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HomeMy WebLinkAboutZ-7092-A Staff AnalysisMarch 20, 2003 ITEM NO.: 9 NAME: Wilbert Burial Vault Revised Short -form PID LOCATION: 12705 Alexander Road DEVELOPER: Wilbert Burial Vault Company, Inc. P.O. Box 30006 Little Rock, AR 72260-0006 ARCHITECT: Terry Burruss Architects 1202 South Main Street, Suite 230 Little Rock, AR 72202 FILE NO.: Z -7092-A AREA: 4.95 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PD -I ALLOWED USES: Burial Vault Company PROPOSED ZONING: PID PROPOSED USE: Burial Vault Company and selected 1-2 uses VARIAN CESMAIVERS REQUESTED: Five (5) Year deferral of Master Street Plan requirements to Alexander Road BACKGROUN On November 6, 2001, the Little Rock Board of Directors adopted Ordinance No. 18,592 establishing Wilbert Vault Company Short -form PD -I located at 12705 Alexander Road. Wilbert Vault Company was a non -conforming, concrete burial vault March 20, 2003 SUBDIVISION ITEM NO.: 9 FILE NO.: Z -7092-A manufacturing and sales company. The business had been in operation some years prior to the area being annexed into the City in December of 1979. The property contained two (2) large metal buildings and a singlewide manufactured home occupied by an employee for on-site security. Areas of outdoor storage of raw materials and finished products have traditionally been located behind the buildings. The rear of the site contains a gravel, parking and storage area behind the buildings. In the original PD -1 application the applicants proposed to add approximately 6,000 square feet onto the rear of the production facility. The expansion would allow for the addition of a new automated concrete mixing system. Additional storage space would allow for the reduction of outside storage of finished product. The existing gravel parking lots on the front and side were to be paved and landscaping upgrades were proposed. A smaller, office expansion was proposed for the west side of the existing office building. The existing manufactured home on the site was to be relocated to accommodate the office expansion. The applicant also proposed a 100 -foot buffer along the south property line adjacent to the R-2, Single-family zoned property to the south. The applicant was to place orange painted posts on each side of the property 100 -feet from the rear property line to identify the buffer area. In addition, the applicant was to construct an aluminum, commercial style fence, on the rear boundary of the property adjacent to the James Conner property at such time as James Conner commenced construction of a subdivision adjacent to the property; it being understood that the commencement of construction means the construction of roads, streets or both, within the proposed subdivision for the purpose of ingress or egress to the subdivision. The previously approved hours of operation were from 8:00 am to 5:30 pm Monday through Friday, 8:00 am to 5:00 pm Saturday and Noon to 5:00 pm on Sunday. The previously approved signage was the existing sign area or a six by three by ten -foot ground mounted sign. The applicant also requested a deferral of street improvements to Alexander Road for five (5) years, which was approved by the Board of Directors on November 6, 2001. A. PROPOSAL/REQUEST: The applicant is requesting to revise the previously approved PD -1 to PID to allow the addition of selected 1-2 uses as alternative uses to the site. The applicant is also requesting to reduce the rear buffer area from the 100 -feet previously approved to 40 -feet. The applicant has stated the 100 -foot buffer constitutes 20 percent of the current acreage of the site. The proposed listing of alternative uses is as follows: Appliance repair; Bank or savings and loan; Bottled gas, bulk storage nonflammable or non -hazardous; Bottled gas, sales and service; Building material sales; Cabinet and woodwork 2 March 20, 2003 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -7092-A shop; Clothing manufacturing; Concrete products manufacturing, storage and sales; Contractor or maintenance yard; Day care center; Day care center, adult; Eating place with or without drive-in service; Feed store; Furniture repair store; Hauling and storage company; Home center; Job printing; lithographer; printing or blueprinting plant; Landscape service; Laundry, domestic cleaning; Laundry, industrial; Lawn and garden center; Lawn and garden center, open display; Light fabrication and assembly process; Machinery sales and service; Office equipment sales and service; Office, general or professional; Office, showroom and warehouse; , Office, warehouse; Photography studio; Plant nursery; Plumbing, electrical, air conditioning and heating shops; School, business; School, commercial, trade or craft; Studio (broadcasting or recording); Swimming pool sales and supply; Taxidermist; Tool and equipment rental (inside and outside display); Vehicle maintenance or repair (a facility limited to vehicles or equipment stored, used or otherwise employed in the principal use of the land); Warehouse or wholesaling; Wood products manufacturing. The applicant is requesting the uses individually or in any combination should one use not occupy the entire facility. The applicant proposes the building area to remain the same as was previously approved. The storage areas will be located adjacent to the buffer area on the rear property line and the east and west property lines. The applicant is proposing the construction of a future covered storage building along the eastern boundary of the property. The applicant has indicated this construction is not in the near future but has shown the building to allow flexibility should additional covered storage be needed in the future. The applicant is requesting a revision to the hours of operation to be from 6:00 am to 6:00 pm daily. The applicant is also requesting the deferral of street improvements be reconsidered. The applicant has indicated the deferral is nearing the one-half marker and would like consideration to allow the clock to be reset and the deferral begin with the approval of the rezoning request. Previously --approved landscaping will be installed in the right-of-way with a franchise agreement from the city. B. EXISTING CONDITIONS: The 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 1-2 and R-2 zoned properties extend to the north, south and west. One single family home is located north of the site and one is located to the east of the site. 3 March 20, 2003 SUBDIVISION ITEM NO. 9 (Cont.) _ FILE NO.: Z -7092-A C. NEIGHBORHOOD COMMENTS: All property owners located within 200 feet of the site, all residents within 300 feet, who could be identified, and the Alexander Road Neighborhood Association and Southwest United for Progress were notified of the Public Hearing. As of this writing, Staff has not received any negative comment from the area residents. 