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HomeMy WebLinkAboutZ-5805-C Staff AnalysisOctober 25, 2012 ITEM NO.: 5 FILE NO.: Z -5805-C NAME: 11820 Chicot Road Short -form PD -C LOCATION: Located at 11820 Chicot Road DEVELOPER/AGENT: Twin City Properties 2024 Arkansas Valley Suite 505 Little Rock, AR 72212 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 4.24 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family PROPOSED ZONING: PD -C PROPOSED USE: New tire store VARIANCESMIAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission approved a conditional use permit for this site on February 19, 2009, to allow a daycare center and an electrical apprenticeship program to utilize the building located on this site. The approved business did not open at this location. The building is currently vacant. A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT: The request is a rezoning from R-2, Single-family to PD -C, Planned Development Commercial to allow the reuse of this existing non-residential building as a new tire store. All waste tires will be stored within the building until cleared from the site. The applicant has also indicated a portion of the building will be used to October 25, 2012 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z -5805-C refurbish vehicles purchased at auto auctions for future sale. The refurbishing will include auto repair, replacement parts and minor body damage repair. The cover letter indicates no more than four (4) vehicles will be on-site waiting refurbishing. The driveway accessing the site is shared with the tract to the north which recently contained a carwash building which has been removed. The access is a recorded 30 -foot, ingress/egress drive easement shared between the two (2) properties. The site appears to contain 16 paved parking spaces. B. EXISTING CONDITIONS: The site contains an existing non-residential building and paved parking lot located on the front portion of the tract. The area behind the building has been cleared and is mowed. The far western portion of the property has a number of trees. The property to the immediate north was a carwash which was recently demolished. The area contains a mixture of uses. A vacant wooded, R-2, Single-family zoned tract is located across Chicot Road to the east and to the south is also a vacant tract. Further south are a two (2) non-residential buildings located on C-3, General Commercial District zoned property. Single-family residences and undeveloped property are located to the north and west of the property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 feet of the site, the Deer Meadow Neighborhood Association, the Legion Hut Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Chicot Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. If the site redevelops or expansion occurs in the future, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Chicot Road including 5 -foot sidewalks with the planned development. The new back of curb should be located 29.5 -feet from the centerline. 2 October 25, 2012 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z -5805-C 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots must share a single driveway access centered on the property line. The width of driveway must not exceed 36 -feet. If the site is redeveloped or expanded in the future, the driveway accessing the subject property must be located on the northern property line and shared with the property to the north. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. 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. Contact Central Arkansas Water if additional fire protection or metered water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. If additional fire hydrant(s) are required, they will be installed at the expense of the developer. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within 10 days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain a minimum access of 20 -feet wide. Contact the Little Rock Fire Department for additional information. County Planninq: No comment. CATA: The site is not located on a dedicated CATA Bus Route. CATA Bus Route #17 — the Mabelvale Downtown and #17A — the Mabelvale UALR Route October 25, 2012 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z -5805-C are located north of this site traveling along Chicot Road turning onto Mabelvale Cut-off. Parks and Recreation: No comment received. F. ISSUESITECHN ICAUDESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Low Density Residential (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six (6) dwelling units per acre. The applicant has applied for a rezoning from R-2, (Single -Family) to PDC (Planned Development Commercial) to allow for a tire store in an existing structure on the site. Master Street Plan: Chicot Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve thorough 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 Chicot Road. This street 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. Landscape: If the cost to rehabilitate the structure exceeds fifty (50) percent of the current replacement cost of the structure the existing vehicular use area shall be brought into compliance with the landscape ordinance and shall continue to full compliance on a graduated scale based upon the percentage of rehabilitation cost. G. SUBDIVISION COMMITTEE COMMENT: (October 4, 2012) The applicant was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff questioned the days and hours of operation, the placement of waste tires, the proposed signage and all activities to take place on the site. Public Works comments were addressed. Staff stated Chicot Road was classified as an arterial street which would require dedication of right of way to 55 -feet from centerline to meet the Master Street Plan requirement. Staff also stated the driveway location and widths did not meet the traffic access and circulation requirements of City ordinance. Staff stated if the site was redeveloped or expanded in the future, the driveway accessing the site was to be 4 October 25, 2012 SUBDIVISION ITEM NO.: 5_(Cont.)FILE NO.: Z -5805-C located on the northern property line and would continue to be shared with the northern property. Landscaping comments were addressed. Staff stated if the cost of redevelopment of the site exceeded 50 percent of the current replacement cost of the building then the existing parking lot and paved areas would need to come into compliance with the City's Landscape Ordinance requirements. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter addressing issues raised at the October 4, 2012, Subdivision Committee meeting. The applicant has provided the days and hours of operation, the storage of waste tires, the proposed signage plan and all activities to take place on the site. The cover letter states the use of the site will be for new tire sales only. In addition the owner will use a portion of the building to refurbish vehicles for future sale. This aspect of the business as outlined by the applicant includes purchase of automobiles from auto auctions which need minor repair. The repairs will include auto repair, automobile replacement parts and minor automobile body damage repair. The cover letter states no more than four (4) vehicles will be on-site waiting refurbishing. These vehicles will be stored in the rear of the property within the existing paved area. The cover letter states the use of the property will not be an auto body repair shop and auto body repair services will not be offered to the public. The existing building is proposed for remodeling. The front of the building will be used as office space and a showroom. The remainder of the building will be used as the tire shop and the owners refurbishing business. Cosmetic repairs and modifications will be completed to the building. Resurfacing, as needed, will be completed to the paved parking area. The existing chain link fence will be repaired and a wood privacy fence will be installed west of the existing building. There will be no activity taking place within the rear portion of the property. The tire shop days and hours of operation are from 8 am to 6 pm Monday through Saturday. The owner will continue to work on-site after the tire shop closes refurbishing the auto auction vehicles for resale. 5 October 25, 2012 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z -5805-C The applicant has indicated building signage will be consistent with signage allowed in commercial zones. The existing sign pole located near the southern perimeter of the site abutting Chicot Road will be utilized. A maximum sign size of five feet (5') by seven feet (7) will be placed on the pole. Staff is not supportive of the request. Staff feels the proposed use of the property as a tire store and auto repair business is too intense for this area. Prior to the recent downturn in the economy there were three (3) very active residential subdivisions in this area including the Deer Meadow Subdivision located across Chicot Road, the Oxford Valley Subdivision located to the north of the property and the Royal Oaks Subdivision located further to the north with the subdivision entrance on Chicot Road. In addition a preliminary plat for future phases of the Oxford Valley Subdivision has been approved for residential lots to the west of this site. Staff feels the placement of this commercial type activity on the site will potentially impact future development of residential homes in the area. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 25, 2012) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated October 25, 2012, requesting withdrawal of this item. Staff stated the withdrawal request will require a waiver of the Commission's By-laws with regard to the late withdrawal request. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. The chair entertained a motion for approval of the By-law waiver for the late withdrawal request. The motion carried by a vote of 7 ayes, 0 noes and 4 absent. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes and 4 absent. R Center -Point Energy: No comment received AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. 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. Contact Central Arkansas Water if additional fire protection or metered water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. If additional fire hydrant(s) are required, they will be installed at the expense of the developer. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within 10 days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire De artment: Place fire hydrants per code. Maintain a minimum access of 20 -feet wide. Contact the Little Rock Fire Department for additional information. Countv Planninq: No comment. CATA: The site is not located on a dedicated CATA Bus Route. CATA Bus Route #17 — the Mabelvale Downtown and #17A — the Mabelvale UALR Route travel along Chicot Road then along Mabelvale Cut-off. Parks and Recreation: No comment received. Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Low Density Residential (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six (6) dwelling units per acre. The applicant has applied for a rezoning from R-2, (Single -Family) to PDC (Planned Development Commercial) to allow for a tire store in an existing structure on the site. Master Street Plan: Chicot Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve thorough 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 Chicot Road. This street 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 Item # 5. ITEM NO.: 5. Z -5805-C NAME: 11820 Chicot Road Short -form PD -C LOCATION: located at 11820 Chicot Road Planning Staff Comments: 1. Provide notification of the property owners located within 200 -feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than October 10, 2012. The Office of Planning and Development must receive the proof of notice no later than October 19, 2012. 2. Provide the days and hours of operation. 3. The applicant has indicated there will not be sales of used tire, new tires only. There is to be no outdoor storage of waste tires. 4. Will there be other services provided; automobile service, oil changes auto repair etc? 5. Provide details of the proposed signage including the total sign area. Building signage will be limited to 10% of the facade area abutting the public street. 6. All site lighting is to be low level and directional, directed downward and into the site. 7. Provide details of any proposed fencing including location, total height and construction materials. Variance/Waivers: None requested. Public Works Conditions: 1. Chicot Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. If the site redevelops or expansion occurs in the future, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Chicot Road including 5 -foot sidewalks with the planned development. The new back of curb should be located 29.5 -feet from the centerline. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots must share a single driveway access centered on the property line. The width of driveway must not exceed 36 - feet. If the site is redeveloped or expanded in the future, the driveway accessing the subject property must be located on the northern property line and shared with the property to the north. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Item 9 5. Landscape: If the cost to rehabilitate the structure exceeds fifty (50) percent of the current replacement cost of the structure the existing vehicular use area shall be brought into compliance with the landscape ordinance and shall continue to full compliance on a graduated scale based upon the percentage of rehabilitation cost. Revised Plat/P1 Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, October 10, 2012. Item # 5.