HomeMy WebLinkAboutZ-5803-C Staff AnalysisFILE NO.: Z -5803-C
NAME: Parker Audi Revised Short -form PCD
LOCATION: 12601 Chenal Parkway
DEVELOPER:
Parker Automotive Holdings
1700 North Shackleford Road
Little Rock, AR 72227
OWNERIAUTHORIZED AGENT:
Parker Automotive Holdings, Owner/Timothy E. Daters, Authorized Agent
SURVEYOR/ENGINEER:
White Daters & Associates/Engineer
AREA: 3.30 acres
WARD: 5
CURRENT ZONING:
ALLOWED USES:
PROPOSED ZONING:
PROPOSED USE:
VARIANCEIWAIVERS:
1. Sign Height
BACKGROUND:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 18
PCD
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.18
Automobile dealership with accessory car wash
Revised PCD
Automobile dealership with accessory car wash
In 1994, the Planning Commission reviewed a request to rezone this site from C-2,
Shopping Center District to Planned Commercial Development to allow the use of the
property for automobile display, sales and service. This application proposed a 19,340
square foot building containing the show room, offices and administrative area, service
FILE NO.. Z -5803-C (Cont.
area, and parts area. A second building of 2,440 square feet also to be constructed for
use as a sales office. This application was approved by the Board of Directors and
constructed in conformance with the site plan.
In 2005, the PCD was revised to allow flags/banners to be placed on approximately
17 light poles. These banners were intended to differentiate between the various vehicle
brands and to designate the areas for the sale of new and used vehicles.
The most recent amendment to the PCD was in 2013 and involved the modification of the
primary building to accommodate a different auto dealership, the addition of a car wash
for use exclusively by the dealership to wash new cars and customer cars after service
or maintenance. An 8 -foot screening fence was also placed on the southern perimeter of
the property to enhance the site and limit access during non -business hours. Lastly, the
signage approved with the revision included an 8 -foot high monument sign with an area
of 100 square feet to be placed on Chenal Parkway, a pylon sign with a height of 36 feet
and maximum area of 160 square feet, and unique wall signage featuring two model cars
mounted on the wall.
The previous dealership closed at the end of 2018 and the owners are seeking to re -tool
the site for operation under another auto brand.
Four additions to the main structure are proposed. Two additions would be located on
the front facade and are 288 square feet and 304 feet each. A third addition would expand
the building on the east -facing facade. This is the largest expansion at 1,716 square feet.
The fourth building addition would be a canopy added to the rear covering a new paved
area for courtesy cars. The front fagade would also be redesigned with the removal of a
covered porch and canopy.
New monument signs are also proposed. The larger sign would be placed adjacent to
the access drive to West Markham Street. This sign would be 20 feet in height and
127 square feet in area. A smaller sign is proposed for the frontage along Chenal
Parkway. The proposed height of this sign is 15 feet and the proposed square footage is
72 square feet. No information was provided for any wall signage.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The proposed use of the site if for an automobile dealership and related activities.
Intended hour of operation are Monday through Saturday from 7am to 9pm
and occasionally on Sundays. No additional exterior pole lighting is included in
this request.
B. EXISTING CONDITIONS:
The site is a vacant automobile dealership. Located south and east of the property
are commercial uses, such as restaurants, retail and furniture stores, and a fueling
station. Immediately west across Atkins Road is an undeveloped property zoned
0-3, General Office. An office complex is situated to the southwest. Crossing
2
FILE NO.: Z -5803-C (Cont.
West Markham Street to the north is a bank and a retail center is further west. Big
box retailers with restaurants and a fuel center located on out -parcels are found
across Chenal Parkway. All these developments have frontage on both Chenal
Parkway and West Markham Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or neighborhood associations. Notice of the public hearing was sent to all owners
of properties located within 200 feet of the site, as well as the Parkway Place
neighborhood association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Right-of-way should be dedicated on W. Markham St to the back of the existing
sidewalk prior to the issuance of the certificate of occupancy.
2. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public right-
of-way prior to occupancy. Specifically, the access ramp at the intersection of
W. Markham St. and Atkins St. should be reconstructed in conformance with
City of Little Rock standard detail PW -49.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : Sewer Available to this site.
Entergy
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities (if any)
as this project proceeds.
CenterPoint Energ : No comment.
AT & T: No comment received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
3
FILE NO.- Z -5803-C (Co
Fire ❑eoartmcnt:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Fire Hydrants
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 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; criche littlerock. vv or
Steve Crain at 501-371-4875; scrain @iittlerock.gov
Landscape
1. Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements and the Chenal Overlay District.
2. Any new building rehabilitation or expansion may require the existing
landscaping, buffer, or vehicular use areas not meeting the current code
requirements to be brought into compliance. Existing vehicular use areas may
continue as nonconforming until such time as a building permit is granted to
enlarge or reconstruct a structure on the property exceeding ten (10) percent
of the existing gross floor area. At such time ten (10) percent of the existing
vehicular use area shall be brought into compliance on a graduated scale.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
4
FILE NO.: Z -5803-C (Cont.
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Plannina Division:
Planning Division: This request is located in Ellis Mountain Planning District. The
Land Use Plan shows Commercial (C) for this property. This category includes a
broad 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 applicant has applied for
a revision to the PCD (Planned Commercial Development District) to allow for
signage changes and some building expansions. The request is within the
Chenal/Financial Center Design Overlay District.
Master Street Plan: To the east of the property is Chenal Parkway and it is a
Principal Arterial. North of the property is Markham and it is a Collector on the
Master Street Plan. A Principal Arterial is to serve through traffic and to connect
major traffic generators or activity centers within the urbanized area. Entrances
and exits should be limited to minimize negative effects of traffic and pedestrians
on Chenal Parkway since it is a Principal Arterial. The primary function of a
Collector Road is to provide a connection from Local Streets to Arterials. These
streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: September 18, 2019
The applicant was present. Staff presented the item to the committee. Planning
staff asked for confirmation the proposed monument signs are not within
easements and/or to provide documentation of agreements to locate the signs
within easements. Also, information on any proposed wall signage was requested.
Public Works commented on dedicated right-of-way on West Markham Street to
the back of the existing sidewalk prior to the issuance of the Certificate of
Occupancy. The Landscape comment was to remind the applicant of the
requirements and to encourage the maintenance of existing materials. The
applicant was informed responses were to be received by September 25, 2019.
The committee forwarded the item to the full commission.
5
FILE NO.: Z -5803-C (Co
ANALYSIS:
A revised site plan was submitted in response to comments from the Subdivision
Committee meeting on September 18, 2019. Alternative locations for the
monument signs are proposed in the event the applicant cannot work out an
agreement with the utilities to locate the signs in within the easements.
The proposed monument signs do not comply with the Chenal/Financial Center
Design Overlay. The maximum height of signs is 8 feet and the maximum area is
100 square feet. The proposed larger sign exceeds both the height and square
footage maximums and the smaller sign Exceeds the maximum height. Under the
existing PCD, a monument sign with a height of 8 feet and 100 square feet was
approved for the frontage along Chenal Parkway. A pylon sign was approved
fronting on West Markham Street with a maximum height of 36 feet and area of
160 square feet. The combined square footage of the proposed signs is less than
what is currently allowed, being 200 square feet for the two monument signs
proposed under this request and 260 square feet under the provisions of the
current PCD. The height of the smaller sign complies with the Chenal/Financial
Center Design Overlay. The larger sign, although not in compliance with the
design overlay, nonetheless has a proposed height of 20 feet, significantly less
than the 36 -foot height presently approved on the property.
The request for additional right-of-way dedication has been added to the site plan.
This change precipitates a variance to the landscape buffer along West Markham
Street, as a portion of the buffer would be less than nine feet in width.
