMISSION ACTION: (OCTOBER 15, 2009) The applicant was present. There were no registered objectors present. Staff stated the previous concerns related to the Bill of Assurance had been resolved. Staff stated it had been determined since the building was a temporary building and would not be set on the site permanently, the business could operate from the site as proposed. Staff stated the applicant had amended the request to limit the operation of the business to 5 October 15, 2009 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: Z -4343-W the Malmstrom family. Staff stated they continued to support the request subject to compliance with the comments and conditions as noted in the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 0 ITEM NO.: 3. Z -4343-W NAME: Lot 1 Tract A The Ranch Subdivision Revised Short -form PCD LOCATION: located at 16900 Cantrell Road Planning Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 19, 2009. The Office of Planning and Development must receive the proof of notice no later than August 28, 2009. 2. Provide details of any proposed signage including building signage and banners/temporary signs. 3. The site contains two outdoor tables. Indicate on the site plan the location of the outdoor seating and any additional proposed outdoor seating. 4. The sites air and water facilities must remain available for service. Variance/Waivers. None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available to the project. Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route # 25 — the Highway 10 Express Route. Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revised Planned Commercial Development. Item # I The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Katillus Road is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non- residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is not covered by a Neighborhood Action Plan. Landscape: Any dead, diseased or missing landscaping must be replaced. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, August 19, 2009. Item # 3.