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HomeMy WebLinkAboutZ-5959-A Staff AnalysisFILE NO.: Z -5959-A NAME: Cook Restoration - Revised PD -C LOCATION: 3204 Old Shackleford Road DEVELOPER: ARCHITECT: Skip Cook 3204 Old Shackleford Road Little Rock, AR 72221 AREA: 1.30 acres ZONING: PD -C Terry Burrus 1202 Main Street Little Rock, AR 72202 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Office -Warehouse and C-3 permitted uses Office -Warehouse and C-3 permitted uses Deferral of street improvements to Old Shackleford Road for five (5) years. BACKGROUND: On May 2, 1995, the Board of Directors passed Ordinance No. 16,879 and 16,880. Ordinance No. 16,879 rezoned this property to PD -C for an office -warehouse, with C-3 permitted uses as alternate uses for the site. Ordinance No. 16,880 granted a deferral of street improvements to Old Shackleford for five (5) years or until other construction along Old Shackleford Road. The latter Ordinance expired last year. The approved site plan for this property included a paved and landscaped parking area. To date, the parking area has not been paved or landscaped. A permanent Certificate of Occupancy was also never issued for the warehouse building. A. PROPOSAL/REQUEST: The current property owner, Skip Cook, recently purchased the property not knowing of the deficiencies that exist, nor of the expired deferral of street improvements. FILE NO.: Z -5959-A (Cont.) B. C. iL0 Therefore, Mr. Cook requests an additional five (5) year deferral for the street improvements to Old Shackleford Road and two (2) year deferral to pave the parking area. It has been noted that any required landscape upgrades will be made. No other changes are proposed to the existing site plan. Cook Restoration Systems is the business that currently occupies the property. This business is a full service restoration contractor, specializing in insurance related repair and general remodeling, both residential and commercial. The facilities at this location include office and warehouse use. The existing hours of operation are 8:00 a.m. - 5:00 p.m., Monday -Friday. EXISTING CONDITIONS: There are two (2) existing buildings on the site, a 1,727 square foot office and a 2,400 square foot warehouse structure. There is a gravel parking area along the buildings' south side. There are commercial uses across Old Shackleford Road to the east and southeast, with undeveloped property to the north (Summit Mall PCD) and west (R-2). There are several single Family residences and an auto repair business to the south, between this property and West 36th Street. NEIGHBORHOOD COMMENTS: Staff has received no comment from the neighborhood as of this writing. The Kensington Place, John Barrow and Stagecoach -Dodd Neighborhood Associations were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Old Shackleford Road is classified on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to this street including 5 -foot sidewalk with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 2 FILE NO.: Z -5959-A (Cont.) 5. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Close one driveway. 6. Pave parking lot and show parking layout. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Entergy: No Comment received. ARKLA: No Comment received. Southwestern Bell: Notify utility if any groundwork will be done. Contact Southwestern Bell for details. Water: Contact the Water Works if larger and/or additional meter (s) are required. Fire Department: No Comment. County Planning: No Comment received. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-430 Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revision of an existing Planned Development - Commercial district. The applicant wishes to file for an extension of the 5 -year deferral of half street improvements and a parking improvement deferral. A land use plan amendment is not required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Pecan Lake, Westwood, Stagecoach -Dodd Neighborhood Action Plan within the Stagecoach -Dodd section of the plan. The Stagecoach -Dodd section of the plan has the objective of maintaining adequate separation between residential and non-residential uses. The Stagecoach -Dodd section of the plan also contains an action statement of "encouraging the development of non-residential uses west of Shackleford Road and north of David O Dodd Road." 3 FILE NO.: Z -5959-A (Cont.) Landscape Issues: A total of 18 shrubs 18" in height at planting are required south of the vehicular use area. A small amount of landscaping between the public parking area and building is required. It will be necessary to protect landscaped areas from vehicular traffic with a landscape border. G. SUBDIVISION COMMITTEE COMMENT: (MARCH 29, 2001) Skip Cook and Terry Burrus were present, representing the application. Staff briefly described the revised PD -C, noting several items which needed to be shown on the site plan. Staff also stated that a separate plan needed to be submitted showing the future asphalt parking details. The deferral of street improvements to Old Shackleford Road was discussed. Bob Turner, Director of Public Works, indicated support of the deferral. The deferral of paving required for the parking area was also discussed. Staff suggested paving the east (front) portion of the parking area, where subject