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HomeMy WebLinkAboutZ-4470-H Staff AnalysisFILE NO.: Z-44 NAME: Crain Investments, LLC Long -form PCD LOCATION: Located at 15400 Chenal Parkway DEVELOPER: Larry Crain, Jr. Crain Investments 15400 Chenal Parkway Little Rock, AR 72211 FNC,INFFR- White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 7.614 acres NUMBER OF LOTS: 2 proposed FT. NEW STREET: 0 LF CURRENT ZONING: C-2, Shopping Center District with a CUP for Auto sales ALLOWED USES: General Retail and Automobile sales PROPOSED ZONING: PCD PROPOSED USE: C-2, Shopping Center District uses and Auto body repair and collision repair VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission approved a Conditional Use Permit to allow for development of an automobile sales business on this C-2, Shopping Center District zoned 7.64 acre tract on February 3, 2005. - The approval allowed for the placement of 536 parking spaces and a building to house the sales, service and showroom area. On April 21, 2011, the Little Rock Planning Commission withdrew a request to rezone the site from C-2, Shopping Center District to PCD to allow the redevelopment of this site with a multi -lot development containing a number of uses including a carwash, auto body shop, fast food restaurant and general retail and office uses. FILE NO.: Z -4470-H Cont. A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT: The automobile dealership is relocation and the request is now to rezone the site from C-2, Shopping Center District to PCD, Planned Commercial Development, to allow the reuse of the site with mixed office and retail uses including an auto body and collision repair shop to be located within the existing service center location. The building will be fit with a new fagade in the front and an addition will be constructed along the western fagade to create an "L-shaped" building. The existing overhead doors for the auto service center will remain and will be used to access the auto body collision repair shop. The area behind the building will be screened so no inoperable vehicles will be seen by customers or from the abutting streets. B. EXISTING CONDITIONS: The site is an automobile sales lot located at the intersection of Chenal Parkway and Wellington Hills Road. There is undeveloped C-2, Shopping Center District zoned property located to the east of this site. Northeast is a multi -family development accessed from Chenal Parkway. North of the site is undeveloped 0-1, Quiet Office District zoned property. Across Wellington Hills Road is a Walgreens, an Arby's restaurant, Christian Brothers Auto Service and a Church. South of the site along Chenal Parkway is Musicmart, Windstream Offices, a branch bank and further west is the Kroger Shopping Center. C. NEIGHBORHOOD COMMENTS As of this writing, staff has not received any comment from area residents. All property owners located within 200 -feet of the site, the Villages at Wellington Property Owners Association, the Parkway Place Property Owners Association and the St. Charles Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 3. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 2 FILE NO.: Z -4470-H (Cont_ 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 5. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) required that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for the project. A 39 -inch raw water line crosses this site within a 50 -foot wide easement on the north side of the property. Care must be taken to protect these 3 FILE NO.: Z -4470 - water lines and any appurtenances, such as access and air release vaults, or monumentation which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50 -foot wide waterline easement. Paved parking and driveways are allowed. 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. Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20 -feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from C-2, Shopping Center District to PCD (Planned Commercial District) to allow for C-2, Shopping Center District uses and an auto body and collision repair shop. Master Street Plan: Chenal Parkway is a Principal Arterial and Wellington Hills Road is a Minor Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on both Chenal Parkway and Wellington Hills Road since they are both Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Pian: There is a Class I, Bike Path, proposed along Chenal Parkway. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and easement is recommended. 4 LE NO.: Z -4470-H (Cont. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. All on site paving, striping, landscaping, dumpster enclosures, fences, etc. must be in good condition or replaced/repaired in conjunction with this application. 