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HomeMy WebLinkAboutZ-6194-D Staff AnalysisFILE NO.: Z -6194-D NAME: Dale's Tire Short -form PID LOCATION: Located at 7919 Colonel Glenn Road DEVELOPER: Clyde Boyette 108 West Big Branch Road Perryville, AR 72126 SURVEYOR: Arkansas Surveying and Consulting 1926 Salem Road Benton, AR 72019 AREA: 3.67 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF 1-2, Light Industrial District and R-2, Single-family District Light Industrial and Single-family Residential .K 1-2, Light Industrial District and Single-family VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: Administrative approval for the placement of a wireless communications facility was approved on January 9, 2002. The tower was constructed near the entrance drive to the tire center. On March 8, 2005, staff administratively approved a co -location on the tower. A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT: The applicant is now requesting to rezone the site from R-2, Single-family and 1-2, Light industrial District to PID to allow a new building to be constructed on the site. The building is proposed as 60 -feet by 120 -feet containing 7,200 square feet and three (3) service bays. The applicant has indicated the existing tire FILE NO.: Z -6194-D Cont. Q C. store located along Colonel Glenn Road will be removed upon completion of the new building. The request is for 1-2, Light Industrial District uses as allowable alternative uses for the site. There is an existing single-family home located on the western portion of the site. The home will remain and is proposed for residential use. EXISTING CONDITIONS: The area contains a mixture of uses including manufacturing, office, retail, residential and public uses. East of the site is the Criminal Justice Institute, located on 0-2, Office and Institutional zoned property. Northeast of the site is Oxford Graphics (1-2, Light Industrial Zoning District) and a General Dollar Store (C-3, General Commercial District). West of the site is a single-family residence (1-2, Light Industrial Zoning District) and the First Gospel Church (0-1, Quiet Office Zoning District) and a City of Little Rock Fire Station (1-2, Light Industrial Zoning District). South of the site is property zoned R-2, Single-family and is developed with single-family homes located in the Westwood Subdivision. 44th Street dead ends at this property's southeastern boundary with three (3) homes located at the end of the street. There are a number of mature trees located on the site primarily located on the eastern and southern perimeters. A Highway Department project has constructed Colonel Glenn Road with four (4) lanes and center turns and curb, gutter and sidewalk. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from the John Barrow Neighborhood Association. All property owners located within 200 -feet of the site, the John Barrow Neighborhood Association and the Westwood Neighborhood Association were notified of the request. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 2 FILE NO.: Z -6194-D Cont. 5. Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lot must have a single driveway centered on the lot. The width of driveway must not exceed 36 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: If the property is subdivided a sewer main extension required with easements for remainder of the property west of proposed Lot 1. Enter- : Approved as submitted. Easements will be acquired for new service. Contact Entergy for additional information. 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public or private fire hydrant(s) will be required. if additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. 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 ten 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. Contact the Little Rock Fire Department for additional information. County Planning: No comment. 3 FILE NO.. Z -6194-D Cont. CATA: The project is directly served by Route #14 — the Rosedale Route, however existing business to be relocated does not seem to increase traffic volumes or impede traffic on Colonel Glenn Road. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from 1-2 (light industrial) and R-2 (single family) to PID (Planned Industrial District) to allow for the expansion of an existing tire related business on this site. Master Street Plan: Colonel Glenn Road is a Principal Arterial. 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 Colonel Glenn Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Colonel Glenn Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. If the owner decides to plat differently then these numerical requirements will change; based upon plan submitted. a. The zoning ordinance requires a nine -foot (9') wide land use buffer along the eastern and western perimeters of the site, next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. b. The zoning ordinance requires a sixteen -foot (16') wide land use buffer along the southern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. CI FILE NO.: Z -6194-D M c. The zoning ordinance requires a street buffer with an average width of sixteen feet (16') along Colonel Glenn Road and in no case less than nine feet (9') at any point. 3. A small amount of building landscaping will be required. 4. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 5. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 150 square feet in area. Proposed plan does not currently reflect this minimum. 6. The property to the south, east, and west is zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern, eastern and western perimeters of the site. 7. An automatic irrigation system to water landscaped areas will be required. 