to passenger vehicle parking and leaving the rear portion of the parking area gravel for truck parking. Staff suggested a paving deferral for the rear parking area only. Mr. Cook stated that he would take these suggestions under consideration. The landscape requirements were briefly discussed. It was noted that an upgrade in landscaping would be required. After the discussion, the Committee forwarded the revised PD -C to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on April 4, 2001. The revised site plan addresses the issues as raised by staff and the Subdivision Committee. The dumpster area with screening, existing building heights, ground -mounted sign and areas for landscaping upgrades have been shown on the revised site plan. The applicant notes that the ground -mounted sign will have a maximum height of six (6) feet and a maximum area of 64 4 FILE NO.: Z -5959-A (Cont. square feet. This conforms to the ordinance requirements for office signage. Staff has no problem with the sign proposed. The revised plan shows the areas of landscaping upgrades as required in paragraph F. of this report. A total of 18 shrubs will be planted along the south property line, with an area of building landscaping also provided. The revised site plan also shows that ten (10) vehicles can park within the existing gravel parking area. A minimum of ten (10) spaces would typically be required by ordinance to serve an office -warehouse development of this size. In addition to be revised site plan, the applicant has submitted a future paving plan for the parking area. As noted in paragraph A., the applicant is requesting a two (2) year deferral for the parking lot paving. The applicant notes that when the parking area is paved, the northernmost drive from Old Shackleford Road will be removed as requested by Public Works. The future asphalt parking plan shows a total of ten (10) parking spaces, an area for truck maneuvering and landscaping areas. Staff supports the two (2) year deferral for paving the parking area and the future parking plan as proposed. Also noted in paragraph A., the applicant is requesting an additional five (5) year deferral for the required street improvements to Old Shackleford Road. Public Works supports the deferral of street improvements for five (5) years or until adjacent development, whichever occurs first. The revised site plan notes that the additional five (5) feet of right-of-way will be dedicated as required. As noted in the background paragraph, a permanent Certificate of Occupancy was never issued for the warehouse building. The Certificate of Occupancy (C.O.) was not issued at the time the warehouse building was completed because the pavement of the parking area and installation of landscaping was not done. For some unknown reason the Building Codes staff never followed up on the C.O. Recently, the Zoning Enforcement staff flagged the property and issued a notice to comply with the previously approved site plan or apply for a revision, as the applicant has done. 5 FILE NO.: Z -5959-A (Cont.) The applicant has noted that he has met with the Building Codes staff and is working to resolve the C.O. issue. If the Planning Commission approves the Revised PD -C with the deferral of parking lot paving, staff feels that it would be reasonable to issue a C.O. after a building inspection is made and approved, the additional right-of-way is dedicated, the dumpster area is screened and the upgrade in landscaping is completed. Otherwise, to staff's knowledge, there are no outstanding issues associated with the Revised PD -C. Given the history of this property, staff feels that the applicant's Revised PD -C plan is reasonable and should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the Revised PD -C subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting must be low-level and directed away from adjacent residential property. 3. The dumpster area must be screened on three (3) side with an eight (8) foot high opaque fence or wall. 4. The ground -mounted sign must conform to the ordinance office standards as noted in paragraph H. of this report. 5. The PD -C is approved for Cook Restoration Systems and C-3 permitted uses (as previously approved). 6. Staff supports a two (2) year deferral for paving the parking area and removing the northernmost drive. 7. Staff recommends approval of the deferral of street improvements to Old Shackleford Road for five (5) years or until adjacent development, whichever occurs first. 8. Staff recommends that a Certificate of Occupancy be issued for the property based on the conditions as noted in paragraph H. of this report. PLANNING COMMISSION ACTION: (APRIL 19, 2001) Staff informed the Commission that the applicant submitted a letter on April 12, 2001 requesting that this item be deferred to the May 31, 2001 agenda, due to the fact that an abstract list was not obtained in time to complete the required notifications. Staff supported the deferral request. 7 FILE NO.: Z -5959-A (Cont.) The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the May 31, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. PLANNING COMMISSION ACTION: (MAY 31, 2001) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. 