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HomeMy WebLinkAboutZ-7301 Staff AnalysisFILE NO.: Z-7301 NAME: Auto Zone Auto Parts Short -form PD -C LOCATION: On the Southeast Corner of Roosevelt Road and Commerce Street DEVELOPER'. A -Z Investments, LLC 400 West Capitol Avenue, Suite 1200 Little Rock, AR 72203 AREA: 0.64 Acres NUMBER OF LOTS: 4 CURRENT ZON ING: C-4, C-3 and C-1 " ALLOWED USES: Various Commercial Uses PROPOSED ZONING: PCD ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 FT. NEW STREET: 0 PROPOSED USE: Auto Parts Store (C-3 Uses as alternative uses) VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes to rezone this site from various commercial zones to PD -C to allow for the development of a 5402 square foot building to house an Auto Zone Auto Parts store. There are 29 parking spaces proposed as a part of the development. There are two signs proposed with the development. One sign located at Sherman Street and East 26 th Street is proposed at 20 x 6 and 30 -feet in height, which is consistent with signage allowable in commercial zones. The second sign is a monument style sign located on the corners of East Roosevelt and Commerce street. The sign proposed is 15 by 5 and 14 feet in height. This too conforms to the FILE NO.: Z-7301 (Cont. allowable sign area in commercial zones. The site currently contains four lots between Sherman Street and Commerce Street south of East Roosevelt Road. The applicant is proposing to close a 20 -foot alley as a part of the development. B. EXISTING CONDITIONS: A portion of the site contains a building once used by a service station and is now a used car lot extending from Sherman Street to the alleyway. Across the (non- functioning) alleyway there is a vacant grass covered lot. There are two bill boards located on the site. Other uses in the area include single-family residences on R-3 zoned property to the south across East 26 th Street and a church on 0-1 and C-3 zoned property. Immediately west of the site across Commerce Street if a vacant lot which once served as overflow parking for the former VA Hospital. Our House is located directly north of the site and the VA Complex is located northwest of the site. There is a service station located on the northeast corner of the site. East Roosevelt Road is a four lane road without turn lanes into the intersecting streets. The boundary streets, West 26 th Street, Commerce Street and Sherman Street, are residential streets with no curb and gutter. C. NEIGHBORHOOD COMMENTS: As of this writing Staff has received several informational phone calls concerning the proposed development. The East of Broadway, Community Outreach and Meadowbrook Neighborhood Associations, 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. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Roosevelt Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 35 feet from centerline will be required. (5 additional feet). 2. A 20 feet radial dedication of right-of-way is required at all street intersection corners. 3. Provide design of all boundary streets conforming to the Master Street Plan. Construct or re -construct as necessary, one-half street improvement to these streets including 5 -foot sidewalks with the planned development. Boundary th streets include East Roosevelt, Commerce, East 26 , Sherman Streets. 2 FILE NO.: Z-7301 (C 4. All driveways shall be concrete aprons per City Ordinance. 5. A grading permit will be required for this development. Stormater detention ordinance does not apply. 6. Obtain permits prior to doing.any street work or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way, contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTIVIENT/COUNTY PLANNING: Wastewater: Existing sewer main located in alley must be relocated at the Developer's expense. Contact Little Rock Wastewater at 688-1414 for additional details. Enter,gy: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: No objection to alley c ' losure. Contact Central Arkansas Water regarding requirements for water service at 992-2438. Fire Department: Approved as submitted. County Planning: No comment received. CATA: Site is 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 Central City Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development for the development of an auto parts store. The current zoning is commercial on this property. The request, while not consistent with the adopted Land Use Plan, is closer to the spirit of the Plan than the existing zoning pattern. City Recopnized Neighborhood Action Plan: The applicant's property lies in the area covered by the South End Area Improvement Plan. The Office and Commercial Development objective states "Attract new businesses to the area." 3 FILE NO.: Z-7301 (Cont.) Landscape Issues: The plan submitted does not allow for the minimum th 6.7 foot wide on-site street buffer along East Roosevelt Road and East 26 Street required by both the zoning and landscaping ordinances. Though a 6.7 foot wide street buffer is required by the Zoning Ordinance, no landscaping is required between the proposed parking area and the building (considerable flexibility is allowed with this requirement). A water service within seventy-five (75) feet of all landscaped areas is required. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. All of these requirements take"into account that this site is located within the designated mature area of the city. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 10, 2002) Mr. