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HomeMy WebLinkAboutZ-6588 Staff AnalysisDecember 3, 1998 ITEM NO.• 10 FILE NO.• Z-6588 NAME: Southwest Radiator - Short -Form PD -C LOCATION: 4201 % Baseline Road DEVELOPER: ENGIMM . SW Radiator Shop, Inc. White-Daters and Associates 4201 % Baseline Road 401 Victory Street Little Rock, AR 72209 Little Rock, AR 72201 AREA: 1.06 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING• R-2 ALLOWED USES: Single -Family Residential, Non -conforming Radiator Shop PROPOSED USE: Radiator Shop, C-4 permitted uses without outdoor display VARIANCES/ AIVERS REQUESTED: None requested. BACKGROUND: Southwest Radiator Shop has existed at 4201 'A Baseline Road since 1985. The property is zoned R-2 and has a non -conforming C-4 status which recognizes the radiator shop use. Prior to 1985, other auto repair related uses were on the property as well as residential uses, including two (2) mobile homes. This property was part of a land use plan amendment which was approved by the Planning Commission on August 6, 1998 and the City Board of Directors on September 1, 1998. That amendment changed the Land Use designation for this property from Low Density Residential to Commercial. A. PROPOSAL RE VEST: The applicant proposes to rezone the property from R-2 to PD -C to allow for the re -development of the property for the continuing operation of the existing radiator repair shop. The applicant itted uses without outdoor display as alternate, possible future uses of the is proposing C-4 perm property. December 3, 1998 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6588 The applicant proposes to develop the property in two (2) phases as follows: Phase I• a. Removal of existing residential structure. b. Construction of a new 5,760 square foot shop building and 31 parking spaces. c. Continued use of existing shop building. d. Continued use of two existing mobile homes as storage.. Phase II: a. Removal of old shop building and two mobile homes. b. Construction of a 7,500 square foot expansion to the new shop building and 14 additional parking spaces. c. Abandonment of 30 foot Arkla Gas easement. The new structure will be a one story pre-engineered metal building with a 16 foot eave height. Overhead doors will be located on the west side, providing vehicular access to the building. The existing shop building's exterior will be upgraded to match the new building (Phase I). B. EXISTING CONDITIONS: The site contains a single-family residential structure, two (2) old mobile homes and a shop building. This general area along Baseline Road contains a mixture of commercial and residential uses. There is a used car lot immediately west of this site and a commercial building immediately east which contains a beauty shop and a heating and air business. Single-family residences, including mobile homes are located to the south. There is undeveloped 0-3 zoned property to the north, across Baseline Road. C. NEIGHBORHOOD COMMENTS: Staff has received no negative comments as All property owners within 20,0 feet of the the Upper Baseline Neighborhood Association the public hearing. 2 of this writing. site as well as were notified of December 3, 1998 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6588 D. ENGINEERING COMMENTS: Public Works Conditions: 1. Reduce driveway to 36, - 3-12' lanes adequate for providing access. 2. Repair existing sidewalk and/or curb damaged in right-of- way. When abandoning drives, restore curbs to 6" height and raise sidewalks. 3. Baseline Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: Sewer available in Baseline Road. AP&L: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment. Water: No objection. Contact the Water Works if additional or larger meter(s) are required. Fire Department: Locate nearest fire hydrant on site plan. Contact Dennis Free at 918-3752 for details. County Plannin : No Comment received. LATA: Served by CAT Route #15 (65`h Street). No foreseeable adverse impacts on transit. F. ISSUES TECHNICAL/DESIGN: planning Division: This request is in the Geyer Springs East Planning District and was the subject of a Land Use Plan Amendment heard by the Planning Commission on August 6, 1998. At that meeting, the change from Low Density Residential to Commercial was placed on the consent approval agenda. This request is consistent with the Land Use Plan. Staff is currently in the beginning phases of a neighborhood plan for this area. Landscape Issues: The proposed plan meets the buffer requirement when averaged out. However, a portion of the street buffer along Baseline Road drops 5 feet below the full width requirement of 11 feet. Additionally, the proposed land use buffer width along the southern perimeter is 4 feet below the full requirement (before transfers) of 11 feet.. 3 December 3, 1998 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z-6588 A 6 foot high opaque screen, either a wooden with its face side directed outward or dense evergreen plantings, is required along the residentially zoned properties to the south, east and west. Because the properties to the east and west have commercial usage this requirement may be deemed unnecessary along these two sides. A total of six percent (1,174 square feet) of the vehicular use areas, exclusive of the service drive, must be landscaped with interior islands of at least 100 square feet each. A 3 foot wide landscape strip is required between the public parking areas and proposed structure. Some flexibility with this requirement is allowed. Curb and gutter or another border will