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HomeMy WebLinkAboutZ-4470-D Staff AnalysisFebruary 3, 2005 ITEM NO.: 9 NAME: LOCATION: OWNER/APPLICANT: FILE Pinnacle Ford — Conditional Use Permit NE corner of Chenal Parkway and Wellington Hills Road Chenal Land, LLC/The Mehlburger Firm Z -4470-D PROPOSAL: A conditional use permit is requested to allow for development of an automobile sales business on this undeveloped, C-2 zoned, 7.64 acre tract. A variance is also requested to allow stockpiling excess excavated material from this lot on adjacent lots to the east. 1. SITE LOCATION: The site is located at the northeast corner of Chenal Parkway and Wellington Hills Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located in an area of mixed uses and zoning. Undeveloped C- 2, 0-3 and PD -C zoned properties are located adjacent to the east, north and west respectively. The PD -C to the west was for a Saturn automobile dealership. That PD -C has expired. An MF -18 zoned apartment complex is adjacent to the northeast. An area of PR zoned parkland formed by the divided lanes of Chenal Parkway is to the south. South of the Parkway is a PCD zoned home center, a C-3 zoned tract formerly occupied by a contractor's yard and an undeveloped 0-2 tract. Staff believes the use could be compatible with the area if attention is given to perimeter treatment of the site where it abuts the Parkway and Wellington Hills, which is the entrance to a residential neighborhood. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Parkway Place and St. Charles neighborhoods were notified of this request. 3. ON SITE DRIVES AND PARKING: Access to the site is via two driveways; a right in -right out driveway on Chenal Parkway and a full access driveway on Wellington Hills. There will be 536 parking spaces on the site, which will be used for vehicle display and customer and employee parking. The plan does show a truck route through the site for transport vehicles. All off-loading of vehicles will occur February 3, 2005 ITEM NO.: 9 (Cont. rd FILE NO.: Z -4470-D on the site. All vehicle use areas will be paved and landscaped to comply with ordinance standards. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. The plan submitted does not appear to provide for building landscaping between the proposed building and areas set aside for public parking. The Landscape Ordinance allows considerable flexibility with this requirement. However, interior landscaping cannot count as building landscaping. Additional interior landscape islands need to be placed to help break up the long rows of parking proposed. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required to help screen this development from the adjacent property to the north that is zoned for multi -family residential use. The proposed street buffers noted on the plans submitted as vegetation buffers will be required to have trees and shrubs in compliance with the Landscape Ordinance. An irrigation system to water landscaped areas will be required. Prior to a building permit being obtained, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 5. PUBLIC WORKS COMMENTS: The right turn lane should be extended along Chenal Parkway to Wellington Hills. 2. Dedicate additional right-of-way as needed to accommodate future dual left turn lanes on Wellington per the Master Street Plan. 3. Provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 4. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved 2 February 3, 2005 ITEM NO.: 9 Cont. FILE NO.: Z -4470-D prior to the start of construction. 5. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 7. Driveway onto Chenal must be designed to comply with design standard adopted for Chenal Parkway. 6, UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. CenterPoint Energy: Approved as submitted. Southwestern Bell: No Comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 3 February 3, 2005 EM NO.: 9 (Cont. Fire Department: No Comments received. County Plannin : No Comments. CATA: The site is not located on a CATA bus route. FILE NO.: Z -4470-D BDIVISION COMMITTEE COMMENT- (JANUARY 6, 2005) The applicants were present. Staff presented the item and requested more information regarding building height, signage, lighting, days and hours of operation, dumpster location and fencing. Staff asked the applicant to provide more details on the proposed use; primarily what level of vehicle repair would occur on the site. The applicant was asked to show the delivery area and transport truck route through the site. Staff suggested the applicant commit to having no outside speakers and to not have test drives through the residential neighborhood. Staff noted the scenic quality of Chenal Parkway and asked the applicant to increase the street buffers and to visually break-up the vehicle display areas visible from the street. There was much discussion about that last point. Landscape and Public Works Comments were noted. The applicants stated they were requesting approval to do advanced grading on the adjacent lots whereby they could move the excess materials excavated from this lot and stockpile them on the adjacent lots. It was suggested that specific areas for the stockpiling of materials be shown and substantial buffers be retained around the stockpile area. The applicant was directed to respond to staff issues by January 12, 2005. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: Pinnacle Ford is requesting approval of a conditional use permit to allow for development of an automobile dealership on the undeveloped, C-2 zoned, 7.64± acre tract located at the northeast corner of Chenal Parkway and Wellington Hills Road. The C.U.P. request is also associated with a proposed preliminary plat; Chenal Commercial Park II Revised Preliminary Plat (S -869-E). A variance from the land alteration regulations is also requested to allow for stockpiling of the excess earth material, which will be removed from Lot 1 (car dealership lot) on the area of the remaining lots in the Subdivision. There is no bill of assurance issue. 