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HomeMy WebLinkAboutZ-6650-A Staff AnalysisFILE NO.: Z -6650-A NAME: First Class 50 -Cent Carwash Short -form PD -C LOCATION: 325 East Roosevelt Road DEVELOPER: Damak, LLC P.O. Box 166 College Station, AR 72053 GiileiVT�YS]N1 Brooks Surveying Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.22 acres CURRENT ZONING NUMBER OF LOTS: 1 C-1, Neighborhood Commercial ALLOWED USES: Neighborhood Commercial Uses PROPOSED ZONING: PD -C PROPOSED USE: Recognize an existing carwash VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: FT. NEW STREET: 0 LF The carwash facility located at 325 East Roosevelt Road is currently zoned C-1, Neighborhood Commercial. Since the C-1, Neighborhood Commercial Zoning District does not allow carwash facilities; the owner is requesting to rezone the site to PD -C to recognize the existing carwash. The facility is a four bay carwash business and has been in operation for 30 plus years. The request does not include any alternative uses for future redevelopment of the site. B. EXISTING CONDITIONS: The site contains an existing functioning four (4) bay carwash. Located in the area is a large amount of vacant and what appears to be abandoned property. North of the site is the old VA Complex and east of the site, across Rock Street is a block of vacant property. West of the site is a boarded building appearing to FILE NO.: Z -6650-A (Cont. have been used as a non-residential use in the past. South of the site are single- family homes. East Roosevelt Road is a four lane road with curb, gutter and sidewalks but a large amount of the curb and sidewalks are broken and in disrepair. South Rock Street has been constructed with curb, gutter and sidewalk which are also in disrepair. To the southwest the Housing Authority has a new multi -family project currently under way. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The Community Outreach Neighborhood Association, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the proposed development were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS - 1 . ONDITIONS: 1. Roosevelt Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 35 feet from centerline will be required. The centerline of the right-of-way is not shown on survey; therefore staff is unable to determine the existing right-of-way. The centerline of the right-of-way should be provided on a revised survey. 2. Due to the proposed use of the property, the Master Street Plan specifies that Rock Street for the frontage of this property must meet commercial street standards. The centerline of the right-of-way is not shown on survey; therefore staff is unable to determine the existing right-of-way. The centerline of the right-of-way should be provided on a revised survey. 3. Due to the proposed use of the property, the Master Street Plan specifies that 26th Street for the frontage of this property must meet commercial street standards. The centerline of the right-of-way is not shown on survey; therefore staff is unable to determine the existing right-of-way. The centerline of the right-of-way should be provided on a revised survey. 4. A 20 -foot radial dedication of right-of-way is required at the intersection of Roosevelt Road and Rock Street. 5. A 20 -foot radial dedication of right-of-way is required at the intersection of Rock Street and 26th Street. 6. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The sidewalk along Rock Street creates a hazard and should be replaced and an access ramp installed at the intersection of Rock Street and 26th Street. 2 FILE NO.: Z -6650-A Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: Approved as submitted. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: No comment. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN, Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Short Form Planned Development Commercial to recognize and existing carwash. Because the application is only recognizing a long time existing use with commercial zoning in place, this request does not require a change to the Land Use Plan. Master Street Plan: Roosevelt 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 Roosevelt Road since it is a Principal Arterial. This road may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in this area. Neiahborhood Action Plan: This area is covered by the Downtown Neighborhood Action Plan. Their economic development goal states: "Increase cooperation between zoning officials and developers to renovate existing properties." Landscape: 1. Any redevelopment of the site will require the site to come into compliance with the City's landscape and buffer ordinances. 3 FILE NO.: Z -6650-A (Cont. 2. Both the City Beautiful Commission and the City of Little Rock encourage and appreciate the removal of any unnecessary asphalt for the addition of both green space and newly planted trees. G. SUBDIVISION COMMITTEE COMMENT: (February 26, 2009) Mr. Dexter Doyne was present representing the request. Staff stated the request was a rezoning from C-1, Neighborhood Commercial to PD -C to recognize an existing carwash. Staff stated there were no alternative uses proposed for the site. Staff requested Mr. Doyne provide staff with a signage plan of both existing and proposed signage for the site. Public Works comments were addressed. Staff stated the survey provided did not include the existing rights of way for the abutting streets. Staff requested Mr. Doyne provide staff with a survey which included the rights of way. Staff also stated sidewalks located along the abutting streets should be repaired and appropriate handicap ramps should be constructed at the intersections of abutting streets. Staff stated a 20 -foot radial dedication was required at the intersection of Roosevelt Road and Rock Street and Rock Street and 26th Street. Landscaping comments were addressed. Staff stated any redevelopment of the site would require the site to come into compliance with the City's landscape and buffer ordinances. Staff also stated the City Beautiful Commission encouraged the removal of any unnecessary asphalt for the addition of green space and the planting of trees. 