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HomeMy WebLinkAboutZ-6693-A Staff AnalysisFILE NO.: Z -5693-A NAME: Rudley Auto Sales Short -form PCD LOCATION: Located at 9401 Colonel Glenn Road DEVELOPER: Rudley Auto Stormy Cubb-Rudley 9925 Lanehart Road Little Rock, AR 72204 ENGINEER: The Holloway Firm 200 Casey Drive Maumelle, AR 72113 AREA: 0.721 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF C-3, General Commercial District General Commercial - indoor retail PCD PROPOSED USE: Add Auto Sales outdoor display as an allowable use VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSALIREQUESTIAPPLICANT'S STATEMENT: The request is a rezoning from C-3, General Commercial District to PCD to allow the use of this property for automobile sales. The site will house a maximum of 25 cars. The request includes the allowance of parking of autos within the 20 feet of the front setback which is not typically allowed per the zoning ordinance. The applicant is proposing to use the property as is with the exception of minor remodeling for the office use. The property is not covered under a bill of assurance. FILE NO.: Z -6693-A (Cont. B. EXISTING CONDITIONS: C. The site is located at the intersection of Colonel Glenn and Stagecoach Roads. The building is in disrepair and a number of the windows have been broken. The Arkansas State Highway Department has recently completed a street widening project on Colonel Glenn Road rounding the corner of Stagecoach Road. There is a traffic signal located at this intersection and turn lanes have been installed along the property's northern boundary. South of the site is a Farmers Co-op and further south of the site is a church. East of the site, across Stagecoach Road and north of the site, across Colonel Glenn Road are residential, office and commercial uses. West of the site is a single-family subdivision, the Beasley's Subdivision, located on Marigold Drive. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200 feet of the site, all residents who could be identified located within 300 feet of the site, the Pecan Lake Property Owners Association, the Tall Timber Property Homeowners Association, the Westwood Neighborhood Association and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline is required. With the location of the rear storage building, right-of-way should be dedicated to 50 feet from centerline. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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 if additional fire protection or metered water service is required. Due to E FILE NO.: Z -6693-A 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 (CAW) 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 CAW. The test results must be sent to CAW'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. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: No comment received. Parks and Recreation: No comment received. F. ISSUESITECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Neighborhood Commercial for this property. The applicant has applied for a rezoning to Planned Commercial Development for auto sales. The Neighborhood Commercial category of the future land use plan is designed to allow for "small-scale commercial development in close proximity to a neighborhood, providing goods and services to that neighborhood market area." Auto sales is not generally considered a neighborhood commercial use. This area is covered by the Westwood/ Pecan Lake Neighborhood Plan. Their Zoning Goal states "Maintain and encourage single-family and low-density residential developments in the residential area of the neighborhood, while encouraging responsible non-residential development in the area currently reserved for such uses on the Future Land Use Plan." Master Street Plan: Stagecoach Road and Colonel Glenn Road are both Principal Arterials. 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 both streets since they are 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 are no bike routes shown in the immediate vicinity. 3 FILE NO.: Z -6693-A Cont. Landsca e: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any new parking areas must be in compliance with the City's Landscape Ordinance. 3. If the rehabilitation costs of the project exceed fifty percent (50%) of the replacement cost of the building then the landscape ordinance will be applied accordingly. 4. The City of Little Rock Planning Staff and the City Beautiful Commission recommend the removal of any unnecessary portions of concrete or asphalt on the site. This will allow for additional greenspace at a highly visible intersection. G. SUBDIVISION COMMITTEE COMMENT: (April 29, 2010) Ms. Stormy Rudley was present representing the request. Staff presented an overview of the development stating there were a few outstanding technical issues in need of addressing prior to the Commission acting on the request. Staff questioned the maximum number of cars proposed for the site. Staff also questioned where detailing of the automobiles would take place. Staff stated typically outdoor display of automobiles was not allowed within the front 20 feet of the setback. Staff stated the roof mounted sign was prohibited by ordinance and must be removed. Public Works comments were addressed. Staff stated a right of way dedication on Colonel Glenn Road was required per the Master,Street Plan. Staff stated because of the location of the existing storage building a 50 -foot right of way dedication would be required. Landscaping comments were addressed. Staff stated with any redevelopment of the site additional landscaping could be required. Staff stated the removal of any unnecessary portions of concrete or asphalt on the site to allow for additional green space was encouraged by the City Beautiful Commission. 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 cover letter to staff addressing the issues raised at the April 29, 2010, Subdivision Committee meeting. The request includes the allowance of parking within the first 20 -feet of the front setback. The 9 ILE NO.: Z -6693-A (Cont. applicant has indicated detailing of automobiles will take place at a nearby carwash and minor tasks will occur within a shed located on site at the rear of the main structure. All mechanical work will be performed off site. The hours of operation are from 8 am to 7 pm Monday through Saturday. There are a maximum of four (4) employees. A maximum of 25 cars will be displayed on the site. There is to be no unloading of vehicles within the public right of way allowed. The proposal includes signage on three walls. Signage on the east wall is proposed 12 to 25 feet in length with an overall height of eight (8) feet. The sign as currently proposed is not allowed per the sign ordinance. The applicant must enclose the entire area with signage giving the appearance of a mansard sign. Also signage is proposed on the east wall of the area proposed for renovation for the office. This sign is proposed as three (3) feet by three (3) feet. Signage is proposed on the south wall. The sign is proposed seven (7) feet by four (4) feet. Electronic signage is not proposed at this time. The applicant is not proposing to add any fencing or gating on the site. The revised cover letter states at a minimum of ten (10) percent of the site will be landscaped. The applicant has indicated landscaping will occur in the areas not paved. Shrubs