Several additional existing specific site and operational conditions are also
proposed to remain with the revised PCD. They are as follows:
a. No body shop shall be constructed as a part of this development.
b. No vehicles will be parked off-site.
c. No on -street unloading of vehicles being delivered to the property.
d. No flashing lights, search lights or carnival -type promotions.
e. Test drive routes are to be defined and not allowed through the Timber Ridge
neighborhood.
f. All site lighting is to be directional and controlled to light only the site.
Staff is supportive of the re -use of the property for an automobile dealership and
the proposed site modifications.
C
FILE NO.: Z -5803-C Cont.)
J. STAFF RECOMMENDATION:
Staff recommends approval of the PCD subject to compliance with the comments
and conditions outlined in paragraphs D, E, and F and the staff analysis in the
agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2019)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the "staff recommendation"
above. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff, including all staff comments and conditions. The
vote was 9 ayes, 0 noes, and 2 absent.
7
October 10, 2019
ITEM NO.: 5
NAME: Parker Audi Revised Short -form PCD
LOCATION: 12601 Chenal Parkway
DEVELOPER:
Parker Automotive Holdings
1700 North Shackleford Road
Little Rock, AR 72227
OWNER/AUTHORIZED AGENT:
FILE NO.: Z -5803-C
Parker Automotive Holdings, Owner/Timothy E. Daters, Authorized Agent
SURVEYORJENGINEER:
White Daters & Associates/Engineer
AREA: 3.30 acres
WARD: 5
CURRENT ZONING
ALLOWED USES
PROPOSED ZONING
PROPOSED USE:
VARIANCE/WAIVERS:
1. Sign Height
BACKGROUND:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 18
PCD
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.18
Automobile dealership with accessory car wash
Revised PCD
Automobile dealership with accessory car wash
In 1994, the Planning Commission reviewed a request to rezone this site from C-2,
Shopping Center District to Planned Commercial Development to allow the use of the
property for automobile display, sales and service. This application proposed a 19,340
square foot building containing the show room, offices and administrative area, service
October 10, 2019
SUBDIVISION
ITEM NO.: 5 (Cont.
FILE NO.: Z -5803-C
area, and parts area. A second building of 2,440 square feet also to be constructed for
use as a sales office. This application was approved by the Board of Directors and
constructed in conformance with the site plan.
In 2005, the PCD was revised to allow flags/banners to be placed on approximately
17 light poles. These banners were intended to differentiate between the various vehicle
brands and to designate the areas for the sale of new and used vehicles.
The most recent amendment to the PCD was in 2013 and involved the modification of the
primary building to accommodate a different auto dealership, the addition of a car wash
for use exclusively by the dealership to wash new cars and customer cars after service
or maintenance. An 8 -foot screening fence was also placed on the southern perimeter of
the property to enhance the site and limit access during non -business hours. Lastly, the
signage approved with the revision included an 8 -foot high monument sign with an area
of 100 square feet to be placed on Chenal Parkway, a pylon sign with a height of 36 feet
and maximum area of 160 square feet, and unique wall signage featuring two model cars
mounted on the wall.
The previous dealership closed at the end of 2018 and the owners are seeking to re -tool
the site for operation under another auto brand.
Four additions to the main structure are proposed. Two additions would be located on
the front fagade and are 288 square feet and 304 feet each. A third addition would expand
the building on the east -facing fagade. This is the largest expansion at 1,716 square feet.
The fourth building addition would be a canopy added to the rear covering a new paved
area for courtesy cars. The front fagade would also be redesigned with the removal of a
covered porch and canopy.
New monument signs are also proposed. The larger sign would be placed adjacent to
the access drive to West Markham Street. This sign would be 20 feet in height and
127 square feet in area. A smaller sign is proposed for the frontage along Chenal
Parkway. The proposed height of this sign is 15 feet and the proposed square footage is
72 square feet. No information was provided for any wall signage.
