Loading...
HomeMy WebLinkAboutZ-6168-K Staff AnalysisFILE NO.: Z -6168-K NAME: College Station Wash and Shine Center Short -form PCD LOCATION: Located at 4022 Fraizer Pike Road DEVELOPER: D & A Doyne Family Limited Partnership c/o Dexter Doyne P.O. Box 166 College Station, AR 72053 ENGINEER: Ben Kittler, Jr. Surveying Co. 701 North Reynolds Road Bryant, AR 72022 AREA: 0.32 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF C-1, Neighborhood Commercial District Neighborhood Commercial Uses PCD PROPOSED USE: C-1, Neighborhood Commercial District Uses, Carwash and Laundromat VARIANCES/WAIVERS REQUESTED: A five year deferral of the required street improvements to Frazier Pike and College Street. A. PROPOSAL/REQUEST: The applicant is requesting a rezoning of the site from C-1, Neighborhood Commercial District to allow the construction of a new combination three bay carwash and 1488 square foot coin laundry center. The applicant has indicated the facility will operate from 7:00 am to 9:00 pm seven days per week. The applicant is also requesting to utilize the site with C-1, Neighborhood Commercial District uses as alternative uses for the site. FILE NO.: Z -6168-K The applicant has indicated the parking will be constructed of asphalt with 4 designated parking spaces including one 16 -foot handicap accessible stall. The applicant has also indicated the buildings will be constructed of masonry block with steel bar joist bridging with metal roofing and mansard system. One sign will be located near the intersection of College Street and Frazier Pike, not to exceed six feet in height and seventy-two square feet in area and signage will be placed on the building facades adjacent to the street right-of-way. The site plan includes the placement of one vacuum and fragrance island to accommodate two vehicles. The applicant has indicated perimeter landscaping will be placed on the site but is seeking a reduction of the required landscaping strip adjacent to College Street. The applicant will seek approval from the City Beautiful Commission at their June 2, 2005, Public Hearing. The site plan also includes the placement of a six foot wood fence along the east and south sides of the property. The applicant has indicated a dedication of right-of-way less than the typical Master Street Plan requirement. The applicant has indicated a dedication of an additional 20 -feet of right-of-way along Frazier Pike and 12 -feet of right-of-way along College Station. The typical ordinance requirement for right-of-way dedication along Frazier Pike would be 45 -feet from centerline and for College Street 30 -feet from centerline. The indicated right-of-way dedications are five feet less than the typical minimum ordinance requirement for each of the streets. The applicant is requesting a five year deferral of the required street improvements to both abutting roadways. B. EXISTING CONDITIONS: The site is located at the intersection of Frazier Pike and College Street and is currently vacant. The area was hit by a tornado a few years ago and has been slow to redevelop due to the lack of sewer service. Since that time the area has been provided sewer service from the City of Little Rock. Sidewalks and landscaping have been added to Frazier Pike west of the site. South and southwest of the site are single-family homes. There is a community park located to the northwest of the site. Frazier Pike is a two lane State Highway. College Street is a narrow roadway with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one phone call from an area resident indication support of the proposed request. The College Station Progressive League, all property owners located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. FILE NO.: Z -6168-K Cont. D. ENGINEERING COMMENTS: 1. The proposed right-of-way dedications are acceptable. Furnish signed and notarized dedications with final Board approval of the rezoning request. 2. With site development, provide design of street conforming to the Master Street Plan standard. Construct one-half street improvements to these streets including 5 -foot sidewalks with the planned development or obtain a Board of Directors deferral or waiver. 3. This site is outside of the corporate limits, but within the Extraterritorial Planning Jurisdiction. No storm water detention or grading permit is required. Contact County Planning prior to construction for specific County requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Contact Little Rock Wastewater at 688-1414 for proper requirements for a car wash facility. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment received. CATA: The site is located on CATA bus route #20 — College Station. 3 FILE NO.: Z -6168-K Cont. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the College Station/Sweet Home Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a change from C-1 (Neighborhood Commercial District) to PCD (Planned Commercial Development) for construction of a three bay car wash and a Laundromat. The request does not require a change to the Land Use Plan. Bic_ c� le Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Master Street Plan: Frazier Pike is shown as a Minor Arterial and College Street is shown as a Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. The primary function of a Local Street is to provide access to adjacent properties. Frazier Pike will require dedication of right-of-way and may require half street improvements. College Street will require dedication of right-of-way and may require half street improvements to bring it to Commercial Local Street Standards. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The plan submitted does not provide the minimum 6 -feet 9 -inch wide on-site landscape buffer along College Street. This is a requirement of both zoning and landscaping ordinances. A variance from the landscape ordinance requires City Beautiful Commission approval. Also, the landscape ordinance requires a small amount of building landscaping, which is not shown on the plan submitted. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) Mr. Dexter Doyne was present representing the application. Staff presented an overview of the proposed request indicating there were additional items necessary to complete the review process. Staff questioned the placement of signage and the total sign height and area. Staff also questioned if the development would be gated to eliminate any potential loitering problems. Mr. Doyne stated he did not anticipate gating the facility but would show potential gates on the proposed site plan. He stated he had reached an agreement with the Pulaski County Sheriffs office and he would post signs to allow them to remove anyone on the premises after the posted hour. Public Works comments were addressed. Staff stated the indicated right-of-way did not meet the typical ordinance requirement per the Master Street Plan but 4 FILE NO.: Z-6168--KiCont. staff would support the reduced dedications. Staff stated the indicated right-of- way along Frazier Pike did meet the County ordinance requirement. Staff questioned if the applicant would construct the roadways at the time of development. Mr. Doyne stated he was seeking a five year deferral of the required street improvements to both roadways. 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 to staff addressing the issues raised at the May 5, 2005, Subdivision Committee meeting. The applicant has indicated signage would be added to the site and has requested the addition of gates if at some point in the future gating of the site should become necessary. The applicant has also indicated a five year deferral of the required street improvements was being requested for both Fraizer Pike and College Street. The applicant is requesting a rezoning of the site from C-1, Neighborhood Commercial District to allow the construction of a new combination three bay carwash and 1,488 square foot coin laundry center. The applicant has indicated the facility will operate from 7:00 am to 9:00 pm seven days per week. The applicant is also requesting to utilize the site with C-1, Neighborhood Commercial District uses as alternative uses for the site. Staff has concerns with allowing a restaurant facility to locate on the site. The applicant has indicated a limited number of parking spaces, which would not serve a restaurant use. Staff recommends a restaurant facility not be an allowable alternative use for the site. The applicant has indicated the parking will be constructed of asphalt with 4 designated parking spaces including one 16 -foot handicap accessible stall. The applicant has also indicated the buildings will be constructed of masonry block with steel bar joist bridging with metal roofing and mansard system. One sign will be located near the intersection of College Street and Frazier Pike, not to exceed six feet in height and seventy-two square feet in area and signage will be placed on the building facades adjacent to the street right-of-way. The site plan includes the placement of one vacuum and fragrance island to accommodate two vehicles. The applicant has indicated signage will not be placed on the vacuum station. The applicant has indicated perimeter landscaping will be placed on the site but is seeking a reduction of the required landscaping strip adjacent to College Street. The applicant is seeking approval from the City Beautiful Commission at their June 2, 2005, Public Hearing to allow this reduction as well requesting approval from the Commission for the reduction. Staff is supportive of the applicant's request for a reduced landscape strip along College Street. After 5 FILE NO.: Z -6168-K (Cont dedication of right-of-way the site is limited on the amount of space available for development. The site plan also includes the placement of a six foot wood fence along the east and south sides of the property to screen the adjoining single- family properties. The indicated screening is appropriate and meets current ordinance requirements. The applicant has indicated a dedication of right-of-way less than the typical Master Street Plan requirement. The applicant has indicated an additional dedication of 20 -feet of right-of-way along Frazier Pike and an additional