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HomeMy WebLinkAboutZ-4624-B Staff AnalysisI 1. Meeting Date: September 15, 1992 2. Case No.: Z -4624-B 3. Request: Approval of a Planned Commercial Development - Short -form PUD 4. Location: 13441 Cantrell Road 5. Owner/Applicant: ASCOMB Enterprises, Inc./Willard Proctor 6. Existing Status: Vacant with one structure formerly a non -conforming commercial use. 7. Proposed Use: Coin operated laundromat 8. Staff Recommendation: Denial, the PUD would violate the adopted plan. 9. Planning Commission Recommendation: Approval with six conditions that the applicant must meet. A. The curb cut on Cantrell be reduced to 24 feet in width. B. Dedicate right-of-way on Cantrell Road in order to meet the Master Street Plan requirements, 55 feet from the centerline. C. Dedicate several easements to Arkansas Power and Light Company. D. Waiver of Highway 10 Overlay District requirements which would be design guidance for a minimum lot PCD which is 5 acres. (This site is less two acres.) 10. Recommendation Forwarded With: A vote of 7 ayes, 3 noes and 1 absent. 11. Objectors: None 12. Neighborhood Plan: River Mountain (No. 1) ORDINANCE NO. AN ORDINANCE APPROVING A PLANNED UNIT DEVELOPMENT AND ESTABLISHING A PLANNED COMMERCIAL DISTRICT TITLED THE WASHING WELL (Z -4624-B) IN THE CITY OF LITTLE ROCK, ARKANSAS, AMENDING CHAPTER 36 OF THE CODE OF ORDINANCES OF THE CITY OF LITTLE ROCK; AND FOR OTHER PURPOSES BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That the zone classification of the following described property be changed from R-2 Single Family residential to Planned Commercial District. A parcel of land in T -2-N, R -13-W, Section 20, being more particularly described as follows: Lots 4 and 5, Block 11, Josephine Pankey, Third Addition to the Original City of Little Rock, Pulaski County, Arkansas. SECTION 2. That the preliminary site development plan/plat be approved as recommended by the Little Rock Planning Commission. SECTION 3. That the change in zoning classification contemplated for The Washing Well (Short -form Planned Commercial District) is conditioned upon obtaining a final plan approval within the time specified by Chapter 36, Article VII, Section 36-454(d) of the Code of Ordinances. SECTION 4. That the map referred in Chapter 36 of the Code of Ordinances of the City of Little Rock, Arkansas, and designated district map be and it is hereby amended to the extent and in the respects necessary to affect and designate the change provided for in Section 1 hereof. SECTION 5. That this ORDINANCE shall take effect and be in full force upon final approval of the plan. PASSED: ATTEST: APPROVED: City Clerk Mayor August 11, 1992 ITEM NO.: 6 FILE NO.: Z -4624-B NAME: The Washing Well - Planned Commercial Development LOCATION: 13441 Cantrell Road DEVELOPER: ENGINEER: ASCOMB ENTERPRISES, INC. N/A 221 West 2nd Street, Suite 521 Little Rock, AR 72201 378-7720 AREA: 0 NUMBER OF LOTS: 2 FT. NEW STREET: 0 ft. ZONING: R-2 PROPOSED USES: Laundromat PLANNING DISTRICT: Pinnacle CENSUS TRACT: 42.05 VARIANCES REQUESTED: 1. A waiver of the dedication of right-of-way on Cantrell Road to meet the Master Street Plan requirements (55 feet from centerline). 2. Deferral of the Highway 10 Overlay District requirements. 3. A waiver of the off-street parking requirements. STATEMENT OF PROPOSAL: This is a proposal for a PCD in order to operate a laundromat. There are two platted lots on the property which contains a commercial building. The property fronts on Highway 10 (Cantrell Road). The applicant states in his letter of submittal that the expansion of Highway 10 has increased access to this property. Commercial development is currently being allowed along Highway 10 in close proximity to this site. The aesthetic beauty of Highway 10 will be enhanced by this development of this vacant building. This development will also provide a needed service to Pankey and the surrounding communities. The building is a one story masonry building. Extensive renovation will be done to the existing structure. The entire lot in front of the building will be paved. A buffer wall made of cinder blocks will be built on the site in the rear of the building. Boxwood hedges will also be planted along the sides of the property as a buffer. Afterwards, awnings will be placed on the outside of the windows and doors in the front of the building. 1 August 11, 1992 ` 1 SUBDIVISION ITEM NO.: 6 Continued FILE NO.: 2-4624-B Past history on this site resulted into three attempts to have the property rezoned from R-2 Single Family to C-1 Neighborhood Commercial. All three attempts were denied because commercial use does not conform to the Highway 10 land use plan. However, the applicant stated that a meeting was held with many of the Pankey residents and the people in attendance were supportive of the development. A. PROPOSAW REQUEST: The applicant is requesting approval of a Planned Commercial Development in order to renovate an existing structure, with the intention of operating a coin laundromat. B. EXISTING CONDITIONS: There is an existing one story masonry building on the site. Very little landscaping exist on the site and with little or no paved parking area. C. ENGINEERING/UTILIT_Y COMMENTS: 1. The curb cut on Cantrell needs to be reduced to 24 feet in width. 