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 the Master Street Plan. Construct one- half street improvement to these streets including 5 -foot sidewalks with planned development. The proposed shop expansion project would qualify for a contribution in -lieu of construction. 3. Stormwater detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water at 992-2438 if a larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. 4 March 20, 2003 SUBDIVISION ITEM NO.: 9 (Cont. F. ISSUES/TECHNICAL/DESIGN: FILE NO.: Z -7092-A Piannin Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revision to an existing Planned Industrial Development for a smaller buffer at the rear of the property and to add alternative uses to the site. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Chicot West 1-30 South Neighborhood Action Plan. However, this plan does not contain goals and objectives that are directly relevant to this particular application. Landscape: (Previous comments apply.) - A landscape 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. (A franchise to place the landscaping in the right-of-way was previously approved by the Commission and the Board of Directors.) Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (February 27, 2003) The applicant was present representing the requested application. Staff stated the applicant was approved with a PD -I for the Burial Vault Company two (2) years ago. Staff stated after a review by the appraiser and the banker the applicant had limited the future marketability of the site. Staff stated the applicant was now requesting a revision to the PD -I to PID to allow additional uses to the site. Staff stated the applicant was also requesting a 40 -foot buffer to the rear of the site as opposed to the 100 -foot previously committed. Staff stated the review of the site plan was based on previous approvals. Staff questioned if the hours of operation, the signage and the parking areas would remain the same. Ms. Graves stated the hours of operation would change. Staff requested a revised cover letter stating the proposed hours. Staff stated the street improvements were deferred for five (5) years from the previous approval date. Ms. Graves stated her understanding was the deferral was from the issuance of the building permit. Staff stated the request was from March 20, 2003 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -7092-A the Board of Directors action date. Staff suggested Ms. Graves request the deferral to begin upon the approval of the current request. Public Works comments were addressed. Staff stated the applicant had previously agreed to the dedication of right-of-way along Alexander Road. Staff stated the road had not been dedicated and would be required prior to the issuance of a building permit. Landscaping comments were addressed. Staff stated the previous comments applied to the proposed development. Any additional landscaping should be installed along the street side. 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 plan to staff addressing most of the issues raised by Staff and the Subdivision Committee members. The applicant has indicated the roll -off refuse container on the site plan behind the existing building. Fencing will be placed between the two existing buildings to screen the rear of the site from the street. The applicant has also indicated placement of storage areas of raw materials and finished product. Staff has some concerns with the placement 'of additional uses on the site, which have outdoor storage. Staff's primary concern is the addition of these uses and the uncertainty of the location of their storage areas. The applicant has indicated should their use "go away" then a fence consistent with the 1-2 Zoning District Development Criteria [Section 36-320(b)(1)] screening requirements will be utilized to screen any outdoor storage. The ordinance states screening shall be provided by a six-foot opaque barrier. Staff would recommend if the outdoor uses are allowed on the site proper screening be put in place to mitigate the negative impacts on the surrounding neighborhoods. The applicant has indicated approximately 40 percent of the site (not covered by buildings or parking) is currently utilized for storage of products. Staff is supportive of any potential future users being allowed the same area for storage of materials or products but would recommend any increase in the percentage of coverage for storage be returned to the Commission for final approval. The applicant has indicated the existing signage will remain on the site but has requested an alternative sign consistent with signage allowed in commercial zones or not to exceed twenty (20) feet in height and seventy-two (72) square feet in area. Staff is supportive of the requested signage. March 20, 2003 SUBDIVISION ITEM NO., 9 (Cont.) FILE NO.: Z -7092-A The applicant has indicated dedication of right-of-way on the proposed site plan and is requesting the franchising of a portion of the street landscaping to be placed in the right-of-way. Staff is also supportive of this request. The applicant filed this request previously and was reviewed and approved by the Commission. Staff feels the widening of Alexander Road is not in the near future and the landscaping is not in jeopardy of being removed. The applicant has also indicated a landscaping upgrade will be installed on the site equal to or greater than the building expansion proposed. As requested by the neighborhood in the previous Public Hearing, the applicant has indicated this landscaping upgrade will be installed on the street side of the building. The applicant is requesting a reduction in the previously approved buffer to forty (40) foot in the rear. The previous proposal was approved with a one hundred (100) foot buffer and the placement of an aluminum, commercial style fence along the rear of the property. The 40 -foot requested buffer area is sufficient to meet the typical ordinance requirements for buffering between industrial and single-family, which is consistent with this situation. The proposed buffer will be planted with