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HomeMy WebLinkAboutZ-7092 Staff AnalysisOctober 4, 2001 ITEM NO.: 7.1 FILE NO.: Z-7092 NAME: Wilbert Vault of Little Rock - Short -Form PD -I LOCATION: 12705 Alexander Road DEVELOPER: ENGINEER: Cathy Graves Troy Laha 12705 Alexander Road 6602 Baseline Road, Suite E Alexander, AR 72022 Little Rock, AR 72209 AREA: 4.95± acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: Current: R-2 Proposed: PD -I ALLOWED USES: Nonconforming burial vault manufacturer PROPOSED USE: Expansion of existing use VARIANCES/WAIVERS REQUESTED: Alexander Road BACKGROUND: Waiver of street improvements to The R-2 zoned property located at 12705 Alexander Road is occupied by a nonconforming concrete burial vault manufacturing and sales company. The business had been in operation some years prior to this area being annexed into the City in December, 1979. The property contains two, large metal buildings and a single -wide manufactured home which is occupied by an employee for on-site security. Areas of outdoor storage of raw materials and finished products are located behind the buildings. A gravel, employee and customer parking lot is located on the front of the property. A gravel, parking and storage area is located behind the buildings. October 4, 2001 SUBDIVISION ITEM NO.: 7.1 (Cont.) A. PROPOSAL/REQUEST: FILE NO.: Z-7092 Wilbert Burial Vault Company proposes to add an approximately 6,000 square foot addition onto the rear of the production facility located at 12705 Alexander Road. The expansion will allow for the addition of a new automated concrete mixing system. Additional storage space will allow for the reduction in outside storage of finished product. The existing, gravel parking lot at the front of the site will be paved and landscaping will be upgraded. A smaller, office expansion is proposed for the west side of the building. An existing, single -wide manufactured home that is used for security purposes will be relocated on the site to accommodate the office expansion. The applicant is requesting a waiver of required street improvements. B. EXISTING CONDITIONS: This nonconforming manufacturing facility consists of two large metal buildings, gravel parking, areas of outdoor storage and a manufactured home for on-site security. The property is located in a rural part of the City. Uses around the site are primarily undeveloped tracts and a few single family homes on large tracts. Large areas of undeveloped, wooded I-2 and R-2 zoned properties extend to the north, south and west. One single family is located north of the site and one is located to the east. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Alexander Road, Quail Run and SWLR UP Neighborhood Associations were notified of the request. As of this writing, staff has received no comments. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Alexander Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 3. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 2 October 4, 2001 SUBDIVISION ITEM NO.: 7.1 (Cont. FILE NO.: Z-7092 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5.Stormwater detention ordinance applies to this property. 6. Easements shown for proposed storm drainage are required. 7. A Sketch Grading and Drainage Plan will be required per Sec. 29-186(e) . 8. A Grading Permit will be required per Sec. 29-186(c) and (d) . E. UTILITIES AND FIRE DEPARTMENT/ COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No Comments. ARKLA: No Comments. Southwestern Bell: No Comments. Water: No objection. Fire Department: Place fire hydrants per code. County Plannin No Comment. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Office and Commercial for this property. The applicant has applied for a Planned Development -Industrial for new building additions. The property is currently zoned R-2 Single Family. A land use plan amendment for a change to Mixed Commercial and Industrial is a separate item on this agenda. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Chicot West/I-30 South Neighborhood Action Plan. The 3 October 4, 2001 SUBDIVISION ITEM NO.: 7.1 (Cont.) FILE NO.: Z-7092 infrastructure Goal lists three objectives relevant to this case. The three objectives include bringing all streets up to city standards, identification and correction of drainage problems in the area, and construction of sidewalks on major roads. Landscape Issues: A landscaping upgrade toward compliance with the Landscape Ordinance equal to the building expansion proposed will be required. It is recommended this landscaping upgrade be a 9 -foot wide on-site landscape strip, with its associated plantings, to be provided along the northern site perimeter parallel with the street. This is the area where there are now 10 northern parking spaces. The applicant has proposed to provide the required upgrade by landscaping the east, west and south perimeters of the front parking lot. G_ SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 13, 2001) The applicant was not present. Staff noted that additional information was needed on hours of operation, signage, dumpster location, outdoor storage and building heights. Public Works Comments were presented. It was noted that the proposed plan showed the required right-of-way dedication. Landscape Comments were noted. The Committee determined there were no further issues and forwarded the item to full Commission. (NOTE: Staff subsequently met with the applicant and discussed the issues presented to the Subdivision Committee.) H. ANALYSIS: The applicant presented a revised site plan and responses to staff inquiries on September 18, 2001. Landscaping is shown on the west, east and south perimeters of the front parking lot, which is to be paved. Existing areas of outdoor storage of raw materials and finished product are shown. A privacy fence will be erected between the two metal