2. Dedication of right-of-way on Cantrell Road in order to meet the Master Street Plan requirements, 55 feet from the centerline. 3. Arkansas Power and Light is requesting several easements. D. I S SUES / LEQAL I_TECHN I_CAL1 DESIGN : 1. Requests a waiver to dedicate right-of-way on Cantrell Road in order to meet the Master Street Plan requirement (55 feet from the centerline). All improvements are in place. 2. Deferral of the Highway 10 Overlay District requirements which would be design guidance for a minimum lot PCD (less than two acres). 3. Waiver of the off-street parking requirements and the attendant landscaping. E. ANALYSIS• The Planning staff's review of the PCD request reveals that the request does not conform to the land use plan and would be spot zoning. 2 August 11, 1992 SUBDIVISION ITEM NO.: 6 Continued FILE NO.: Z -4624-B F. STAFF RECOMMENDATIONS: Staff recommends denial of the PCD request as filed in as much as it is not in conformance with the adopted land use plan or Highway 10. SUBDIVISION COMMITTEE COMMENT: (JULY 23, 1992) Willard Proctor represented the applicant. Staff pointed out the issues of concern. Mr. Proctor stated he understood, but would continue with the application and the requested waivers and variances. No additional discussion took place. PLANNING COMMISSION ACTION: (AUGUST 11, 1992) Willard Proctor represented the applicant, ASCOMB Property. There were no objectors in attendance. Mr. Proctor gave a brief history of the site which comprises two lots which front on Highway 10 in Pankey. There are several reasons why Mr. Proctor felt the PCD should be approved. 1) The existing structure is vacant and not improved. 2) Several pictures were submitted for review. 3) Before this property was annexed into the City, it was used to operate a night club. When the property was transferred to the present owner, the commercial nonconforming use was lost. The opposition in the past has been against rezoning the entire frontage on Highway 10. His clients are just interested in utilizing the two lots. There were letters sent out to the property owners and no one was present in opposition. However, attempts were made to meet with Barbara Douglas, but it appears that she was not in opposition. There are several benefits to the PCD one being able to provide a needed service to the community. It was explained that the people in the community are very concerned about no outsider coming in and developing the property. Mr. Proctor stated one of his clients lived in Pankey and the other one lives in California, but grew up in Pankey and frequently visits. He pointed out that the improvements of the vacant building will flow with the existing structures in the area. One commissioner reminded the other commissioners that a lot of hard work had gone into the land use study for this area and they should not rush into a hasty decision. Mr. Proctor then stated that as of this time, no waivers will be requested. Bob Brown of staff was asked to explain the landscaping and parking. Brown explained that approximately nine spaces are required and there will be eight parking spaces. There would be 3 August 11, 1992 SUBDIVISION ITEM NO.: 6 (Continued) FILE NO.: Z -4624-B it to 12 feet of landscaping on the front and 6 to 10 feet on the side. Short -form PUD's are used to serve lots less than five acres. Staff was asked to explain why the recommendation is denial. Staff explained that to allow this PCD would create spot zoning because it goes against the land use plan. One commissioner stated in his opinion this would not create a problem as long as the hours were limited. The applicant agreed to a 10:00 p.m. closing time. A considerable amount of discussion continued regarding the land use plan and the staff's reason for denial. A motion was then made to approve the,PCD with the six conditions as outlined by the City Staff. Those conditions are 1) deferral of the off-street parking requirement in order to provide for eight spaces rather than nine; 2) Dedication of right-of-way on Cantrell Road to meet the Master Street Plan requirement; 3} 55 feet from centerline, reduction of the Highway 10 Overlay District requirements; 4) closing time of 10:00 p.m. seven days a week; 5) reduce the curb cut on Cantrell to 24 feet and 6) provide easements for Arkansas Power and Light Company. The motion passed by a vote of 7 ayes, 3 nays and 1 absent. 4