alternating rows of pine seedlings to allow for a visual screen. The property to the south is zoned R-2, Single-family and the landowner has indicated he will develop the area as a single-family subdivision at some point in the future. As was previously approved upon the commencement of construction of the subdivision the applicant will install a wood fence beyond the pine tree screen to further screen the development from the adjoining properties to the south. Staff is supportive of the request. Although the previous buffer allowed for horizontal separation there was no screening of activities on the site. The currently proposal of a 40 -foot buffer allows for both horizontal separation as well as visual separation to better screen the site. The applicant has indicated the hours of operation to be from 6:00 am to 6:00 pm seven (7) days per week. Although the requested hours of operation are a little different than those previously approved, the applicant has indicated the requested hours of operation are more consistent with the current hours of operation. Staff is supportive of the requested hours since the current hours do not appear to have any adverse impact on the surrounding neighborhood. The applicant has furnished Staff and the neighborhood with a listing of proposed alternative uses. Staff has reviewed these uses and feels for the most part the indoor uses would not offer a negative impact on the surrounding neighborhood if the site were to redevelop as one of the listed uses or a combination of those proposed but staff has some reservations with the site developing with uses which require outdoor storage such as those stated previously. Staff recommends any activity that requires outdoor storage of materials or products which could located on the site in the future be limited to no more than is II March 20, 2003 SUBDIVISION ITEM NO.: 9 (Con FILE NO.: Z -7092-A currently being utilized as outdoor storage area and that the screening fence be installed as indicated around the areas used as outdoor storage. STAFF RECOMMENDATION: Staff recommends approval of the proposed request as filed subject to compliance with the conditions outlined in paragraphs D, E, F and H of this report. PLANNING COMMISSION ACTION: (MARCH 20, 2003) Ms. Kathy Graves was present representing the application. There was one objector present. Staff presented the item with a recommendation of approval of the proposed request as filed subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above report. Ms. Graves stated her family had been in business in the area for many years. She stated the previous proposal included a 100 -foot buffer and the current request was to reduce the buffer to a 40 -foot buffer. She stated the previous buffer was open space and grass covered. She stated her family was willing to plant in the buffer approximately 80 trees in two (2) rows to reduce the negative impacts of an industrial use adjacent to single-family property. She stated the business was trying to be a good neighbor while being able to finance the improvements needed for the site. Mr. James Conner stated the buffer on the south property line was presented and approved at the previous Commission meeting as a 100 -foot buffer. He stated since the applicant was requesting to reduce the buffer he would request a 50 -foot buffer and plantings in the entire buffer area on 8 -foot centers or six rows of trees. Mr. Conner stated the operation was a dusty operation which manufactured five days per week. He stated his desire was to limit the negative impacts on his proposed residential subdivision. Mr. Conner stated the applicant had not proceeded with any of the improvements, which were approved in the previous planned development. He stated the applicant had "cleaned up" the 100 -foot buffer area. Chairman Nunnley questioned Ms Graves has to the importance of Sunday operations. She stated the companies products were very temperature sensitive and on occasion the facility was required to operate on Sunday. Commissioner Allen stated the limiting of hours should not be imposed on the applicant and if and when the property to the south developed then the Commission would review the allowable hours of operation. E%3 March 20, 2003 SUBDIVISION NO.:9 (Cont. FILE NO.: Z -7092-A There was no further discussion. A motion was made to approve the application as filed to include all Staff comments and recommendations. The motion carried by a vote of 8 ayes, 1 no and 2 absent. 9 FILE NO.: Z -7092-A NAME: Wilbert Burial Vault Revised Short -form PID LOCATION: 12705 Alexander Road DEVELOPER' Wilbert Burial Vault Company, Inc. P.O. Box 30006 Little Rock, AR 72260-0006 ARCHITECT: Terry Burruss Architects 1202 South Main Street, Suite 230 Little Rock, AR 72202 AREA: 4.95 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 URRENT ZONING: PD -I ALLOWED USES: Burial Vault Company PROPOSED ZONING: PID ROPOSED USE: Burial Vault Company and selected 1-2 uses VARIANCES/WAIVERS REQUESTED: Five (5) Year deferral of Master Street Plan requirements to Alexander Road BACKGROUND: On November 6, 2001, the Little Rock Board of Directors adopted Ordinance No. 18,592 establishing Wilbert Vault Company Short -form PD -I located at 12705 Alexander Road. Wilbert Vault Company was a non -conforming, concrete burial vault FILE NO.: Z -7092-A (Cont.) manufacturing and sales company. The business had been in operation some years prior to the area being annexed into the City in December of 1979. The property contained two (2) large metal buildings and a singlewide manufactured home occupied by an employee for on-site security. Areas of outdoor storage of raw materials and finished products have traditionally been located behind the buildings. The rear of the site contains a gravel, parking and storage area behind the buildings. In the original PD -I application the applicants proposed to add approximately 6,000 square feet onto the rear of the production facility. The expansion would allow for the addition of a new automated concrete mixing system. Additional storage space would allow for the reduction of outside storage of finished product. The existing gravel parking lots on the front and side were to be paved and landscaping upgrades were proposed. A smaller, office expansion was proposed for the west side of the existing office building. The existing manufactured home on the site was to be relocated to accommodate the office expansion. The applicant also proposed a 100 -foot buffer