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HomeMy WebLinkAboutZ-4651-D Staff AnalysisILE NO.: Z -4651-D NAME: Kinco — Long -Form PD -C LOCATION: Southwest corner of Colonel Glenn and Lawson Roads DEVELOPER: Kinco Constructors, LLC 15617 Chenal Parkway Little Rock, AR 72211 AREA: 5.04 Acres ENGINEER: Development Consultants, Inc. 2200 N. Rodney Parham Rd., Suite 220 Little Rock, AR 72212 NUMBER OF LOTS: 1 FT. NEW STREET. 0 ZONING: R -2/0-3/C-4 ALLOWED USES: Single -Family Residential/ General Office/Commercial — Open Display PROPOSED USE: Offices and Contractor's Yard VARIANCESIWAIVERS REQUESTED: I. Allow in -lieu contribution for boundary street improvements that is limited to 15% of the project development cost. 2. Allow applicant to construct half -street improvements along Lawson Road as a part of the total 15% allowance toward street improvement contributions. 3. Variance for reduced drive spacing along Lawson Road frontage to allow an additional one-way drive exit. A one-way drive is proposed across the front of the building. The applicant does not want to route such traffic through the "Yard" areas and there is no other way to turn a larger vehicle around to exit. BACKGROUND: The property at the southwest corner of Colonel Glenn and Lawson Roads which is proposed to be rezoned to PD -C is currently zoned R -2/0-3/C-4. The C-4 portion of the property was once occupied by a hardware store with lumberyard. It was most recently occupied by a cable contractor (offices and contractor's yard). - The property is currently vacant. The R-2 and 0-3 portions of the property are undeveloped. FILE NO.: Z-46514 ` Cont. A. PROPOSAL/REQUEST: The applicant proposes to rezone 5.04 acres of property from C -4/0-3/R-2 to PD- C to allow for the corporate offices and contractor's yard for Kinco Constructors, LLC. The proposed development would remodel the existing concrete building at the corner for office use with parking. Two other existing storage sheds will also remain. A new 6,000 SF shop building (used for equipment maintenance repair, and tool storage) is proposed along the south boundary. Three additional open storage sheds are also proposed along the southern and western boundaries. The shop building will be completed within one year. The first shed will be completed within three to five years. The two most western storage sheds are planned for the future, but with no specific time frame for construction. The site areas around the office and shop buildings will be paved with asphalt. The yard area at the west will be a gravel or grass surface. The yard areas will be used to store heavy equipment, storage trailers, and job site trailers. The shed structures will be used to More construction materials and small equipment items. The site area at the west end, fronting Colonel Glenn Road, contains an existing gravel drive to be paved and maintained as a secondary access. There is no development plan proposed for this area at this time. An additional ±5.83 acres will be a part of the property purchase, but is planned to be held and sold in the future in conjunction with the redevelopment of surrounding properties. The ±5.83 acres is not a part of this PD -C. application. The hours of operation will be 7:00 a.m. to 6.:00 p.m., Monday — Friday. The applicant has shown a proposed alignment for the future improvement of Colonel Glenn Road on the proposed site plan. This alignment was set in a review of the Leonard Boen property, north of Colonel Glenn, by the Little Rock Traffic Engineer in 1995. The proposed alignment and resulting right-of-way dedications were then shown in the survey for the property purchase. The subject PZD site will require a significant dedication at the western frontage on Colonel Glenn. To the east, the alignment moves away from this property and a right-of-way abandonment is proposed to recover a portion of the excess right-of- way area. An easement is proposed to allow the existing utilities to remain in place until the road is relocated. The applicant has also shown a proposed abandonment of right-of-way along the Lawson Road frontage. The prior right-of-way dedication here was made based on Lawson being a principal arterial street. It is now a commercial collector, due to land use, with a right-of-way of 60 feet. The Lawson Road half -street improvements will be constructed as part of the project. 2 FILE NO.: Z -4651-D B. EXISTING CONDITIONS: The C-4 zoned portion of this property contains an 8,868 square foot office/commercial building and four (4) small shed buildings which were once part of a lumberyard. The R-2 and 0-3 portions of the proposed PD -C are undeveloped and mostly grass -covered. There is an existing gravel access drive from Colonel Glenn Road within the R-2 and 0-3 zoned portions. There are some existing trees along the perimeter of the R-2 and 0-3 zoned areas. There is additional undeveloped R-2 zoned property located to the west, with an auto repair shop and some single family uses to the northwest. There is undeveloped 0-3 zoned property across Colonel Glenn Road to the north, and an office -warehouse development to the northeast. There are single family structures to the south, along the west side of Lawson Road. There is a small grocery store and a single family residence across Lawson Road to the east, with a small cemetery and additional single family structures to the southeast. C. NEIGHBORHOOD COMMENTS: All property owners within 200 feet of the site, all residents within 300 feet ho could be identified and the John Barrow and SWLR UP Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS. PUBLIC WORKS CONDITIONS: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. The new dedication shown on the plans for the re -alignment of Colonel Glenn will be acceptable. 2. Lawson Road has been reclassified from a minor arterial to a Commercial Street on the Master Street Plan. No additional dedication is required for the standard right-of-way of 30 feet from centerline. 3. Provide design of streets conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. This property may qualify for a contribution in -lieu of construction for Colonel Glenn. 