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HomeMy WebLinkAboutZ-6746 Staff AnalysisFILE NO.: Z-6746 NAME: Caldwell - Short -Form PCD LOCATION: 18600 Crystal Valley Road DEVELOPER: ENGINEER: Ricky and Rebecca Caldwell None 18600 Crystal Valley Rd. Little Rock, AR 72210-3209 AREA: 1.16 acres ZONING: R-2 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Single -Family residential and Nonconforming auto upholstery shop Same with the expansion of the upholstery shop Variance for minimum driveway spacing for the two existing drives on Hammond Road. A. PROPOSAL/REQUEST: The applicant proposes to rezone the 1.16 acre property at the northeast corner of Crystal Valley and Hammond Roads from R-2 to PCD to allow for the expansion of the existing auto upholstery shop. There are currently two (2) single family structures (one stick -built house and one manufactured home) and a 1,250 square foot commercial building on the site. The applicant proposes to construct a 40 foot by 75 foot building addition to the commercial structure to allow for the expansion of the auto upholstery shop. The existing and proposed buildings, parking areas and drives are noted on the attached site plan. The applicant is also proposing a land use plan amendment for the property (Item 8.1. on this agenda). FILE NO.: Z-6746 (Cont. The applicant has noted that the existing business repairs and reupholsters seats, vinyl tops, convertible tops, headliners, carpets, sunroofs and builds custom fit tool box covers. The applicant is requesting expansion of the commercial building due to the fact that the business has grown to the point that two (2) employees and additional square footage are needed. The proposed hours of operation will be from 7:30 a.m. to 5:00 p.m., Monday through Friday. The applicant is also requesting a variance for minimum driveway spacing for the two (2) existing drives from Hammond Road. The required driveway spacing is a minimum of 250 feet. The existing drives are approximately 130 feet apart, centerline to centerline. Public Works has indicated approval of the variance request. The applicant has noted that the required right-of-way will be dedicated for Crystal Valley and Hammond Roads, including radial dedication. The applicant has agreed to do a 15 percent in -lieu contribution for required street improvements. The applicant intends to use a portion of the 15 percent contribution to pave the existing driveway aprons as suggested by Public Works, with any balance being forwarded to the City. B. EXISTING CONDITIONS: There are two (2) single-family structures and a commercial building on the property. There is an existing drive from Crystal Valley Road which serves one of the single-family residences and two existing drives from Hammond Road. There is a single-family residence to the west across Crystal Valley Road and several manufactured homes to the east, along Hammond Road. There is undeveloped R-2 zoned property and a manufactured home across Hammond Road to the south. There is one single-family home to the north, along Crystal Valley Road, with a church facility just further north at the intersection of Crystal Valley and Lawson Roads. C. NEIGHBORHOOD COMMENTS: There was no established neighborhood association to notify of the rezoning request. Staff has received three phone calls from neighbors requesting information on the application. No opposition has been voiced. 2 FILE NO.: Z-6746 (Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Crystal Valley Road is listed on the Master Street Plan as a principal arterial. A dedication of right-of-way to 55 feet from centerline is required. 2. Hammond Road is a private street to be improved to public standards. 60 feet of right-of-way is required. 3. A 20 foot radial dedication of right-of-way is required at the corner of Crystal Valley Road and Hammond Road. 4. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Stormwater detention ordinance applies to this property. 7. One driveway per 250 feet of frontage on Hammond Drive will be allowed. Redesign site plan and resubmit for approval. S. Pave all driveways to eliminate gravel dragging to public streets. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside service boundary, no comment. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. Water: A water main extension will be required to obtain service to the rear parcel. Approval of the septic system by the Health Department is required. Fire Department: Check with Water Works on fire hydrant location. CountX Plannin : 1. Septic system must be approved by the Pulaski County Health Department. 2. A 50 foot right-of-way was dedicated for Hammond Road to Pulaski County by court order on July 9, 1973. CATA: No Comment received. 3 FILE NO.: Z-6746 (Cont.) F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Crystal Valley Planning District. The Land Use Plan currently shows Single Family for this location. There is pending Land Use Plan Amendment on the property to change from Multi -Family to Mixed Use to be heard on this agenda. The proposed use of an upholstery shop is not consistent with the current land use category. City Recognized Neighborhood Action Plan: There is not a city recognized neighborhood plan for this area. Landscape Issues: No Comment. G. ANALYSIS: The applicant submitted a revised site plan to staff on September 13, 1999. The revised plan adds the 3,000 square feet of building area to the existing building instead of a separate building as was originally proposed. The .43 acre property immediately east of this site has been removed from the rezoning request. The proposed building addition will be constructed of concrete blocks with a pitched, shingled roof and trimmed with vinyl siding. The west side of the building addition will have a split -face block fagade. This building construction will match the existing commercial building. The applicant has noted that the west side of the building addition will have two (2) garage doors and the south side will have one garage door and one standard entry door. The north and east sides (which face adjacent residential property) will have no windows or doors. Any site lighting will be low-level and directed to the building and parking areas and away from adjacent property. As noted in paragraph A, the applicant will add two (2) employees with the business expansion. There is adequate space existing on the site to accommodate parking for the employees, customers and the existing single-family uses. The ordinance would typically require 22 parking spaces for 4 FILE NO.: Z-6746 (Cont.) an automotive service business of this size. With the parking that will exist in the enclosed building, there should be no parking problems on the site. Otherwise, to staff's knowledge, there are no outstanding issues associated with this PCD request. Given the fact that the applicant is proposing to keep the added commercial building area centralized on the property (near the intersection), as recommended by staff, the proposed PCD should have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Any site lighting should be low-level and directed away from adjacent property. 