HomeMy WebLinkAboutPC Action Letter - Recommened Approval With Conditions 102522CITY OF LITTLE ROCK
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DEPARTMENT OF PLANNING AND DEVELOPMENT
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Planning 723 West Markham Street
Zoning and Little Rock, Arkansas 72201-1334
(501) 371-4790
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10/19/2022 ZIP 72201
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043M31219023
R. Scott Wallace
11415 W. Markham Street
Little Rock_ AR 72223
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r r Department of Planning and Development
723 West Markham Street
Little Rock, Arkansas 72201-1334
Phone: (501 )371-4790 Fax: (501)399-3435
October 19, 2022
R. Scott Wallace
11415 W. Markham Street
Little Rock, AR 72223
Re: File No. Z-9680-A
Rock City Wraps — PD-C
Dear Mr. Wallace:
Planning
Development
Building Codes
This is to advise you that in connection with your request concerning the above
referenced file number the following action was taken by the Planning Commission at
its meeting on October 13, 2022:
X
Approved with conditions.
Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the
Other:
Meeting.
This item will be forwarded to the Little Rock Board of Directors for final action. You or
your representative will need to be present at the Board of Directors meeting to
address any questions which may arise. The meeting date has tentatively been set
for November 15, 2022. The meeting begins at 6:00 pm and is held in the Centre at
University Park, 6401 West 12th Street. If you have any questions please do not hesitate
to contact me at 371-4792.
Respectfully,
Monte oor
Development Administrator
October 13, 2022
ITEM NO.: C
NAME: Rock City Wraps — PD-C
LOCATION: 11415 West Markham Street
DEVELOPER:
Cropper Rogers Properties, LLC
11415 West Markham Street
Little Rock, AR 72211
OWNERIAUTHORIZED AGENT:
Cropper Rogers Properties, LLC (Owner)
Scott Wallace (Agent)
11415 West Markham Street
Little Rock, AR 72211
SURVEYORIENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.34 acres
WARD: 4
CURRENT ZONING:
VARIANCE/WAIVERS:
NUMBER ❑F LOTS: 1
PLANNING DISTRICT: 2
C-3
None requested.
FILE NO.: Z-
FT. NEW STREET: 0 LF
CENSUS TRACT: 22.09
BACKGROUND:
On June 9, 2022, the Planning commission h approved 0 34 acreuesPboyp�rtyappfrom t to withdraw
theirtheir petition to rezoning o
"PD-C" Planned Development — Commercial.
October 13, 2022
AN
A. PROPOSALIREQIJESTlAPPLICANT'S STATEMENT:
The applicant is proposing to rezone the 0.34-acre property located at 11415 West
Markham Street from C-3 Commercial to "PD-C" Planned Development — Commercial tdoa
allow for development of a vehicle service business (Rock City Wraps)
display.
B. EXISTING CONDITIONS:
The property currently contains aaea andthe forlth drive-thru and parking. The
mer dr ve thru canopy has been
structure has been converted into an office a
enclosed for a vehicle shop area.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 200 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
reet
1. Markham Street is classified dt as total a right of way minor arterial
rom centerline of Markhamster StreetStreetlper
Therefore, dedicate 45 feet g
master street plan.
2. Provide finished floor elevation (FFE) for all buildings on site plan and grading and
drainage plans.
3. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of Environmental
Quality, NPDES branch at 50 Construction
on t 074onf r applmit ications
and 50000.information about
General Stormwater Discharge
4. Hauling of fill material on or off project sites over municipal streets require approval
prior to a grading permit being issued by the Department of Planning and
Development. Contact Public Works Traffic Engineering at 621 S. Broadway
501-379-1805 with any questions or for more information.
5. Damage to public and private property due to hauling operations or operations of
construction related equipment from a construction site shall be repaired by the
responsible party prior to the issuance of a certificate of occupancy.
6. Any infrastructure within public right of way that is currently damaged or damaged
during construction will be repaired or replaced at developer's expense before a final
certificate of occupancy can be released for the building. This includes but not limited
to the following: noncompliant curb and gutter, asphalt, sidewalk, accessible ramps,
storm drainage infrastructure, or concrete ittle Rock Public Worksronswork Standard (n the publDetails anld
right-of-way shall conform to City
ADA accessibility requirements.
2
October 13, 2022
FILE NO.: 7-9680-A
ITEM NO.: C Cant.
7. Provide accessible route from the public right of way to the proposed
building entrance in accordance with 2012 Arkansas Fire Prevention Code Section
1104.1.
8. Obtain Traffic Control permits prior to doing any street cuts or curb cuts. Obtain Traffic
Control permits prior to doing any work on city streets or in the right-of-way. Contact
Traffic Engineering at 501-379-1800 for more information.
