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HomeMy WebLinkAboutZ-4973-B Staff AnalysisMay 17, 1994 ITEM NO.: 10 FILE NO_: Z -4973-B NAME: IBSEN IMPORTS 3021 CANTRELL ROAD -- AMENDED SHORT -FORM PCD LOCATION: 3021 Cantrell Road DEVELOPER: MICHAEL D. IBSEN Ibsen Imports P. O. Box 25065 Little Rock, AR 72225 AREA: 0.894 ACRES ZONING• PCD PLANNING DISTRICT: 4 CENSUS TRACT: 15 VARIANCES REQUESTED: STATEMENT OF PROPOSAL: NUMBER OF LOTS: 1 PROPOSED USES: None FT. NEW STREET: 0 Auto sales and display On August 14, 1990, the Planning Commission voted to recommend approval of a PCD for "boat sales and display" for Red River Marine; the request at that time included a request for approval of all other uses by right in the C-3 zoning district, and this request was included in the approval. The Board of Directors established the PCD on September 12, 1990 in Ordinance No. 15,932. Since Red River Marine occupied the site under the initial PCD approval, that use ceased, and Brown's Carpets & Custom Rugs, a C-3 use, has occupied the site. Brown's is now ceasing operation at the site, and Ibsen Imports is requesting approval to occupy the site. Ibsen Imports proposes the addition of the sale and display of automobiles to the list of permitted uses in the PCD. Ibsen Imports indicates that they propose no changes in the landscaping, pavement, or structures on the site; however, they propose to install a wrought iron fence at the perimeter of the site in the location of the previously approved chain link fence which surrounded the display area. A. PROPOSAL RE VEST: Review by the Planning Commission and approval by the Board of Directors is requested for an amendment to the present PCD to permit the sales and display of automobiles. The existing PCD allows the sales and display of boats, plus all other uses by right in the C-3 zoning district. No changes in the landscaping, pavement, or structures are requested; May 17, 1994 ITEM NO.: 10 Continued FILE NO.: z -4973-B however, approval is requested for a wrought iron fence along the perimeter of the property in the location of the previously approved chain link fence. B. EXISTING CONDITIONS: The site is the current location of the Brown's Carpets & Custom Rugs which is closing, and was the previous location for Red River Marine for which the PCD was originally established. There were conditions attached to the original approval, and these were: 1) the chain link fence was to maintain the same setback as the building; 2) exterior lighting was to be directed inward and downward; 3) landscaping of the site was to be as shown of the revised site plan; 4) temporary display of merchandise was to be allowed outside the fence area; 5) the location of the proposed sign was to be identified on the revised site plan; 6) the hours of operation were to be from 8:00 AM to 10:00 PM; 7) the site was to be used for a showroom and sales facility only, and no maintenance of boats or related equipment was to occur on the site; 8) all C-3 uses and boat sales and display were to be permitted; 9) a note was to be included on the revised site plan excluding from approval the billboard which stood on the site; and, 10) the chain link fence which was to surround the open display area was to be removed when Red River Marine vacated the property. The billboard has subsequently been removed. The chain link fehce was removed when Red River Marine vacated the site. The zoning to the east and south is C-3. Across Cantrell Rd. to the north is I-2 and 0-2 zoning. To the west, on the bluff overlooking Cantrell Rd. is R-2 zoning. C. ENGINEERING/UTILITY COMMENTS: Engineering, for the 1990 approval, required the dedication of additional right-of-way. This was done. There are no additional engineering comments. The plan was not distributed to the utility companies for this request, since the request is for the addition of a single use to the list of permitted uses in the PCD. D. ISSUES/LEGAL/TECHNICAL/DESIGN: The landscaping has deteriorated over time. Plantings need to be reestablished, then properly maintained. There is a 20 foot fire lane easement along the east property line which needs to be left unobstructed. 