4. Stormwater detention ordinance applies to this property. 5. Public Works Civil Engineering and Traffic Engineering must approve completed plans prior to construction. Street Improvement plans shall include signage and striping. 6. All driveways shall be concrete aprons per City Ordinance. 3 FILE NO.: Z -4651-D E F 7. Board of Director action will be required for the requested abandonment of right-of-way on Lawson and Colonel Glenn. Public Works would support the abandonment of right-of-way on Lawson due to the change in Master Street Plan classification. Public Works does not support the abandonment of right- of-way on Colonel Glenn until such time as the roadway is reconstructed to the new Master Street Plan alignment. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Entergy: No Comment received. Reliant: No Comment received. Southwestern Bell: Any relocation of facilities will be at the cost of the developer. Water: Central Arkansas Water needs a 20 -foot wide waterline easement centered over the existing 12 -inch water main where public right-of-way is being abandoned or else the 12 -inch water main must be relocated to the proposed public right-of-way at the expense of the developer. 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. Fire Department: Place fire hydrants per code. Contact Dennis Free at 918-3752 for details. CATA: The site is not located on a Central Arkansas Transit bus route. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Development -Commercial for an office and contractor yard. A land use plan amendment for a change to Commercial is a separate item on this agenda. (Item 4.) City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. rd FILE NO.: Z-4651-D Cont. Landscape issues: A minimum nine (9) foot wide land use buffer is required between the proposed shop building and residential property to the south. A six (6) foot high opaque wood fence with its face side directed outward, a wall, or dense evergreen plantings, is required to screen this site from the residential properties to the south and west. Credit toward fulfilling these requirements can be given for existing trees and vegetation that satisfies this year -around requirement. Pulaski Countv Plannin 1. Request to see preliminary plat showing city limits, topographical information. 2. A driveway permit may be required from P.C. road and bridge. 3. Coordinate all construction activities located within the County with Pulaski County Road and Bridge. G. SUBDIVISION COMMITTEE COMMENT: (October 24, 2002) Robert Brown and Doug Wasson were present, representing the application. Staff briefly described the proposed PD -C development, noting several items which needed to be shown on a revised plan. In response to a question from staff, Mr_ Brown noted that old pavement along the south side of the proposed shop building will be removed and used as a landscape buffer, with new plantings. Mr. Brown also noted that the rear walls of the proposed shop and storage shed buildings would be of solid construction to serve as screening. The Public Works issues associated with Colonel Glenn Road and Lawson Road were discussed at length. Mr. Brown noted that he would request to do an in -lieu contribution for the required Colonel Glenn and Lawson Road improvements, and use the in -lieu money to construct the improvements to Lawson Road. Staff noted that the Public Works Department needed to meet with Pulaski County Planning to work out procedural issues related to the in -lieu contribution and street maintenance. The landscape requirements associated with this project were briefly discussed. In response to a question from staff, Mr access issues with the volunteer fire proposed PD -C development. Brown noted that he would work out any department, whose property abuts this After the discussion, the Committee forwarded the PD -C to the full Commission for resolution. 5 FILE NO.: Z -4651-D (Cont.) H. ANALYSIS: The applicant submitted a revised site plan to staff on October 30, 2002. The revised plan addresses the issues as raised by the Planning Staff at the Subdivision Committee meeting. The revised plan as submitted conforms to the landscape and buffer requirements. The revised site plan shows a monument sign at the northeast corner of the property. The sign is proposed to have a height of eight (8) feet and an area of 80 square feet. The size and placement as proposed conforms to typical ordinance requirements for commercial property. The use of the existing building as office space would typically require 22 on-site paved parking spaces. There are 30 paved parking spaces shown on the proposed site plan. Therefore, there are no parking issues associated with this development. The City's Public Works Department has reviewed the revised site plan and notes support of all aspects of the plan, except for the proposed abandonment of a portion of Colonel Glenn Road right-of-way at the northeast corner of the property. Public Works notes that this right-of-way should not be abandoned until Colonel Glenn Road is reconstructed to the new Master Street Plan alignment. If the right-of-way is not abandoned, a portion of the fence, new asphalt paving and landscaping will be located across the current property line and in the existing Colonel Glenn right-of-way. These improvements in the right- of-way would require issuance of a franchise by the City. Additionally, the portion of the required street landscape .buffer located in the right-of-way would require a City Beautiful Commission variance. The applicant is proposing to dedicate the additional required right-of-way for Colonel Glenn Road at the northwest corner of the property. The applicant is also requesting to do an in -lieu contribution for the required street improvements. The applicant proposes to apply the in -lieu contribution toward improvements along the Lawson Road frontage. The new alignment for Colonel Glenn Road will be constructed when the 0-3 zoned property across Colonel Glenn road to the north develops. The new alignment was worked out