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HomeMy WebLinkAboutZ-4452-C Staff AnalysisFILE NO.: Z -4452-C NAME: Rush Engine Revised PCD LOCATION: Northwest corner of Asher Avenue and Elm Street DEVELOPE Bill Rush 4100 Asher Avenue Little Rock, AR 72204 ENGINEER: Garver Engineers 1010 Battery Street Little Rock, AR 72204 AREA: 3 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: Mixture of Commercial and Industrial PROPOSED ZONING: Revised PCD PROPOSED USE: Mixture of Commercial and Industrial and the Addition of Motorcycle Sales and Display and Outdoor Storage RIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: On August 6, 1995 the Board of Directors passed Ordinance No. 14,925 which rezoned this property from C-3 to PCD for a mixed commercial/industrial development. The applicant later applied for a revision to the PCD which was approved by Ordinance No. 18,178 on January 4, 2000 which subdivided the site into two lots and added a new commercial building on the site and an expansion to the Rush Engine Building. The new building was proposed to be 7000 square feet in area and used for auto part sales. The building was to be located at the southeast corner of the property on the newly created Lot 1. Rush Engine proposed an addition (14,600 square feet) to their FILE NO.: Z -4452-C (Cont.) existing facility (currently 24,760). The development was to share a cross access easement along the common lot lines. The site contained a third building located on the southwest corner of the site in which C-3 permitted uses were requested and approved. The applicant proposed the following hours of operation for the three (3) buildings: Rush Engine — 8:00 am — 5:00 pm, Monday — Friday Commercial Building (southwest corner of the property) — 10:00 am — 7:00 pm, Tuesday — Saturday Advanced Auto Parts — 8:00 am — 9:00 pm, Daily A. PROPOSAUREQUEST: The applicant now proposes to revise the previously approved site plan to include the addition of motorcycle sales and display and an area to be dedicated to outside storage. The applicant is now displaying motorcycles outside the building along the building frontage and adjacent to Asher Avenue. The applicant has also added signage advertising the motorcycles, which was not approved as a part of the previous PCD. Located on the east property line, in the area labeled for future expansion on the attached site plan, the applicant has engine blocks stored along with several other items (old automobiles, boats, lighting) also not approved on the previous site plan. There is a six-foot chain link fence with razor wire along the east property line (Elm Street) and along the front of the storage area. A six-foot wood fence is along the rear of the property line the entirety of the site adjacent to the single-family. B. EXISTING CONDITIONS: As noted, there are three (3) existing commercial buildings on the site. A 24,760 square foot building is located within the north one-half of the property, with an 1810 square foot building near the southwest corner of the site being operated as a restaurant. Advanced Auto Part has constructed a new facility located on the southeast corner of the site. The site is concrete or paved from property line to property line. There is a mixture of commercial uses to the east and west along the north side of Asher Avenue and to the south across Asher Avenue. There is a church across Lewis Street to the west, with single-family residences further west. There are also single-family residences and a church to the north and east across Elm Street. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has not received any comment from the area residents. The Love and Midway Neighborhood Associations, all property owners within 2 FILE NO.: Z -4452-C Cont. 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: E. F Public Works: No comment. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 376-2903 for additional details. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: No objection. Fire Department: Place fire hydrants per code. Contact Little Rock Fire Department for additional details at 918-3752. Countv Planning: No comment received. CATA: Site is located on Bus Route #14 and #16 and has no effect on bus radius, turnout and route. ISSU ESITECH N I CAL/DESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Commercial for the site. The applicant has applied for a revision of an existing Planned Commercial Development to allow additional C-3 uses (motorcycle sales and display) and outside storage on the site. City Recognized Nei hborhood Action Plan: The applicant's property lies in the area covered by the Oak Forest Neighborhood Action Plan. The Economic Development goal of creating a healthy economic climate in the neighborhood with the objective of strengthening neighborhood commercial locations is supported by an action statement calling for the promotion of Asher Avenue as a commercial and service oriented corridor. Landscape: No comment. Building Codes: No comment received. 3 FILE NO.: Z -4452-C Cont. G. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002) The applicant was not present. Staff presented the item indicating there were items now present on the site which were not a part of the previous approval. Staff stated the applicant had begun the sale of motorcycles and displaying them outside adjacent to Asher Avenue and the applicant was also storing items (old automobiles, engine blocks) on the site in areas, which were not previously approved. Staff stated they would contact the applicant to address concerns with regard to the site plan. H. ANALYSIS: There are two issues associated with the proposed revision to the existing PCD for Rush Engine. One is the sale of motorcycles and the outdoor display. The second is the storage of excess inventory on the site. Staff is supportive of the addition of the sale of motorcycles to the site. Staff feels there should not be any additional signage added to the site and any additional signage to advertise the sale of the motorcycles should be added to the exiting signage. Staff also feels the display of the motorcycles adjacent to Asher Avenue should not be permitted. The applicant may however, display the motorcycles in close proximity to the building in the parking lot area. The second issue is the use of the future expansion area as outdoor storage. Staff feels this is not an appropriate use of the site. The storage area contains an excessive number of engine blocks along with old automobiles, boats and an array of other items, which is an "eye sore" to the neighborhood. There are single family homes to the north of the site and churches and non-residential uses located east and west of the site. The applicant has installed a wood fence along the north property line (the rear) to screen the single family structures but along Elm Street and Lewis Street and the front adjoining the parking lot, the fence is a chain link fence which offers no screening. In summary, Staff recommends the applicant be allowed the sale of motorcycles with any signage advertising the sales be added to the existing signage of the site. Staff also recommends the outside display of the motorcycles be allowed but not adjacent to Asher Avenue. The outside display should be located in an area in close proximity to the building. Staff recommends the outside storage of excess inventory (old automobiles, boats, engine blocks, and the array of other items) be removed immediately from the site. STAFF RECOMMENDATION: Staff recommends denial of the requested revision to the existing Planned Commercial Development as filed. 4 FILE NO.: Z -4452-C (Cont. PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2002) Mr. Bill Rush was present representing the application. There were objectors present. Staff introduced the item stating the item was an enforcement issue. Staff stated there were two requests as a part of the application. One was to allow the sales of motorcycles and the outdoor display of motorcycles, and to allow additional signage to advertise the product. The second was to allow outdoor storage of inventory, engine blocks. Staff stated there were supportive of the request related to the motorcycle sales but not to add any additional signage only to allow advertising on the existing sign area but were not supportive of the request to add the additional storage of excess inventory to the site. Robert James of the Lewis Street Church of Christ spoke in opposition to the application. Mr. James stated the membership of the church was 600+ on Sunday and 300+ on Wednesday evenings. He stated he was working with a group of businesspersons to beautify the Asher Avenue Corridor. He stated what Mr. Rush was doing was degrading to the area. He questioned how the group could clean Asher Avenue when the outdoor storage was allowed. He stated Mr. Rush should be required to install a wooden fence to screen the area. Mr. Derek Moore spoke in opposition of the project. He stated the Commission should vote against the additional storage and vote to clean up or screen the area. Chairman Lowery questioned the opponents to their position of allowing the motorcycle sales. Mr. Moore stated the addition of motorcycle sales would add to the loudness and would also result in patrons working on the motorcycles in the parking lot. Reverend James stated the church had supported the addition of the auto parts store if there would not be any outside working on cars. He stated this had not been the case. He stated customers were constantly changing batteries, lights, etc. in the parking area. Mr. Bill Rush spoke on behalf of the application. He stated he was not asking for additional storage only that the business be able to keep the existing storage. He stated his company was an industry that was going under tremendous changes as was the automobile manufacturing industry. He stated one of the results of the change was the additional of motorcycle sales to the business. He stated in January of this year his company had moved their entire operation to the Asher Avenue site. He stated he agreed the outdoor storage was unsightly at best. He requested the Commission assist him with a solution for the addition of the storage of raw materials