2 May 17, 1994 ITEM NO.: 10 (Continued} FILE NO.: z -4973-H E. ANALYSIS: Prior to the establishment of the PCD, the site was utilized in a number of different ways. Records indicate that the initial use was a service station, and it has also been used for auto sales. It has had various retail users in the building. In the original write-up from the 1990 Commission review of the PCD request, staff supported the boat sales and display as "a reasonable option for the property", and stated that the proposal was "consistent with the proposed PCD for the auto sales location to the east". Staff reaffirms this position. The staff review for the 1990 Commission hearing included the concern that boat sales and display was a C-4 use, but staff supported the use if a PCD was the mechanism whereby the use was approved and there was site design control. It was observed that use of the site would have practical limitations imposed because of the limited lot depth, and because, in the C-4 zoning district, no open display is permitted in the first 20 feet of the front yard setback. The PCD was a means of permitting the desired use within the limitations of the site, yet imposing site design controls. F. STAFF RECOMMENDATIONS: Stiff recommends approval of the request, with the condition that the landscaping be reinstalled and, thereafter, maintained, and that, should Ibsen Imports vacate the site, the fence be removed. 3 1. Meeting Date: June 7,•1994 2. Case No.: Z -4973-B 3. Request: Approval of IBSEN IMPORTS 3021 CANTRELL ROAD AMENDED SHORT -FORM PCD, to allow the sale and display of automobiles 4. Location: On the south side of Cantrell Rd., at 3021 Cantrell Rd., immediately west of the Steak and Ale restaurant 5. Owner/Applicant: Michael D. Ibsen/Ibsen Imports 6. Existing Status: The site is presently zoned PCD. The PCD was established for Red River Marine in 1990, but was most recently occupied by Brown's Carpets and Custom Rugs. The original PCD limited the uses to "boat sales and display" and all C-3 uses. 7. Proposed Use: Automobile sales and display 8. Staff Recommendation: Approval 9. PlanninQL_Commission Recommendation: Approval 10. Conditions or Issues Remaining to be Resolved: None 11. Right -of -Way Issues: None 12. Recommendation Forwarded With: A vote of 8 ayes, 1 nay, 2 absent, and 0 abstentions 13. Objectors: None 14. Neighborhood Contact Person Others: The site is not in an identified neighborhood association; so, only property owners within 200 feet were notified. There are no identified associations in the vicinity of the site. Staff received only one call, and that was from a single-family resident on the bluff above the site. He had no concern when the proposal was explained. 15. Neighborhood Plan: Heights Hillcrest (4) ORDINANCE NO. AN ORDINANCE APPROVING MODIFICATIONS TO A PLANNED UNIT DEVELOPMENT AND PROVIDING FOR THE MAINTENANCE OF A PLANNED COMMERCIAL DISTRICT ENTITLED , IBSEN IMPORTS 3021 CANTRELL ROAD AMENDED SHORT -FORM PCD (Z -4973-B), AND LOCATED AT 3021 CANTRELL ROAD IN THE CITY OF LITTLE ROCK, ARKANSAS; AMENDING ORDINANCE NO. 15,932 AND CHAPTER 36, SECTION 36-176 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 Ordinance No. 15,932 be amended to provide for modification of the District described as Red River Marine PCD (Z -4973-A). SECTION 2. That the revised site development plan/plat be approved as recommended by the Little Rock Planning Commission. SECTION 3. That the maintenance of the zoning classification, the revised plan entitled IBSEN IMPORTS 3021 CANTRELL ROAD -- AMENDED SHORT -FORM PCD, is conditioned upon obtaining final approval within the time specified by Article VII, Section 36-454, Chapter 36 of the Code of Ordinances. SECTION 4. That the map referred to 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 FILE NO.: Z -4973-B NAME: IBSEN IMPORTS 3021 CANTRELL ROAD -- AMENDED SHORT -FORM PCD LOCATION: 3021 Cantrell Road DEVELOPER: MICHAEL D. IBSEN Ibsen Imports P. O. Box 25065 Little Rock, AR 72225 AREA: 0.894 ACRES NUMBER OF LOTS: 1 FT. NEWSTREET: 0 ZONING: PCD PROPOSED USES: Auto sales and display PLANNING DISTRICT: 4 ENSUTRA T• 15 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: On August 14, 1990, the Planning Commission voted to recommend approval of a PCD for "boat sales and display" for Red River Marine; the request at that time included a request for approval of all other uses by right in the C-3 zoning district, and this request was included in the approval. The Board of Directors established the PCD on September 12, 1990 in Ordinance No. 15,932. Since Red River Marine occupied the site under the initial PCD approval, that use ceased, and Brown's Carpets & Custom Rugs, a C-3 use, has occupied the site. Brown's is now ceasing operation at the site, and Ibsen Imports is requesting approval to occupy the site. Ibsen Imports proposes the addition of the sale and display of automobiles to the list of permitted uses in the PCD. Ibsen Imports indicates