A. PRO POSALIREQUEST/APPLICANT'S STATEMENT:
The proposed use of the site if for an automobile dealership and related activities.
Intended hour of operation are Monday through Saturday from 7am to 9pm
and occasionally on Sundays. No additional exterior pole lighting is included in
this request.
2
October 10, 2019
SUBDIVISION
ITEM NO.: 5 Cont.)
B. EXISTING CONDITIONS:
C
E
FILE NO.: Z-5803
The site is a vacant automobile dealership. Located south and east of the property
are commercial uses, such as restaurants, retail and furniture stores, and a fueling
station. Immediately west across Atkins Road is an undeveloped property zoned
0-3, General Office. An office complex is situated to the southwest. Crossing
West Markham Street to the north is a bank and a retail center is further west. Big
box retailers with restaurants and a fuel center located on out -parcels are found
across Chenal Parkway. All these developments have frontage on both Chenal
Parkway and West Markham Street.
NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or neighborhood associations. Notice of the public hearing was sent to all owners
of properties located within 200 feet of the site, as well as the Parkway Place
neighborhood association.
ENGINEERING COMMENTS,
PUBLIC WORKS CONDITIONS:
1. Right-of-way should be dedicated on W. Markham St to the back of the existing
sidewalk prior to the issuance of the certificate of occupancy.
2. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public right-
of-way prior to occupancy. Specifically, the access ramp at the intersection of
W. Markham St. and Atkins St. should be reconstructed in conformance with
City of Little Rock standard detail PW -49.
UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNIN
Little Rock Water Reclamation Au%odt : Sewer Available to this site.
Enter
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities (if any)
as this project proceeds.
CenterPoint Energy: No comment.
3
October 10, 2019
SUBDIVISIO
ITEM NO.: 5 Cont. FILE NO.: Z -5803-C
AT & T: No comment received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Fire Hydrants
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 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
Countv Planning- No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey ,littlerock.go_v_ or
Steve Crain at 501-371-4875; scrain@littlerock.gov
Landscape:
1. Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements and the Chenal Overlay District.
n
October 10, 2019
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z -5803-C
2. Any new building rehabilitation or expansion may require the existing
landscaping, buffer, or vehicular use areas not meeting the current code
requirements to be brought into compliance. Existing vehicular use areas may
continue as nonconforming until such time as a building permit is granted to
enlarge or reconstruct a structure on the property exceeding ten (10) percent
of the existing gross floor area. At such time ten (10) percent of the existing
vehicular use area shall be brought into compliance on a graduated scale.
3. 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.
G. TRANSPORTATION/PLANNING:
Rock Reaion Metro: No comment
Plannina Division:
Planning Division: This request is located in Ellis Mountain Planning District. The
Land Use Plan shows Commercial (C) for this property. This category includes a
broad 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 applicant has applied for
a revision to the PCD (Planned Commercial Development District) to allow for
signage changes and some building expansions. The request is within the
Chenal/Financial Center Design Overlay District.
Master Street Plan: To the east of the property is Chenal Parkway and it is a
Principal Arterial. North of the property is Markham and it is a Collector on the
Master Street Plan. A Principal Arterial is to serve through traffic and to connect
major traffic generators or activity centers within the urbanized area. Entrances
and exits should be limited to minimize negative effects of traffic and pedestrians
on Chenal Parkway since it is a Principal Arterial. The primary function of a
Collector Road is to provide a connection from Local Streets to Arterials. These
streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicvcle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: September 18, 2019
The applicant was present. Staff presented the item to the committee. Planning
staff asked for confirmation the proposed monument signs are not within
E
October 10, 2019
SUBDIVISIO
NO.: 5 (Cont.) FILE NO.: Z -5803-C
easements and/or to provide documentation of agreements to locate the signs
within easements. Also, information on any proposed wall signage was requested.