on the site, which was a vital part of the business. He stated he was very supportive of the Asher Avenue Redevelopment Corridor Committee and their efforts. He stated he would assist the City in anyway possible but the raw materials were vital in the business since the business was in business to repair engines. He stated occasionally a customer would not retrieve their automobile after the work had been completed. He stated there was a 61 FILE NO.: Z -4452-C (Cont. time period the business had to retain the customer's automobile before it could be disposed of to collect the repair fees. Commissioner Nunnley stated the current zoning of the site was PCD, which was a result of compromise. He stated a Planned Development allowed something to go into an area that normally would not go into an area. He stated if Mr. Rush had requested these uses originally then his business would not have been allowed to go on this site. He questioned if Mr. Rush's business had reached a point that he should consider moving the business to a new location more suitable for the requested uses. He stated his original request did not allow service, which Mr. Rush had indicated he was shifting to, and one of the selling points of moving into the current site was that all the business would be conducted indoors. Mr. Rush stated the business did not work on autos on a daily basis. He stated the property was for sale and the business was looking to move to a new location. He stated he could move the major in fractions in a few months. Commissioner Nunnley questioned how long it would take to construct a wooden fence to screen the area. Mr. Rush stated the addition of a wooden fence would invite an element of crime. He stated a wooden fence would only invite crime on the site since the site would no longer be visible from the street. Commissioner Floyd stated Mr. Rush should build the "future area expansion" and put the inventory inside. There was a general discussion concerning the status of the enforcement action. Commissioner Mazan made a motion to approve the application as filed. There was a second. The vote failed 0 ayes, 10 noes and 1 absent. Commissioner Rector made a motion to allow the addition of motorcycle sales to the site. The outdoor display was to be adjacent to the building in the parking stalls, not stacked, and as many as the applicant could place in this area, not including the handicap stalls. There was a second. The motion passed 7 ayes, 3 noes and 1 absent. A September 19, 2002 ITEM NO.: 8 NAME: Rush Engine Revised PCD LOCATION: Northwest corner of Asher Avenue and Elm Street DEVELOPER: ENGINEER: Bill Rush Garver Engineers 4100 Asher Avenue 1010 Battery Street Little Rock, AR 72204 Little Rock, AR 72204 AREA: 3 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: Mixture of Commercial and Industrial PROPOSED ZONING: Revised PCD FILE NO.: Z -4452-C PROPOSED USE: Mixture of Commercial and Industrial and the Addition of Motorcycle Sales and Display and Outdoor Storage VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: On August 6, 1995 the Board of Directors passed Ordinance No. 14,925 which rezoned this property from C-3 to PCD for a mixed commercial/industrial development. The applicant later applied for a revision to the PCD which was approved by Ordinance No. 18,178 on January 4, 2000 which subdivided the site into two lots and added a new commercial building on the site and an expansion to the Rush Engine Building. September 19, 2002 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -4452-C The new building was proposed to be 7000 square feet in area and used for auto part sales. The building was to be located at the southeast corner of the property on the newly created Lot 1. Rush Engine proposed an addition (14,600 square feet) to their existing facility (currently 24,760). The development was to share a cross access easement along the common lot lines. The site contained a third building located on the southwest corner of the site in which C-3 permitted uses were requested and approved. The applicant proposed the following hours of operation for the three (3) buildings: Rush Engine - 8:00 am — 5:00 pm, Monday — Friday Commercial Building (southwest corner of the property) - 10:00 am — 7:00 pm, Tuesday — Saturday Advanced Auto Parts — 8:00 am — 9:00 pm, Daily A. PROPOSAL/REQUEST: The applicant now proposes to revise the previously approved site plan to include the addition of motorcycle sales and display and an area to be dedicated to outside storage. The applicant is now displaying motorcycles outside the building along the building frontage and adjacent to Asher Avenue. The applicant has also added signage advertising the motorcycles, which was not approved as a part of the previous PCD. Located on the east property line, in the area labeled for future expansion on the attached site plan, the applicant has engine blocks stored along with several other items (old automobiles, boats, lighting) also not approved on the previous site plan. There is a six-foot chain link fence with razor wire along the east property line (Elm Street) and along the