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HomeMy WebLinkAboutZ-6476-D Staff AnalysisFILE NO.- Z -6476-D NAME: Coulson Oil Revised Long -form PCD LOCATION: Located at 19500 Cantrell Road DEVELOPER: New Vista LLC 1434 Pike Avenue North Little Rock, AR 72114 �nir,iniFFR• DCI 2200 North Rodney Parham Road Little Rock, AR 72212 AREA: 1.77 acres NUMBER OF LOTS: 1 CURRENT ZONING- PCD FT. NEW STREET: 0 LF ALLOWED USES: Convenience store with gas pumps, carwash, express lube and light automotive repair PROPOSED ZONING: Revised PCD PROPOSED USE Add two additional bays to the existing light automotive repair building VARIANCESMAIVERS 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-D(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 was 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. On September 3, 2008, the Little Rock Planning Commission recommended approval of a revision to the PCD. The revision allowed Tornado Shelter Systems to place a showroom within the former express lube building. The request also included 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). The revision was approved by the Board of Directors on October 6, 2009, by the adoption of Ordinance No, 20173. On December 7, 2010, the Little Rock Board of Directors adopted Ordinance No. 20,350 allowing a revision to the previously approved PCD. The request was to add light automotive repair as an allowable use for the site. The previous approval for the lube building allowed oil changes with limited automobile replacement parts such as air filters and windshield wipers. The applicant requested to expand the use of the building for automobile repair to include, A/C & Heating; Battery & Electrical; Belts & Hoses; Brake repair or maintenance; Cooling system repair or maintenance; Engine diagnostic service, Tune ups; Filter replacements; Fluid leaking evaluation and repair; Fuel system service, Head gasket replacement; Inspection and repair to emission system; Oil changes; Scheduled maintenance service; Preventative maintenance service; Shocks & struts replacement; Steering and suspension repair and maintenance; Timing belt; Timing chair; Tire patching; Tire balancing and/or tire replacement; CV boot or CV axle replacement; Transmission fluid replacement; Differential fluid replacement. The approval did not allow for working on cars outside the building and no cars, waste tires or barrels were to be left outside or in the parking lot while the business was closed. There were no exterior modifications proposed for the building and no additional paved areas were proposed. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The request is now to amend the previously approved PCD to add two (2) additional service bays to the auto repair building. The service bays are proposed containing 600 square feet and will be located to the west of the existing building. The placement of the addition continues to allow traffic flow around the building. The revised site plan also includes the placement of striping for two (2) additional parking spaces located at the northern drive along Chenal Parkway. This area was previously paved and a dumpster was located within this area. 2 FILE NO.: Z -6476-D Cont. B. EXISTING CONDITIONS: The site has developed with a convenience store, gas pumps, automated carwash and express lube/auto repair. The previously approved express lube is operating from the rear 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 to the east zoned PCD which was approved for development of a Walgreen's which has not occurred. Also east of the site is property zoned C-3, General Commercial District with a CUP which was approved to allow a mini -warehouse development which has been constructed. To the west is vacant property zoned PCD which was approved for a four (4) lot development containing four (4) restaurant users. Other uses in the area include a large retailer to the southeast, vacant commercially zoned property to the south and an Entergy substation further to the east. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 -feet of the site, the Duqesne Place Property Owners Association, the Aberdeen Court Property Owners Association and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comments E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Enter : No comment received. Center -Point Energy: 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. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections off the private fire system. Due to the nature of the facility, installation of an approved reduced 0 FILE Na.: Z -6476-D Cont. 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 RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed in 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 20 -foot minimum access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the Pinnacle Mountain Planning District, The Land Use Plan shows Commercial for this property. Commercial allows a broad range of retail and wholesale sales of products, personal and professional services and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a revision to the existing PCD to allow the addition of two additional auto service bays to the existing auto service use. Master Street Plan: Chenal Parkway and Cantrell Road are both Principal Arterial Streets. The primary function of a Principal Arterial Street is to serve through traffic and to connect major traffic generator or activity centers within an urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on both Cantrell Road and Chenal Parkway since they are both Principal Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class III Bike Route shown along Chenal Parkway and a Class II Bike Lane shown along Cantrell Road. Bike Routes require no additional right-of-way or pavement markings, but require signage to identify and direct the route. A Bike Lane requires no additional right-of-way, but does require a portion of the pavement be marked for the use of bicycles. S FILE NO.. Z -6476-D Cont. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The placement of the three (3) parking spaces along Chenal Parkway is located within the required landscape strip of the City's Landscape Ordinance. The 7 -foot strip does comply with the Highway 10 DOD but does not comply with the Landscape Ordinance. A variance from the City Beautiful Commission will be required prior to the Board of Directors acting on the request. G. SUBDIVISION COMMITTEE COMMENT: (October 27, 2011) Mr. Eddie Martin was present representing the request. Staff presented the item stating there were a few outstanding issues associated with the request in need of addressing prior to the Commission acting on the amendment. Staff stated the parking spaces located near the northern drive were located within the landscape buffer. Mr. Martin stated a portion of the paving was existing. He stated this was the location of the former dumpster and felt striping the area for parking would allow for utilization of the paving. He stated the third parking space would be removed from the site plan and the development would utilize the existing paved area only. Staff questioned if all previous comments would continue to apply. Mr. Martin stated there would not be a change in the previous commitments concerning the outdoor activities on the site. 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 site plan to staff addressing the issues raised at the October 27, 2011, Subdivision Committee meeting. The revised plan has removed the eastern most parking space which encroached into the street buffer along Chenal Parkway. Mr. Martin has also provided staff with verification that all previous commitments continue to apply to the amendment request. The revision is to allow an additional 600 square feet for two (2) service bays to the auto repair building. The addition is along the west side of the existing building. The placement will continue to allow traffic to flow around the building. The revised site plan also includes the placement striping for two (2) additional parking spaces located at the northern drive along Chenal Parkway in an area previously paved and was the former dumpster location. The dumpster is currently located behind the building. 61 FILE NO.: Z-5476-D(Cont.) To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff does not feel the addition of two (2) service bays along the western portion of the auto repair building will significantly impact the development. This area is currently paved so the amount of impervious surface is not being increased. The applicant has indicated all previous commitments with regard to no working of vehicles and storage of vehicles and vehicle parts outdoors will continue to apply. 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. As with the previous approval staff recommends the following conditions continue to be attached to the ordinance approving the amendment request: 1. There is to be no storage of vehicles in disrepair outside the building at any time. 2. There is to be no working on vehicles outside the building at any time. 3. There is to be no storage of waste materials or vehicle parts outside the building. 4. The dumpster is to be screened to comply with ordinance requirements. PLANNING COMMISSION ACTION: (NOVEMBER 17, 2011) Mr. Eddie Martin was present representing the request. 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 presented a recommendation that all the conditions of the previous approval continue to be attached to the ordinance approving the amendment request: 1. There is to be no storage of vehicles in disrepair outside the building at any time. 2. There is to be no working on vehicles outside the building at any time. 3. There is to be no storage of waste materials or vehicle parts outside the building. 4. The dumpster is to be screened to comply with ordinance requirements. There was no further discussion of the item. The Chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 1. ITEM NO.: 5. Z -6476-D NAME: Coulson Oil Revised Long -form PCD LOCATION: located at 19500 Cantrell Road Planning Staff Comments: 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. The notice must be mailed no later than November 2, 2011. The Office of Planning and Development must receive the proof of notice no later than November 10, 2011. 2. All previous conditions continue to apply to the current approval request: a. There is to be no storage of vehicles in disrepair outside the building at any time. b. There is to be no working on vehicles outside the building at any time. c. There is to be no storage of waste materials or vehicle parts outside the building. Variance/Waivers: None requested. Public Works Conditions: No comments Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: 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. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections off the private fire system. Due to the nature of the 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 RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed in the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Item # 5. 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 20 -foot minimum access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express route. Parks and Recreation: No comment received Planning Division: This request is located in the Pinnacle Mountain Planning District. The Land Use Plan shows Commercial for this property. Commercial allows a broad range of retail and wholesale sales of products, personal and professional services and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a revision to the existing PCD to allow the addition of one additional auto service bay to the existing auto service use. Master Street Plan: Chenal Parkway and Cantrell Road are both Principal Arterial Streets. The primary function of a Principal Arterial Street is to serve through traffic and to connect major traffic generator or activity centers within an urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on both Cantrell Road and Chenal Parkway since they are both Principal Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class III Bike Route shown along Chenal Parkway and a Class II Bike Lane shown along Cantrell Road. Bike Routes require no additional right-of-way or pavement markings, but require signage to identify and direct the route. A Bike Lane requires no additional right-of-way, but does require a portion of the pavement be marked for the use of bicycles. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The placement of the three (3) parking spaces along Chenal Parkway is located within the required landscape strip of the City's Landscape Ordinance. The 7 -foot strip does comply with the Highway 10 DOD but does not comply with the Landscape Ordinance. A variance from the City Beautiful Commission will be required prior to the Board of Directors acting on the request. Revised plat/ Ian: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, November 2, 2011. Item # 5.