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HomeMy WebLinkAboutZ-5505-I Staff AnalysisFILE NO.: Z -5505-I NAME: Bryant - Revised PCD LOCATION: Southwest corner of Colonel Glenn Road and Rocky Lane n7UF:T.nPF.P ENGINEER: Johnnie and Sandra Bryant White-Daters and Associates 3606 Rocky Lane 401 S. Victory Street Little Rock, AR 72210 Little Rock, AR 72201 AREA: 0.76 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD ALLOWED USES: Convenience store with gas pumps, auto repair garage, stone works business PROPOSED USE: Same, with the addition of a welding shop VARIANCES/WAIVERS REQUESTED: 1. Continuation of the deferral of right-of-way dedication and street improvements to Colonel Glenn Road and Rocky Lane approved by Ordinance No. 18,048. BACKGROUND: This property was rezoned from R-2 to PCD in 1992, in order to recognize the existing uses of the property. These existing uses included a grocery store with gas pumps, a natural stone business and a single-family residence (mobile home). The property is outside the city limits but within the city's extraterritorial zoning jurisdiction. On July 6, 1999, the Board of Directors passed Ordinance No. 18,047 approving a revised PCD for the property. The revised PCD included the following: 1. Utilization of 480 square feet of the 1,875 square foot grocery store building for general retail use. FILE NO.: Z -5505-I (Cont.) 2. A 1,380 square foot building addition to be used as an auto repair garage. 3. Storage bins for the natural stone business 4. Additional paved parking areas and landscaped areas 5. Five-year deferral of right-of-way dedication and street improvements to Colonel Glenn Road and Rocky Lane (Ordinance No. 18,048). 6. Removal of the mobile home within the south portion of the property. A. PROPOSAL/REQUEST: The applicant proposes to revise the PCD as follows: Phase I - construction of a 4 foot by 64 foot building addition on the west side of the existing building to be used for storage for the auto repair business. - construction of a 10 foot by 62 foot overhang on the east side of the building. The applicant`proposes to place tables under the existing north overhang portion for customers. - relocation of the existing storage bins for the stone works business. Phase II - construction of a 30 foot by 40 foot building within the south half of the property to be used as an office, storage and welding shop. The applicant has also noted that he has received a permit from the State to sell vehicles in conjunction with the auto repair garage. A wall -mounted sign ("Bryant's Auto Sales") has been noted on the revised site plan on the south side of the existing building. The proposed hours of operation are as follows: e store (existing) - 6:30 a.m. - 9:00 p.m. • garage (existing) - 7:30 a.m. - 5:30 p.m. ■ welding shop (proposed - 7:30 a.m. - 5:30 p.m. B. EXISTING CONDITIONS: The property currently contains a grocery store building with gas pumps located within the northern portion of the property. There is also an auto repair garage located within this building. There is also a stone works business located on the property, with stone being stored within the south one-half of the site. There are single-family residences on larger lots located across Rocky Lane to the east, across Colonel Glenn Road to the northwest, to the south along Rocky Lane and to the F4 FILE NO.: Z -5505-I (Cont.) west along Colonel Glenn Road. There are several mobile and manufactured homes in the area. There is a grocery store with gas pumps located across Colonel Glenn to the north. There is also a beauty shop and a pet grooming/boarding business to the west. C. NEIGHBORHOOD COMMENTS: There was no established neighborhood association to notify concerning this application. As of this writing, staff has received one (1) phone call from a person requesting information on this application. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn Road is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 feet from centerline is required. 2. Rocky Lane is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3.A 20 feet radial dedication of right-of-way is required at the corner of Colonel Glenn and Rocky Lane. 4. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. , 5. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. Stormwater detention ordinance applies to this property. 8. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside Service Boundary. No Comment. AP&L: No Comment. ARKLA: No Comment received. Southwestern Bell: No Comment received. 3 FILE NO.: Z -5505-I (Cont. Water: Contact the Water Works if additional -water service is required. Fire'Department: Fire hydrant may be required. Contact Dennis Free at 918-3752 for details. County Plannin : No Comment received. CATA: No Affect -Not on a dedicated Bus Route F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is located in the Ellis Mountain Planning District. The Land Use Plan shows Existing Business Node for this location. The property is currently zoned for a Planned Commercial Development and the zoning request is to revise the PCD for the construction of an additional building for a welding shop. This proposal does not require a Land Use Plan amendment. Concerns arise over the proposed uses and intensification of the PCD for compatibility with the surrounding residential uses. City Recognized Neighborhood Action Plan: This property is located in