Loading...
HomeMy WebLinkAboutZ-6699 Staff AnalysisFILE NO.: Z-6699 NAME: Starmax - Short -Form PCD LOCATION: Southeast corner of Rahling Road and Champlin Drive DEVELOPER: Starmax Properties, LLC 3801 Woodland Heights Rd, Suite 125 Little Rock, AR 72212 AREA: 2.1 acres ZONING: C-1 ENGINEER: White-Daters and Associates 401 Victory Street Little Rock, AR 72201 NUMBER OF LOTS: 1 ALLOWED USES: PROPOSED USE: FT. NEW STREET: 0 Neighborhood Commercial Convenience Store with gas pumps and associated uses. VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the 2.1 acre site from C-1 to PCD to allow for the development of a convenience store with gas pumps and associated uses. The following development is proposed for the property with specific building and parking locations noted on the attached site plan: 1. 3,071 square foot convenience store building to include a 200 square foot branch bank facility, a 600 square foot fast food restaurant, and gas pumps (19'-8" building height). 2. 1,,200 square foot automated car wash (1410" building height) 3. 1,400 square foot two -bay express lube business with auto detail area. (1410" building height). 4. Parking for approximately 34 vehicles. 5.Two (2) commercial sign locations (36 feet in height) which will conform to the standard zoning ordinance requirements for commercial signage. FILE NO.: Z-6699 (Cant.) B. A The applicant has noted that the convenience store and automated car wash will be 24 hour operations. The proposed hours of operation for the bank will be from 9:00 a.m. to 5:00 p.m., Monday through Friday and the express lube business will be open from 8:00 a.m. to 6:00 p.m., Monday through Saturday and 1:00 p.m. to 5:00 p.m. on Sunday. EXISTING CONDITIONS: The site has been cleared of trees, with site grading work having been done in the past. There is a multifamily development, part of which is currently under construction, immediately south of this site. Vacant C-1 zoned property is located west across Chaplin Drive, with undeveloped R-2 zoned property to the north across Rahling Road. Undeveloped 0-3 zoned property is located immediately east along the south side of Rahling Road. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no neighborhood comment on this project. The St. Charles Neighborhood Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2.Stormwater detention ordinance applies to this property. 3. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 4.Driveway location does not conform to approved preliminary plat or Ordinance #18,031 (300 feet spacing). Revise site plan and resubmit. 5.Existing topographic information at maximum five foot contour interval base flood elevation is required. 6.A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 7.A Grading Permit per Sec. 29-186(c) and (d) is required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L : No Comment. Arkla: No Comment received. 2 FILE NO.: Z-6699 (Cont. Southwestern Bell: No Comment received. Water: An acreage charge of $300 per acre applies in addition to normal charges. Contact the Water Works regarding meter size(s) and location. The L. R. Fire Department needs to determine whether additional fire hydrant(s) are needed. RPZ backflow prevention is required for car washes. Fire Department: No Comment. County Plannin : No Comment received. CATA: No issues. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Chenal Planning District. The use of a convenience store and associated other uses are consistent with the Neighborhood Commercial and the overall size of the parcel is consistent. City Recognized Neighborhood Action Plan: There is not a neighborhood plan for this area at this time. Landscape -Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. However, it is recommended that additional landscaping be added around the proposed structures to help soften the impact of concrete and structures. The proposed shrubs must be brought in closer to the on- site paved area in order to provide better screening. A six foot high opaque screen is required along the southern perimeter of the site. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. The City Beautiful Commission recommends preserving as many existing trees as feasible. Additional credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six inch caliper or larger. G. ANALYSIS: The applicant submitted a revised site plan to staff on June 17, 1999. The revised plan addresses the concerns as 3 FILE NO.: Z-6699 (Cont.) raised by staff and the Subdivision Committee. The applicant also provided the proposed building heights, area of the convenience store building to be devoted to each use and the hours of operation for all uses as requested by staff. The applicant also noted that the two (2) commercial site signs will be 36 feet tall and the area will conform to the ordinance standards for commercial property. The revised site plan shows the driveway locations as approved previously with the preliminary plat of this property. The applicant has also shown designated parking areas as requested by staff. There are 34 parking spaces shown on the plan. The minimum number of parking spaces required by ordinance is 28 spaces. The setbacks proposed for this planned zoning development would conform to the typical ordinance requirements for C-1 Neighborhood Commercial property. Otherwise to staff's knowledge, there should be no further issues to be resolved. The proposed planned development should have no adverse effects on the surrounding property. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD rezoning 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 should be low-level and directed away from adjacent property. 3. The lot will need to be final platted prior to building permit. SUBDIVISION COMMITTEE COMMENT: (JUNE 17, 1999) Barksdale McKay was present, representing the application. Staff gave a brief description of the proposed PCD site plan. Staff noted that Mr. McKay had already revised the site plan, addressing many staff concerns. Mr. McKay provided staff with the specific uses within the convenience store building and area devoted to each use. Staff noted that the lot will need to be final platted prior to a building permit application. 4 FILE NO.: Z-6699 (Cont.) There being no further issues for discussion, the Committee forwarded the PCD to the full Commission for resolution. PLANNING COMMISSION ACTION: (JULY 8, 1999) The 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 Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 5 July 8, 1999 ITEM NO.: 10 FILE NO.: Z-6699 NAME: Starmax - Short -Form PCD LOCATION: Southeast corner of Rahling Road and Champlin Drive DEVELOPER: ENGINEER: Starmax Properties, LLC White-Daters and Associates 3801 Woodland Heights Rd, 401 Victory Street Suite 125 Little Rock, AR 72201 Little Rock, AR 72212 2.1 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: C-1 ALLOWED USES: PROPOSED USE: Neighborhood Commercial Convenience Store with gas pumps and associated uses. VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the 2.1 acre site from C-1 to PCD to allow for the development of a convenience store with gas pumps and associated uses. The following development is proposed for the property with specific building and parking locations noted on the attached site plan: 1. 3,071 square foot convenience store building to include a 200 square foot branch bank facility, a 600 square foot fast food restaurant, and gas pumps (19'-8" building height) . 2. 1,200 square foot automated car wash (1410" building height) 3. 1,400 square foot two -bay express lube business with auto detail area. (1410" building height). 4. Parking for approximately 34 vehicles. 5. Two (2) commercial sign locations (36 feet in height) which will conform to the standard zoning ordinance July 8, 1999 SUBDIVISION ITEM NO.: 10 (Cont.) requirements for commercial signage. FILE NO.: Z-6699 The applicant has noted that the convenience store and automated car wash will be 24 hour operations. The proposed hours of operation for the bank will be from 9:00 a.m. to 5:00 p.m., Monday through Friday and the express lube business will be open from 8:00 a.m. to 6:00 p.m., Monday through Saturday and 1:00 p.m. to 5:00 p.m. on Sunday. B. EXISTING CONDITIONS: The site has been cleared of trees, with site grading work having been done in the past. There is a multifamily development, part of which is currently under construction, immediately south of this site. Vacant C-1 zoned property is located west across Chaplin Drive, with undeveloped R-2 zoned property to the north across Rahling Road. Undeveloped 0-3 zoned property is located immediately east along the south side of Rahling Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no neighborhood comment on this project. The St. Charles Neighborhood Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Stormwater detention ordinance applies to this property. 3. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 4. Driveway location does not conform to approved preliminary plat or Ordinance #18,031 (300 feet spacing). Revise site plan and resubmit. 5. Existing topographic information at maximum five foot contour interval base flood elevation is required. 6. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 7.A Grading Permit per Sec. 29-186(c) and (d) is required. E July 8, 1999 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6699 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: An acreage charge of $300 per acre applies in addition to normal charges. Contact the Water Works regarding meter size(s) and location. The L. R. Fire Department needs to determine whether additional fire hydrant(s) are needed. RPZ backflow prevention is required for car washes. Fire Department: No Comment. County Planning: No Comment received. CATA: No issues. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Chenal Planning District. The use of a convenience store and associated other uses are consistent with the Neighborhood Commercial and the overall size of the parcel is consistent. City Recognized Neighborhood Action Plan: There is not a neighborhood plan for this area at this time. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. However, it is recommended that additional landscaping be added around the proposed structures to help soften the impact of concrete and structures. The proposed shrubs must be brought in closer to the on- site paved area in order to provide better screening. A six foot high opaque screen is required along the southern perimeter of the site. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. 