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HomeMy WebLinkAboutZ-6476-B Staff AnalysisILE NO.: Z -6476-B NAME: Coulson Oil Company Revised Short -form PCD LOCATION: Located at 19500 Cantrell Road DEVELOPER: New Vista LLC 1434 Pike Avenue North Little Rock, AR 72114 ENGINEER: Development Consultants, Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 1.77 acres CURRENT ZONING ALLOWED USES: NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF Convenience store with gas pumps, carwash and express lube PROPOSED ZONING: Revised PCD PROPOSED USE: Convenience store with gas pumps, carwash, express lube, showroom and warehouse and general and professional office uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On June 2, 1998, the Board of Directors approved Ordinance No. 17,740 rezoning the property from C-2, Shopping Center District to PCD. The approved PCD allowed a convenience store with gas pumps, an automated carwash and a self -serve carwash, with a branch bank and two (2) fast food restaurants within the convenience store building. The Board of Directors also approved a deferral of the street improvements to Cantrell Road as part of the development plan. FILE NO.: Z -6476-B Cont. Ordinance No. 18,162 adopted by the Little Rock Board of Directors on December 20, 1999, allowed a revision to the approved PCD to replace the three -bay self -serve carwash, which was to be located within the northern portion of the property with a two -bay express lube facility. The express lube facility would be a one-story structure with approximately 1,196 square feet of space. There were no other changes proposed or approved from the previous site plan. A. PROPOSAL/REQUEST: The applicant is requesting a revision to the previously approved PCD to allow Tornado Shelter Systems to place a showroom within the former express lube building. The request also includes the right to use the former Lube Center building for a general or professional office, a showroom and a warehouse (interior display and storage only). B. EXISTING CONDITIONS: The site has developed with a convenience store, gas pumps, automated carwash and express lube. The express lube is not longer operating from the site and recently a display and showroom for Tornado Shelters Systems was placed within the building. Chenal Parkway is constructed with curb, gutter and sidewalk adjacent to the site. Cantrell Road does not currently have curb and gutter in place. There is a property located across Chenal Parkway zoned PCD which was recently approved for development of a Walgreens. East of the site is property zoned C-3, General Commercial District with a CUP to allow a mini -warehouse development. To the west is property zoned PCD which was recently approved for a four (4) lot development containing restaurant uses. Other uses in the area include a large retailer, vacant commercially zoned property and an Entergy substation. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received two (2) informational phone calls from area property owners. All property owners located within 200 feet, all residents, who could be identified, located within 300 feet of the site, the Aberdeen Court Property Owners Association, the Duqesne Place Property Owners Association and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Chenal Parkway and Highway 10 including 5 -foot sidewalks with the planned 2 FILE NO.: Z -6476-B (Cont. development. Per Ordinance No. 19,883, boundary street improvements to Chenal Parkway and Highway 10 were deferred on December 4, 2007 for 5 years, until adjacent development occurs, until traffic counts reach 12,000 ADT, or Lot 9 develops which ever occurs first. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: No comment. Count Plannin : No comment. CATA: The site is located on CATA Bus Route #25—the Highway 10 Express Route. F. ISSUESITECHNICAL/DESIGN: Planning Division: This request is.located in the Pinnacle Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning for a revised Planned Commercial Development. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is a Principal Arterial, The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Chenal Parkway is a Minor Arterial. 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. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is a Minor Arterial. Bicycle Plan: A Class II bike route is shown along Cantrell Road. A Class II bikeway is located on the street as either a five foot (5) shoulder or six foot (6) marked bike lane. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a Neighborhood Action Plan. 3 FILE NO.: Z -6476-B (Cont. Landscape: Any dead, diseased or missing landscaping must be replaced. G. SUBDIVISION COMMITTEE COMMENT: (August 13, 2009) The applicant was present representing the request. Staff presented an overview of the request stating the applicant had requested zoning verification for the site and was provided a certification letter stating the site was zoned C-3, General Commercial District. Staff stated the owner then leased the property to a person displaying storm shelters within the former oil and lube building. Staff stated it was later determined the property was zoned PCD and would require a revision to the PCD to allow the use to continue. Staff stated the developers were requesting the storm shelter display use as well as a number of additional C-3, General Commercial District uses. Staff stated based on the parking available on the site they had concerns with a number of the uses proposed. Staff also questioned where the current occupant stored his equipment. The applicant stated the leaseds manufacturing company was located outside the City limits and all his equipment was stored at the manufacturing location. Public Works comments were addressed. Staff stated street improvements were required as noted in Ordinance No. 19,883. Staff stated a deferral was approved in December of 2007 for a period of five years or until abutting development occurred or until the development of Lot 9 Northwest Territory Addition. Staff stated the improvements would come due in 2012. Landscaping comments were addressed. Staff stated any dead, diseased or missing landscaping located on the site was to be replaced. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional 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 request to staff based on comments received at the August 13, 2009, Subdivision Committee meeting. The revised plan indicates the allowable uses of the property limited to general or professional office, a showroom and a warehouse (interior display and storage only) and maintaining the allowance of an express lube facility as an allowable use. The applicant is also requesting to allow Tornado Shelter Systems to place a showroom within the former express lube building. There are no other modifications proposed to the previously approved development plan, uses or hours of operation for the site. I:! FILE NO.: Z -6476-B Cont. Staff is supportive of the request. The former lube building was constructed with approximately 1,200 square feet which if used as an office use would typically require the placement of three (3) parking spaces. The site contains two (2) parking spaces adjacent to the building and additional parking is available on the site nearer the convenience store. To staffs knowledge there are no outstanding technical issues associated with the request. Staff feels the utilization of the former lube building as proposed will not significantly impact the development. I. 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. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 2009) 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. 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. 5 September 3, 2009 ITEM NO.: 8 FILE NO.: Z -6476-B NAME: Coulson Oil Company Revised Short -form PCD LOCATION: Located at 19500 Cantrell Road DEVELOPER: New Vista LLC 1434 Pike Avenue North Little Rock, AR 72114 ENGINEER: Development Consultants, Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 1.77 acres CURRENT ZONING: ALLOWED USES NUMBER OF LOTS: 1 PCD FT, NEW STREET: 0 LF Convenience store with gas pumps, carwash and express lube PROPOSED ZONING: Revised PCD PROPOSED USE: Convenience store with gas pumps, carwash, express lube, showroom and warehouse and general and professional office uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On June 2, 1998, the Board of Directors approved Ordinance No. 17,740 rezoning the property from C-2, Shopping Center District to PCD. The approved PCD allowed a convenience store with gas pumps, an automated carwash and a self -serve carwash, with a' branch bank and two (2) fast food restaurants within the convenience store building. The Board of Directors also approved a deferral of the street improvements to Cantrell Road as part of the development plan. September 3, 2009 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: 7-6476-B Ordinance No. 18,162 adopted by the Little Rock Board of Directors on December 20, 1999, allowed a revision to the approved PCD to replace the three -bay self -serve carwash, which was to be located within the northern portion of the property with a two -bay express lube facility. The express lube facility would be a one-story structure with approximately 1,196 square feet of space. There were no other changes proposed or approved from the previous site plan. A. PROPOSAL/REQUEST: The applicant is requesting a revision to the previously approved PCD to allow Tornado Shelter Systems to place a showroom within the former express lube building. The request also includes the right to use the former Lube Center building for a general or professional office, a showroom and a warehouse (interior display and storage only). B. EXISTING CONDITIONS: The site has developed with a convenience store, gas pumps, automated carwash and express lube. The express lube is not longer operating from the site and recently a display and showroom for Tornado Shelters Systems was placed within the building. Chenal Parkway is constructed with curb, gutter and sidewalk adjacent to the site. Cantrell Road does not currently have curb and gutter in place. There is a property located across Chenai Parkway zoned PCD which was recently approved for development of a Walgreen's. East of the site is property zoned C-3, General Commercial District with a CUP to allow a mini -warehouse development. To the west is property zoned PCD which was recently approved for a four (4) lot development containing restaurant uses. Other uses in the area include a large retailer, vacant commercially zoned property and an Entergy substation. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received two (2) informational phone calls from area property owners. All property owners located within 200 feet, all residents, who could be identified, located within 300 feet of the site, the Aberdeen Court Property Owners Association, the Duqesne Place Property Owners Association and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. 4 September 3, 2009 SUBDIVISION ITEM NO.: 8(Cont.)FILE NO.: Z -5476-B D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Chenal Parkway and Highway 10 including 5 -foot sidewalks with the planned development. Per Ordinance No. 19,883, boundary street improvements to Chenal Parkway and Highway 10 were deferred on December 4, 2007 for 5 years, until adjacent development occurs, until traffic counts reach 12,000 ADT, or Lot 9 develops which ever occurs first. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the project. Enter : No comment received. Center -Paint Ener : No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire De artment: No comment. Count Plannin : No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning for a revised Planned Commercial Development. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Chen -al Parkway is a Minor Arterial. A Minor ' September 3, 2009 SUBDIVISION ITEM NO.. 8 Cant. FILE NO.: Z -6476-B Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is a Minor Arterial. Bicycle Plan: A Class II bike route is shown along Cantrell Road. A Class II bikeway is located on the street as either a five foot (5') shoulder or six foot (6) marked bike lane. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a Neighborhood Action Plan. Landsca�ae: Any dead, diseased or missing landscaping must be replaced. G. SUBDIVISION COMMITTEE COMMENT: (August 13, 2009) The applicant was present representing the request. Staff presented an overview of the request stating the applicant had requested zoning verification for the site and was provided a certification letter stating the site was zoned C-3, General Commercial District. Staff stated the owner then leased the property to a person displaying storm shelters within the former oil and lube building. Staff stated it was later determined the property was zoned PCD and would require a revision to the PCD to allow the use to continue. Staff stated the developers were requesting the storm shelter display use as well as a number of additional C-3, General Commercial District uses. Staff stated based on the parking available on the site they had concerns with a number of the uses proposed. Staff also questioned where the current occupant stored his equipment. The applicant stated the leasee's manufacturing company was located outside the City limits and all his equipment was stored at the manufacturing location. Public Works comments were addressed. Staff stated street improvements were required as noted in Ordinance No. 19,883. Staff stated a deferral was approved in December of 2007 for a period of five years or until abutting development occurred or until the development of Lot 9 Northwest Territory Addition. Staff stated the improvements would come due in 2012. Landscaping comments were addressed. Staff stated any dead, diseased or missing landscaping located on the site was to be replaced. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 0 September 3, 2009 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -6476-B 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 request to staff based on comments received at the August 13, 2009, Subdivision Committee meeting. The revised plan indicates the allowable uses of the property limited to general or professional office, a showroom and a warehouse (interior display and storage only) and maintaining the allowance of an express lube facility as an allowable use. The applicant is also requesting to allow Tornado Shelter Systems to place a showroom within the former express lube building. There are no other modifications proposed to the previously approved development plan, uses or hours of operation for the site. Staff is supportive of the request. The former lube building was constructed with approximately 1,200 square feet which if used as an office use would typically require the placement of three (3) parking spaces. The site contains two (2) parking spaces adjacent to the building and additional parking is available on the site nearer the convenience store. To staff's knowledge there are no outstanding technical issues associated with the request. Staff feels the utilization of the former lube building as proposed will not significantly impact the development. 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. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 2009) 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. 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.: 8. Z -5475-B NAME: Coulson Oil Company Revised Short -form PCD LOCATION: located at 19500 Cantrell Road Planning 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 August 19, 2009. The Office of Planning and Development must receive the proof of notice no later than August 28, 2009. 2. The site has limited on site parking available. A number of the uses indicated will generate a parking demand greater than the site has available. Staff has concerns with a number of the items listed. 3. Where will the current occupant store equipment? 4. Provide the days and hours proposed for the uses indicated. Variance[Waivers: None requested Public Works Conditions: With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Chenal Parkway and Highway 10 including 5 -foot sidewalks with the planned development. Per Ordinance No. 19,883, boundary street improvements to Chenal Parkway and Highway 10 were deferred on December 4, 2007 for 5 years, until adjacent development occurs, until traffic counts reach 12,000 ADT, or Lot 9 develops which ever occurs first. Utilities and Fire Department/County Planning: Wastewater: Sewer available to the project. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: No comment. County Planning: No comment. Item # S. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning for a revised Planned Commercial Development. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Chenal Parkway is a Minor Arterial. 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. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is a Minor Arterial. Bicycle Plan. A Class II bike route is shown along Cantrell Road. A Class II bikeway is located on the street as either a five foot (5') shoulder or six foot (6') marked bike lane. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a Neighborhood Action Plan. Landscape: Any dead, diseased or missing landscaping must be replaced. 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, August 19, 2009. Item # 8.