8. The City Beautiful Commission recommends trees as feasible on this site. Credit toward requirements can be given when preserving larger. SUBDIVISION COMMITTEE COMMENT: preserving as many existing fulfilling Landscape Ordinance trees of six (6) inch caliper or (March 7, 2012) Mr. Scott Foster was present representing the request. Staff presented an overview of the item stating there were a number of technical issues associated with the request. Staff questioned the need for the paving around the entirety of the building. Staff also questioned the location of the building and suggested the applicant consider moving the building north, nearer Colonel Glenn Road to limit the impact of the development on the existing residential uses located behind the business. Staff questioned if there would be a dumpster located on the site. Staff also requested details of any proposed signage. Public Works comments were addressed. Staff stated a grading permit would be required prior to the development of the site. Staff stated the stormwater detention ordinance would apply to the future development. Staff also stated the driveway locations and widths did not comply with the traffic access and circulation requirements of Sections 30-43 and 31-210. Staff stated the lot was to be served by a single driveway centered on the lot. Staff stated the width of the driveway could not exceed 36 -feet. Landscaping comments were addressed on the development being platted in two remained as a single lot the dimension Staff stated the zoning ordinance woul 5 Staff stated the comments were based (2) lots. Staff stated if the development of the landscape strips would change. I require a landscape buffer along the I LE NO.: Z-6194-❑ (Cont. eastern and western perimeters of nine feet (9') and a street buffer of sixteen feet (16'). Staff stated the southern land use buffer was to also be sixteen feet (16'). Staff stated screening would be required where adjacent to residentially zoned or used property. Staff also stated a small amount of building landscaping would be required at the time of development. Staff noted the comment from Little Rock Wastewater stating a sewer main extension would be required if the development was final platted as two (2) lots. Staff suggested Mr. Foster contact Jim Boyd of Little Rock Wastewater for additional information. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. K ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the March 7, 2012, Subdivision Committee meeting. The applicant has indicated the site will not be platted as two lots but will remain as a single lot. The applicant has redesigned the drive on Colonel Glenn Road, removed the paving along the east and southern perimeters and indicated the land use buffers as requested by staff. The request is to allow an existing building to remain on the site and allow construction of a new building for the tire business maintaining 1-2 uses as allowable alternative uses for the site. Upon completion of the new building the existing building will be removed. The two drives on Colonel Glenn Road will be removed with the removal of the existing building and reconstructed as a single drive centered on the property. The home located on the western one-half of the property will remain single-family. The building is proposed as 60 -feet by 120 -feet containing 7,200 square feet and three (3) service bays. All service bays are located on the front side of the building facing Colonel Glenn Road. There is an access door on the west side for deliveries of materials and inventory. The site plan indicates 20 parking spaces upon completion of the redevelopment activities. The building has a wall height of 12 -feet. The building is a standard metal building with a low pitch roof. Staff recommends the color of the building be earth tone and a non -reflective material. The applicant has indicated there will be no openings on the east side of the building and all mechanical and exhaust fans will be located on the west side of the building. The proposed use of the building as automotive services (service station, garages, automobile washing facilities and similar uses), typically require five (5) spaces plus one (1) space per two hundred fifty (250) square feet of gross FILE NO.: Z -6194-D (Cont. building area. The auto repair would typically require the placement of 33 parking spaces to serve a 7,200 square foot building. Staff feels the 20 parking spaces should be adequate to serve the site. The applicant has indicated the existing chain link fencing will be maintained. Screening will be provided via vegetation and shrubs. There is an existing row of vegetation on the eastern and southern perimeters. The applicant has indicated a 9 -foot landscape strip within this area. Staff recommends the buffer area be increased to a minimum of 15 -feet. The 15 -foot minimum buffer is based on the development not being two (2) separate lots. Staff also recommends the buffer area be enhanced with the planting of additional evergreen trees and shrubs to provide adequate screening to the properties to the east and south. Building signage will be as allowed in commercial zones or a maximum of ten percent of the front facade abutting the public street. Ground signage will be limited to signage allowed in industrial zones or a maximum of 30 -feet in height and 72 square feet in area. The days and hours of operation are proposed from 7 am to 7 pm Monday through Saturday. The site plan indicates the placement of a storage area for waste tires along the western side of the building. A screening fence will be installed around the waste tire collection area. The site plan does not indicate the placement of an on-site dumpster. Staff is supportive of the request provided the applicant include additional screening and limit the building to no activity and no openings on the east and south sides. Although there is a residential use to the west of the site the home is owned by the applicant and staff feels the applicant will properly screen his home from the retail activities. The front of the property is zoned 1-2, Light Industrial and the rear is zoned R-2, Single-family. Although different zoning classifications the property has functioned as a unit for a number of years. Staff feels with the proper screening and limiting the activities on the eastern and southern perimeters this should minimize the impact on the adjacent single-family homes. STAFF RECOMMENDATION: 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 building color be neutral or earth tone, constructed of a non-reflecting material with no openings, exhaust fans or mechanical equipment along the eastern or southern fagades. 