3. Staff recommends approval of the variance for driveway spacing. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 9, 1999) Ricky Caldwell was present, representing the application. Staff gave a brief description of the proposed PCD. Staff recommended that the proposed commercial building area be added to the existing building and not a separate building. This issue was discussed in detail. Mr. Caldwell stated that he would consider the recommendation and respond to staff. The Public Works requirements were discussed. Mr. Caldwell noted that the required right-of-way would be dedicated for both streets, including the radial dedication. Mr. Caldwell also stated that he would like to contribute 15 percent in -lieu for the required street improvements. Bob Turner, of Public Works, noted that the in -lieu contribution could be used to pave the aprons on the drives along Hammond Road, to help keep gravel from being pulled onto the street. The driveway locations were briefly discussed. Mr. Caldwell indicated that the east .43 acre would be removed from the site plan, thereby leaving only the two (2) existing drives along Hammond Road. He noted that the circular drive was an important part of his site design. It was noted that a variance for driveway spacing would need to be requested. 5 FILE NO.: Z-6746 (Cont. After the discussion, the PCD rezoning request was forwarded to the full Commission for resolution. PLANNING COMMISSION ACTION: (SEPTEMBER 30, 1999) Ricky and Rebecca Caldwell were present, representing the application. Staff gave a brief description of the proposed PCD, noting that there were no outstanding issues. Commissioner Adcock verified that Public Works was in support of the variance for driveway spacing. Bob Turner, of Public Works, stated that Public Works supported the variance request. There was a motion to approve the PCD zoning as recommended by staff. The motion passed by a vote of 11 ayes, 0 nays and 0 absent. 6 September 30, 1999 ITEM NO.: 8 NAME: Caldwell - Short -Form PCD LOCATION: 18600 Crystal Valley Road nRVEMPER : ENGINEER: FILE NO.: Z-6746 Ricky and Rebecca Caldwell None 18600 Crystal Valley Rd. Little Rock, AR 72210-3209 AREA: 1.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single -Family residential and Nonconforming auto upholstery shop PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Same with the expansion of the upholstery shop Variance for minimum driveway spacing for the two existing drives on Hammond Road. A. PROPOSAL/REQUEST: The applicant proposes to rezone the 1.16 acre property at the northeast corner of Crystal Valley and Hammond Roads from R-2 to PCD to allow for the expansion of the existing auto upholstery shop. There are currently two (2) single family structures (one stick -built house and one manufactured home) and a 1,250 square foot commercial building on the site. The applicant proposes to construct a 40 foot by 75 foot building addition to the commercial structure to allow for the expansion of the auto upholstery shop. The existing and proposed buildings, parking areas and drives are noted on the attached site plan. The applicant is also proposing a land use plan amendment for the property (Item 8.1. on this agenda). September 30, 1999 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6746 The applicant has noted that the existing business repairs and reupholsters seats, vinyl tops, convertible tops, headliners, carpets, sunroofs and builds custom fit tool box covers. The applicant is requesting expansion of the commercial building due to the fact that the business has grown to the point that two (2) employees and additional square footage are needed. The proposed hours of operation will be from 7:30 a.m. to 5:00 p.m., Monday through Friday. The applicant is also requesting a variance for minimum driveway spacing for the two (2) existing drives from Hammond Road. The required driveway spacing is a minimum of 250 feet. The existing drives are approximately 130 feet apart, centerline to centerline. Public Works has indicated approval of the variance request. The applicant has noted that the required right-of-way will be dedicated for Crystal Valley and Hammond Roads, including radial dedication. The applicant has agreed to do a 15 percent in -lieu contribution for required street improvements. The applicant intends to use a portion of the 15 percent contribution to pave the existing driveway aprons as suggested by Public Works, with any balance being forwarded to the City. B. EXISTING CONDITIONS: There are two (2) single-family structures and a commercial building on the property. There is an existing drive from Crystal Valley Road which serves one of the single-family residences and two existing drives from Hammond Road. There is a single-family residence to the west across Crystal Valley Road and several manufactured homes to the east, along Hammond Road. There is undeveloped R-2 zoned property and a manufactured home across Hammond Road to the south. There is one single-family home to the north, along Crystal Valley Road, with a church facility just further north at the intersection of Crystal Valley and Lawson Roads. C. NEIGHBORHOOD COMMENTS: There was no established neighborhood association to notify of the rezoning request. Staff has received three phone calls from neighbors requesting information on the application. No opposition has been voiced. 