buildings, providing screening from Alexander Road. Hours of operation are 6:00 a.m. - 5:30 p.m.; Monday 4 October 4, 2001 SUBDIVISION ITEM NO.: 7.1 (Cont. FILE NO.: Z-7092 through Friday; Saturday 8:00 a.m. to 5:00 p.m.; Sunday noon to 5:00 p.m. The proposed single -use PD -I is for Wilbert Vault only. There will be no change in signage. The business has one existing, 6 feet X 3 feet, 10 foot tall ground mounted sign. A roll -off, 20 yard refuse container is located behind the large building. It is exchanged monthly. A forklift or tractor most have access all around the container to put damaged product (1,500 - 3,000 pounds) down into it. The applicant is requesting not to have to put screening around the dumpster. The request seems reasonable to staff, considering the location of the container within the 4 -acre tract. The existing buildings vary from 10 to 20 feet in height at the eave. The new building will be 20 feet tall at the eave. The storage/truck maneuvering area behind the buildings will continue to be gravel. Staff believes that allowing the proposed, single -use PD -I for the expansion of this nonconforming use is an appropriate use of the property. The upgrade in landscaping and screening combined with the paving of the front parking lot should create a better appearance from the street which is of some benefit to the neighborhood. The addition is at the rear of the large building and is centered within this 4+ acre site. Allowing the addition should have no greater impact on the surrounding neighborhood. I. STAFF RECOMMENDATIONS: Staff recommends approval of the requested single -use PD -I for Wilbert Burial Vault Company, subject to compliance with the requirements outlined in paragraphs D, E and F of this report. Staff does not recommend approval of the requested waiver of street improvements to Alexander Road. PLANNING COMMISSION ACTION: (OCTOBER 4, 2001) The applicant was present. There were several objectors present. Two letters had been received. This item was discussed concurrently with item no. 7, LU01-16-02, a Land Use Plan Amendment. 5 October 4, 2001 SUBDIVISION ITEM NO.: 7.1 (Cont. FILE NO.: Z-7092 Staff presented the proposed Plan Amendment. Staff then presented the proposed PZD and recommended approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. Cathy Graves stated Wilbert Vault had been in business in Little Rock since 1948 and had been at this location since 1964. She stated hers was a small business with 20 employees. She asked for approval of the rezoning. Elaine Crouse, president of the Alexander Road Neighborhood Association, spoke in opposition. She passed out a packet of information which included a copy of a site plan which had been presented by Troy Laha at the August meeting of the association. Ms. Crouse commented that the plan presented by Mr. Laha differed greatly from the one before the Commission in that much more landscaping and buffering was shown on the previous plan. She stated increased landscaping would help to reduce noise and dust created on the site. Ms. Crouse stated the association was not opposed to the rezoning for Wilbert Vault but they wanted more improvements made to the landscaping and buffering. Jim Conner, representing the ownership of 60 undeveloped acres adjacent to the south, addressed the Commission. He stated his concerns were also noise and dust. He stated they had decided not to oppose the rezoning if the following three conditions outlined in a package of information he presented to the Commission were met: 1) Approval is granted to the Wilbert Burial Vault Co., Inc. of Little Rock subject to the current Planned Development Industrial (PDI) requirements for a Single -Use Application. We understand this requires a single phase development with all conditions tied to the building permit. 2) That the "Grass Areas" buffer shown on the Wilbert development plan in the application, be secured with an eight foot high solid board screening fence located across the width of the property at least one hundred fifty feet from the rear property line. This would provide a modest separation between our residential homes and the industrial use. 6 October 4, 2001 SUBDIVISION ITEM NO.: 7.1 (Cont_ FILE NO.: Z-7092 3) And finally with regards to the Land Use Plan, we support staff's recommendation which is opposed to change this site to Mixed Industrial Classification (MIC). Our preference would be to change it to the same residential classification which designates out tract and most of the lands adjacent to Wilbert. Wood Ussery, of #3 Natchez Lane, also stated that he felt the neighborhood had been misled by the "switch" in plans between what had been shown at the neighborhood association meeting and what had been presented to the Commission. B. J. Wyrick, a neighborhood resident and member of the Little Rock Board of Directors, said she supported the PD -I but she also had concerns about the alleged change in the plan. Janet Berry, president of SWLR UP, spoke in opposition to the Plan Change. She stated she was supportive of the business expanding but she wanted an upgrade in landscaping and no waiver of street improvements. Cathy Graves responded that she had never seen the plan which had been submitted by Troy Laha to the neighborhood association. She stated she had tried to join the association but had been denied membership because hers was a business not a residence. She apologized for any misunderstanding that had been created as a result of Mr. Laha' s actions. In response to a question from Commissioner Lowry, Dana Carney of the Planning Staff commented on the two plans. He stated that he also had not seen the first plan, only that plan which had been presented to the Commission. He commented that the first plan appeared to comply fully with landscape and screening requirements which would be required if this were a new development. Mr. Carney stated that the applicant was required only a percentage increase in landscaping equal to the percentage increase in building expansion. He stated it was difficult to comply with all aspects of the code since the site was already developed. Mr. Carney reiterated staff's position of support. 