front of the storage area. A six-foot wood fence is along the rear of the property line the entirety of the site adjacent to the single-family. B. EXISTING CONDITIONS: As noted, there are three (3) existing commercial buildings on the site. A 24,760 square foot building is located within the north one-half of the property, with an 1810 square foot building near the southwest corner of the site being operated as a restaurant. Advanced Auto Part has constructed a new facility located on the southeast corner of the site. The site is concrete or paved from property line to property line. There is a mixture of commercial uses to the east and west along the north side of Asher Avenue and to the south across Asher Avenue. There is a church across Lewis Street to the west, with single-family residences further west. There are also single-family residences and a church to the north and east 2 September 19, 2002 SUBDIVISION ITEM NO.: 8 (Cont. C Liu E. F across Elm Street. NEIGHBORHOOD COMMENTS: FILE NO.: Z-4452 As of this writing, Staff has not received any comment from the area residents. The Love and Midway Neighborhood Associations, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. ENGINEERING COMMENTS: Public Works: No comment. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 376-2903 for additional details. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: No objection. Fire Department: Place fire hydrants per code. Contact Little Rock Fire Department for additional details at 918-3752. County Planning: No comment received. CATA: Site is located on Bus Route #14 and #16 and has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Commercial for the site. The applicant has applied for a revision of an existing Planned Commercial Development to allow additional C-3 uses (motorcycle sales and display) and outside storage on the site. 3 September 19, 2002 SUBDIVISION ITEM NO.: 8 (Cont.A FILE NO.: Z -4452-C City Reco nixed Neighborhood Action Plan: The applicant's property lies in the area covered by the Oak Forest Neighborhood Action Plan. The Economic Development goal of creating a healthy economic climate in the neighborhood with the objective of strengthening neighborhood commercial locations is supported by an action statement calling for the promotion of Asher Avenue as a commercial and service oriented corridor. Landscape: No comment. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (August 29, 2002) The applicant was not present. Staff presented the item indicating there were items now present on the site which were not a part of the previous approval. Staff stated the applicant had begun the sale of motorcycles and displaying them outside adjacent to Asher Avenue and the applicant was also storing items (old automobiles, engine blocks) on the site in areas, which were not previously approved. Staff stated they would contact the applicant to address concerns with regard to the site plan. K ANALYSIS: There are two issues associated with the proposed revision to the existing PCD for Rush Engine. One is the sale of motorcycles and the outdoor display. The second is the storage of excess inventory on the site. Staff is supportive of the addition of the sale of motorcycles to the site. Staff feels there should not be any additional signage added to the site and any additional signage to advertise the sale of the motorcycles should be added to the exiting signage. Staff also feels the display of the motorcycles adjacent to Asher Avenue should not be permitted. The applicant may however, display the motorcycles in close proximity to the building in the parking lot area. The second issue is the use of the future expansion area as outdoor storage. Staff feels this is not an appropriate use of the site. The storage area contains an excessive number of engine blocks along with old automobiles, boats and an array of other items, which is an "eye sore" to the neighborhood. There are single family homes to the north of the site and churches and non-residential uses located east and west of the site. The applicant has installed a wood fence along the north property line (the rear) to screen the single family structures but along Elm Street and Lewis Street and the front adjoining the parking lot, the fence is a chain link fence which offers no screening. In summary, Staff recommends the applicant be allowed the sale of motorcycles with any signage advertising the sales be added to the existing signage of the M September 19, 2002 SUBDIVISION ITEM NO.: 8_ (Cont.) FILE NO.: Z -4452-C site. Staff also recommends the outside display of the motorcycles be allowed but not adjacent to Asher Avenue. The outside display should be located in an area in close proximity to the building. Staff recommends the outside storage of excess inventory (old automobiles, boats, engine blocks, and the array of other items) be removed immediately from the site. STAFF RECOMMENDATION: Staff recommends denial of the requested revision to the existing Planned Commercial Development as filed. PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2002) Mr. Bill Rush was present representing