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HomeMy WebLinkAboutZ-7299 Staff AnalysisFILE NO-� Z-7299 NAME: U -Pull -It Long -form PID LOCATION: 10312 West Baseline Road DEVELOPER� ENGINEER, Gary Johnson McGetrick and McGetrick Engineers U -Pull -It Auto Parts, Inc. 319 President Clinton Avenue, Suite 202 Little Rock, AR 72209 Little Rock, AR 72201 AREA: 26.14 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family (non -conforming) ALLOWED USES Single-family Residential (non -conforming auto salvage) PROPOSED ZONING- PID PROPOSED USE: Auto Salvage VARIAN CESNVAIVERS REQUESTED: 15% In -lieu contribution for road improvements to West Baseline Road. Three (3) year deferral of the hard surface parking area. A. PROPOSAL/R.EQUEST: The present use consists of 21.4 acres, zoned R-2 with a non -conforming use. The owner plans to expand the project by five acres and is requesting PID zoning for the entire project. U -Pull -It Auto parts is a parts operation whereby the owner buys cars, sets them on blocks and removes the tires and all fluids. Once all saleable parts are removed, the vehicles are crushed in an on-site machine and shipped out. The site is totally fenced and screened from public view. FILE NO.: Z-7299 The owner proposes to dedicate any required right-of-way for West Baseline Road, but requests to be allowed to make a 15% in -lieu contribution of development cost for roadway improvements to West Baseline Road. The applicant has justified this request on the basis of the uncertainty of any pending highway construction in connection with the 1-30 widening project currently under construction. The applicant has requested a three (3) year deferral of the hard surface parking area. A portion of the public parking will be located in the right-of-way. The applicant is requesting to be allowed to franchise the parking spaces located in the right-of-way. B. EXISTING CONDITIONS: The site is an auto salvage yard with a 6 -foot wooden fence adjoining West Baseline Road and a corrugate I d tin screening fence along the east and west property lines. The area in which the applicant has requested expansion has been cleared and lies adjacent to a tributary of the Fourche Creek. It appears there has been filling within the floodway of the creek. Other uses in the area include two churches on the south side of West Baseline Road; one to the east and one to the west. The areas immediately to the north, south, east and west are heavily wooded with a recent rezoning and landuse plan amendment directly south of the site. A Planned Industrial Development was approved to the southwest of the site on the corner of West Baseline Road and Sibley Hole Road earlier this year. The site is currently shown on the Future Land Use Plan as STD (Service Trades District), which allows for a selection of office, warehousing and industrial park activities. The development requires a Planned Development if the development is not wholly office. The applicant has met these criteria by filing for a Planned Industrial Development. C. NEIGHBORHOOD COMMENTS: Southwest Little Rock United for Progress, all property owners within 200 feet and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. As of this writing, Staff has not received any comment from area residents. D_ ENGINEERING COMMENTS. - PUBLIC WORKS CONDITIONS: 1. This is a Public Works enforcement action of the land alteration ordinance and flood plain ordinance. A stop work order was issued for clearing and 2 FILE NO.: Z-7299 (Cont. grading without a permit in a regulated floodplain. If the proposed re -zoning is not approved, restore the land in accordance with the land alteration ordinance and the floodplain ordinance. 2. Delineate the floodplain and floodway boundary on the site. 3. With building permit: - Baseline Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 feet from the centerline will be required. 4. Provide design of street conforming to the Master Street Plan. Construct half - street improvements to the street including 5 -foot sidewalk with planned development. These improvements would also qualify for contribution in -lieu of construction per City Ordinance. 5. A grading permit for Special Flood Hazard Area will be required per Section 8-283. 6. Stormwater detention ordinance applies to this property. 7. An NPDES permit will be required for this project. Contact the Arkansas Department of Environmental Quality for approval prior to the start of work. 8. Contact the US Army Corp of Engineers for approval prior to start of work, regarding regulated wetlands. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNIN& Wastewater: Sewer available, not adversely affected - Entergy: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received - Water: No objection. Fire Department: Approved as submitted, County Planning: No comment received- CATA: Site is located on Bus Route #15 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 Service Trades District for this property. The applicant has applied for a Plarihed Industrial Development for expansion of an existing non -conforming auto salvage business. 