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HomeMy WebLinkAboutZ-6183-A Staff AnalysisFILE NO.: Z -6183-A NAME: Ragan Revised Short -form PCD LOCATION: Located at 7101 North Chicot Road OWNER: Ragan Safe and Vault 7101 N. Chicot Road Little Rock, AR 72209 AGENT: Steven Giles, Agent 425 West Capitol Avenue, Suite 3200 Little Rock, AR 72201 SURVEYOR: Arkansas Surveying and Consulting 15825 Childress Road Bauxite, AR 72011 AREA: 0.81 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 PD -C Safe and Vault Company Revised PD -C FT_ NEW STREET: 0 LF Safe and Vault Company — add an additional building VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 17,278 adopted by the Little Rock Board of Directors on October 1, 1996, established Ragan Short -form PD -C. The approval recognized the existing use and allowed a 1,500 Square foot addition to the existing 3,000 square foot building to accommodate storage. The approval allowed the existing graveled parking lot to remain and the applicant was not required to add any additional landscaping. The company has existed on this site since 1976. FILE NO.: Z -6183-A (Cont. The business sells, installs and services bank equipment. Most of the equipment is shipped directly to the end user. The building is used as a combination of office, repair shop and storage. There are six employees of which four work in the field installing or servicing equipment. The site contained 2.98 acres but the approval of the PD -C was limited to a 0.63 acre area. A. PROPOSAL/REQUEST: The applicant is proposing to amend the previously approved PCD to expand the site area from the current 0.61 acres to 0.81 acres and allow the construction of a new building on the site to be used as additional storage. The building will be constructed along the northern perimeter of the previously approved PD -C and will extend to the east approximately 330 -feet. The building is proposed as a 40 -foot by 60 -foot metal building containing 2,400 square feet. B. EXISTING CONDITIONS: The site contains a commercial building located along North Chicot Road with a paved parking in the front yard area. The remainder of the driving area is graveled. To the north of the commercial building is a single-family home with a number of outbuildings located in the rear yard area. Further north begins the Ponderosa and South Brookwood Subdivisions. There is a single-family home located to the south of the site and an apartment development located further south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200 feet of the proposed site along with the South Brookwood/Ponderosa Neighborhood Association, Southwest Little Rock United for Progress and all residents, who could be identified, located within 300 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plans specifies that North Chicot Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Further development of the site will require street construction conforming to the Master Street Plan. Construct one-half street improvement to Chicot Road including 5 -foot sidewalks with future development. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Further N FILE NO., Z -6183-A (Cont. developed will require the driveway to narrowed because the width of a driveway must not exceed 36 feet. 4. Further development will require concrete aprons per City Ordinance to be provided. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: F Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Waterline easement (Inst No. 98-052114) should be shown. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required Additional fire hydrant(s) may 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: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revised Short form PCD. A Land Use Plan amendment from Single Family to Mixed Use is a separate item on this agenda. Master Street Plan: This portion of North Chicot Road is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication 3 FILE NO.: Z -6183-A (Cont. of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class III bikeway is shown along North Chicot Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Neighborhood Action Plan: The amendment area is covered by the 65th Street West Neighborhood Action Plan. This Plan's Zoning and Land Use goal states "Protect the residential integrity of the neighborhood by maintaining adequate separation or sufficient buffering between residential and non residential uses" and "Ensure that non residential development and multi family development in the area be limited to areas currently reserved for such uses on the Future land Use Plan or in areas currently zoned for non residential and multi family uses." Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. A minimum landscape strip of nine feet must be provided along the northern and eastern perimeter of the area proposed for rezoning where abutting single-family zoned or used property. G. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007) Mr. Steve Giles was present representing the request. Staff presented the item stating there were few outstanding technical issues associated with the request outstanding. Staff requested the applicant provide the days and hours of operation, the number of employees and the proposed use of the new building. Public Works comments were addressed. Staff stated a dedication of right of way and street construction would be required with the new construction. Mr. Giles stated with the previous approval an in -lieu contribution was made to the City of Little Rock. He stated presently there was a balance in the owner's in -lieu account. Staff indicated Mr. Giles could disregard the Public Works comments related to street construction. Landscaping comments were addressed. Staff stated new development must comply with the City's minimum landscape and buffer ordinance requirement. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional H FILE NO.: Z -6183-A (Cont. information and 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 site plan to staff addressing most of the issues raised at the October 18, 2007, Subdivision Committee meeting. The applicant has provided the days and hours of operation, the number of employees and the use of the new building. The applicant is proposing the construction of a new 2,400 square foot building on the site to be used as inventory storage for the safe and vault company. The building will be located to the rear of the existing buildings and align along the southern fagade with the existing buildings. The buildings have been aligned to allow for future connectivity of the structures with a canopy but presently the buildings will not be connected. The days and hours of operation will not change from the current 9:00 am to 4:00 pm. The company also provides an on-call service, which will occasionally require a technician to access the site during non -typical working hours. A maximum of ten employees are proposed to serve