7 October 4, 2001 SUBDIVISION ITEM NO.: 7.1 (Cont.) FILE NO.: Z-7092 In response to questions from Commissioner Adcock, Ms. Graves stated the property would be "kept -up". At the request of Commissioner Berry, Tad Borkowski of Public Works described the required street improvements. He restated staff's position of not supporting a waiver of street improvements. He stated staff would support a deferral for 5 years or until development occurs on adjacent tracts that generates street improvements, whichever occurs first. Commissioner Lowry asked Ms. Graves if she would consider deferring the item to meet with staff and the neighbors. Ms. Graves responded that she would prefer that the Commission act on the issue. She stated she could not put landscaping across the front of the site without loosing an additional row of parking spaces. She noted she was already loosing one row because of the requirement to dedicate right-of-way. Dana Carney suggested planting the required landscaping in the right-of-way, with a franchise. Public Works Staff indicated support for such a plan. Ms. Crouse reiterated her concern about dust on the site. Chairman Downing commented that there would continue to be dust on the site if nothing were done at all. He suggested the parties meet for 15 minutes to see if any common ground could be found. The Commission recessed for 15 minutes. After the break, staff informed the Commission that there was no agreement on any of the points of concern. Cathy Graves stated she willingly agreed with staff's suggestion to place landscaping in the right-of-way between the parking lot and the street. She stated the dust issue would be reduced by the proposed paving of the front parking lot. In response to a question from Commissioner Floyd, Ms. Graves stated the proposed new mixer and silo would also help reduce dust. 8 October 4, 2001 SUBDIVISION ITEM NO.: 7.1 (Cont. FILE NO.: Z-7092 Chairman Downing noted that there were only 8 commissioners present. He offered Ms. Graves the opportunity to defer the item. Ms. Graves asked if any neighbor would speak for the project. None responded. Ms. Graves chose not to request deferral. Ms. Crouse reiterated her desire to see more landscaping on the site. Commissioner Faust stated the proposed plan met the requirements of the new Landscape Ordinance. She stated she felt Ms. Graves' offer to landscape the right-of-way was "generous." At Commissioner Berry's request, Director Wyrick restated her position. She stated she opposed the plan amendment, she supported the PD -I and she was not happy with the way the site was going to look. A motion was made to approve the Land Use Plan Amendment. The motion failed by a vote of 0 ayes, 8 noes and 3 absent. A motion was made to approve the PD -I, subject to compliance with the conditions proposed by staff and the applicant's agreement to put the required street perimeter landscaping in the right-of-way. The motion was approved by a vote of 6 ayes, 1 noe, 3 absent and 1 abstaining (Adcock). A motion was made to approve the requested waiver of street improvements. The motion failed by a vote of 0 ayes, 8 noes and 3 absent. A motion was made to approve a deferral of street improvements for 5 years, until adjacent development or until a public project; whichever occurs first. The motion was approved by a vote of 7 ayes, 1 noe and 3 absent. E SUBDIVISION COMM VTEE CQMMENTS SEPTEMBER 13, 2001 ITEM 7.1 WILBERT VAULT OF LITTLE ROCK — SHORT -FORM PD -I (Z-7092) Planning Staff Comments: 1. Provide hours of operation. 2. Proposed single -use PD -I is for Wilbert Vault only. 3. Provide signage plan. 4. Show dumpster location and required screening. 5. Show areas of outdoor material storage. 6. Is north parking area to be paved? 7. Provide 9 -foot landscape strip across north perimeter; eliminate front row of parking. 8. Show and detail any existing or proposed fencing. 9. Specify use of existing mobile home; to be relocated. 10. Gravel parking -storage area behind buildings to remain. 11. Note building height; existing and proposed. Variance/Waivers: Waiver of street improvements to Alexander Road. Public Works: 1. Alexander Road is classified on the Master Street Plan as a minor arterial. A dedication of right-o€way 45 feet from centerline will be required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 3. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6. Easements shown for proposed storm drainage are required. 7. A Sketch Grading and Drainage Plan will be required per Sec. 29-186(e). 8. A Grading Permit will be required per Sec. 29-186 (c) & (d). Utilities and Fire De artmem/Coun Plannin : Wastewater: Sewer available, not adversely affected. Entergy: No Comments. ARKLA: No Comments. Southwestern Bell: No Comments. Water: No objection. Fire Department: Place fire hydrants per code. County Plannin : No Comment. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. Planning Division: Land Use Plan Amendment filed; LU01-16-02. ITEM 7.1 WILBERT VAULT OF LITTLE ROCK — SHORT -FORM PD -I Z-7092 CONT. Landscape: A landscaping upgrade toward compliance with the Landscape Ordinance equal to the building expansion proposed will be required. It is recommended this landscaping upgrade be a 9 -foot wide on-site landscape strip, with its associated plantings, to be provided along the northern site perimeter parallel with the street. This is the area where there are now 10 northern parking spaces. Revised Site Plan: A revised site plan and responses to staff issues are to be submitted no later than Wednesday, September 19, 2001.