3 FILE NO.: Z-7299 (Cont.) As stated, this is an existing use and the buildings associated with the use are a small consequence in any redevelopment of the site for a future use. Since the request is to legitimatize an existing business and allow a small expansion through the Planned Development process, it is consistent with previous City actions to make the review without modifying the Land Use Plan. City Recocinized Neighborhood Action Plan- The applicant's property lies in an area not covered by a city recognized neighborhood action plan. Landscape Issues: Land use and street buffers are not shown on the plan submitted. The zoning ordinance requires a fifty (50) foot wide street buffer along Baseline Road and a fifty (50) foot wide land use buffer along the northern perimeter of the site. Additionally, a forty (40) foot wide land use buffer is required along the eastern perimeter of the site. Unless otherwise provided for, trees and shrubs are required within the street and land use buffer areas. If the existing facility were to be brought into current ordinance compliance, then it would also need to provide a fifty (50) foot wide street buffer along Baseline Road and along the northern perimeter and a forty (40) foot wide land use buffer along the western perimeter of the site. An eight (8) foot tall, opaque wall or fence is required to screen all sides of the salvage yard. This fence or wall must be constructed of wood (with its face side directed outward) or metal. I'n addition to this requirement, the maximum stacking height of vehicle bodies is fifteen (15) feet. Landscaped areas must be irrigated. Prior to obtaining a building permit, it will be necessary to provide an approved Landscape Plan stamped with the seal of a Registered Landscape Architect. Buildtg Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT- (October 10, 2002) Mr. Pat McGetrick of McGetrick an McGetrick Engineers and Mr. Gary Johnson, the applicant, were present represenfing the application. Staff presented the application to the Committee indicating additional information requested on the site plan. Staff stated the site plan indicated a g.Favel parking area and the area was to be constructed with a hard surface. Staff also stated the site plan did not indicate the proposed fencing material. The applicant indicated he was requesting a three (3) year deferral of resurfacing the parking area. Landscaping comments were discussed. The applicant was informed the fencing must be eight (8) feet in height and the maximum stacking of automobiles was 15 - feet. Staff stated the street buffer and land use buffers were not shown on the plan 1E FILE NO.: Z-7299 (Cont. submitted. Staff requested thes6 items be identified on the revised plan. Staff also stated a forty (40) foot wide land use buffer would be required along the eastern perimeter of the site. Public Works comments were addressed. Staff stated right-of-way dedication would be required. Staff also stated an in -lieu contribution for street construction would be acceptable, Staff stated the applicant would be required to submit plans to Environmental Quality to obtain a NPDES permit and contact the US Army Corp of Engineers prior to starting work, regarding regulated wetlands. After the discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted revis ' ed plans to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has located the crushing area and the dumpster location, both of which, are located to the rear of the property. The applicant has also indicated the floodplain and floodway lines on the proposed plan. The applicant has shown a 40 -foot landscape strip adjacent to the floodway on the southeastern boundary of the property adjacent to the street. The applicant has also indicated a 75 -foot undisturbed buffer in the expanded area located at the rear of the site. The applicant has indicated an eight (8) foot chain link fence with metal slats to act as the screening to the east. Staff is not supportive of the request. The ordinance requires a fence used to screen a salvage yard to be a wooden fence with its face side directed outward or metal. In addition, the ordinance prohibits the use of plastic or metal slats woven into a chain link fence. The applicant has requested a three-year deferral of paving the public parking area. Staff is not supportive of this request. Staff feels the applicant should bring the existing parking area into compliance with city code. The business is an existing business, which wishes to expand, not a start up business operating on limited capital. Overall Staff is supportive of the development plan and the mitigation of the floodway issues associated with the proposed development. Staff feels the use is compatible to the area. The site is shown as Service Trades District on the Future Land Use Plan, which with a Planned Development the site would meet the spirit of the Plan. Staff is not however supportive of the request to allow the chain link fencing with the metal slats as the eastern screening or the request for the three year deferral of the hard surface parking area. 5 FILE NO.: Z-7299 (Cont. STAFF RECOMMENDATION, Staff recommends approval of the proposed development subject to compliance with the conditions outlined in Paragraphs D, E and IF of this report. Staff recommends denial of the proposed request for a three (3) year deferral of the hard surface parking area. Staff recommends denial of the request to allow an eight (8) foot chain link fence with metal slats to serve as the eastern screening device. PLANNING COMMISSION ACTION: (OCTOBER 31, 2002) Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the application. There were no objectors present. Staff presented the item with a recommendation of approval of the proposed development subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff stated the applicant had agreed to construct the hard surface parking area and to construct a wood or metal fence along the eastern property line for the screening device. There was no further discussion. The item was placed on the consent agenda for approval and approved by a vote of 8 ayes, 0 noes, 2 absent and 1 recuse. I 101 Subdivision Committee Meeting October 10, 2002 ITEM NO.: 16 7299 NAME: U -Pull -It Long -form PID -?� A LOCATION: 10312 West Baseline Road DEVELOPER: Gary Johnson U -Pull -It Auto Parts, Inc. Little Rock, AR 72209 ENGINEER FILE NO.: Z - R �k_ 0-0 ISV McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 26.14 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING- R-2, Single-family (non -conforming) ALLOWED USES: Single-family Residential �'o PROPOSED ZONING: PID �11� PROPOSED USE: Auto Salvage VARIANCES/WAIVERS REQUESTED: 15% imVve. t t West Baseline Road _,_I " LANNING STAFF COMMENTS: In -lieu contribution for road 1 . Provide a certified list of property owners within 200 -feet of the site along with notice form, affidavit executed, and proof of mailing. 2. Provide the proposed fencing material and height. (Section 36-321 (b)(1)(2)). 3. Parking areas are to be hard surface. 4. Provide square footage of buildings existing and proposed. 5. Locate crushing area on the site plan. 6. Locate any proposed signage on the site plan and give details (height/area). 7. Provide days and hours of operation. 8. Dimension building setback from property lines. 9. Will there be a dumpster located on the site? If so indicate with screening. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS, (No comment received.) Subdivision Committee Meeting October 10, 2002 UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected - Entergy: ARKLA: Southwestern Bell- Approved as submitted. Water: No objection, Fire Department: County Planning: No comment received. CATA: Site is located on Bus Route #15 and has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Planning Div sion: This request is located in the Otter Creek Planning District. The Land Use Plan shows Service Trades District for this property. The applicant has applied for a Planned Industrial Development for expansion of an existing non -conforming auto salvage business. As stated, this is an existing use and the buildings associated with the use are a small consequence in any redevelopment of the site for a future use. Since the request is to legitimatize an exiting business and allow a small expansion through the Planned Development process, it is consistent with previous City actions to make the review without modifying the Land Use Plan. City Recognized Ne �hborhood Action Plan: The applicant's property lies in an area not covered by a city recognized neighborhood action plan. Landscape Issues: Land use and street buffers are not shown on the plan submitted. The zoning ordinance requires a fifty (50) foot wide street buffer along Baseline Road and a fifty (50) foot wide land use buffer along the northern perimeter of the site. Additionally, a forty (40) foot wide land use buffer is required along the eastern perimeter of the site. Unless otherwise provided for, trees and shrubs are required within the street and land use buffer areas. If the existing facility were to be brought into current ordinance compliance, then it would also need to provide a fifty (50) foot wide street Subdivision Committee Meeting October 10, 2002 buffer along Baseline Road and along the northern perimeter and a forty (40) foot wide land use buffer along the western perimeter of the site. An eight (8) foot tall, opaque wall or fence is required to screen all sides of the salvage yard. This fence or wall must be constructed of wood (with its face side directed outward) or metal. In addition to this requirement, the maximum stacking height of vehicle bodies is fifteen (15) feet. Landscaped areas must be irrigated. Prior to obtaining a building permit, it will be necessary to provide an approved Landscape Plan stamped with the seal of a Registered Landscape Architect. Building Codes: No comment received REVISED PLAT/PLAN: SUBMIT FOUR (4) COPIES OF A REVISED SITE PLAN (TO INCLUDE THE ADDITIONAL INFORMATION AS NOTED ABOVE) TO STAFF NO LATER THAN NOON ON WEDNESDAY, OCTOBER 16, 2002.