that they propose no changes in the landscaping, pavement, or structures on the site; however, they propose to install a wrought iron fence at the perimeter of the site in the location of the previously approved chain link fence which surrounded the display area. A. PROPOSAL/REQUEST: Review by -the Planning Commission_ nd-approval by the Hoar ~- of Directors is requested for an amendment to the present PCD to permit the sales and display of automobiles. The existing PCD allows the sales and display of boats, plus all other uses by right in the C-3 zoning district. No changes in the landscaping, pavement, or structures are requested; however, approval is requested for a wrought iron fence along the perimeter of the property in the location of the previously approved chain link fence. FILE NO.: Z -4973-B Continued B. C. Lim E. EXISTING CONDITIONS: The site is the current location of the Brown's Carpets & Custom Rugs which is closing, and was the previous location for Red River Marine for which the PCD was originally established. There were conditions attached to the original approval, and these were: 1) the chain link fence was to maintain the same setback as the building; 2) exterior lighting was to be directed inward and downward; 3) landscaping of the site was to be as shown of the revised site plan; 4) temporary display of merchandise was to be allowed outside the fence area; 5) the location of the proposed sign was to be identified on the revised site plan; 6) the hours of operation were to be from 8:00 AM to 10:00 PM; 7) the site was to be used for a showroom and sales facility only, and no maintenance of boats or related equipment was to occur on the site; 8) all C-3 uses and boat sales and display were to be permitted; 9).a note was to be included on the revised site plan excluding from approval the billboard which stood on the site; and, 10) the chain link fence which was to surround the open display area was to be removed when Red River Marine vacated the property. The billboard has subsequently been removed. The chain link fence was removed when Red River Marine vacated the site. The zoning to the east and south is C-3. Across Cantrell Rd. to the north is I-2 and 0-2 zoning. To the west, on the bluff overlooking Cantrell Rd. is R-2 zoning. ENGINEERING/UTILITY COMMENTS: Engineering, for the 1990 approval, required the dedication of additional right-of-way. This was done. There are no additional engineering comments. The plan was not distributed to the utility companies for this request, since the request is for the addition of a single use to the list of permitted uses in the PCD. ISSUES LE AL TECHNICAL DESIGN: The landscaping has deteriorated over time. Plantings need to be reestablished, then properly maintained. 1 There is a 20 foot fire lane easement along the east property -line which needs to -be left unobstructed-.------ ANALYSIS: nobstructed:--- ANALYSIS• Prior to the establishment of the PCD, the site was utilized in a number of different ways. Records indicate that the initial use was a service station, and it has also been used E FILE NO.: Z -4973-H (Continued) for auto sales. It has had various retail users in the building. In the original write-up from the 1990 Commission review of the PCD request, staff supported the boat sales and display as "a reasonable option for the property", and stated that the proposal was "consistent with the proposed PCD for the auto sales location to the east". Staff reaffirms this position. The staff review for the 1990 Commission hearing included the concern that boat sales and display was a C-4 use, but staff supported the use if a PCD was the mechanism whereby the use was approved and there was site design control. It was observed that use of the site would have practical limitations imposed because of the limited lot depth, and because, in the C-4 zoning district, no open display is permitted in the first 20 feet of the front yard setback. The PCD was a means of permitting the desired use within the limitations of the site, yet imposing site design controls. F. STAFF RECOMMENDATIONS: Staff recommends approval of the request, with the condition that the landscaping be reinstalled and, thereafter, maintained, and that, should Ibsen Imports vacate the site, the fence be removed. PLANNING COMMISSION ACTION: (MAY 17, 1994) The applicant, Michael Ibsen, was present. Staff presented the item, and Mr. Ibsen made his request for the modification of the existing PCD to permit automobile sales and display. Mr. Ibsen presented a rendering of the front view of the