4 February 3, 2005 ITEM NO.: 9 (Cont. NO.: Z -4470-D The proposed car dealership consists of a single building which will contain sales offices, showroom and vehicle service areas. A parking lot containing 536 spaces will wrap around the building. Access will be from single driveways onto Chenal Parkway and Wellington Hills Road. The drive onto Chenal Parkway will be a right -in — right -out only. The entrances will be gated to control access after hours. Appropriate turn-arounds will be constructed at each gated entrance. On January 12, 2005, the applicant submitted a revised site plan and responses to issues raised at Subdivision Committee. Building heights are 34 feet for the sales and parts building, 22 feet for the service building and 20 feet for the used car building. There will not be a paint and body shop on the site; general maintenance and repairs will take place in the vehicle service area. All exterior lighting will be focused downward and inward to minimize or eliminate ambient light into adjacent properties. The maximum height of the light poles will be 40 feet and foot candles will be reduced after hours of operation. The business will have a maximum of 70 employees and the days and hours of operation are as follow: Parts and 7:00 a.m. to 6:00 p.m. Monday thru Friday Service: 8:00 a.m. to 4:00 p.m. Saturday Sales: 8:00 a.m. to 8:00 p.m. Monday thru Friday 9:00 a.m. to 7:00 p.m. Saturday 12:00 a.m. to 5:00 p.m. Sunday Signage will consist of wall signage on the buildings to comply with ordinance standards and two ground -mounted signs; one on each street frontage. The ground signs will be monument style signs with a maximum height of 8 feet and a maximum area of 100 square feet. The height and area comply with the Chenal Overlay Standards. Screening will be installed along the perimeter of the site where it is adjacent to the multifamily zoned property to the northeast. The landscaped buffers along Chenal Parkway and Wellington Hills have been shown at approximately 40 feet in depth. The revised plan shows additional landscape treatment on the Parkway frontage including landscape islands and angling of the parking along this perimeter of the site. Interior landscape islands have been increased. The dealership will not allow test drives through the adjacent residential neighborhood and there will be no outside paging. The plan shows the maneuvering area on the site for vehicle transport and delivery trucks. All off - 4i February 3, 2005 NO.: 9 (Cont. loading will occur on the site. FILE NO.: Z -4470-D The applicant has committed to comply with Public Works Comments; including the widening of the abutting streets. The applicant proposes to stockpile the excess earth material excavated from this lot on the adjacent lots 2-6. The applicant anticipates excess excavated material on Lot 1 while Lots 2-6 will require additional fill material. The applicant proposes to stockpile the excess material in the area of proposed Lots 2-6 and to maintain an undisturbed, 100 foot buffer around the clearing/stockpile area. The stockpile area will be seeded and mulched upon completion. Staff is supportive of a variance from the land alteration ordinance to allow this proposal. Staff believes the area of Lots 2-6 will develop sooner rather than later and it is reasonable to allow the relocation of the excess material from the adjacent lot rather than to require complete removal of the excess material from the site only to have to then bring material in to fill Lots 2-6. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the following conditions: 1. Compliance with the Staff Comments and Conditions outlined in Sections 4, 5 and 6 of the Staff Report. 2. Compliance with the approved site plan. 3. All site lighting must be shielded downward and into the site and lighting must be reduced after hours of operation. 4. There is to be no outside paging. 5. There is to be no test driving of vehicles through the nearby residential neighborhood. 6. Compliance with the Chenal Overlay District. 7. All off-loading of transport and delivery trucks must take place on site and not in the public right-of-way. Staff recommends approval of the request to allow stockpiling of excess earth material from this lot on the adjacent proposed Lots 2-6 subject to compliance with any Public Works Comments and subject to a minimum of a 100 -foot wide undisturbed buffer being maintained around the area of the clearing/stockpiling. A February 3, 2005 ITEM NO.: 9(Cont.)FILE NO.: Z -4470-D PLANNING COMMISSION ACTION: (FEBRUARY 3, 2005) The applicant was present. There were no registered objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no additional discussion. The item was placed on the Consent Agenda and approved as recommended by staff; including all staff comments and conditions. The vote was 9 ayes, 0 noes and 2 absent. 7 SUBDIVISION COMMITTEE COMMENTS JANUARY 6, 2605 ITEM NO.: 9 PINNACLE FORD CONDITIONAL USE PERMIT Z -4470-D Planning Staff Comments: 1. Provide building heights. 2. Label setbacks of all buildings for property lines. 3. Provide complete signage plan. Ground signs must comply with Chenal Overlay standards. 4. Provide number of employees. 5. Provide days and hours of operation. 6. Locate and describe site lighting; should be shielded downward and into the site; should be reduced after hours to minimal required for security purposes. 7. Locate dumpster and required screening. 8. Provide detail of typical parking space. 9. Locate and describe all proposed fencing and gates. 10. Provide more specific details of use. Will there be a paint and body shop? What level of vehicle service occurs on site? 11. Locate and label transport delivery truck unloading area. 12. Provide copy of Bill of Assurance. 13. Provide completed right-of-way dedication form. 14. Other issues of concern: • Increase street buffers on both streets and break-up vehicle display areas on these perimeters. ■ Eliminate use of outside speakers. • Commit to not having test drives through adjacent residential neighborhood. Variance/Waivers: • None requested. Public Works: 1. The right turn lane should be extended along Chenal Parkway to Wellington Hills. 2. Dedicate additional right-of-way as needed to accommodate future dual left turn lanes on Wellington per the Master Street Plan. 3. Provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 4. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. Utilities and Fire Department/CouM Planning: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. Reliant: Approved as submitted. Southwestern Bell: No Comments received. ITEM NO.: 9 PINNACLE FORD CONDITIONAL USE PERMIT Z -4470-D Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Fire Department: No Comments received. County Planning: No Comments. CATA: The site is not located on a CATA bus route. Planning Division: No Comments. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. The plan submitted does not appear to provide for building landscaping between the proposed building and areas set aside for public parking. The Landscape Ordinance allows considerable flexibility with this requirement. However, interior landscaping cannot count as building landscaping. Additional interior landscape islands need to be placed to help brake up the long rows of parking proposed. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required to help screen this development from that portion of the adjacent property to the north that is zoned for multi -family residential use. The proposed street buffers noted on the plans submitted as vegetation buffers will be required to have trees and shrubs in compliance with the Landscape Ordinance. An irrigation system to water landscaped areas will be required. Prior to a building permit being obtained, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Other: Submit four (4) copies of revised site plan and responses to staff issues no later than Wednesday, January 12, 2005.