7 FILE NO.: Z -6194-D Cont. Staff recommends the land use buffer along the eastern and southern perimeters be increased to a minimum of 15 -feet and additional evergreen trees and shrubs be installed within the buffer area. PLANNING COMMISSION ACTION: (MARCH 29, 2012) The applicant was present. There were no registered objectors present. Staff presented the item along 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 presented a recommendation the building color be neutral or earth tone, constructed of a non-reflecting material with no openings, exhaust fans or mechanical equipment along the eastern or southern fagades. Staff presented a recommendation the land use buffer along the eastern and southern perimeters be increased to a minimum of 15 -feet and additional evergreen trees and shrubs be installed within the buffer area. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. ITEM NO.: 5. Z -6194-D NAME: Dale's Tire Short -form PID and Final Plat for Lot 1 Dale's Tire Subdivision LOCATION: located at 7919 Colonel Glenn Road Planning Staff Comments: 1. Provide notification of 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 March 14, 2012. The Office of Planning and Development must receive the proof of notice no later than March 23, 2012. 2. Provide details of the proposed building. Provide the location and the total number of bays. 3. Why does the site plan include paving around the entire building. 4. Will there be a dumpster located on the site? If so provide the location of the dumpster along with a note indicating the required screening. 5. Will the hours of dumpster service be limited to daylight hours? 6. Where will the waste tires be stored? 7. Provide the days and hours of operation. 8. This cannot be a one -lot plat. Both lots should be final platted or be retained as a single parcel. 9. Provide details of the proposed signage including ground signage and building signage. 10. Provide details of any proposed fencing including location, total height and construction material. 11.All site lighting must be low level and directional directed downward and into the site. Variance/Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Driveway locations and widths do not meet the traffic access and circulation Item # 5. requirements of Sections 30-43 and 31-210. The lot must have a single driveway centered on the lot. The width of driveway must not exceed 36 feet. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for remainder of the property west of proposed Lot 1. Entergy: No comment received. Center -Point Ener�c y: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the item of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. 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 ten 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. Contact the Little Rock Fire Department for additional information. County Plannin : No comment. CATA: The project is directly served by Route #14 — the Rosedale Route, however existing business to be relocated does not seem to increase traffic volumes or impede traffic on Colonel Glenn Road. Parks and Recreation: No comment received. Plannina Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single Item # 5. family homes, but may also include patio or, garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from 1-2 (light industrial) and R-2 (single family) to PID (Planned Industrial District) to allow for the expansion of an existing tire related business on this site. Master Street Plan: Colonel Glenn Road is a Principal Arterial. 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 Colonel Glenn Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicvcle Plan: A Class II Bike Lane is shown along Colonel Glenn Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape_ 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. If the owner decides to plat differently then these numerical requirements will change; based upon plan submitted. a. The zoning ordinance requires a nine -foot (9') wide land use buffer along the eastern and western perimeters of the site, next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. b. The zoning ordinance requires a sixteen -foot (16') wide land use buffer along the southern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. c. The zoning ordinance requires a street buffer with an average width of sixteen feet (16') along Colonel Glenn Road and in no case less than nine feet (9') at any point. 3. A small amount of building landscaping will be required. 4. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 5. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7'/2 feet in width and 150 square feet in area. Proposed plan does not currently reflect this minimum. 6. The property to the south, east, and west is zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern, eastern and western perimeters of the site. 7. An automatic irrigation system to water landscaped areas will be required. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, March 14, 2012. Item # 5.