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 survey to staff indicating the existing right of way for the abutting streets. The right of way for Roosevelt Road is 70 feet, for Rock Street 50 feet and 26th Street 50 feet. The applicant has indicated a 20 -foot radial dedication will be provided to the City at the time of approval of the PD -C zoning. The developer has indicated signage will comply with signage allowed in commercial zones. A single pole sign not to exceed 36 feet in height and 160 square feet in area has been indicated on the site plan. Building signage will comply with signage allowed in commercial zones or a maximum of ten percent of the facade area abutting a public right of way. In this case the developer is allowed building signage on the north, east and south sides of the building since all three abut a public street. 0 FILE NO.: Z -6650-A (Cont. The rezoning request is to recognize an existing carwash currently zoned C-1, Neighborhood Commercial. C-1, Neighborhood Commercial District does not define a carwash as an allowable use. The PD -C zoning is proposed to recognize the existing carwash and no alternative uses for future redevelopment are indicated. Staff is supportive of the request. The carwash has operated from this site for 30 plus years with what appears to be little incident. Staff feels limiting the approval to recognize the existing carwash will limit any potential negative impacts for future redevelopment. STAFF RECOMMENDATION: Staff recommends approval of the request to rezone the site to PD -C to recognize the existing carwash subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 19, 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 9 ayes, 0 noes and 2 absent. 5 ITEM Na.: 4. Z -6650-A NAME: First Class 50 -Cent Carwash Short -form PD -C LOCATION: 325 East Roosevelt 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 March 4, 2009. The Office of Planning and Development must receive the proof of notice no later than March 13, 2009. 2. The request is to rezone the site to recognize an existing carwash. There are no alternative uses being proposed for the site. 3. Provide details of any existing or proposed signage. Variance/Waivers: None requested. Public Works Conditions: 1. Roosevelt Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 35 feet from centerline will be required. The centerline of the right-of-way is not shown on survey, therefore staff is unable to determine the existing right-of-way. The centerline of the right-of-way should be provided on a revised survey. 2. Due to the proposed use of the property, the Master Street Plan specifies that Rock Street for the frontage of this property must meet commercial street standards. The centerline of the right-of-way is not shown on survey, therefore staff is unable to determine the existing right-of-way. The centerline of the right-of-way should be provided on a revised survey. 3. Due to the proposed use of the property, the Master Street Plan specifies that 26th Street for the frontage of this property must meet commercial street standards. The centerline of the right-of-way is not shown on survey, therefore staff is unable to determine the existing right-of-way. The centerline of the right-of-way should be provided on a revised survey. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Roosevelt Road and Rock Street. 5. A 20 foot radial dedication of right-of-way is required at the intersection of Rock Street and 26th Street. 6. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The sidewalk along Rock Street creates a hazard and should be replaced and a access ramp installed at the intersection of Rock Street and 26th Street. Item # 4. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: Approved as submitted. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: No comment. County Planning: No comment. CATA: The site is not located on a CATA Bus Route Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Short Form Planned Development Commercial to recognize and existing carwash. Because the application is only recognizing a long time existing use with commercial zoning in place, this request does not require a change to the Land Use Plan. Master Street Plan: Roosevelt 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 Roosevelt Road since it is a Principal Arterial. This road may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in this area. Neighborhood Action Plan: This area is covered by the Downtown Neighborhood Action Plan. Their economic development goal states: "Increase cooperation between zoning officials and developers to renovate existing properties." Landscape: 1. Any redevelopment of the site will require the site to come into compliance with the City's landscape and buffer ordinances. 2. Both the City Beautiful Commission and the City of Little Rock both encourage and appreciate the removal of any unnecessary asphalt for the addition of both green space and newly planted trees. Item # 4. Revised platlplan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, March 4, 2009, 2009. Item # 4.