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Home My WebLink AboutZ-7152 Staff AnalysisMarch 28, 2002 ITEM NO.: 6 NAME: B & M Body Shop LOCATION: 5623 Baseline Road DEVELOPER: Larry Boone 5703 16� Baseline Road Little Rock, AR 72209 FILE NO.: Z-7152 ENGINEER: Laha Engineers P.O. Box 190251 Little Rock, AR 72219 AREA: 0.35+ Acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Auto Repair and Auto Body Shop VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property located at 5623 Baseline Road from R-2, Single-family to PCD to allow an auto body repair shop to locate on the site. There is an existing vacant building located on the site which was once used as a drycleaners. The building will be converted to an office/reception area, lounge for workers, two bathrooms and a body and fender repair area. The applicant also proposes the addition of a 30 -foot by 50 -foot building in the rear of the existing building which will house a 9 x 26 front flow/cross flow paint booth which meets OSHA and fire resistance standards. The building will also house a paint preparation room and a detail room. March 28, 2002 SUBDIVISION ITEM NO.: 6 (Cont.) The applicant currently leases space owner to the west for auto body repair. indicated he intends to move the bulk repair business to the new location portion of the current location to repairs on automobiles, which have been of collusion. FILE NO.: Z-7152 from the property The applicant has of the auto body and only retain a perform mechanical damaged as a result There is a cross -access and service easement with the property owner to the west to allow access to the rear structure and fenced storage area and to allow for turning movements into the new building. B. EXISTING CONDITIONS: The site contains a vacant building formerly a drycleaners. On the rear property line there is a fenced area which houses automobiles awaiting repair. To the south and west of the site there is a large multi -family complex, The Pines Apartments, and to the east is Auto Zone. MPG Service Company is located to the southeast of the site. There are several non-residential uses located across Baseline Road including a used automobile dealership, an appliance store and the U -Haul Rental business. C. NEIGHBORHOOD COMMNTS: As of this writing, staff has received one phone call in support of the application, from the Upper Baseline Neighborhood Association. All property owners within 200 feet of the site, all residents within 300 feet of the site who could be identified and the Southwest United for Progress and the Upper Baseline Neighborhood Associations were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Baseline Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 45 feet from centerline will be required. 2. Appropriate handicap ramps will be required per current ADA standards. 2 March 28, 2002 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-7152 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Remove existing parking that extends into dedicated right-of-way. Move sign out of right-of-way. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. AR_KLA: No comment received. Southwestern Bell: No comment received. Water: Contact Central Arkansas Water if larger and/or additional water meter (s) are required. A 5/8 -inch meter currently serves this business. The Little Rock Fire Department needs to evaluate this site to determine locations of public and/or private fire hydrant (s). Fire Department: Contact the fire Chief concerning the placement of fire hydrants at 918-3752. County Plannin : No comment received. CATA: Site is near Bus Routes #17 and #17A and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is located in the Geyer Springs East Planning District. The Future Land Use Plan for the site is shown as Commercial. The applicant has applied for a Planned Commercial Development to relocate an existing body shop in an adjacent building into a commercial structure formerly used as dry cleaners. 3 March 28, 2002 SUBDIVISION ITEM NO.: 6 (Cont.) City Recognized Neighborhood Action Plan: FILE NO.: Z-7152 The project is located in an area covered by the Upper Baseline Neighborhood Action Plan. Two Objectives stated under the Economic Development Goal are "Promote public investment in improvement and facilities to encourage private reinvestment in the neighborhood" and "Retain existing businesses, and when necessary, find new businesses to replace those that close". Landscape Issues: The landscaping upgrade meets ordinance requirements based on the percentage of building expansion proposed. Screening, either a wall, a wooden fence with its face side directed outward or evergreen shrubs will be required to screen this property from the residential property to the south. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (March 7, 2002) Mr. Troy Laha and Mr. Larry Boone were present representing the application. Staff noted additional items which were needed on the site plan, dumpster location, proposed fencing material. Staff noted the proposed gravel parking area in the rear would not require a variance but would become a part of the approved site plan. Public Works comments were addressed. Mr. Laha indicated the parking would be removed from the right-of-way. Mr. Laha stated a franchise would be requested for the signage to allow it to remain in the right-of-way. There was a general discussion concerning the treatment of the south property line. Staff indicated a screen of plantings was indicated but if the applicant chose, a wooden fence would be allowed. The Committee then determined there were no more issues associated with the proposed rezoning request. The Committee then forwarded the item to the full Commission for final action. 4 March 28, 2002 SUBDIVISION ITEM NO.: 6 (Cont.) H. ANALYSIS: FILE NO.: Z-7152 The applicant submitted a revised site plan to staff on March 13, 2002. The revised plan addressed the issues as raised by staff and the Subdivision Committee. The site plan has eliminated the parking adjacent to Baseline Road thus eliminating the need to franchise the parking area. The applicant is however, requesting a franchise for an existing sign located in the right-of-way. The revised site plan indicated there will be a dumpster located on the adjacent property and shared by the businesses. The applicant has an agreement with the property owner for this situation to remain. The applicant proposes the placement of a 6 -foot wooden fence on the south property line adjacent to the residentially zoned property. This meets the minimum requirement. The property to the east and west are zoned C-3 and C-4 respectively and does not require screening. The applicant proposes gravel parking in the rear. The area will hold the vehicles waiting to be repaired (this area will hold up to 10 cars). The remainder of the site will be an asphalt surface. There are nine striped parking spaces proposed within the development. There will be space for six cars located inside the buildings. The minimum ordinance requirement for a development of this type would be 19 parking spaces (5 plus 1 for every 250 square feet of gross building area). The application has sufficient parking to meet the minimum ordinance requirement. Staff is supportive of the request for rezoning. The site has traditionally been used as a non-residential use. The site will share a common access easement with the property to the west, which will eliminate the concern of accessing the property. Otherwise, to staff's knowledge, there are no outstanding issues associated with the proposed rezoning request. 61 March 28, 2002 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-7152 I. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed rezoning request subject to compliance with Paragraphs D, E and F of this report. 6