7 May 31, 2001 ITEM NO.: A FILE NO.: Z -5959-A NAME: Cook Restoration - Revised PD -C LOCATION: 3204 Old-Shackleford Road n7VELOPER: Skip Cook 3204 Old Shackleford Road Little Rock, AR 72221 AREA: 1.30 acres ZONING: PD -C ARCHITECT: Terry Burrus 1202 Main Street Little Rock, AR 72202 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Office -Warehouse and C-3 permitted uses PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Office -Warehouse and C-3 permitted uses Deferral of street improvements to Old Shackleford Road for five (5) years. BACKGROUND: On May 2, 1995, the Board of Directors passed Ordinance No. 16,879 and 16,880. Ordinance No. 16,879 rezoned this property to PD -C for an office -warehouse, with C-3 permitted uses as alternate uses for the site. Ordinance No. 16,880 granted a deferral of street improvements to Old Shackleford for five (5) years or until other construction along Old Shackleford Road. The latter Ordinance expired last year. The approved site plan for this property included a paved and landscaped parking area. To date, the parking area has not been paved or landscaped. A permanent Certificate of Occupancy was also never issued for the warehouse building. May 31, 2001 SUBDIVISION ITEM NO.: A (Cont.) A. PROPOSAL/REQUEST: FILE NO.: Z -5959-A The current property owner, Skip Cook, recently purchased the property not knowing of the deficiencies that exist, nor of the expired deferral of street improvements. Therefore, Mr. Cook requests an additional five (5) year deferral for the street improvements to Old Shackleford Road and two (2) year deferral to pave the parking area. It has been noted that any required landscape upgrades will be made. No other changes are proposed to the existing site plan. Cook Restoration Systems is the business that currently occupies the property. This business is a full service restoration contractor, specializing in insurance related repair and general remodeling, both residential and commercial. The facilities at this location include office and warehouse use. The existing hours of operation are 8:00 a.m. - 5:00 p.m., Monday -Friday. B. EXISTING CONDITIONS: There are two (2) existing buildings on the site, a 1,727 square foot office and a 2,400 square foot warehouse structure. There is a gravel parking area along the buildings' south side. There are commercial uses across Old Shackleford Road to the east and southeast, with undeveloped property to the north (Summit Mall PCD) and west (R-2). There are several single Family residences and an auto repair business to the south, between this property and West 36th Street. C. NEIGHBORHOOD COMMENTS: Staff has received no comment from the neighborhood as of this writing. The Kensington Place, John Barrow and Stagecoach -Dodd Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Old Shackleford Road is classified on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to 2 May 31, 2041 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z -5959-A this street including 5 -foot sidewalk with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 5. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Close one driveway. 6. Pave parking lot and show ;harking layout. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Entergy: No Comment received. ARKLA: No Comment received. Southwestern Bell: Notify utility if any groundwork will be done. Contact Southwestern Bell for details. Water: Contact the Water Works if larger and/or additional meter(s) are required. Fire Department: No Comment. Count Plannin : No Comment received. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-430 Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revision of an existing Planned Development - Commercial district. The applicant wishes to file for an extension of the 5 -year deferral of half street improvements and a parking improvement deferral. A land use plan amendment is not required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Pecan Lake, Westwood, Stagecoach -Dodd Neighborhood Action 3 May 31, 2001 SUBDIVISION ITEM NO.: A (Cont. G. FILE NO.: Z -5959-A Plan within the Stagecoach -Dodd section of the plan. The Stagecoach -Dodd section of the plan has the objective of maintaining adequate separation between residential and non-residential uses. The Stagecoach -Dodd section of the plan also contains an action statement of "encouraging the development of non-residential uses west of Shackleford Road and north of David O Dodd Road." Lands ca a Issues: A total of 18 shrubs 18" in height at planting are required south of the vehicular use area. A small amount of landscaping between the public parking area and building is required. It will be necessary to protect landscaped areas from vehicular traffic with a landscape border. SUBDIVISION COMMITTEE COMMENT: (MARCH 29, 2001) Skip Cook and Terry Burrus were present, representing the application. Staff briefly described the revised PD -C, noting several items which needed to be shown on the site plan. Staff also stated that a separate plan needed to be submitted showing the future asphalt parking details. The deferral of street improvements to Old Shackleford Road was discussed. Bob Turner, Director of Public Works, indicated support of the deferral. The deferral of paving required for the parking area was also discussed. Staff suggested paving the east (front) portion of the parking area, where subject to passenger vehicle parking and