3. This project is being reviewed as a whole; therefore, any new structures must include a landscape plan with the Seal of a Registered Landscape Architect and be fully, automatically irrigated. G. SUBDIVISION COMMITTEE COMMENT: (August 22, 2012) Mr. Larry Crain, Jr. was present representing the request. Staff presented the item stating there were a number of questions in need of addressing prior to the full Commission acting on the request. Staff also questioned all activities to take place on the site. Staff stated the site plan indicated a number of sign locations which did not comply with the Chenal Parkway DOD. Staff also stated Lot 1 appeared to be a branch bank and questioned if any alternative uses were being requested for the lot. Public Works comments were addressed. Staff stated streetlights were required along Chenal Parkway. Staff also stated any broken curb, gutter or sidewalk was to be repaired prior to the issuance of the certificate of occupancy. Staff stated all plans for work in the right of way were to be approved by Traffic Engineering prior to commencement of construction. Landscaping comments were addressed. Staff stated any new structures would require a landscape plan to be submitted in conjunction with the building permit application. Staff also stated all on site landscaping and dumpster enclosures were to be in good condition or replaced. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 and cover letter to staff addressing a number of the issues raised at the August 22, 2012, Subdivision Committee meeting. The applicant has indicated signage to comply with the typical standards of the Chenal Parkway DOD. The site plan indicates three (3) sign locations. There are two (2) sign locations on Chenal Parkway, one on each of the lots, both are indicated with a maximum height of 8 -feet and a maximum sign area of 100 -square feet. There is a ground sign located near the entrance drive 5 FILE NO.: Z -4470-H from Wellington Hills Road. The sign is indicated 8 -feet tall and 100 -square feet in area. Building signage will be placed on each of the individual tenant facades. The maximum sign area per fagade will not exceed ten (10) percent of the tenant's facade. The request is to rezone the site from C-2, Shopping Center District to Planned Commercial Development (PCD) to allow the redevelopment of this existing automobile sales lot. The development is proposed with two (2) lots. Lot 1 is proposed containing 1.21 acres and Lot 2 containing 6.41 acres. The applicant has also indicated Lot 1 will be developed as either a branch bank or as a restaurant with drive-through service. The proposed uses for Lot 2, which contains the existing building, are the uses allowed in the C-2, Shopping Center Zoning District and the 0-2, Office and Institutional Zoning District. The existing building will be renovated with the potential of adding an additional floor. The total square footage proposed is 12,500 to 25,000 square feet. The building is proposed as a mixed use building utilizing the C-2, Shopping Center Zoning District and the 0-2, Office and Institutional Zoning District uses. A single story addition will be placed on the building north of the existing automobile sales building. The addition is proposed as 63 -feet by 180 -feet for a total of 11,340 square feet. Once again the uses proposed are the allowable uses within the C-2, Shopping Center Zoning District and the 0-2, Office and Institutional Zoning District. A second addition is proposed along the eastern side of the existing auto service area. The addition is proposed as 80 -feet by 120 -feet for a total of 9,600 square feet. The addition is proposed as a single story addition. The uses proposed are uses as allowed in the C-2, Shopping Center Zoning District and the 0-2, Office and Institutional Zoning District. The existing service area appears to contain 22,500 square feet. The site plan indicates an additional 11,500 square feet to be constructed in the future. The applicant has indicated a portion of the service area will continue to be used for maintenance and service of vehicles. Within the remaining area and within the area proposed for the addition auto body and collision repair will be conducted. The applicant has indicated the existing vehicle drive and reception area will be used for both operations. All inoperable vehicles will be stored only in the area directly east of the auto service area and fully screened from adjacent property and from Chenal Parkway. Parking for Lot 2 would typically require the placement of 355 parking spaces if calculated at one (1) space per 225 square feet of gross floor area. The site plan indicates the placement of 302 parking spaces on proposed Lot 2. The area proposed for office and retail use includes a total of 45,940 square feet which would typically require a total of 204 parking spaces. The remaining 34,000 square feet is proposed for auto service and collision repair. Based on the use mix staff is supportive of the parking as proposed. C-1 FILE NO.: Z -4470-H Cont. An 8 -foot architectural screen and security fence will be constructed along the northern and eastern perimeters of the auto body and collision repair parking area for security. To screen the area a mesh fabric will be installed. The applicant has indicated additional landscaping will be installed to create a more aesthetic screen. Staff has concerns with the placement of the mesh fabric for screening. Staff feels the applicant should provide a solid fence or provide an vegetative screen. The site is located within the Chenal Parkway Design Overlay District which regulates signage and overhead utilities. The applicant has indicated all utilities will be located underground as required per the DOD. As stated the signage will also comply with the typical Overlay standards. Staff is supportive of the requested rezoning but feels limits should be placed on the auto body and collision repair aspect of the development. There are to be no damaged vehicles located in the parking lot in front of the building. The front overhead door is to remain closed at all times, except when vehicles enter. The approval for the auto body repair and collision repair is limited to the ownership of Larry Crain, Jr. Otherwise to staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the rezoning of the site to allow the redevelopment as proposed is appropriate. STAFF RECOMMENDATION: Staff recommends approval of the request subject to the following conditions: 1. Compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 2. There are to be no damaged vehicles located in the parking lot in front of the building. 