along the south property line adjacent to the R-2, Single-family zoned property to the south. The applicant was to place orange painted posts on each side of the property 100 -feet from the rear property line to identify the buffer area. In addition, the applicant was to construct an aluminum, commercial style fence, on the rear boundary of the property adjacent to the James Conner property at such time as James Conner commenced construction of a subdivision adjacent to the property; it being understood that the commencement of construction means the construction of roads, streets or both, within the proposed subdivision for the purpose of ingress or egress to the subdivision. The previously approved hours of operation were from 8:00 am to 5:30 pm Monday through Friday, 8:00 am to 5:00 pm Saturday and Noon to 5:00 pm on Sunday. The previously approved signage was the existing sign area or a six by three by ten -foot ground mounted sign. The applicant also requested a deferral of street improvements to Alexander Road for five (5) years, which was approved by the Board of Directors on November 6, 2001. A. PROPOSAUREQUEST: The applicant is requesting to revise the previously approved PD -I to PID to allow the addition of selected 1-2 uses as alternative uses to the site. The applicant is also requesting to reduce the rear buffer area from the 100 -feet previously approved to 40 -feet. The applicant has stated the 100 -foot buffer constitutes 20 percent of the current acreage of the site. The proposed listing of alternative uses is as follows: Appliance repair; Bank or savings and loan; Bottled gas, bulk storage nonflammable or non -hazardous; Bottled gas, sales and service; Building material sales; Cabinet and woodwork shop; Clothing manufacturing; Concrete products manufacturing, storage and sales; Contractor or maintenance yard; Day care center; Day care center, adult; Eating place with or without drive-in service; Feed store; Furniture repair store; 2 FILE NO.: Z -7092-A Cont. Hauling and storage company; Home center; Job printing; lithographer; printing or blueprinting plant; Landscape service; Laundry, domestic cleaning; Laundry, industrial; Lawn and garden center; Lawn and garden center, open display; Light fabrication and assembly process; Machinery sales and service; Office equipment sales and service; Office, general or professional; Office, showroom and warehouse; Office, warehouse; Photography studio; Plant nursery; Plumbing, electrical, air conditioning and heating shops; School, business; School, commercial, trade or craft; Studio (broadcasting or recording); Swimming pool sales and supply; Taxidermist; Tool and equipment rental (inside and outside display); Vehicle maintenance or repair (a facility limited to vehicles or equipment stored, used or otherwise employed in the principal use of the land); Warehouse or wholesaling; Wood products manufacturing. The applicant is requesting the uses individually or in any combination should one use not occupy the entire facility. The applicant proposes the building area to remain the same as was previously approved. The storage areas will be located adjacent to the buffer area on the rear property line and the east and west property lines. The applicant is proposing the construction of a future covered storage building along the eastern boundary of the property. The applicant has indicated this construction is not in the near future but has shown the building to allow flexibility should additional covered storage be needed in the future. The applicant is requesting a revision to the hours of operation to be from 6:00 am to 6:00 pm daily. The applicant is also requesting the deferral of street improvements be reconsidered. The applicant has indicated the deferral is nearing the one-half marker and would like consideration to allow the clock to be reset and the deferral begin with the approval of the rezoning request. Previously approved landscaping will be installed in the right-of-way with a franchise agreement from the city. B. EXISTING CONDITIONS: The 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 1-2 and R-2 zoned properties extend to the north, south and west. One single family home is located north of the site and one is located to the east of the site. C. NEIGHBORHOOD COMMENTS: All property owners located within 200 feet of the site, all residents within 300 feet, who could be identified, and the Alexander Road Neighborhood Association 3 FILE NO.: Z -7992-A and Southwest United for Progress were notified of the Public Hearing. As of this writing, Staff has not received any negative comment from the area residents. 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 the Master Street Plan. Construct one- half street improvement to these streets including 5 -foot sidewalks with planned development. The proposed shop expansion project would qualify for a contribution in -lieu of construction. 3. Stormwater detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water at 992-2438 if a larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment received. CATH: 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 Commercial for this property. The applicant has applied for a revision to an existing Planned Industrial Development for a smaller buffer at the rear of the property and to add alternative uses to the site. The request does not require a change to the Land Use Plan. 4 FILE NO.: Z -7092-A Cont. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Chicot West 1-30 South Neighborhood Action Plan. However, this plan does not contain goals and objectives that are directly relevant to this particular application. Landscape: (Previous comments apply.) - A landscape 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. (A franchise to place the landscaping in the right-of-way was previously approved by the Commission and the Board of Directors.) Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (February 27, 2003) The applicant was present representing the requested application. Staff stated the applicant was approved with a PD -I for the Burial Vault Company two (2) years ago. Staff stated after a review by the appraiser and the banker the applicant had limited the future marketability of the site. Staff stated the applicant was now requesting a revision to the PD -I to PID to allow additional uses to the site. Staff stated the applicant was also requesting a 40 -foot buffer to the rear of the site as opposed to the 100 -foot previously committed. Staff stated the review of the site plan was based on previous approvals. Staff questioned if the hours of operation, the signage and the parking areas would remain the same. Ms. Graves stated the hours of operation would change. Staff requested a revised cover letter stating the proposed hours. Staff stated the street improvements were deferred for five (5) years from the previous approval date. Ms. Graves stated her understanding was the deferral was from the issuance of the building permit. Staff stated the request was from the Board of Directors action date. Staff suggested Ms. Graves request the deferral to begin upon the approval of the current request. Public Works comments were addressed. Staff stated the applicant had previously agreed to the dedication of right-of-way along Alexander Road. Staff stated the road had not been dedicated and would be required prior to the issuance of a building permit. Landscaping comments were addressed. Staff stated the previous comments applied to the proposed development. Any additional landscaping should be installed along the street side. There was no further discussion of the item. The Committee then forwarded the item to the full commission for final action. 5 FILE NO.: Z -7092-A (Cont.) H. ANALYSIS The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee members. The applicant has indicated the roll -off refuse container on the site plan behind the existing building. Fencing will be placed between the two existing buildings to screen the rear of the site from the street. The applicant has also indicated placement of storage areas of raw materials and finished product. Staff has some concerns with the placement of additional uses on the site, which have outdoor storage. Staff's primary concern is the addition of these uses and the uncertainty of the location of their storage areas. The applicant has indicated should their use "go away" then a fence consistent with the 1-2 Zoning District Development Criteria [Section 36-320(b)(1)] screening requirements will be utilized to screen any outdoor storage. The ordinance states screening shall be provided by a six-foot opaque barrier. Staff would recommend if the outdoor uses are allowed on the site proper screening be put in place to mitigate the negative impacts on the surrounding neighborhoods. The applicant has indicated approximately 40 percent of the site (not covered by buildings or parking) is currently utilized for storage of products. Staff is supportive of any potential future users being allowed the same area for storage of materials or products but would recommend any increase in the percentage of coverage for storage be returned to the Commission for final approval. The applicant has indicated the existing signage will remain on the site but has requested an alternative sign consistent with signage allowed in commercial zones or not to exceed twenty (20) feet in height and seventy-two (72) square feet in area. Staff is supportive of the requested signage. The applicant has indicated dedication of right-of-way on the proposed site plan and is requesting the franchising of a portion of the street landscaping to be placed in the right-of-way. Staff is also supportive of this request. The applicant filed this request previously and was reviewed and approved by the Commission. Staff feels the widening of Alexander Road is not in the near future and the landscaping is not in jeopardy of being removed. The applicant has also indicated a landscaping upgrade will be installed on the site equal to or greater than the building expansion proposed. As requested by the neighborhood in the previous Public Hearing, the applicant has indicated this landscaping upgrade will be installed on the street side of the building. The applicant is requesting a reduction in the previously approved buffer to forty (40) foot in the rear. The previous proposal was approved with a one hundred (100) foot buffer and the placement of an aluminum, commercial style fence along the rear of the property. The 40 -foot requested buffer area is sufficient to meet the typical ordinance requirements for buffering between industrial and single-family, which is consistent with this situation. The proposed buffer will be R FILE NO.: Z -7092-A Cont. planted with alternating rows of pine seedlings to allow for a visual screen. The property to the south is zoned R-2, Single-family and the landowner has indicated he will develop the area as a single-family subdivision at some point in the future. As was previously approved upon the commencement of construction of the subdivision the applicant will install a wood fence beyond the pine tree screen to further screen the development from the adjoining properties to the south. Staff is supportive of the request. Although the previous buffer allowed for horizontal separation there was no screening of activities on the site. The currently proposal of a 40 -foot buffer allows for both horizontal separation as well as visual separation to better screen the site. The applicant has indicated the hours of operation to be from 6:00 am to 6:00 pm seven (7) days per week. Although the requested hours of operation are a little different than those previously approved, the applicant has indicated the requested hours of operation are more consistent with the current hours of operation. Staff is supportive of the requested hours since the current hours do not appear to have any adverse impact on the surrounding neighborhood. The applicant has furnished Staff and the neighborhood with a listing of proposed alternative uses. Staff has reviewed these uses and feels for the most part the indoor uses would not offer a negative impact on the surrounding neighborhood if the site were to redevelop as one of the listed uses or a combination of those proposed but staff has some reservations with the site developing with uses which require outdoor storage such as those stated previously. Staff recommends any activity that requires outdoor storage of materials or products which could located on the site in the future be limited to no more than is currently being utilized as outdoor storage area and that the screening fence be installed as indicated around the areas used as outdoor storage. STAFF RECOMMENDATION - Staff recommends approval of the proposed request as filed subject to compliance with the conditions outlined in paragraphs D, E, F and H of this report. PLANNING COMMISSION ACTION: (MARCH 20, 2003) Ms. Kathy Graves was present representing the application. There was one objector present. Staff presented the item with a recommendation of approval of the proposed request as filed subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above report. Ms. Graves stated her family had been in business in the area for many years. She stated the previous proposal included a 100 -foot buffer and the current request was to reduce the buffer to a 40 -foot buffer. She stated the previous buffer was open space and grass covered. She stated her family was willing to plant in the buffer approximately 80 trees in two (2) rows to reduce the negative impacts of an industrial 7 FILE NO.