site showing the landscaping improvements which are anticipated, and showing the wrought iron fence which is proposed. He indicated that a chain link fence would be installed at the rear and sides of the property, with the wrought iron fence being limited to the front building line location. Commissioner Oleson stated that the Commission had wrestled with the approval of the original PCD, concerned about the C-4 use for boat sales and display in the`C-3 area. The Commission had also been concerned about the fence which had been requested with the original PCD application for, Red River Marine, and, consequently, the stipulation had been placed in the approval of the PCD that the fence was to be removed when Red River Marine vacated the property. 'As required ,'Ms.--Oleson added, the fence had been removed and the billboard which had stood on the property had been taken down. She explained that the removal of the billboard as a condition of the approval of the PCD was a primary reason for her affirmative vote on the request when the PCD was originally approved. 3 FILE NO.: Z -4973-B (Continued) Mr. Ibsen responded that he felt that an automobile sales and display use was appropriate, since there is another dealer just two doors to the east, and there is another dealer a couple of blocks to the east. Commissioner Oleson complained that the dealer two door down was not in compliance with their PCD restrictions, since they place display cars on the right-of-way/green space along Cantrell Rd. Mr. Ibsen replied that the, problems with the other dealers was not his doing, and that he would like to explain what he planned to do with his new site. He stated that, unlike the other dealers in the area who have dozens of cars, he keeps in inventory 12-20 cars, with an average cost of $50,000 each. He will not have 50-100 cars sitting on his lot, since the cost is so high, he explained. The majority of his cars, he said, will be inside the showroom. The landscaping will be upgraded and be attractive, as will the wrought iron fence, he concluded. Commissioner Willis agreed that the issues to be discussed needed to deal with the applicant's request. Staff explained that the difference between boat sales and display and automobile sales and display was not that much different, and staff had felt that, since the PCD had been approved and used for the boat sales and display use, and, since there were automobile uses in the area, the applicant's request had not seemed inappropriate. Commissioner Walker interjected that he was supportive of the revitalization efforts along Cantrell Rd, and said that it appears that "the valley" is evolving as premium automobile dealer area. He stated, though, that the paved -over right-of-way should be returned to landscaping; that in the area from the curb to the edge of the right-of-way the asphalt should be removed and landscaping installed. Addressing the applicant, Mr. Walker asked if the applicant planned to display automobiles in the right-of-way. Mr. Ibsen replied that he would like to retain the option of displaying 1-4 cars during the day in that area; that at night, his insurance requires that all cars be behind the fence. Commissioner Oleson asked about the planned signage. Mr. Ibsen produced - a rendering of the -proposed --sign; and --this -____._ __ rendering showed a marquee below the identification sigh. Commissioner Oleson suggested that there was a need to tie down the number and location of the cars to be displayed in front of the building. 4 FILE NO.: Z-497 -H Continued Mr. Ibsen replied that he would like to be allowed as many as 4 cars, but that it would probably be fewer than that number, and that the location would be in front of the showroom. Commissioner Walker asked if a franchise needed to be sought from the Board of Directors for display on the right-of-way. Deputy City Attorney Steve Giles responded to the question and indicated that a franchise approved by the Board was not needed. Commissioner Walker encouraged the applicant to return as much of the paved area behind the curb to landscaping as possible. Commissioner Oleson returned to the question of signage, and asked the applicant if he was interested in removing the marquee from the proposed sign. Mr. Ibsen replied that he was not. A motion was made and seconded to approve the modification to the PCD, with the stipulation that no more than 4 cars can be displayed at any one time in front of the building line on the right--of-way. The motion passed with the vote of 8 ayes, 1 no, 2 absent, and D abstentions. 5