an area that is not covered by a city recognized neighborhood action plan. Landscape Issues: The 6 foot high wood fence must continue the entire length of the western perimeter of the property. A four foot wide on-site landscape strip is required parallel with Rocky Lane. G. ANALYSIS: The applicant submitted a revised site plan to staff on April 26, 2000. The revised plan addresses several of the issues as raised by staff and the Subdivision Committee. Areas of additional parking have been shown around the proposed second building and the proposed hours for the welding shop have been provided. The revised plan also shows a 6 foot wood screening fence along the entire west property line. 4 FILE NO.: Z -5505-I (Cont.) A total of 22 parking spaces is shown on the site plan. The ordinance would typically require 20 spaces for this proposed development. As noted earlier, the applicant was granted a five (5) year deferral of street improvements and right-of-way dedication for Colonel Glenn Road and Rocky Lane on July 6, 1999 (Ordinance No. 18,048). The applicant is requesting continuation of this deferral. Public Works supports the continuation. Although staff has no problem with the small additions proposed to the existing building, staff cannot support the intensification of the site as proposed. The applicant is proposing a second building to be used as a welding shop, used auto sales and additional parking areas on a site that is already facing size constraints. The site is only three-quarters of an acre in size. Staff feels that the intensity of the uses as proposed extends beyond 'the scope of the Business Node land use plan designation. H. STAFF RECOMMENDATIONS: Staff recommends denial of the revised PCD as proposed. SUBDIVISION COMMITTEE COMMENT: (APRIL 20, 2000) Joe White was present, representing the application. Staff briefly described the revised PCD and noted concerns with the intensification of uses proposed. It was noted that a deferral of right-of-way dedication and street improvements to Colonel Glenn Road and Rocky Lane were previously approved. It was noted that the applicant could request that the deferral apply to this application also, or request a new deferral. Staff noted that adequate screening should be installed between this site and the property to the west, preferably a screening fence. After the presentation, the Committee forwarded the revised PCD to the full Commission for resolution. 5 FILE NO.: Z -5505-I (Cont.) PLANNING COMMISSION ACTION: (MAY 11, 2000) Staff informed the Commission that the applicant submitted a letter on -May 11, 2000 requesting that this application be deferred to the June 22, 2000 agenda. Staff supported the deferral request. With a vote of 8 ayes, 0 nays, 2 absent and 1 open position, the Commission voted to waive the bylaws and accept the request for deferral, which was made less than five (5) working days prior to the public hearing. The Chairperson placed the item before the Commission for inclusion within the Consent Agenda for deferral to the June 22, 2000 agenda. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays, 2 absent and 1 open position. STAFF UPDATE: (JUNE 8, 2000) The applicant submitted a revised site plan to staff on June 7, 2000. The revised plan eliminates the 30 foot by 40 foot welding shop building within the south one-half of the property. The applicant is proposing only the Phase I improvements as noted on page 2 of this report. The overhang on the east side of the building has been reduced to an 8 foot width. Staff has no problem with these minor revisions in the previously approved site plan. Also noted on page 2 of this report, the applicant has informed staff that he has received a permit from the state to sell vehicles in conjunction with the auto repair garage. Staff will not support the sale of vehicles on this site, due to the size constraints associated with this property and discussed in the analysis on page 5. REVISED STAFF RECOMMENDATIONS: Staff recommends approval of the revised PCD with respect to the Phase I improvements as noted on page 2 of this report and subject to the following conditions: 1. There is to be no sale of vehicles on the property. 2. Compliance with the requirements as noted in paragraphs D, E and F of this report. FILE NO.: Z -5505-I (Cont. 3. Any site lighting should be low-level and directed away from adjacent property. 4. All vehicle repair shall be done within the enclosed building. 5. There shall be no outside storage of vehicles of vehicle parts. 6. All vehicles awaiting repair or customer pickup must be parked in designated, paved parking areas. 