- Z -7092-A Cont. use adjacent to single-family property. She stated the business was trying to be a good neighbor while being able to finance the improvements needed for the site. Mr. James Conner stated the buffer on the south property line was presented and approved at the previous Commission meeting as a 100 -foot buffer. He stated since the applicant was requesting to reduce the buffer he would request a 50 -foot buffer and plantings in the entire buffer area on 8 -foot centers or six rows of trees. Mr. Conner stated the operation was a dusty operation which manufactured five days per week. He stated his desire was to limit the negative impacts on his proposed residential subdivision. Mr. Conner stated the applicant had not proceeded with any of the improvements, which were approved in the previous planned development. He stated the applicant had "cleaned up" the 100 -foot buffer area. Chairman Nunnley questioned Ms Graves has to the importance of Sunday operations. She stated the companies products were very temperature sensitive and on occasion the facility was required to operate on Sunday. Commissioner Allen stated the limiting of hours should not be imposed on the applicant and if and when the property to the south developed then the Commission would review the allowable hours of operation. There was no further discussion. A motion was made to approve the application as filed to include all Staff comments and recommendations. The motion carried by a vote of 8 ayes, 1 no and 2 absent. 51 March 20, 2003 ITEM NO.: 9 NAME: Wilbert Burial Vault Revised Short -form PID LOCATION: 12705 Alexander Road DEVELOPER: Wilbert Burial Vault Company, Inc. P.O. Box 30006 Little Rock, AR 72260-0006 ARC:NITFr..T- Terry Burruss Architects 1202 South Main Street, Suite 230 Little Rock, AR 72202 AREA: 4.95 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PD -I ALLOWED USES: Burial Vault Company PROPOSED ZONING: PID PROPOSED USE: Burial Vault Company and selected 1-2 uses : Z -7092-A VARIANCESIWAIVERS REQUESTED: Five (5) Year deferral of Master Street Plan requirements to Alexander Road BACKGROUND: On November 6, 2001, the Little Rock Board of Directors adopted Ordinance No. 18,592 establishing Wilbert Vault Company Short -form PD -I located at 12705 Alexander Road. Wilbert Vault Company was a non -conforming, concrete burial vault March 20, 2003 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO_: Z -7092-A manufacturing and sales company. The business had been in operation some years prior to the area being annexed into the City in December of 1979. The property contained two (2) large metal buildings and a singlewide manufactured home occupied by an employee for on-site security. Areas of outdoor storage of raw materials and finished products have traditionally been located behind the buildings. The rear of the site contains a gravel, parking and storage area behind the buildings. In the original PD -I application the applicants proposed to add approximately 6,000 square feet onto the rear of the production facility. The expansion would allow for the addition of a new automated concrete mixing system. Additional storage space would allow for the reduction of outside storage of finished product. The existing gravel parking lots on the front and side were to be paved and landscaping upgrades were proposed. A smaller, office expansion was proposed for the west side of the existing office building. The existing manufactured home on the site was to be relocated to accommodate the office expansion. The applicant also proposed a 100 -foot buffer along the south property line adjacent to the R-2, Single-family zoned property to the south. The applicant was to place orange painted posts on each side of the property 100 -feet from the rear property line to identify the buffer area. In addition, the applicant was to construct an aluminum, commercial style fence, on the rear boundary of the property adjacent to the James Conner property at such time as James Conner commenced construction of a subdivision adjacent to the property; it being understood that the commencement of construction means the construction of roads, streets or both, within the proposed subdivision for the purpose of ingress or egress to the subdivision. The previously approved hours of operation were from 8:00 am to 5:30 pm Monday through Friday, 8:00 am to 5:00 pm Saturday and Noon to 5:00 pm on Sunday. The previously approved signage was the existing sign area or a six by three by ten -foot ground mounted sign. The applicant also requested a deferral of street improvements to Alexander Road for five (5) years, which was approved by the Board of Directors on November 6, 2001. A. PROPOSAL/REQUEST: The applicant is requesting to revise the previously approved PD -I to PID to allow the addition of selected 1-2 uses as alternative uses to the site. The applicant is also requesting to reduce the rear buffer area from the 100 -feet previously approved to 40 -feet. The applicant has stated the 100 -foot buffer constitutes 20 percent of the current acreage of the site. The proposed listing of alternative uses is as follows: Appliance repair; Bank or savings and loan; Bottled gas, bulk storage nonflammable or non -hazardous; Bottled gas, sales and service; Building material sales; Cabinet and woodwork 2 March 20, 2003 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z -7092-A shop; Clothing manufacturing; Concrete products manufacturing, storage and sales; Contractor or maintenance yard; Day care center; Day care center, adult; Eating place with or without drive-in service; Feed store; Furniture repair store; Hauling and storage company; Home center; Job printing; lithographer; printing or blueprinting plant; Landscape service; Laundry, domestic cleaning; Laundry, industrial; Lawn and garden center; Lawn and