the application. There were objectors present. Staff introduced the item stating the item was an enforcement issue. Staff stated there were two requests as a part of the application. One was to allow the sales of motorcycles and the outdoor display of motorcycles, and to allow additional signage to advertise the product. The second was to allow outdoor storage of inventory, engine blocks. Staff stated there were supportive of the request related to the motorcycle sales but not to add any additional signage only to allow advertising on the existing sign area but were not supportive of the request to add the additional storage of excess inventory to the site. Robert James of the Lewis Street Church of Christ spoke in opposition to the application. Mr. James stated the membership of the church was 600+ on Sunday and 300+ on Wednesday evenings. He stated he was working with a group of businesspersons to beautify the Asher Avenue Corridor. He stated what Mr. Rush was doing was degrading to the area. He questioned how the group could clean Asher Avenue when the outdoor storage was allowed. He stated Mr. Rush should be required to install a wooden fence to screen the area. Mr. Derek Moore spoke in opposition of,.the project. He stated the Commission should vote against the additional storage and vote to clean up or screen the area. Chairman Lowery questioned the opponents to their position of allowing the motorcycle sales. Mr. Moore stated the addition of motorcycle sales would add to the loudness and would also result in patrons working on the motorcycles in the parking lot. Reverend James stated the church had supported the addition of the auto parts store if there would not be any outside working on cars. He stated this had not been the case. He stated customers were constantly changing batteries, lights, etc. in the parking area. September 19, 2002 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z -4452-C Mr. Bill Rush spoke on behalf of the application. He stated he was not asking for additional storage only that the business be able to keep the existing storage. He stated his company was an industry that was going under tremendous changes as was the automobile manufacturing industry. He stated one of the results of the change was the additional of motorcycle sales to the business. He stated in January of this year his company had moved their entire operation to the Asher Avenue site. He stated he agreed the outdoor storage was unsightly at best. He requested the Commission assist him with a solution for the addition of the storage of raw materials on the site, which was a vital part of the business. He stated he was very supportive of the Asher Avenue Redevelopment Corridor Committee and their efforts. He stated he would assist the City in anyway possible but the raw materials were vital in the business since the business was in business to repair engines. He stated occasionally a customer would not retrieve their automobile after the work had been completed. He stated there was a time period the business had to retain the customer's automobile before it could be disposed of to collect the repair fees. Commissioner Nunnley stated the current zoning of the site was PCD, which was a result of compromise. He stated a Planned Development allowed something to go into an area that normally would not go into an area. He stated if Mr. Rush had requested these uses originally then his business would not have been allowed to go on this site. He questioned if Mr. Rush's business had reached a point that he should consider moving the business to a new location more suitable for the requested uses. He stated his original request did not allow service, which Mr. Rush had indicated he was shifting to, and one of the selling points of moving into the current site was that all the business would be conducted indoors. Mr. Rush stated the business did not work on autos on a daily basis. He stated the property was for sale and the business was looking to move to a new location. He stated he could move the major in fractions in a few months. Commissioner Nunnley questioned how long it would take to construct a wooden fence to screen the area. Mr. Rush stated the addition of a wooden fence would invite an element of crime. He stated a wooden fence would only invite crime on the site since the site would no longer be visible from the street. Commissioner Floyd stated Mr. Rush should build the "future area expansion" and put the inventory inside. There was a general discussion concerning the status of the enforcement action. Commissioner Mazan made a motion to approve the application as filed. There was a second. The vote failed 0 ayes, 10 noes and 1 absent. L September 19, 2002 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -4452-C Commissioner Rector made a motion to allow the addition of motorcycle sales to the site. The outdoor display was to be adjacent to the building in the parking stalls, not stacked, and as many as the applicant could place in this area, not including the handicap stalls. There was a second. The motion passed 7 ayes, 3 noes and 1 absent. 7