previously with that development plat. Public Works has indicated support of the in -lieu contribution. The applicant is also requesting a variance to allow reduced driveway spacing along Lawson Road. The applicant is proposing two (2) drives from Lawson Road. The southernmost drive will be an exit drive only. The drives are located approximately 130 feet apart. The northernmost drive is approximately 95 feet from the north property line, with the south drive being 30 feet from the south property line. There are currently two (2) drives from Lawson Road which serve as access. The ordinance requires a minimum driveway spacing of 200 feet between drives and 125 feet from property lines. Public Works has indicated support of this variance. FILE NO.: Z -4651-D Cont. To staff's knowledge, the only outstanding issue associated with this application relates to the abandonment of a portion of the existing Colonel Glenn Road right- of-way at the northeast corner of the property. As noted earlier, Public Works does not support the abandonment request. This issue will need to be discussed and resolved by the Commission. The applicant has done a good job in addressing the site development issues associated with this property. Given the amount of buffering and screening Proposed between this property and the adjacent residential zoned property, staff feels that the proposed development will have no adverse impact on the surrounding properties. With compliance to the conditions as noted in the next paragraph, staff feels that the proposed PD -C zoning represents a good redevelopment plan for this property. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PD -C rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Compliance with all aspects of the approved site plan. 3. Any site lighting must be low-level and directed away from adjacent residential property. 4. The dumpster area must be screened on three (3) sides with an eight (8) foot high opaque fence or wall. 5. The rear walls of the proposed shop and storage shed buildings must be of solid construction to serve as screening. 5. A construction fence must be installed prior to any construction to protect the land use buffers along the east, south and west property lines. 7. The land use buffers must be in place, including additional plantings, prior to the use of the rear gravel/grass yard area. 8. Staff recommends approval of the in -lieu contribution for street improvements as proposed by the applicant. 9. Staff also recommends approval of the variances associated with driveway spacing for the two (2) access drives along Lawson Road. 10. Staff recommends approval of the requested abandonment of a portion of the Lawson Road right-of-way. 11. Staff recommends denial of the requested abandonment of a portion of the Colonel Glenn Road right-of-way. PLANNING COMMISSION ACTION: (NOVEMBER 14, 2002) Robert Brown, Jeff Hathaway, Tom Cole and others were present, representing the application. There were no objectors present. Staff presented the PD -C rezoning and the land use plan amendment to the Commission, with recommendations of approval. 7 FILE NO.: Z -4651-D The Commission discussed the PD -C rezoning and the land use plan amendment simultaneously. Staff noted that the only outstanding issue was the proposed abandonment of a portion of the Colonel Glenn Road right-of-way, which Public Works was opposed to. Staff informed the Commission that the applicant had mailed the required notices two (2) days late and a bylaw waiver was required in order to proceed with the public hearing. The issue of bylaw waiver was briefly discussed. With a vote of 4 ayes, 2 nays, 4 absent and 1 abstention (Meyer), the Commission voted to waive the bylaws and accept the notification as completed by the applicant. There was a discussion as to whether Commissioner Meyer needed to abstain from this issue. Cindy Dawson, City Attorney, recommended that he abstain since the firm he is employed by represents the property. Robert Brown addressed the Commission in support of the application and explained why the applicant wished to abandon the Colonel Glenn Road right-of-way. He explained the issues associated with the Colonel Glenn Road right-of-way abandonment. He noted that the right-of-way proposed to be abandoned would be excess right-of-way when Colonel Glenn Road is realigned in the future. There was a brief discussion regarding a City Beautiful Commission variance if the Colonel Glenn Road right-of-way is not abandoned. The proposed use of the property was briefly discussed. Staff explained that the use of the property would be administrative offices and a contractor's maintenance yard, and that no alternate uses were proposed. There was additional discussion regarding the proposed Colonel Glenn Road right-of- way abandonment. Bob Brown, of the Planning Staff, noted that landscaping would be required in the area where the right-of-way abandonment was proposed. There was a brief discussion regarding the various motions which needed to be made. There was a motion to approve the land use plan amendment, as recommended by staff. The motion passed by a vote of 6 ayes, 0 nays, 4 absent and 1 abstention (Meyer). The land use plan amendment was approved. There was a second motion to approve the PD -C rezoning as recommended by staff, with the exception of the Colonel Glenn Road right-of-way abandonment. The motion passed by a vote of 6 ayes, 0 nays, 4 absent and 1 abstention (Meyer). The PD -C rezoning was approved. There was a third motion to approve the Colonel Glenn Road right-of-way abandonment as proposed by the applicant. The motion failed by a vote of 3 ayes, 3 nays, 4 absent and 1 abstention (Meyer). The right-of-way abandonment was denied. 9 FILE NO.: Z -4651-D (Cont. By recommending approval of the PD -C development plan and denial of the Colonel Glenn Road right-of-way abandonment, the Commission supports the issuance of a franchise for location of the proposed improvements in the Colonel Glenn right-of-way and a City Beautiful Commission variance for the location of the required landscaping in the right-of-way. D