garden center, open display; Light fabrication and assembly process; Machinery sales and service; Office equipment sales and service; Office, general or professional; Office, showroom and warehouse; , Office, warehouse; Photography studio; Plant nursery; Plumbing, electrical, air conditioning and heating shops; School, business; School, commercial, trade or craft; Studio (broadcasting or recording); Swimming pool sales and supply; Taxidermist; Tool and equipment rental (inside and outside display); Vehicle maintenance or repair (a facility limited to vehicles or equipment stored, used or otherwise employed in the principal use of the land); Warehouse or wholesaling; Wood products manufacturing. The applicant is requesting the uses individually or in any combination should one use not occupy the entire facility. The applicant proposes the building area to remain the same as was previously approved. The storage areas will be located adjacent to the buffer area on the rear property line and the east and west property lines. The applicant is proposing the construction of a future covered storage building along the eastern boundary of the property. The applicant has indicated this construction is not in the near future but has shown the building to allow flexibility should additional covered storage be needed in the future. The applicant is requesting a revision to the hours of operation to be from 6:00 am to 6:00 pm daily. The applicant is also requesting the deferral of street improvements be reconsidered. The applicant has indicated the deferral is nearing the one-half marker and would like consideration to allow the clock to be reset and the deferral begin with the approval of the rezoning request. Previously approved landscaping will be installed in the right-of-way, with a franchise agreement from the city. B. EXISTING CONDITIONS: The 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 1-2 and R-2 zoned properties extend to the north, south and west. One single family home is located north of the site and one is located to the east of the site. 3 March 20, 2003 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -7092-A C. NEIGHBORHOOD COMMENTS: All property owners located within 200 feet of the site, all residents within 300 feet, who could be identified, and the Alexander Road Neighborhood Association and Southwest United for Progress were notified of the Public Hearing. As of this writing, Staff has not received any negative comment from the area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS - 1 . ONDITIONS: 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 the Master Street Plan. Construct one- half street improvement to these streets including 5 -foot sidewalks with planned development. The proposed shop expansion project would qualify for a contribution in -lieu of construction. 3. Stormwater detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water at 992-2438 if a larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. El I March 20, 2003 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z -7092-A F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revision to an existing Planned Industrial Development for a smaller buffer at the rear of the property and to add alternative uses to the site. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Chicot West 1-30 South Neighborhood Action Plan. However, this plan does not contain goals and objectives that are directly relevant to this particular application. Landscape: (Previous comments apply.) - A landscape 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. (A franchise to place the landscaping in the right-of-way was previously approved by the Commission and the Board of Directors.) Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (February 27, 2003) The applicant was present representing the requested application. Staff stated the applicant was approved with a PD -I for the Burial Vault Company two (2) years ago. Staff stated after a review by the appraiser and the banker the applicant had limited the future marketability of the site. Staff stated the applicant was now requesting a revision to the PD -I to PID to allow additional uses to the site. Staff stated the applicant was also requesting a 40 -foot buffer to the -'Tear of the site as opposed to the 100 -foot previously committed. Staff stated the review of the site plan was based on previous approvals. Staff questioned if the hours of operation, the signage and the parking areas would remain the same. Ms. Graves stated the hours of operation would change. Staff requested a revised cover letter stating the proposed hours. Staff stated the street improvements were deferred for five (5) years from the previous approval date. Ms. Graves stated her understanding was the deferral was from the issuance of the building permit. Staff stated the request was from 5 March 20, 2003 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -7092-A the Board of Directors action date. Staff suggested Ms. Graves request the deferral to begin upon the approval of the current request. Public Works comments were addressed. Staff stated the applicant had previously agreed to the dedication of right-of-way along Alexander Road. Staff stated the road had not been dedicated and would be required prior to the issuance of a building permit. Landscaping comments were addressed. Staff stated the previous comments applied to the proposed development. Any additional landscaping should be installed along the street side. 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 plan to staff addressing most of the issues raised by Staff and the Subdivision Committee members. The applicant has indicated the roll -off refuse container on the site plan behind the existing building. Fencing will be placed between the two existing buildings to screen the rear of the site from the street. The applicant has also indicated placement of storage areas of raw materials and finished product. Staff has some concerns with the placement 'of additional uses on the site, which have outdoor storage. Staff's primary concern is the addition of these uses and the uncertainty of the location of their storage areas. The applicant has indicated should their use "go away" then a fence consistent with the 1-2 Zoning District Development Criteria [Section 36-320(b)(1)] screening requirements will be utilized to screen any outdoor storage. The ordinance states screening shall be provided by a six-foot opaque barrier. Staff would