will be trimmed and manicured. Grass will be cut and edged. Planter boxes will be added to the site and any unused asphalt or concrete will be removed and landscaping added. Staff is not supportive of the request. The site is indicated as Neighborhood Commercial on the City's Future Land Use Plan. This classification is typically limited to small scale commercial development in close proximity to a neighborhood, providing goods and services to that neighborhood market. Typically automobiles sales draw from a regional area. Staff also does not support the allowance of display of vehicles within the first 20 -feet of the front setback. The zoning ordinance is specific stating there shall be no open display of any kind whatsoever within the first twenty (20) feet of the required front yard setback. Staff does not feel this is an appropriate location for automobile sales. I_ STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 20, 2010) Ms. Stormy Rudley was present representing the request. There were no registered objectors present. The Chair stated based on protocol when eight (8) or fewer Commissioners were present the Commission offered the applicant the option of deferral to a later public hearing. The Chair stated since there were six (6) Commissioners present the applicant could request a deferral to the July 1, 2010, public hearing. 101 FILE NO.: Z-6693-A(Cont. Mr. Tim Daters requested the item be deferred to the July 1, 2010, public hearing. The Chair entertained a motion for deferral of the item as requested by the applicant. The motion carried by a vote of 6 ayes, 0 noes and 5 absent. STAFF UPDATE: There has been no change to this application request since the previous public hearing. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (JULY 1, 2010) Ms. Stormy Rudley was present representing the request. There were no registered objectors present. Staff presented the item stating they were not in support of allowing the site to be rezoned to PCD to allow the use of the property as a car lot. Staff stated they had received a letter of support from the John Barrow Neighborhood Association but the letter did include conditions. Staff stated the Pecan Lake Neighborhood Association had indicated they were opposed to the development and felt the structure should be removed because it was an eye -sore and was unsafe. Ms. Ruley addressed the Commission stating she had met with all the area neighbors and they were in support of the reuse of the property. She stated the only way for the site to work was to allow the display within the first 20 -feet. She stated with the display in the fist 20 -feet she would be able to control activities taking place in this area. She stated the property was under a lease purchase. She stated she proposed to clean up the site and do cosmetic repairs until such time major repairs could be undertaken on the building. There was a general discussion by the Commission concerning the use of the property as an automobile sales lot. The Commission questioned Ms. Rudley as to if she was willing to amend her application to include the conditions imposed by the John Barrow Neighborhood Association. Ms. Rudley stated she was willing to amend her request. There was no further discussion of the item. The chair entertained a motion for approval of the item. The motion failed by a vote of 5 ayes, 2 noes and 4 absent. Al ITEM NO.: 4_ Z-669 NAME: Rudley Auto Sales Short -form PCD LOCATION: located at 9401 Colonel Glenn Road Planninci 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 May 5, 2010. The Office of Planning and Development must receive the proof of notice no later than May 14, 2010. 2. The property is not located in a subdivision therefore there is not a bill of assurance. 3. Provide details of the proposed ground signage including the location, total height and total sign area. 4. Provide details of the proposed building signage. (maximum % of the facade area proposed for signage) 5. Roof signage is prohibited by City code. 6. Will any of the signage contain an electronic reader board? 7. Provide the days and hours of operation. 8. Provide the maximum number of employees. 9. Provide details of any proposed fencing or gating to be located on the site and/or on drives. 10. Provide details of any canopies or awnings proposed on the site. 11. Will servicing of vehicles or detailing of vehicles take place on the site? Provide the location of these activities if proposed to take place on the site. 12. Does the request include the allowance of display of automobiles within the front 20 - feet of the required front yard setback? Typically the display of automobiles is not allowed within the first 20 -feet of the front yard setback. 13.A minimum of ten (10) percent of gross planned commercial mixed use district (PCD) or planned office district (POD) area shall be designated as landscaped open space not to be used for streets or parking. Variance/Waivers: None requested. Public Works Conditions: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline is required. With the location of the rear storage building, right-of-way should be dedicated to 50 feet from centerline. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Item # 4. 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 if additional fire protection or metered water service is required. 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 (CAW) 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 CAW. The test results must be sent to CAW'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. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: No comment received. Parks and Recreation: No comment received. Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Neighborhood Commercial for this property. The applicant has applied for a rezoning to Planned Commercial Development for auto sales. The Neighborhood Commercial category of the future land use plan is designed to allow for "small-scale commercial development in close proximity to a neighborhood, providing goods and services to that neighborhood market area." Auto sales is not generally considered a neighborhood commercial use. This area is covered by the Westwood/ Pecan Lake Neighborhood Plan. Their Zoning Goal states "Maintain and encourage single-family and low-density residential developments in the residential area of the neighborhood, while encouraging responsible non-residential development in the area currently reserved for such uses on the Future Land Use Plan." Master Street Plan: Stagecoach Road and Colonel Glenn Road are both Principal Arterials. 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 both streets since they are Principal Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Item # 4. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any new parking areas must be in compliance with the City's Landscape Ordinance. 3. If the rehabilitation costs of the project exceed fifty percent (50%) of the replacement cost of the building then the landscape ordinance will be applied accordingly. 4. The City of Little Rock Planning Staff and the City Beautiful Commission recommend the removal of any unnecessary portions of concrete or asphalt on the site. This will allow for additional greenspace at a highly visible intersection. Revised latl Ian; Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, May 5, 2010. Item # 4.