Public Works commented on dedicated right-of-way on West Markham Street to
the back of the existing sidewalk prior to the issuance of the Certificate of
Occupancy. The Landscape comment was to remind the applicant of the
requirements and to encourage the maintenance of existing materials. The
applicant was informed responses were to be received by September 25, 2019.
The committee forwarded the item to the full commission.
ANALYSIS:
A revised site plan was submitted in response to comments from the Subdivision
Committee meeting on September 18, 2019. Alternative locations for the
monument signs are proposed in the event the applicant cannot work out an
agreement with the utilities to locate the signs in within the easements.
The proposed monument signs do not comply with the Chen al/Fin ancial Center
Design Overlay. The maximum height of signs is 8 feet and the maximum area is
100 square feet. The proposed larger sign exceeds both the height and square
footage maximums and the smaller sign exceeds the maximum height. Under the
existing PCD, a monument sign with a height of 8 feet and 100 square feet was
approved for the frontage along Chenal Parkway. A pylon sign was approved
fronting on West Markham Street with a maximum height of 36 feet and area of
160 square feet. The combined square footage of the proposed signs is less than
what is currently allowed, being 200 square feet for the two monument signs
proposed under this request and 260 square feet under the provisions of the
current PCD. The height of the smaller sign complies with the Chenal/Financial
Center Design Overlay. The larger sign, although not in compliance with the
design overlay, nonetheless has a proposed height of 20 feet, significantly less
than the 36 -foot height presently approved on the property.
The request for additional right-of-way dedication has been added to the site plan.
This change precipitates a variance to the landscape buffer along West Markham
Street, as a portion of the buffer would be less than nine feet in width.
Several additional existing specific site and operational conditions are also
proposed to remain with the revised PCD. They are as follows:
a. No body shop shall be constructed as a part of this development.
b. No vehicles will be parked off-site.
c. No on -street unloading of vehicles being delivered to the property.
d. No flashing lights, search lights or carnival -type promotions.
X
October 10, 2019
SUBDIVISION
ITEM NO.: 5 Cont. FILE NO.: Z -5803-C
e. Test drive routes are to be defined and not allowed through the Timber Ridge
neighborhood.
J
f. All site lighting is to be directional and controlled to light only the site.
Staff is supportive of the re -use of the property for an automobile dealership and
the proposed site modifications.
STAFF RECOMMENDATION
Staff recommends approval of the PCD subject to compliance with the comments
and conditions outlined in paragraphs D, E, and F and the staff analysis in the
agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2019)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the "staff recommendation"
above. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff, including all staff comments and conditions. The
vote was 9 ayes, 0 noes, and 2 absent.
7
October 10, 2019
ITFM NO - 5
NAME: Parker Audi Revised Short -form PCD
LOCATION: 12601 Chenal Parkway
DEVELOPER:
Parker Automotive Holdings
1700 North Shackleford Road
Little Rock, AR 72227
OWNER/AUTHORIZED AGENT:
FILE NO.: Z -5803-C
Parker Automotive Holdings, Owner/Timothy E. Daters, Authorized Agent
SURVEYOR/ENGINEER:
White Daters & Associates/Engineer
AREA: 3.30 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 18 CENSUS TRACT: 42.18
CURRENT ZONING: PCD
ALLOWED USES: Automobile dealership with accessory car wash
PROPOSED ZONING: Revised PCD
PROPOSED USE: Automobile dealership with accessory car wash
VARIANCEMAIVERS;
1. Sign Height
BACKGROUND:
In 1994, the Planning Commission reviewed a request to rezone this site from C-2,
Shopping Center District to Planned Commercial Development to allow the use of the
property for automobile display, sales and service. This application proposed a 19,340
square foot building containing the show room, offices and administrative area, service
October 10, 2019
SUBDIVISIO
ITEM NO.: 5 [Cont.
FILE NO.: Z -5803-C
area, and parts area. A second building of 2,440 square feet also to be constructed for
use as a sales office. This application was approved by the Board of Directors and
constructed in conformance with the site plan.