recommend if the outdoor uses are allowed on the site proper screening be put in place to mitigate the negative impacts on the surrounding neighborhoods. The applicant has indicated approximately 40 percent of the site (not covered by buildings or parking) is currently utilized for storage of products. Staff is supportive of any potential future users being allowed the same area for storage of materials or products but would recommend any increase in the percentage of coverage for storage be returned to the Commission for final approval. The applicant has indicated the existing signage will remain on the site but has requested an alternative sign consistent with signage allowed in commercial zones or not to exceed twenty (20) feet in height and seventy-two (72) square feet in area. Staff is supportive of the requested signage. C. March 20, 2003 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z - The applicant has indicated dedication of right-of-way on the proposed site plan and is requesting the franchising of a portion of the street landscaping to be placed in the right-of-way. Staff is also supportive of this request. The applicant filed this request previously and was reviewed and approved by the Commission. Staff feels the widening of Alexander Road is not in the near future and the landscaping is not in jeopardy of being removed. The applicant has also indicated a landscaping upgrade will be installed on the site equal to or greater than the building expansion proposed. As requested by the neighborhood in the previous Public Hearing, the applicant has indicated this landscaping upgrade will be installed on the street side of the building. The applicant is requesting a reduction in the previously approved buffer to forty (40) foot in the rear. The previous proposal was approved with a one hundred (100) foot buffer and the placement of an aluminum, commercial style fence along the rear of the property. The 40 -foot requested buffer area is sufficient to meet the typical ordinance requirements for buffering between industrial and single-family, which is consistent with this situation. The proposed buffer will be planted with alternating rows of pine seedlings to allow for a visual screen. The property to the south is zoned R-2, Single-family and the landowner, -has indicated he will develop the area as a single-family subdivision at some point in the future. As was previously approved upon the commencement of construction of the subdivision the applicant will install a wood fence beyond the pine tree screen to further screen the development from the adjoining properties to the south. Staff is supportive of the request. Although the previous buffer allowed for horizontal separation there was no screening of activities on the site. The currently proposal of a 40 -foot buffer allows for both horizontal separation as well as visual separation to better screen the site. The applicant has indicated the hours of operation to be from 6:00 am to 6:00 pm seven (7) days per week. Although the requested hours of operation are a little different than those previously approved, the applicant has indicated the requested hours of operation are more consistent with the current hours of operation. Staff is supportive of the requested hours since the current hours do not appear to have any adverse impact on the surrounding neighborhood. The applicant has furnished Staff and the neighborhood with a listing of proposed alternative uses. Staff has reviewed these uses and feels for the most part the indoor uses would not offer a negative impact on the surrounding neighborhood if the site were to redevelop as one of the listed uses or a combination of those proposed but staff has some reservations with the site developing with uses which require outdoor storage such as those stated previously. Staff recommends any activity that requires outdoor storage of materials or products which could located on the site in the future be limited to no more than is rA March 20, 2003 SUBDIVISION ITEM NO.: 9 Cont.) FILE NO.: Z -7092-A currently being utilized as outdoor storage area and that the screening fence be installed as indicated around the areas used as outdoor storage. 1. STAFF RECOMMENDATION: Staff recommends approval of the proposed request as filed subject to compliance with the conditions outlined in paragraphs D, E, F and H of this report. 0 Subdivision Committee Comments ITEM NO.: 9 7092-A NAME: Wilbert Burial Vault Revised Short -form PID LOCATION: 12705 Alexander Road _.W`� February 27, 2003 FILE NO.: Z- Planning Staff Comments: e 1. Provide notification of abutting property owners complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the location of the roll -off refuse container on the site plan. 3. The previously approved hours of operation are from 6:00 am to 5:30 pm Monday through Friday, 8:00 am to 5:00 pm Saturday and Noon to 5:00 pm on Sunday. 4. Indicate all fencing and the proposed construction material. 5. The previously approved signage includes a six by three by ten foot ground mounted sign. 6. Indicate on the proposed site plan the storage areas of raw materials and finished product. 7. The areas in the storage/truck maneuvering area behind the building are proposed and were previously approved as gravel. Variance/Waivers: 1. None requested. Public Works: 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 the Master Street Plan. Construct one-half street 3� improvement to these streets including 5 -foot sidewalks with planned development. The proposed shop expansion project would qualify for a contribution in -lieu of construction. 4. Stormwater detention ordinance applies to this property. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected, Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas water at 992-2438 if a larger and/or additional water meter(s) are needed. Fire Department: Approved as submitted. County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revision to an existing Planned Industrial Development for a smaller buffer at the rear of the property and to add retail sales to the list of permitted uses. The request does not require a change to the Land Use Plan. Landscape: (Previous comments apply.) - A landscape 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. franchise to place the landscaping in the right-of-way was previously appro ed�,� the Commission and the Board of Directors.) Revised plat/plan: Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, March 5, 2003.