7. Public Works supports the continuation of the deferrals of street improvements and right-of-way dedication for Colonel Glenn Road and Rocky Lane as approved by Ordinance No. 18,048. PLANNING COMMISSION ACTION: (JUNE 22, 2000) Johnnie Bryant, Jay Bryant and Joe White were present, representing the application. Staff briefly described the proposed Revised PCD, noting that the only changes to "the previously approved plan were the two (2) small building additions and the revision of the rear parking area. Staff also noted that Mr. Bryant had dropped his request to have auto sales on the property. Karen Stringer addressed the Commission in opposition. She stated that the property had been a nuisance for some time. She stated that the auto repair shop is open all hours and that there is outside storage of vehicles. She also stated that the property had not been in compliance with the previous approval. Rodney Faust addressed the Commission with concerns. He submitted a petition to the Commission. He stated that he had a problem with noise and the hours of operation. He also noted traffic concerns. He stated that the property had not been well-maintained and that vehicles had been repaired outside the building. Commissioner Nunnley asked if the applicant's conduct could be taken under consideration with this application. Possible violations which exist on the property were discussed. There was a discussion of the revised PCD and what was previously approved with respect to what could be done to enforce violations on the property. Jim Lawson, Director of Planning and Development, noted that the proposed improvements will help eliminate possible violations. He noted that staff will enforce the conditions of the PCD. This issue was briefly discussed. FA FILE NO.: Z -5505-I (Cont.) Commissioner Rahman asked about the conditions asked for by Mr. Faust (letter dated June 22, 2000) and if they could be added to the conditions as recommended by staff. This issue was discussed. Commissioner Allen asked about deferring this application to allow Mr. Bryant to bring the site into compliance before the Planning Commission acts on the revised PCD. This issue was briefly discussed. Jay Bryant addressed the Commission. He addressed the conditions in Mr. Faust's letter. Commissioner Lowry asked Mr. Bryant if he would agree to defer the application and work with staff in determining if the property is in compliance. Mr. Bryant noted that if the building additions were approved the outside storage would be eliminated. Mr. Lawson noted that staff could determine if the property is in compliance before the revised PCD goes to the Board of Directors. Commissioner Downing noted that he had a problem with the Commission determining whether or not there were violations on the property. Commissioner Nunnley asked how a PCD could be revoked if an applicant did not conform to the approved conditions. Mr. Lawson noted that violations are handled through Environmental Court and an applicant can be fined until violation is corrected. He noted that staff would enforce on this property if needed. There was a motion to approve the revised PCD subject to the conditions as noted by staff and the conditions as noted in Mr. Faust's letter dated June 221 2000 (with the exception of item #5). The motion passed by a vote of 7 ayes, 2 nays, and 2 absent. 8 June 22, 2000 ITEM NO.: C FILE NO.: Z -5505-I NAME: Bryant - Revised PCD LOCATION: Southwest corner of Colonel Glenn Road and Rocky Lane nRVELOPER : Johnnie and Sandra Bryant 3606 Rocky Lane Little Rock, AR 72210 AREA: 0.76 acre ZONING: PCD P..NGTNEER : White-Daters and Associates 401 S. Victory Street Little Rock, AR 72201 NUMBER OF LOTS: 1 ALLOWED USES: PROPOSED USE: VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 0 Convenience store with gas pumps, auto repair garage, stone works business Same, with the addition of a welding shop 1. Continuation of the deferral of right-of-way dedication and street improvements to Colonel Glenn Road and Rocky Lane approved by Ordinance No. 18,048. BACKGROUND: This property was rezoned from R-2 to PCD in 1992, in order to recognize the existing uses of the property. These existing uses included a grocery store with gas pumps, a natural stone business and a single-family residence (mobile home). The property is outside the city limits but within the city's extraterritorial zoning jurisdiction. On July 6, 1999, the Board of Directors passed Ordinance No. 18,047 approving a revised PCD for the property. The revised PCD included the following: June 22, 2000 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -5505-I 1. Utilization of 480 square feet of the 1,875 square foot grocery store building for general retail use. 2. A 1,380 square foot building addition to be used as an auto repair garage. 3. Storage bins for the natural stone business 4. Additional paved parking areas and landscaped areas 5. Five year deferral of right-of-way dedication and street improvements to Colonel Glenn Road and Rocky Lane (Ordinance No. 18,048). 6. Removal of the mobile home within the south portion of the property. A. PROPOSAL/REQUEST: The applicant proposes to revise the PCD as follows: Phase I - construction of a 4 foot by 64 foot building addition on the west side of the existing building to be used for storage for the auto repair business. - construction of a 10 foot by 62 foot overhang on the east side of the building. The applicant proposes to place tables under the existing north overhang portion for customers. - relocation of the existing storage bins for the stone works business. Phase II - construction of a 30 foot by 40 foot building within the south half'of the property to be used as an office, storage and welding shop. The applicant has also noted that he has received a permit from the State to sell vehicles in conjunction with the auto repair garage. A wall -mounted sign ("Bryant's Auto Sales") has been noted on the revised site plan on the south side of the existing building. The proposed hours of operation are as follows: ■ store (existing) - 6:30 a.m. - 9:00 p.m. • garage (existing) - 7:30 a.m. - 5:30 p.m. • welding shop (proposed - 7:30 a.m. - 5:30 p.m. B. EXISTING CONDITIONS: The property currently contains a grocery store building with gas pumps located within the northern portion of the property. There is also an auto repair garage located 2 June 22, 2000 SUBDIVISION ITEM NO.: C (Cont. within this building. There located on the property, with south one-half of the site. FILE NO.: Z -5505-I is also a stone works business stone being stored within the There are single-family residences on larger lots located across Rocky Lane to the east, across Colonel Glenn Road to the northwest, to the south along Rocky Lane and to the west along Colonel Glenn Road. There are several mobile and manufactured homes in the area. There is a grocery store with gas pumps located across Colonel Glenn to the north. 