be required to protect landscaped areas from vehicular traffic. G. ANALYSIS• The applicant submitted a revised site plan to staff on November 11, 1998. The revised plan addresses the concerns raised by the Subdivision Committee. The service drive which was shown along the south property line has been removed. This area will be dedicated to landscaping and screening. The zoning would typically require 58 parking spaces for this development. The applicant is showing 45 parking spaces on the site plan with the ability to park an additional 14 vehicles inside the shop building. Staff feels that the parking as proposed should be adequate to serve the proposed use. The applicant is proposing the hours of operation to be 7:30 a.m. to 6:00 p.m., Monday through Friday. The applicant is also proposing a ground -mounted sign near the northeast corner of the property. The applicant has noted that the sign will conform to the City's Zoning ordinance commercial signage standards. Staff feels that the applicant has adequately addressed the concerns raised during review of the site plan. Staff also feels that the proposed development will have no adverse effect on the surrounding properties. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -C zoning subject to the following conditions: 4 December 3, 1998 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6588 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting must be low-level and directed away from adjacent property. 3. The 30 foot Arkla Gas easement must be abandoned prior to Phase II construction. 4. The proposed ground -mounted sign must conform to the City's Zoning Ordinance Commercial Standards. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 5, 1998) Alan Beasley, Ron and Donna Dowler were present, representing the application. Staff gave a brief description of the planned development. Staff noted that the service drive along the south property line shown on the initial site plan should be removed and the area used as a landscaped buffer. The applicants agreed with staff. The Public works requirements were briefly reviewed with the applicants and Committee. The applicants noted that C-4 permitted uses without outside display would be requested as alternate uses for the property. The 30 foot Arkla Gas easement which runs diagonally through the center of the property was briefly discussed. Staff suggested that the abandonment of the easement be included in the site development proposal and that an official application for abandonment be filed with the City Board of Directors prior to a building permit application for Phase II. After the discussion, the Committee forwarded the application to the full Commission for resolution. PLANNING COMMISSION ACTION: (DECEMBER 3, 1998) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the within the Consent Agenda for approval A motion to that effect was made. The 7 ayes, 0 nays and 4 absent. 1.7 Commission for inclusion as recommended by staff. motion passed by a vote of FILE NO.: Z-658 NAME: Southwest Radiator - Short -Form PD -C LOCATION: 4201 % Baseline Road DEVELOPER: ENGINEER: SW Radiator Shop, Inc. White-Daters and Associates 4201 V2 Baseline Road 401 Victory Street Little Rock, AR 72209 Little Rock, AR 72201 AREA: 1.06 acres NUMBER OF LOTS: 1 FT, NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single -Family Residential, Non -conforming Radiator Shop PROPOSED USE: Radiator Shop, C-4 permitted uses without outdoor display VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Southwest Radiator Shop has existed at 4201 2A Baseline Road since 1985. The property is zoned R-2 and has a non -conforming C-4 status which recognizes the radiator shop use. Prior to 1985, other auto repair related uses were on the property as well as residential uses, including two (2) mobile homes. This property was part of a land use approved by the Planning Commission City Board of Directors on September changed the Land Use designation for Density Residential to Commercial. A. PROPOSAL RE VEST: plan amendment which was on August 6, 1998 and the 1, 1998. That amendment this property from Low The applicant proposes to rezone.the property from R-2 to PD -C to allow for the re -development of the property for the continuing operation of the existing radiator repair shop. The applicant is proposing C-4 permitted uses without outdoor display as alternate, possible future uses of the property. FILE NO.: z-6588 Cont. The applicant proposes to develop the property in two (2) phases as follows: Phase I• a. Removal of existing residential structure. b. Construction of a new 5,760 square foot shop building and 31 parking spaces. c. Continued use of existing shop building. d. Continued use of two existing mobile homes as storage. Phase II: a. Removal of old shop building and two mobile homes. b. Construction of a 7,500 square foot expansion to the new shop building and 14 additional parking spaces. c. Abandonment of 30 foot Arkla Gas easement. The new structure will be a one story pre-engineered metal building with a 16 foot eave height. Overhead doors will be located on the west side, providing vehicular access to the building. The existing shop building's exterior will be upgraded to match the new building (Phase I). B. EXISTING CONDITIONS: The site contains a single-family residential structure, two (2) old mobile homes and a shop building. This general area along Baseline Road contains a mixture of commercial and residential uses. There is a used car lot immediately west of this site and a commercial building immediately east which contains a beauty shop and a heating and air business. Single-family residences, including mobile homes are located to the south. There is undeveloped 0-3 zoned property to the north, across Baseline Road. C. NEIGHBORHOOD COMMENTS: Staff has received no negative comments as of this writing. All property owners within 200 feet of the site as well as the Upper Baseline Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Reduce driveway to 36' - 3-12' lanes providing access. 