In 2005, the PCD was revised to allow flags/banners to be placed on approximately
17 light poles. These banners were intended to differentiate between the various vehicle
brands and to designate the areas for the sale of new and used vehicles.
The most recent amendment to the PCD was in 2013 and involved the modification of the
primary building to accommodate a different auto dealership, the addition of a car wash
for use exclusively by the dealership to wash new cars and customer cars after service
or maintenance. An 8 -foot screening fence was also placed on the southern perimeter of
the property to enhance the site and limit access during non -business hours. Lastly, the
signage approved with the revision included an 8 -foot high monument sign with an area
of 100 square feet to be placed on Chenal Parkway, a pylon sign with a height of 36 feet
and maximum area of 160 square feet, and unique wall signage featuring two model cars
mounted on the wall.
The previous dealership closed at the end of 2018 and the owners are seeking to re -tool
the site for operation under another auto brand.
Four additions to the main structure are proposed. Two additions would be located on
the front fagade and are 288 square feet and 304 feet each. A third addition would expand
the building on the east -facing fagade. This is the largest expansion at 1,716 square feet.
The fourth building addition would be a canopy added to the rear covering a new paved
area for courtesy cars. The front fagade would also be redesigned with the removal of a
covered porch and canopy.
New monument signs are also proposed. The larger sign would be placed adjacent to
the access drive to West Markham Street. This sign would be 20 feet in height and
127 square feet in area. A smaller sign is proposed for the frontage along Chenal
Parkway. The proposed height of this sign is 15 feet and the proposed square footage is
72 square feet. No information was provided for any wall signage.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT.
The proposed use of the site if for an automobile dealership and related activities.
Intended hour of operation are Monday through Saturday from 7am to 9pm
and occasionally on Sundays. No additional exterior pole lighting is included in
this request.
2
October 10, 2019
SUBDIVISION
ITEM NO.: 5 Cont. FILE NO.: Z -5803-C
B. EXISTING CONDITIONS:
The site is a vacant automobile dealership. Located south and east of the property
are commercial uses, such as restaurants, retail and furniture stores, and a fueling
station. Immediately west across Atkins Road is an undeveloped property zoned
0-3, General Office. An office complex is situated to the southwest. Crossing
West Markham Street to the north is a bank and a retail center is further west. Big
box retailers with restaurants and a fuel center located on out -parcels are found
across Chenal Parkway. All these developments have frontage on both Chenal
Parkway and West Markham Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or neighborhood associations. Notice of the public hearing was sent to all owners
of properties located within 200 feet of the site, as well as the Parkway Place
neighborhood association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Right-of-way should be dedicated on W. Markham St to the back of the existing
sidewalk prior to the issuance of the certificate of occupancy.
2. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public right-
of-way prior to occupancy. Specifically, the access ramp at the intersection of
W. Markham St. and Atkins St. should be reconstructed in conformance with
City of Little Rock standard detail PW -49.
E. UTILITIES/FIRE DEPARTMENT/PARKSICOUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this site.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities (if any)
as this project proceeds.
CenterPoint Energy: No comment.
3
October 10, 2019
UBD►VISION
ITEM NO.: 5 Cont. FILE NO.: Z -5803-C
AT & T: No comment received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Fire Hydrants
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 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Steve Crain at 501-371-4875; scram@littlerock.gov
Landscape:
1. Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements and the Chenal Overlay District.
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ITEM NO.: 5 (Cont,
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2. Any new building rehabilitation or expansion may require the existing
landscaping, buffer, or vehicular use areas not meeting the current code
requirements to be brought into compliance. Existing vehicular use areas may
continue as nonconforming until such time as a building permit is granted to
enlarge or reconstruct a structure on the property exceeding ten (10) percent
of the existing gross floor area. At such time ten (10) percent of the existing
vehicular use area shall be brought into compliance on a graduated scale.