3. The front overhead door is to remain closed at all times, except when vehicles enter. 4. The approval for the auto body repair and collision repair is limited to the ownership of Larry Crain, Jr. 5. A solid fence or a vegetative screen is to be provided along the northern and eastern perimeters of the auto body and collision repair parking area. PLANNING COMMISSION ACTION: (SEPTEMBER 13, 2012) Mr. Larry Crain, Jr. was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to the following conditions: Compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 7 FILE NO.: Z -4470-H (Cont. 2. There are to be no damaged vehicles located in the parking lot in front of the building. 3. The front overhead door is to remain closed at all times, except when vehicles enter. 4. The approval for the auto body repair and collision repair is limited to the ownership of Larry Crain, Jr. 5. A solid fence or a vegetative screen is to be provided along the northern and eastern perimeters of the auto body and collision repair parking area. There was no further discussion of the item. The Chair entertained a motion for approval of the item on the Consent Agenda as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. ITEM NO.: 9, Z -4470-H NAME: Crain Investments LLC Long -form PCD LOCATION: located at 15400 Chenal Parkway Planning Staff Comments: 1. Notification has been provided. 2. The property is located within the Chenal DOD which regulates the size of signage. The maximum sign height allowed is eight (8) feet and the maximum sign area allowed in 100 square feet. The site plan indicates the placement of multiple signs and there is one sign 12 -feet tall and 120 -square feet in area. Staff is not supportive of the signage request. 3. Provide details of any proposed building signage including location and total percentage of the fagade area proposed for signage. 4. Provide on the site plan the location of the proposed dumpster facilities. Also include a note concerning screening. 5. Will the development be provided with cross access and cross parking? Indicate on the site plan the cross access easements. 6. The site plan indicates the placement of a body shop. Provide details of the proposed auto body shop. Will there be any outdoor storage of inoperable vehicles? Provide details of the screening of automobiles waiting to be repaired. Detail how the auto repair aspect of the development will occur. 7. The DOD regulates the placement of overhead utilities. All utilities are to be located underground. 8. What are the proposed uses of the "office/retail' portion of the development? C-2, Shopping Center District and 0-2, Office and Institutional District uses? 9. Lot 1 appears to be a bank facility. Are other uses being proposed such as a fast food restaurant? If so note on the site plan the potential uses. Variance/Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 3. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 5. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 for more Item # 9. information. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Enemy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) required that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for the project. A 39 -inch raw water line crosses this site within a 50 -foot wide easement on the north side of the property. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults, or monumentation which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50 -foot wide waterline easement. Paved parking and driveways are allowed. 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. Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20 -feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. Item # 9. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from C-2, Shopping Center District to PCD (Planned Commercial District) to allow for C- 2, Shopping Center District uses and an auto body shop. Master Street Plan: Chenal Parkway is a Principal Arterial and Wellington Hills Road is a Minor Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on both Chenal Parkway and Wellington Hills Road since they are both Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Pian: There is a Class I, Bike Path, proposed along Chenal Parkway. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right- of-way or/and easement is recommended. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. All on site paving, striping, landscaping, dumpster enclosures, fences, etc. must be in good condition or replaced/repaired in conjunction with this application. 3. This project is being reviewed as a whole; therefore, any new structures must include a landscape plan with the Seal of a Registered Landscape Architect and be fully, automatically irrigated. 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 29, 2012. Item # 9.