dedication of 12 -feet of right-of-way along College Station. The typical ordinance requirement for right-of-way dedication along Frazier Pike would be 45 -feet from centerline and for College Street 30 -feet from centerline. The indicated right-of- way dedications are five feet less than the typical minimum ordinance requirement for each of the streets but are consistent with Pulaski County's Street Plan requirements. Staff is supportive of the reduced right-of-way dedications. The applicant is also requesting a five year deferral of the required street improvements to the roadway. The applicant has indicated additional time is needed to construct the roadways to recoup the initial construction cost of the proposed development. Staff is supportive of the applicant's deferral request. As indicated staff is supportive of the applicant's request. The applicant has indicated development of this relatively small site as near current ordinance requirements as feasible but is seeking reductions to allow the site to develop. The staff's opinion the applicant has offered protection to the adjoining properties to ensure their properties are not negatively impacted while still allowing development of the site as a commercial use. Staff does not feel the reduced landscaping along College Street or the reduced right-of-way dedication will negative impact the adjoining properties or the immediate area. To staff's knowledge there are no outstanding issues associated with the proposed request and feels the redevelopment of the site as a carwash/laundry center will have a positive impact on the community it is intended to serve. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. Staff recommends approval of the applicant's request for a reduced right-of-way dedication along Fraizer Pike and College Street. Staff recommends approval of the applicant's request for a five year deferral of the required street improvements to Fraizer Pike and College Street. Staff recommends approval of the applicant's request for a reduced landscape strip along College Street. D FILE NO.: Z -6168 -K( -Cont.) Staff recommends a restaurant facility not be an allowable alternative use for the site. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. Staff presented a recommendation of approval of the applicant's request for a reduced right-of-way dedication along Frazier Pike and College Street, the applicant's request for a five year deferral of the required street improvements to Frazier Pike and College Street, the applicant's request for a reduced landscape strip along College Street and that a restaurant facility not be an allowable alternative use for the site. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 ITEM NO.: 9 FILE NO.: Z -6168-K NAME: College Station Wash and Shine Center Short -form PCD LOCATION: located at 4022 Fraizer Pike Road Planning Staff Comments - 1 . omments: 1. Provide notification of property owners located within 200 feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Is the proposed development to be gated and closed after hours? If so indicate on the site plan the location of the proposed gates. 3. Provide the days and hours of operation of the proposed facility. 4. Will there be an on-site attendant for the development? Variance/Waivers: A reduced right-of-way dedication to Frazier Pike. Public Works Conditions: 1. The proposed right-of-way dedications are acceptable. Furnish signed and notarized dedications with final Board approval of the rezoning request. 2. With site development, provide design of street conforming to the Master Street Plan standard. Construct one-half street improvements to these streets including 5 -foot sidewalks with the planned development or obtain a Board of Directors deferral or waiver. 3. This site is outside of the corporate limits, but within the Extraterritorial Planning Jurisdiction. No storm water detention or grading permit is required. Contact County Planning prior to construction for specific County requirements. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Contact Little Rock Wastewater at 688-1414 for proper requirements for a car wash facility Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW s Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377- 1226 if you would like to discuss backflow prevention requirements for this project. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Located outside the service boundary. Provide a letter from the area fire department indicating their knowledge of the proposed project along with a letter indicating their ability to service the development. County Planning: CATA: Planning Division: Landscape: The plan submitted does not provide the minimum 6 -feet 9 -inch wide on- site landscape buffer along College Street. This is a requirement of both zoning and landscaping ordinances. A variance from the landscape ordinance requires City Beautiful Commission approval. Also, the landscape ordinance requires a small amount of building landscaping, which is not shown on the plan submitted. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, May 11, 2005.