the business. Presently one to two semi -trucks access the site for deliveries weekly. This will not change with the construction of the new building. The site plan as presented does not allow for the minimum northern land use buffer or screening. Staff recommends the northern property line be set to allow for a minimum landscape strip of nine feet. The property to the northeast is also owned by the applicant. Staff supports a deferral of the required screening until such time as one of the properties is sold and at which time the required screening must be installed along the northern and eastern perimeters. Staff is supportive of the request to allow this existing business the ability to grow with the construction of this 2,400 square foot building to be used for inventory storage. The use is a quiet business which has existed in this location for a number of years and does not appear to have impacted the neighborhood. Staff does not feel the revision to the PGD to allow this small expansion will significantly impact the development or the area. To staff's knowledge there are no outstanding issues associated with the request. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the northern perimeter be established to allow for a 9 - foot buffer/landscape strip. 5 FILE NO.: Z -6183-A (Cont. Staff recommends approval of a deferral of the required screening until such time as the one of the properties is sold and at which time the required screening must be installed. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) 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 comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation the northern perimeter be established to allow for a 9 -foot buffer/landscape strip and a recommendation of approval of a deferral of the required screening until such time as the one of the properties is sold and at which time the required screening must be installed. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes, 0 absent and 1 recusal (Troy Laha). 0 November 8, 2007 ITEM NO.: 14.1 FILE NO.: Z -6183-A NAME: Ragan Revised Short -form PCD LOCATION: Located at 7101 North Chicot Road OWNER: Ragan Safe and Vault 7101 N. Chicot Road Little Rock, AR 72209 AGENT: Steven Giles, Agent 425 West Capitol Avenue, Suite 3200 Little Rock, AR 72201 SURVEYOR: Arkansas Surveying and Consulting 15825 Childress Road Bauxite, AR 72011 AREA: 0.81 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 PD -C Safe and Vault Company Revised PD -C FT. NEW STREET: 0 LF Safe and Vault Company — add an additional building VARIAN CESMAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 17,278 adopted by the Little Rock Board of Directors on October 1, 1996, established Ragan Short -form PD -C. The approval recognized the existing use and allowed a 1,500 square foot addition to the existing 3,000 square foot building to accommodate storage. The approval allowed the existing graveled parking lot to remain and the applicant was not required to add any additional landscaping. The company has existed on this site since 1976. November 8, 2007 SUBDIVISION ITEM NO.: 14.1 Cont. FILE NO.: Z -6183-A The business sells, installs and services bank equipment. Most of the equipment is shipped directly to the end user. The building is used as a combination of office, repair shop and storage. There are six employees of which four work in the field installing or servicing equipment. The site contained 2.98 acres but the approval of the PD -C was limited to a 0.63 acre area. A. PROPOSAL/REQUEST: The applicant is proposing to amend the previously approved PCD to expand the site area from the current 0.61 acres to 0.81 acres and allow the construction of a new building on the site to be used as additional storage. The building will be constructed along the northern perimeter of the previously approved PD -C and will extend to the east approximately 330 -feet. The building is proposed as a 40 -foot by 60 -foot metal building containing 2,400 square feet. B. EXISTING CONDITIONS: The site contains a commercial building located along North Chicot Road with a paved parking in the front yard area. The remainder of the driving area is graveled. To the north of the commercial building is a single-family home with a number of outbuildings located in the rear yard area. Further north begins the Ponderosa and South Brookwood Subdivisions. There is a single-family home located to the south of the site and an apartment development located further south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200 feet of the proposed site along with the South Brookwood/Ponderosa Neighborhood Association, Southwest Little Rock United for Progress and all residents, who could be identified, located within 300 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plans specifies that North Chicot Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Further development of the site will require street construction conforming to the Master Street Plan. Construct one-half street improvement to Chicot Road including 5 -foot sidewalks with future development. 2 November 8, 2007 SUBDIVISION ITEM NO.: 14.1 Cont. FILE NO.: Z -6183-A 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Further developed will require the driveway to narrowed because the width of a driveway must not exceed 36 feet. 4. Further development will require concrete aprons per City Ordinance to be provided. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: Waterline easement (Inst No. 98-052114) should be shown. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required Additional fire hydrant(s) may 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: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revised Short form PCD. A Land Use Plan amendment from Single Family to Mixed Use is a separate item on this agenda. Master Street Plan: This portion of North Chicot Road is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is 3 November 8, 2007 SUBDIVISION ITEM NO.: 14.1 Cont. FILE NC.: Z -6183-A to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class III bikeway is shown along North Chicot Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Neighborhood Action Plan: The amendment area is covered by the 65th Street West Neighborhood Action Plan. This Plan's Zoning and Land Use goal states "Protect the residential integrity of the neighborhood by maintaining adequate separation or sufficient buffering between residential and non residential uses" and "Ensure that non residential development and multi family development in the area be limited to areas currently reserved for such uses on the Future land Use Plan or in areas currently zoned for non residential and multi family uses." Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. A minimum landscape strip of nine feet must be provided along the northern and eastern perimeter of the area proposed for rezoning where abutting single-family zoned or used property. G. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007) Mr. Steve Giles was present representing the request. Staff presented the item stating there were few outstanding technical issues associated with the request outstanding. Staff requested the applicant provide the days and hours of operation, the number of employees and the proposed use of the new building. Public Works comments were addressed. Staff stated a dedication of right of way and street construction would be required with the new construction. Mr. Giles stated with the previous approval an in -lieu contribution was made to the City of Little Rock. He stated presently there was a balance in the owner's in -lieu account. Staff indicated Mr. Giles could disregard the Public Works comments related to street construction. November 8, 2007 SUBDIVISION ITEM NO.: 14.1 (Cont. FILE NO.: Z -6183-A Landscaping comments were addressed. Staff stated new development must comply with the City's minimum landscape and buffer ordinance requirement. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 site plan to staff addressing most of the issues raised at the October 18, 2007, Subdivision Committee meeting. The applicant has provided the days and hours of operation, the number of employees and the use of the new building. The applicant is proposing the construction of a new 2,400 square foot building on the site to be used as inventory storage for the safe and vault company. The building will be located to the rear of the existing buildings and align along the southern facade with the existing buildings. The buildings have been aligned to allow for future connectivity of the structures with a canopy but presently the buildings will not be connected. The days and hours of operation will not change from the current 9:00 am to 4:00 pm. The company also provides an on-call service, which will occasionally require a technician to access the site during nontypical working hours. A maximum of ten employees are proposed to serve the business. Presently one to two semi -trucks access the site for deliveries weekly. This will not change with the construction of the new building. The site plan as presented does not allow for the minimum northern land use buffer or screening. Staff recommends the northern property line be set to allow for a minimum landscape strip of nine feet. The property to the northeast is also owned by the applicant. Staff supports a deferral of the required screening until such time as one of the properties is sold and at which time the required screening must be installed along the northern and eastern perimeters. Staff is supportive of the request to allow this existing business the ability to grow with the construction of this 2,400 square foot building to be used for inventory storage. The use is a quiet business which has existed in this location for a number of years and does not appear to have impacted the neighborhood. Staff does not feel the revision to the PCD to allow this small expansion will significantly impact the development or the area. To staff's knowledge there are no outstanding issues associated with the request. 5 November 8, 2007 SUBDIVISION ITEM NO.: 14.1(Cont.)FILE NO.: Z -6183-A I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the northern perimeter be established to allow for a 9 - foot buffer/landscape strip. Staff recommends approval of a deferral of the required screening until such time as the one of the properties is sold and at which time the required screening must be installed. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) 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 comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation the northern perimeter be established to allow for a 9 -foot buffer/landscape strip and a recommendation of approval of a deferral of the required screening until such time as the one of the properties is sold and at which time the required screening must be installed. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes, ❑ absent and 1 recusal (Troy Laha). ITEM NO.: 14. Z -6183-A NAME: Ragan Revised Short -form PCD LOCATION: located at 7101 North Chicot Road Plannina Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than October 24, 2007. The Office of Planning and Development must receive the proof of notice no later than November 2, 2007. 2. Indicate the location of the proposed new construction. 3. The parking areas are indicated as gravel parking and gravel drives. Will the gravel remain will hard surface materials be added? 4. Provide the days and hours of operation for the facility. 5. Provide the use of the proposed new building. 6. Are alternative future uses being proposed for the site? If so indicate the potential future uses. Variance/Waivers: None requested. Public Works Conditions: 1. Due to the proposed use of the property, the Master Street Plans specifies that North Chicot Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Further developed of the site will require street construction conforming to the Master Street Plan. Construct one-half street improvement to Chicot Road including 5 -foot sidewalks with future development. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Further developed will require the driveway to narrowed because the width of a driveway must not exceed 36 feet. 4. Further developed will require concrete aprons per City Ordinance to be provided. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. Item # 14 AT & T: No comment received. Central Arkansas Water: Waterline easement (Inst No. 98-052114) should be shown. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required Additional fire hydrant(s) may 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 De artment: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revised Short form PCD. A Land Use Plan amendment from Single Family to Mixed Use is a separate item on this agenda. Master Street Plain: This portion of North Chicot Road is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class III bikeway is shown along North Chicot Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right- of-way is required. Class III bicycle route signage may be required. Neighborhood Action Plan: The amendment area is covered by the 65th Street West Neighborhood Action Plan. This Plan's Zoning and Land Use goal states "Protect the residential integrity of the neighborhood by maintaining adequate separation or sufficient buffering between residential and non residential uses" and "Ensure that non residential development and multi family development in the area be limited to areas currently reserved for such uses on the Future land Use Plan or in areas currently zoned for non residential and multi family uses." Landscape: The site plan must comply with the City's minimal landscape and buffer ordinance requirements. Item # 14 Revised plates Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, October 24, 2007. Item # 14