2. Repair existing sidewalk and/or curb way. When abandoning drives, restore and raise sidewalks. E adequate for damaged in right -of - curbs to 6" height FILE NO • Z-6588 (Cont.) E. F. 3. Baseline Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available in Baseline Road. AP&L: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment. Water: No objection. Contact the Water Works if additional or larger meter(s) are required. Fire Department: Locate nearest fire hydrant on site plan. Contact Dennis Free at 918-3752 for details. County Plannin : No Comment received. LATA: Served by CAT Route #15 (65`h Street). No foreseeable adverse impacts on transit. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Geyer Springs East Planning District and was the subject of a Land Use Plan Amendment heard by the Planning Commission on August 6, 1998. At that meeting, the change from Low Density Residential to Commercial was placed on the consent approval agenda. This request is consistent with the Land Use Plan. Staff is currently in the beginning phases of a neighborhood plan for this area. Landscape Issues: The proposed plan meets the buffer requirement when averaged out. However, a portion of the street buffer along Baseline Road drops 5 feet below the full width requirement of 11 feet. Additionally, the proposed land use buffer width along the southern perimeter is 4 feet below the full requirement (before transfers) of 11 feet. A 6 foot high opaque screen, either a wooden with its face side directed outward or dense evergreen plantings, is required along the residentially zoned properties to the south, east and west. Because the properties to the east and west have commercial usage this requirement may be deemed unnecessary along these two sides. A total of six percent (1,174 square use areas, exclusive of the service landscaped with interior islands of each. 3 feet) of the vehicular drive, must be at least 100 square feet FILE NO.: Z-6588 (Cont.) A 3 foot wide landscape strip is required between the public parking areas and proposed structure. Some flexibility with this requirement is allowed. Curb and gutter or another border will be required to protect landscaped areas from vehicular traffic. G. ANALYSIS: The applicant submitted a revised site plan to staff on November 11, 1998. The revised plan addresses the concerns raised by the Subdivision Committee. The service drive which was shown along the south property line has been removed. This area will be dedicated to landscaping and screening. The zoning would typically require 58 parking spaces for this development. The applicant is showing 45 parking spaces on the site plan with the ability to park an additional 14 vehicles inside the shop building. Staff feels that the parking as proposed should be adequate to serve the proposed use. The applicant is proposing the hours of operation to be 7:30 a.m. to 6:00 p.m., Monday through Friday. The applicant is also proposing a ground -mounted sign near the northeast corner of the property. The applicant has noted that the sign will conform to the City's Zoning Ordinance commercial signage standards. Staff feels that the applicant has adequately addressed the concerns raised during review of the site plan. Staff also feels that the proposed development will have no adverse effect on the surrounding properties. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -C zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting must be low-level and directed away from adjacent property. 3. The 30 foot Arkla Gas easement must be abandoned prior to Phase II construction. 4. The proposed ground -mounted sign must conform to the City's Zoning Ordinance Commercial Standards. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 5, 1998) Alan Beasley, Ron and Donna Dowler were present, representing the application. Staff gave a brief description of the planned development. Staff noted that the service drive along the south 4 FILE NO.: Z-6588 (Cont.) property line shown on the initial site plan should be removed and the area used as a landscaped buffer. The applicants agreed with staff. The Public Works requirements were briefly reviewed with the applicants and Committee. The applicants noted that C-4 permitted uses without outside display would be requested as alternate uses for the property. The 30 foot Arkla Gas easement which runs diagonally through the center of the property was briefly discussed. Staff suggested that the abandonment of the easement be included in the site development proposal and that an official application for abandonment be filed with the City Board of Directors prior to a building permit application for Phase II. After the discussion, the Committee forwarded the application to the full Commission for resolution. PLANNING COMMISSION ACTION: (DECEMBER 3, 1998) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the within the Consent Agenda for approval A motion to that effect was made. The 7 ayes, 0 nays and 4 absent. 5 Commission for inclusion as recommended by staff. motion passed by a vote of