9. Does proposed accessible parking stall and aisle meet Arkansas accessibility
standards?
E. IJTILlTIE51FIRE DEPARTMENTIPARKSICOUNTY PLANNlNC:
Little Rock Water Reclamation Authorit No comments received.
Enter : No comments received.
CenterPoint Ener No comment.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
2. 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 rE.gardinb ptf°e Arkansas ures for IDepalrtment of Healthn of water clEties ng Engineering
fire service. Approval of plans y
Division and Little Rock Fire Department is required.
3. 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.
Fire De artment:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
2012 Arkansas Fire Prevention s located onode Vol. 1 Secion a fife appar03-1 Access road width with a
atus access road, the minimum
hydrant. Where a fire hydrant
road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not
3
October 13, 2022
exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds
10 percent, approval will be denied and the applicant must submit request to be
reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix ❑ of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or
portions of buildings hereafter constructed shall be accessible to fire department apparatus
by way of an approved fire apparatus access road with an asphalt, concrete or other
approved driving surface capable of supporting the imposed load of fire apparatus weighing
at least 75,000 pounds.
nd industriai Devele dix D of the 2012 Arkansas Feans of ire Prevention n fire
Commercial aCode
apparatus access roads as per App
Vol. 1
or
Section D104.1 Buildings exceeding th e storiesee stories or 30 feet in n height shall have at least twotm B nlsdloffire
facilities exceeding 30 feet o
apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities
having a gross building area of more than 62,000 square feet shall be provide with two
separate and approved fire apparatus access roads.
Exception: Projects having a gross cessda � wlaenfalpb�ild�ng a e equipped throughout0 square feet
have
witha single approved fire apparatus
with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be
placed a distance apart equal to not less than one half of the length of the maximum overall
diagonal dimension of the lot or area to be served, measured in a straight line between
accesses.
30' Tall Buildings -Maintain aerial fire apparatus
access roads as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4
D105.1 Where Required. Where the vertical distance between the grade plane and the
highest roof surface exceed 30', approved aerial fire apparatus access roads shall be
provided. For the purposes of this section the highest roof surfaces shall be determined
by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall,
or the top of the parapet walls, whichever is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with
of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes meeting this
condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the
building, and shall be positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned shall be approved by
the fire code official-
4
October 13, 2022
F11 E NO.:
NO.: C Cont.
D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial
fire apparatus access road or between the aerial fire apparatus road and the building.
Other obstructions shall be permitted to be places with the approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire
apparatus access roads in excess of 150 feet shall be provided with width and turnaround
provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus
access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas
3.5 Fire apparatus access road gates. Gates
Fire Prevention Code Vol. 1 Section ❑10
ads shall comply with all of the following
securing the fire apparatus access ro
criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one person.
4. Gate components shall be maintained in an operable condition at all times and replaces
or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire department
personnel for emergency access. Emergency opening devices shall be approved by
the fire code official.
6. Manual opening gates shall not locked nstof forciblock or chain le entry toolsaordpadlock when a keybess
ox
they are capable of being openedY
containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and installed to
comply with requirements of ASTM F 2200.
Fire H drants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code.
Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-
1245) and the Little Rock Fire Marshal's Office
(Capt. Tony Rhodes 50 nion of Fire HydFants as perTable C105.1 N Ingram
501-918-3756 Number and Distribution
Parks and Recreation: No comment received.
Cougly Plannin : No comment.
5
October 13, 2022
F. BUILDING CODESILANDSCAPE:
Buildin Code: No comments received.
Landsca e:
1. Any new site development must comply with the City's minimal landscape and buffer
ordinance requirements.
2. Screening requirements will need to be met for the vehicular use areas adjacent to
street rights -of -way. Provide screening shrubs with an average linear spacing of not
less at three (3) feet within the required landscape area. Provide trees with an
average linear spacing of not less than thirty (30) feet.
3. A perimeter planting strip is required along any side of a vehicular use area that abuts
adjoining property, or the right-of-way 3 shrubs or vf any street. ines shall be his strip shall
planted l far every
t nine
(9) feet wide. One (1) tree ( )
thirty (30) linear feet of perimeter planting strip.
4. Building landscape areas shall be provided at the rate equivalent to planter strip three
(3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be
planted in the building landscape areas for each forty (40) linear feet of vehicular use
area abutting the building.
5. Eight percent (8%) of the vehicular use area must be designated for green space; this
green space needs to be evenly distributed throughout the parking area(s). The
minimum size of an interior landscape area shall be one hundred fifty (150) square
feet for developments with one hundred fifty (150) or fewer parking spaces. Interior
islands must be a minimum seven and one half (7 1/2) feet in width. Trees shall be
included in the interior landscape areas at the rate of one (1) tree for every twelve
(12) parking spaces.
6. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
7. The development of two (2) acres or more requires the landscape plan to be stamped
with the seal of a Registered Landscape Architect.
8, The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
0
October 13, 2022
FILE NO.: Z
G. TRANSPORTATIONIPLANNING:
Rock Region Metro: No comments received.
Plannin Division:
The request is in the Rodney Parkham Planning District. The Land Use forlan broad
shows
Commercial (C) for the requested area. The Commercial (C) category provides
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 requested area is currently a vehicle repair and
modification shop. The application is to rezone from C-3, General Commercial District to
PCD, Planned Commercial Development District to allow the uses of vehicle
repairs/modifications and outdoor display on this property.
Surrounding the application area, the Land Use Plan shows Commercial (C) east, north,
and west of the application area. Across Rock Creek, to the sgouth, heory tidesdoUsr aea clad
shows Residential LowDensity
sa etsales )of products, personal and professional services, and
range of retail and wholesale and scale, depending
general business activities. Commercial activities vary in typeon
the trade area that they serve. The land surrounding the applicant area is zoned Con
General Commercial District, to the east, north, and west. This land has various retail
commercial uses including stand-alone businesses, auto related retail, restaurants and
retail centers. The Residential Low (RL) category provides for single family homes at
densities not to exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single-family homes but may also include patio or garden
homes and cluster homes, provided that the density remains less than
6 units per acre. To the south is R-2, Single -Family District zoned land with a developed
single-family subdivision.
Master Street Plan: To the north of the property is West Markham Street, a Minor Arterial
on the Master Street Plan. 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 Markham Street since it is a Minor Arterial. This street may require dedication of right-
of-way and may require street improvements for entrances and exits to the site.
Bic cle Plan: There are no bike routes shown in the immediate vicinity.
Historic Preservation Plan: There are no existing historic sites on, or adjacent, to this land.
H. ANAL:
The applicant is proposing to rezone the 0.34-acre property located at 11415 West
Markham Street from "C-3" Commercial to "PD-C" Planned Development — Commercial
to
allow for development of a vehicle service business (Rock City wraps)
7
October 13, 2022
ITEM NO.: C Cant.
FILE NO.: Z-9680-A
display. According to the applicant, the business focuses primarily on the "restyling of
automobiles", and services are performed inside a climate -controlled facility. The proposed
retail hours of operation will be from Monday through Saturday, 8:00 am to
5:00 pm. Work on vehicles is performed 24 hours per day.
The property currently contains a former bank building with drive-thru and paved parking
areas. The bank teller area has been converted into an office area and the former drive-
thru canopy areas have been enclosed for vehicle workshop areas. The existing building
has been overlayed (wrapped) by metal framing and a plywood enclosure which surrounds
the entire structure. The modifications (renovations) have been performed by the applicant
without seeking or retaining a building permit from the city prior to beginning of work.
The site is located within a fully developed area of West Markham Street and is primarily
surrounded by C-3 zoned properties on all sides with Rock Creek on the south perimeter.
The creek abuts an R-2 zoned residential area to the south.
The applicant proposes to demolish the existing structure and construct a new building.
The site plan shows the new 5,525 square foot (65 feet by 85 feet) structure centered on
the site. The applicant notes that the new structure will be approximately twenty-four (24)
feet in height and have corrugated odeono�hteveme lneslarm nlsh mumaofrials. The site
25 feet on the
plan shows the new structure setbackproperty
south, 45 feet on the north, 7 feet on the east, and 17 feet on the west.
The applicant proposes a rotating vehicle display trailer (for completed vehicles) along the
northwest side of the parking lot bordering West Markham. According to the applicant the
auto turntable is used to showcase completed vehicles and create marketing videos with
the vehicle rotating. The display trailer and has been placed (parked) on the site without
seeking permit or variance request from the city prior to placement.
The site currently has (14) parking spaces along the north and west sides of the
property. The proposed site plan shows removal of all parking spaces along the west
side of the site and reconfiguring of the existing spaces along the north perimeter of
the property. The reconfigured spaces include eight (8) parking spaces total including
one (1) handicap space, and one (1) space containing a rotating vehicle display trailer
at the north corner adjacent to the main access drive to Markham Street. The proposed
parking reconfiguration includes eight (8) spaces which is less than the typical required
minimum of 27 spaces per Section 36-502 (3) (g) of the City's Zoning Ordinance. Staff
believes the proposed number of parking spaces for the site is not sufficient for the
proposed use.
