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HomeMy WebLinkAboutPC Minutes for Z-9745March 9, 2023 ITEM NO.: 6.1 FILE NO.: Z-9745 NAME: Rezoning from R-2 to C-4 LOCATION: 10305 Geyer Springs Road DEVELOPER: Jose Sierra 3025 Highway 5 N., Lot 39 Benton, AR 72019 OWNER/AUTHORIZED AGENT: Jose Sierra – Owner/Applicant SURVEYOR/ENGINEER: Real Estate Services of Saline Co., Inc. 1200 Ferguson Drive, Suite 5 Benton, AR 72015 AREA: 1.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.08 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant requests to rezone the 1.25 acre property located at 10305 Geyer Springs Road from “R-2” Single Family District to “C-4” Open Display District to allow development of an auto sales business. B. EXISTING CONDITIONS: A one-story frame single family residence is located within the west half of the property, approximately 44 feet back from the Geyer Springs Road frontage. A one-car wide driveway from Geyer Springs Road is located near the northwest corner of the property. The remainder of the property is undeveloped. March 9, 2023 ITEM NO.: 6.1 (Cont.) FILE NO.: Z-9745 2 C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: No comments. 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. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. March 9, 2023 ITEM NO.: 6.1 (Cont.) FILE NO.: Z-9745 3 Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 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 Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Codes: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the East Geyer Springs Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized March 9, 2023 ITEM NO.: 6.1 (Cont.) FILE NO.: Z-9745 4 by conventional single-family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is to rezone from R-2 (Single Family District) to C-4 (Open Display Commercial District). There is an accompanying Land Use Plan Amendment (LU2023-14-01) on this agenda to change the Plan Map from Residential Low Density (RL) to Commercial (C). Surrounding the application area on the east side of Geyer Springs Road is Residential Low Density (RL). To the north and east are developed platted subdivisions. South of Rinke Road are undeveloped tracts. Adjacent to the subject site west of Geyer Springs Rd is a large undeveloped Commercial (C) area. The Commercial (C) 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. North and west on Geyer Springs Road is more Residential Low Density (RL) with platted and developed subdivisions. Master Street Plan: Geyer Springs Road is shown as a Minor Arterial on the Master Street Plan Map. Minor Arterials are high volume roads designed to provide the connections to and through an urban area. Curb cuts should be limited to allow for continuous traffic flow while permitting some access to adjoining property, Deceleration Lanes are required. Right of way is 90 feet. Sidewalks are required on both sides. This street may require dedication of additional right-of-way and may require street improvements. Bicycle Plan: The Master Bike Plan Map does not show existing or proposed facilities in this area of Geyer Springs Road. Historic Preservation Plan: There are no Historic Sites or Districts in vicinity. H. ANALYSIS: The applicant requests to rezone the 1.25 acre property located at 10305 Geyer Springs Road from “R-2” Single Family District to “C-4” Open Display District to allow development of an auto sales business. A one-story frame single family residence is located within the west half of the property, approximately 44 feet back from the Geyer Springs Road frontage. A March 9, 2023 ITEM NO.: 6.1 (Cont.) FILE NO.: Z-9745 5 one-car wide driveway from Geyer Springs Road is located near the northwest corner of the property. The remainder of the property is undeveloped. Undeveloped property and single family residences, zoned R-2, are located north, south and east of the subject property. Undeveloped C-2 and C-3 zoned property is located to the west, at the northwest corner of Geyer Springs Road and Mabelvale Cut-Off. Additional single family residences are located further west and northwest. The City’s Future Land Use Plan designates this property as “RL” Residential Low Density. An application to amend the future land use plan from “RL” to “C” Commercial is a separate item on this agenda. Staff is not supportive of the requested C-4 rezoning. The City’s Future Land Use Plan designates this property and all of the surrounding properties to the north, south and east as “RL” Residential Low Density. The site is located in an area which is single family residential in character, and not at a major intersection or a developed commercial area. Staff believes that the subject property is not an appropriate site to introduce commercial zoning along the east side of Geyer Springs Road. I. STAFF RECOMMENDATION: Staff recommends denial of the requested C-4 rezoning. PLANNING COMMISSION ACTION: (MARCH 9, 2023) Nora Castaneda was present representing the applicant. There were three (3) objectors present. Staff presented the application with a recommendation of denial. Nora Castaneda addressed the commission representing the applicant stating that the application is for a used car business and the site will not be used for repairs or body work to any vehicles. She stated that this type of business will benefit the area and we will operate from 9a.m. to 5 p.m. Monday through Saturday. Hunter Douglas addressed the commission stating that he was opposed to the rezoning of the property and that the use as a used car lot was not beneficial to the area and that it would lower property values. Pam Noble addressed the commission stating that she was opposed to the proposed use and that the property was in bad condition with cars and auto parts laying around the structure. She also stated that an auto repair shop business was being operated on the property. March 9, 2023 ITEM NO.: 6.1 (Cont.) FILE NO.: Z-9745 6 Mildred Walker address the commission stating that she was opposed to the proposed used car lot and that it would diminish the property values in the area and that no notice had been sent to her regarding the new car lot or the cutting of trees on the property. Troy Laha addressed the commission stating that he was opposed to the proposed use of the property and that the applicant has not provided a drainage plan, parking plan, or proper survey of the site. Nora Castaneda addressed the commission representing the applicant stating that they had performed some tree removal to clean up the property and that the vehicles being repaired at the structure belonged to the owners and that someone had been hired to gravel the parking area. There was a discussion by the Planning Commission regarding the currently zoned commercial properties across Geyer Springs Road, and how the “C-4” zoning would impact the general area around the Geyer Springs Road and Rinke Road intersection. There was a motion to deny the application. The motion passed by a vote of 0 ayes, 10 nays, and 1 absent. The application was denied.