'There is also a beauty shop and a pet grooming/boarding business to the west. C. NEIGHBORHOOD COMMENTS: There was no established neighborhood association to notify concerning this application. As of this writing, staff has received one (1) phone call from a person requesting information on this application. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn Road is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 feet from centerline is required. 2. Rocky Lane is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the corner of Colonel Glenn and Rocky Lane. 4. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 5. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. Stormwater detention ordinance applies to this property. 8. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 3 June 22, 2000 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -5505-I E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside Service Boundary. No Comment. AP&L: No Comment. ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: Contact the Water Works if additional water service is required. Fire Department: Fire hydrant may be required. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: No Affect -Not on a dedicated Bus Route F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is located in the Ellis Mountain Planning District. The Land Use Plan shows Existing Business Node for this location. The property is currently zoned for a Planned Commercial Development and the zoning request is to revise the PCD for the construction of an additional building for a welding shop. This proposal does not require a Land Use Plan amendment. Concerns arise over the proposed uses and intensification of the PCD for compatibility with the surrounding residential uses. _City Recognized Neighborhood Action Plan: This property is located in an area that is not covered by a city recognized neighborhood action plan. Landscape Issues: The 6 foot high wood fence must continue the entire length of the western perimeter of the property. A four foot wide on-site landscape strip is required parallel with Rocky Lane. 4 June 22, 2000 SUBDIVISION ITEM NO.: C (Cont.) G. ANALYSIS: FILE NO.: Z -5505-I The applicant submitted a revised site plan to staff on April 26, 2000. The revised plan addresses several of the issues as raised by staff and the Subdivision Committee. Areas of additional parking have been shown around the proposed second building and the proposed hours for the welding shop have been provided. The revised plan also shows a 6 foot wood screening fence along the entire west property line. A total of 22 parking spaces is shown on the site plan. The ordinance would typically require 20 spaces for this proposed development. As noted earlier, the applicant was granted a five (5) year deferral of street improvements and right-of-way dedication for Colonel Glenn Road and Rocky Lane on July 6, 1999 (Ordinance No. 18,048). The applicant is requesting continuation of this deferral. Public Works supports the continuation. Although staff has no problem with the small additions proposed to the existing building, staff cannot support the intensification of the site as proposed. The applicant is proposing a second building to be used as a welding shop, used auto sales and additional parking areas on a site that is already facing size constraints. The site is only three-quarters of an acre in size. Staff feels that the intensity of the uses as proposed extends beyond the scope of the Business Node land use plan designation. H. STAFF RECOMMENDATIONS: Staff recommends denial of the revised PCD as proposed. SUBDIVISION COMMITTEE COMMENT: (APRIL 20, 2000) Joe White was present, representing the application. Staff briefly described the revised PCD and noted concerns with the intensification of uses proposed. It was noted that a deferral of right-of-way dedication and street improvements to Colonel Glenn Road and Rocky Lane were 5 June 22, 2000 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -5505-I previously approved. It was noted that the applicant could request that the deferral apply to this application also, or request a new deferral. Staff noted that adequate screening should be installed between this site and the property to the west, preferably a screening fence. After the presentation, the Committee forwarded the revised PCD to the full Commission for resolution. PLANNING COMMISSION ACTION: (MAY 11, 2000) Staff informed the Commission that the applicant submitted a letter on May 11, 2000 requesting that this application be deferred to the June 22, 2000 agenda. Staff supported the deferral request. With a vote of 8 ayes, 0 nays, 2 absent and 1 open position, the Commission voted to waive the bylaws and accept the request for deferral, which was made less than five (5) working days prior to the public hearing. The Chairperson placed the item before the Commission for inclusion within the Consent Agenda for deferral to the June 22, 2000 agenda. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays, 2 absent and 1 open position. STAFF UPDATE: (JUNE 8, 2000) The applicant submitted a revised site plan to staff on June 7, 2000. The revised plan eliminates the 30 foot by 40 foot welding shop building within the south one-half of the property. The applicant is proposing only the Phase I improvements as noted on page 2 of this report. The overhang on the east side of the building has been reduced to an 8 foot width. Staff has no problem with these minor revisions in the previously approved site plan. Also noted on page 2 of this report, the applicant has informed staff that he has received a permit from the state to sell vehicles in conjunction with the auto repair garage. Staff will not support the sale of vehicles on this site, due to the size 6 June 22, 2000 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -5505-I constraints associated with this property and discussed in the analysis on page 5. REVISED STAFF RECOMMENDATIONS: Staff recommends approval of the revised PCD with respect to the Phase I improvements as noted on page 2 of this report and subject to the following conditions: 1. There is to be no sale of vehicles on the property. 2. Compliance with the requirements as noted in paragraphs D, E and F of this report. 3. Any site lighting should be low-level and directed away from adjacent property. 4. All vehicle repair shall be done within the enclosed building. 5. There shall be no outside storage of vehicles of vehicle parts. 6. All vehicles awaiting repair or customer pickup must be parked in designated, paved parking areas. 7. Public Works supports the continuation of the deferrals of street improvements and right-of-way dedication for Colonel Glenn Road and Rocky Lane as approved by Ordinance No. 18,048. PLANNING COMMISSION ACTION: (JUNE 22, 2000) Johnnie Bryant, Jay Bryant and Joe White were present, representing the application. Staff briefly described the proposed Revised PCD, noting that the>only changes to the previously approved plan were the two (2) small building additions and the revision of the rear parking area. Staff also noted that Mr. Bryant had dropped his request to have auto sales on the property. Karen Stringer addressed the Commission in opposition. She stated that the property had been a nuisance for some time. She stated that the auto repair shop is open all hours and that there is outside storage of vehicles. She also stated that the property had not been in compliance with the previous approval. Rodney Faust addressed the Commission with concerns. He submitted a petition to the Commission. He stated that he had a problem with noise and the hours of operation. He also noted 7 June 22, 2000 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -5505-I traffic concerns. He stated that the property had not been well-maintained and that vehicles had been repaired outside the building. Commissioner Nunnley asked of the applicant's conduct could be taken under consideration with this application. Possible violations which exist on the property were discussed. There was a discussion of the revised PCD and what was previously approved with respect to what could be done to enforce violations on the property. Jim Lawson, Director of Planning and Development, noted that the proposed improvements will help eliminate possible violations. He noted that staff will enforce the conditions of the PCD. This issue was briefly discussed. Commissioner Rahman asked about the conditions asked for by Mr. Faust (letter dated June 22, 2000) and if they could be added to the conditions as recommended by staff. This issue was discussed. Commissioner Allen asked about deferring this application to allow Mr. Bryant to bring the site into compliance before the Planning Commission acts on the revised PCD. This issue was briefly discussed. Jay Bryant addressed the Commission. He addressed the conditions in Mr. Faust's letter. Commissioner Lowry asked Mr. Bryant if he would agree to defer the application and work with staff in determining if the property is in compliance. Mr. Bryant:.noted that if the building additions were approved the outside storage would be eliminated. Mr. Lawson noted that staff could determine if the property is in compliance before the revised PCD goes to the Board of Directors. Commissioner Downing noted that he had a problem with the Commission determining whether or not there were violations on the property. Commissioner Nunnley asked how a PCD could be revoked if an applicant did not conform to the approved conditions. Mr. Lawson noted that violations are handled through 8 June 22, 2000 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -5505-I Environmental Court and an applicant can be fined until violation is corrected. He noted that staff would enforce on this property if needed. There was a motion to approve the revised PCD subject to the conditions as noted by staff and the conditions as noted in Mr. Faust's letter dated June 22, 2000 (with the exception of item #5). The motion passed by a vote of 7 ayes, 2 nays, and 2 absent. 'I /- � q q ? 5