A two-lane access drive exists at the northwest corner of the site from West Markham
Street and circles the building. The drive connects to the existing drive through canopy
lanes on the east and west sides of the structure. The access drive continues along the
south boundary of the property connecting with the adjacent commercial properties to the
east and west sides. The drive acts as cross access between this property and the
8
October 13, 2022
FILE NO.: Z-9680-A
ITEM NO.: C Cont.
properties to the east and west, allowing access to the traffic light located on Markham
Street to the east. Cross access easements are platted along the east and west property
lines. The proposed site plan shows use of the existing paved drives and parking along
West Markham Street.
f the
The site plan shows an existing be pster screened enclosure
per Secthe
tion 36 523southwest
(d) of theoCity's
property. The dumpster area must
Zoning Ordinance.
No new site lighting is proposed. Any new site lighting will be low level and directed away
from adjacent properties.
No signage is proposed for the site. Any new signage must comply with Section 36-555 of
the City's zoning ordinance. (Signs allowed in commercial zones).
Staff is not supportive of the requested
(a � ea)sonable� Althoughpthere are otheCommercial
auto
zoning. Staff does not view the request
related uses in this immediate area, Staff feels that the site is too small for the proposed
use. The applicant's proposed outdoor vehicle display, and proposed reduction in overall
parking spaces leaves very little area for staff or vehicles awaiting service.
The proposed parking on the site is well under the minimum number of parking spaces
typically required for this type of use. Of the six (6) other commercial properties located
within the relatively small commercial area along the south side of West Markham Street,
between the Entergy sub -station (east) and the Rock Creek intersection with West
Markham Street (west), three (3) of these properties currently have existing auto service
type uses, with the easternmost property containing a large auto service mall type
development (carwash, detailing, dent/damage repair, auto rental, collision center and an
auto tune-up shop). Staff believes that there are enough auto service -related uses within
this small commercial area. The proposed use will only add to the proliferation of existing
auto service uses. Staff believes this small property is better suited for a small retail or
office/bank type use. Additionally, the applicant has begun and continued construction on
the existing building, including electrical work, without obtaining a building permit.
STAFF RECOMMENDATION:
Staff recommends denial of the requested PD-C rezoning.
PLANNING COMMISSION ACTION:
(AUGUST 11, 2022)
The applicant was not present. There
persons
that present
appregistered
fa failed �t� send
n in
attendance. Staff informed the commission
required notifications to surrounding property owners. Therefore, staff recommended the
application be deferred to the September 8, 2022 agenda. There was no further discussion. The
1097
October 13, 2022
ILE NO.:
item remained on the consent agenda and deferred as recommended by staff. The vote was
9 ayes, 0 nays and 1 absent and 1 open position.
PLANNING COMMISSION ACTION:
(SEPTEMBER 8, 2022)
The applicant was present. There were no persons present registered in opposition in
attendance. Staff informed the Commission that the applicant failed to send the required notices
to surrounding property owners. Therefore, staff recommended the application be deferred to the
October 13, 2022 agenda. There was no further remaineddiscussion. The item d 2on the abs�tconsent
agenda and deferred as recommended by staff. The vote was 8 ayes, 0 nays a
1 open position.
PLANNING COMMISSION ACTION:
(OCTOBER 13, 2022)
Scott Wallace was present, representing the application. . here were no objectors present. Staff
presented the application with a recommendation of
Scott Wallace addressed the Commission in support of the application. He presented hand-out
materials to the commissioners. He explained that there were closed branch bank facilities in the
general area. He explained that he has been operating at this location as a sign company and not
just a vehicle wrap company. He noted that he recently added the vehicle turntable/display to the
property. He noted that the vehicle turntable/display would only be used on the site about one-
third of the year.
The use of the vehicle turntable/display was briefly discussed. In response to a question from the
Commission, Mr. Wallace stated that the vehicle turntable/display did not create a sight -distance
problem.
Commissioner Hart noted that the proposed use seemed to be a good fit for the area and noted
support of the application.
There was a brief discussion related to the parking on the site and Mr. Wallace's parking needs.
Mr. Wallace made additional comments in support of the application.
Commissioner Brooks asked about where vehicles were parked when the business was closed.
Mr. Wallace noted that vehicles remained in the building until picked up by customers.
Commissioner Latture noted that he did not support the application because the proposed use rdidd
not fit on the small site, the proposed use did not have enough parking and that the applicant
not obtained building permits.
W]
October 13, 2022
ITEM NO.: C Cont. FILE NO.: Z-9680-A
There was a motion to approve the
Theapplication,
matian asked subject
aall
vate of 8 ayes, 2 nand
ays,conditions,
absent and
except
the recommendation of denial P
1 open position. The application was approved.
11