leaving the rear portion of the parking area gravel for truck parking. Staff suggested a paving deferral for the rear parking area only. Mr. Cook stated that he would take these suggestions under consideration. The landscape requirements were briefly discussed. It was noted that an upgrade in landscaping would be required. After the discussion, the Committee forwarded the revised PD -C to the full Commission for resolution. E May 31, 2001 SUBDIVISION ITEM NO.: A (Coni.) FILE NO.: Z -5959-A H. ANALYSIS: The applicant submitted a revised site plan to staff on April 4, 2001. The revised site plan addresses the issues as raised by staff and the Subdivision Committee. The dumpster area with screening, existing building heights, ground -mounted sign and areas for landscaping upgrades have been shown on the revised site plan. The applicant notes that the ground -mounted sign will have a maximum height of six (6) feet and a maximum area of 64 square feet. This conforms to the ordinance requirements for office signage. Staff has no problem with the sign proposed. The revised plan shows the areas of landscaping upgrades as required in paragraph F. of this report. A total of 18 shrubs will be planted along the south property line, with an area of building landscaping also provided. The revised site plan also shows that ten (10) vehicles can park within the existing gravel parking area. A minimum of ten (10) spaces would typically be required by ordinance to serve an office -warehouse development of this size. In addition to be revised site plan, the applicant has submitted a future paving plan for the parking area. As noted in paragraph A., the applicant is requesting a two (2) year deferral for the parking lot paving. The applicant notes that when the parking area is paved, the northernmost drive from Old Shackleford Road will be removed as requested by Public Works. The future asphalt parking plan shows a total of ten (10) parking spaces, an area for truck maneuvering and landscaping areas. Staff supports the two (2) year deferral for paving the parking area and the future parking plan as proposed. Also noted in paragraph A., the applicant is requesting an additional five (5) year deferral for the required street improvements to Old Shackleford Road. Public Works supports the deferral of street improvements for five (5) years or until adjacent development, whichever occurs first. The revised site plan notes that the additional five (5) feet of right-of-way will be dedicated as required. �1 May 31, 2001 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z -5959-A As noted in the background paragraph, a permanent Certificate of Occupancy was never issued for the warehouse building. The Certificate of Occupancy (C.O.) was not issued at the time the warehouse building was completed because the pavement of the parking area and installation of landscaping was not done. For some unknown reason the Building Codes staff never followed up on the C.O. Recently, the Zoning Enforcement staff flagged the property and issued a notice to comply with the previously approved site plan or apply for a revision, as the applicant has done. The applicant has noted that he has met with the Building Codes staff and is working to resolve the C.O. issue. If the Planning Commission approves the Revised PD -C with the deferral of parking lot paving, staff feels that it would be reasonable to issue a C.O. after a building inspection is made and approved, the additional right-of-way is dedicated, the dumpster area is screened and the upgrade in landscaping is completed. Otherwise, to staff's knowledge, there are no outstanding issues associated with the Revised PD -C. Given the history of this property, staff feels that the applicant's Revised PD -C plan is reasonable and should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the Revised PD -C subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting must be low-level and directed away from adjacent residential property. 3. The dumpster area must be screened on three (3) side with an eight (8) foot high opaque fence or wall. 4. The ground -mounted sign must conform to the ordinance office standards as noted in paragraph H. of this report. 5. The PD -C is approved for Cook Restoration Systems and C-3 permitted uses (as previously approved). 6. Staff supports a two (2) year deferral for paving the parking area and removing the northernmost drive. 6 May 31, 2001 SUBDIVISION ITEM NO.: A (Cont'.) FILE NO.: Z -5959-A 7. Staff recommends approval of the deferral of street improvements to Old Shackleford Road for five (5) years or until adjacent development, whichever occurs first. 8. Staff recommends that a Certificate of Occupancy be issued for the property based on the conditions as noted in paragraph H. of this report. PLANNING COMMISSION ACTION: (APRIL 19, 2001) Staff informed the Commission that the applicant submitted a letter on April 12, 2001 requesting that this item be deferred to the May 31, 2001 agenda, due to the fact that an abstract list was not obtained in time to complete the required notifications. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the May 31, 2001 agenda. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. PLANNING COMMISSION ACTION: (MAY 31, 2001) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. 7