3. 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.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Planning Division:
Planning Division: This request is located in Ellis Mountain Planning District. The
Land Use Plan shows Commercial (C) for this property. This category includes a
broad 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 applicant has applied for
a revision to the PCD (Planned Commercial Development District) to allow for
signage changes and some building expansions. The request is within the
Chenal/Financial Center Design Overlay District.
Master Street Plan: To the east of the property is Chenal Parkway and it is a
Principal Arterial. North of the property is Markham and it is a Collector on the
Master Street Plan. A Principal Arterial is to serve through traffic and to connect
major traffic generators or activity centers within the urbanized area. Entrances
and exits should be limited to minimize negative effects of traffic and pedestrians
on Chenal Parkway since it is a Principal Arterial. The primary function of a
Collector Road is to provide a connection from Local Streets to Arterials. These
streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicvcle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: September 18, 2019
The applicant was present. Staff presented the item to the committee. Planning
staff asked for confirmation the proposed monument signs are not within
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October 10, 2019
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ITEM NO.: 5 (Cont.
FILE NO.: Z -5803-C
easements and/or to provide documentation of agreements to locate the signs
within easements. Also, information on any proposed wall signage was requested.
Public Works commented on dedicated right-of-way on West Markham Street to
the back of the existing sidewalk prior to the issuance of the Certificate of
Occupancy. The Landscape comment was to remind the applicant of the
requirements and to encourage the maintenance of existing materials. The
applicant was informed responses were to be received by September 25, 2019.
The committee forwarded the item to the full commission.
ANALYSIS:
A revised site plan was submitted in response to comments from the Subdivision
Committee meeting on September 18, 2019. Alternative locations for the
monument signs are proposed in the event the applicant cannot work out an
agreement with the utilities to locate the signs in within the easements.
The proposed monument signs do not comply with the Chenal/Financial Center
Design Overlay. The maximum height of signs is 8 feet and the maximum area is
100 square feet. The proposed larger sign exceeds both the height and square
footage maximums and the smaller sign exceeds the maximum height. Under the
existing PCD, a monument sign with a height of 8 feet and 100 square feet was
approved for the frontage along Chenal Parkway. A pylon sign was approved
fronting on West Markham Street with a maximum height of 36 feet and area of
160 square feet. The combined square footage of the proposed signs is less than
what is currently allowed, being 200 square feet for the two monument signs
proposed under this request and 260 square feet under the provisions of the
current PCD. The height of the smaller sign complies with the Chen aI/Financial
Center Design Overlay. The larger sign, although not in compliance with the
design overlay, nonetheless has a proposed height of 20 feet, significantly less
than the 36 -foot height presently approved on the property.
The request for additional right-of-way dedication has been added to the site plan.
This change precipitates a variance to the landscape buffer along West Markham
Street, as a portion of the buffer would be less than nine feet in width.
Several additional existing specific site and operational conditions are also
proposed to remain with the revised PCD. They are as follows:
a. No body shop shall be constructed as a part of this development.
b. No vehicles will be parked off-site.
c. No on -street unloading of vehicles being delivered to the property.
d. No flashing lights, search lights or carnival -type promotions.
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October 10, 2019
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ITEM NO.: 5 (Cont-
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FILE NO.: Z -5803-C
e. Test drive routes are to be defined and not allowed through the Timber Ridge
neighborhood.
f. All site lighting is to be directional and controlled to light only the site.
Staff is supportive of the re -use of the property for an automobile dealership and
the proposed site modifications.
STAFF RECOMMENDATION:
Staff recommends approval of the PCD subject to compliance with the comments
and conditions outlined in paragraphs D, E, and F and the staff analysis in the
agenda staff report.
PLANNING COMMISSION ACTION:
(OCTOBER 10, 2019)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the "staff recommendation"
above. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff, including all staff comments and conditions. The
vote was 9 ayes, 0 noes, and 2 absent.
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