2 September 30, 1999 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6746 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Crystal Valley Road is listed on the Master Street Plan as a principal arterial. A dedication of right-of-way to 55 feet from centerline is required. 2. Hammond Road is a private street to be improved to public standards. 60 feet of right-of-way is required. 3.A 20 foot radial dedication of right-of-way is required at the corner of Crystal Valley Road and Hammond Road. 4. Provide design of streets conforming to " MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 5.Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6.Stormwater detention ordinance applies to this property. 7.0ne driveway per 250 feet of frontage on Hammond Drive will be allowed. Redesign site plan and resubmit for approval. 8.Pave all driveways to eliminate gravel dragging to public streets. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside service boundary, no comment. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. Water: A water main extension will be required to obtain service to the rear parcel. Approval of the septic system by the Health Department is required. Fire Department: Check with Water Works on fire hydrant location. County Plannin : 1. Septic system must be approved by the Pulaski County Health Department. 2. A 50 foot right-of-way was dedicated for Hammond Road to Pulaski County by court order on July 9, 1973. 3 September 30, 1999 SUBDIVISION ITEM NO.: 8 (Cont.) CATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: FILE NO.: Z-6746 This request is in the Crystal Valley Planning District. The Land Use Plan currently shows Single Family for this location. There is pending Land Use Plan Amendment on the property to change from Multi -Family to Mixed Use to be heard on this agenda. The proposed use of an upholstery shop is not consistent with the current land use category. City Recognized Neighborhood Action Plan: There is not a city recognized neighborhood plan for this area. Landscape Issues: No Comment. G. ANALYSIS: The applicant submitted a revised site plan to staff on September 13, 1999. The revised plan adds the 3,000 square feet of building area to the existing building instead of a separate building as was originally proposed. The .43 acre property immediately east of this site has been removed from the rezoning request. The proposed building addition will be constructed of concrete blocks with a pitched, shingled roof and trimmed with vinyl siding. The west side of the building addition will have a split -face block fagade. This building construction will match the existing commercial building. The applicant has noted that the west side of the building addition will have two (2) garage doors and the south side will have one garage door and one standard entry door. The north and east sides (which face adjacent residential property) will have no windows or doors. Any site lighting will be low-level and directed to the building and parking areas and away from adjacent property. 4 September 30, 1999 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z-6746 As noted in paragraph A, the applicant will add two (2) employees with the business expansion. There is adequate space existing on the site to accommodate parking for the employees, customers and the existing single-family uses. The ordinance would typically require 22 parking spaces for an automotive service business of this size. With the parking that will exist in the enclosed building, there should be no parking problems on the site. Otherwise, to staff's knowledge, there are no outstanding issues associated with this PCD request. Given the fact that the applicant is proposing to keep the added commercial building area centralized on the property (near the intersection), as recommended by staff, the proposed PCD should have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD zoning subject to the following conditions: 1.Compliance with the requirements as noted in paragraphs D and E of this report. 2. Any site lighting should be low-level and directed away from adjacent property. 3. Staff recommends approval of the variance for driveway spacing. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 9, 1999) Ricky Caldwell was present, representing the application. Staff gave a brief description of the proposed PCD. Staff recommended that the proposed commercial building area be added to the existing building and not a separate building. This issue was discussed in detail. Mr. Caldwell stated that he would consider the recommendation and respond to staff. The Public Works requirements were discussed. Mr. Caldwell noted that the required right-of-way would be dedicated for both streets, including the radial dedication. Mr. Caldwell also stated that he would like to contribute 15 percent in -lieu for the required street improvements. Bob Turner, of Public Works, noted that the in -lieu contribution could be used to pave the aprons on the drives along Hammond Road, to help keep gravel from being pulled onto the street. 5 September 30, 1999 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6746 The driveway locations were briefly discussed. Mr. Caldwell indicated that the east .43 acre would be removed from the site plan, thereby leaving only the two (2) existing drives along Hammond Road. He noted that the circular drive was an important part of his site design. It was noted that a variance for driveway spacing would need to be requested. After the discussion, the PCD rezoning request was forwarded to the full Commission for resolution. PLANNING COMMISSION ACTION: (SEPTEMBER 30, 1999) Ricky and Rebecca Caldwell were present, representing the application. Staff gave a brief description of the proposed PCD, noting that there were no outstanding issues. Commissioner Adcock verified that Public Works was in support of the variance for driveway spacing. Bob Turner, of Public Works, stated that Public Works supported the variance request. There was a motion to approve the PCD zoning as recommended by staff. The motion passed by a vote of 11 ayes, 0 nays and 0 absent. 6