3 I July 8, 1999 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6699 The City Beautiful Commission recommends preserving as many existing trees as feasible. Additional credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six inch caliper or larger. G. ANALYSIS: The applicant submitted a revised site plan to staff on June 17, 1999. The revised plan addresses the concerns as raised by staff and the Subdivision Committee. The applicant also provided the proposed building heights, area of the convenience store building to be devoted to each use and the hours of operation for all uses as requested by staff. The applicant also noted that the two (2) commercial site signs will be 36 feet tall and the area will conform to the ordinance standards for commercial property. The revised site plan shows the driveway locations as approved previously with the preliminary plat of this property. The applicant has also shown designated parking areas as requested by staff. There are 34 parking spaces shown on the plan. The minimum number of parking spaces required by ordinance is 28 spaces. The setbacks proposed for this planned zoning development would conform to the typical ordinance requirements for C-1 Neighborhood Commercial property. Otherwise to staff's knowledge, there should be no further issues to be resolved. The proposed planned development should have no adverse effects on the surrounding property. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD rezoning 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 should be low-level and directed away from adjacent property. 3. The lot will need to be final platted prior to building permit. 4 July 8, 1999 SUBDIVISION ITEM NO.: 10 (Cont. SUBDIVISION COMMITTEE COMMENT: FILE NO.: Z-6699 (JUNE 17, 1999) Barksdale McKay was present, representing the application. Staff gave a brief description of the proposed PCD site plan. Staff noted that Mr. McKay had already revised the site plan, addressing many staff concerns. Mr. McKay provided staff with the specific uses within the convenience store building and area devoted to each use. Staff noted that the lot will need to be final platted prior to a building permit application. There being no further issues for discussion, the Committee forwarded the PCD to the full Commission for resolution. PLANNING COMMISSION ACTION: (JULY 8, 1999) The 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 Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 5 FILE NO.: Z-6699 NAME: Starmax Short -form PCD Revocation LOCATION: On the Southeast corner of Rahling Road and Champlin Drive DEVELOPER: Starmax Properties, LLC 3801 Woodland Heights Road, Suite 125 Little Rock, AR 72212 ENGINEER: Development Consultants, Inc. 2200 North Rodney Parham Road, Suite Little Rock, AR 72211 AREA: 2.1 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF Convenience Store with gas pumps and associated uses. C-1 PROPOSED USE: Neighborhood Commercial uses VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,079 adopted by the Little Rock Board of Directors on August 3, 1999, established Starmax Short -form PCD. The rezoning was from C-1 to PCD to allow the development of a convenience store with gas pumps and associated uses. The development was proposed to include a branch bank facility, fast food restaurant, automated car wash, express lube business with auto detail and 34 vehicle parking spaces. A. PROPOSAUREQUEST: The applicant submitted a request dated October 13, 2005, requesting the current PCD zoning be revoked and the previous C-1, Neighborhood Commercial District zoning classification be restored. The applicant has indicated the FILE NO.: Z-6699 Cont. proposed convenience store development will not be constructed on the site as proposed. Per Section 36-454(d) the Owner may for cause request repeal of the ordinance establishing the development. B. EXISTING CONDITIONS: The site has been cleared of trees, with site grading work having been done in the past. There is a multi -family development locate immediately south of the site. Vacant C-1 zoned property is located west across Champlin Drive, with a church located on R-2 zoned property to the north across Rahling Road. A tract of 0-3 zoned property is located immediately east along the south side of Rahling Road. This site was recently permitted for an office development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 -feet of the site along with the Chenal Ridge Property Owners Association and the Margeaux Place Property Owners Association were notified of the Public Hearing. D. STAFF RECOMMENDATION: Staff recommends approval of the request for the revocation of the current PCD zoning classification and the restoration of the zoning classification to C-1. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was present. There were no registered objectors present.: Staff presented the item with a recommendation of approval of the request for the revocation of the current PCD zoning classification and the restoration of the zoning classification to C-1. There was no further discussion of the item. The chair entertained a motion to allow the item to be placed for inclusion on the Consent Agenda for Approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. January 5, 2006 ITEM NO.: 19 FILE NO.: Z-6699 NAME: Starmax Short -form PCD Revocation LOCATION: On the Southeast corner of Rahling Road and Champlin Drive DEVELOPER: Starmax Properties, LLC 3801 Woodland Heights Road, Suite 125 Little Rock, AR 72212 ENGINEER: Development Consultants, Inc. 2200 North Rodney Parham Road, Suite Little Rock, AR 72211 AREA: 2.1 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: UMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF Convenience Store with gas pumps and associated uses. C-1 PROPOSED USE: Neighborhood Commercial uses VARIAN C ES)WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,079 adopted by the Little Rock Board of Directors on August 3, 1999, established Starmax Short -form PCD. The rezoning was from C-1 to PCD to allow the development of a convenience store with gas pumps and associated uses. The development was proposed to include a branch bank facility, fast food restaurant, automated car wash, express lube business with auto detail and 34 vehicle parking spaces. A. PROPOSAL/REQUEST: The applicant submitted a request dated October 13, 2005, requesting the current PCD zoning be revoked and the previous C-1, Neighborhood Commercial January 5, 2006 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z-6699 District zoning classification be restored. The applicant has indicated the proposed convenience store development will not be constructed on the site as proposed. Per Section 36-454(d) the Owner may for cause request repeal of the ordinance establishing the development. B. EXISTING CONDITIONS: The site has been cleared of trees, with site grading work having been done in the past. There is a multi -family development locate immediately south of the site. Vacant C-1 zoned property is located west across Champlin Drive, with a church located on R-2 zoned property to the north across Rahling Road. A tract of 0-3 zoned property is located immediately east along the south side of Rahling Road. This site was recently permitted for an office development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 -feet of the site along with the Chenal Ridge Property Owners Association and the Margeaux Place Property Owners Association were notified of the Public Hearing. D. STAFF RECOMMENDATION: Staff recommends approval of the request for the revocation of the current PCD zoning classification and the restoration of the zoning classification to C-1. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request for the revocation of the current PCD zoning classification and the restoration of the zoning classification to C-1. There was no further discussion of the item. The chair entertained a motion to allow the item to be placed for inclusion on the Consent Agenda for Approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 2 FILE NO.: Z-6699 NAME: Starmax Short -form PCD Revocation LOCATION: On the Southeast corner of Rahling Road and Champlin Drive DEVELOPER: Starmax Properties, LLC 3801 Woodland Heights Road, Suite 125 Little Rock, AR 72212 ENGINEER: Development Consultants, Inc. 2200 North Rodney Parham Road, Suite Little Rock, AR 72211 AREA: 2.1 acres RRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS PCD FT. NEW STREET: 0 LF Convenience Store with gas pumps and associated uses. C-1 Neighborhood Commercial uses VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,079 adopted by the Little Rock Board of Directors on August 3, 1999, established Starmax Short -form PCD. The rezoning was from C-1 to PCD to allow the development of a convenience store with gas pumps and associated uses. The development was proposed to include a branch bank facility, fast food restaurant, automated car wash, express lube business with auto detail and 34 vehicle parking spaces. A. PROPOSAUREQUEST: The applicant submitted a request dated October 13, 2005, requesting the current PCD zoning be revoked and the previous C-1, Neighborhood Commercial District zoning classification be restored. The applicant has indicated the FILE NO.: Z-6699 Cont. proposed convenience store development will not be constructed on the site as proposed. Per Section 36-454(d) the Owner may for cause request repeal of the ordinance establishing the development. B. EXISTING CONDITIONS: The site has been cleared of trees, with site grading work having been done in the past. There is a multi -family development locate immediately south of the site. Vacant C-1 zoned property is located west across Champlin Drive, with a church located on R-2 zoned property to the north across Rahling Road. A tract of 0-3 zoned property is located immediately east along the south side of Rahling Road. This site was recently permitted for an office development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 -feet of the site along with the Chenal Ridge Property Owners Association and the Margeaux Place Property Owners Association were notified of the Public Hearing. D. STAFF RECOMMENDATION: Staff recommends approval of the request for the revocation of the current PCD zoning classification and the restoration of the zoning classification to C-1. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request for the revocation of the current PCD zoning classification and the restoration of the zoning classification to C-1. There was no further discussion of the item. The chair entertained a motion to allow the item to be placed for inclusion on the Consent Agenda for Approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 2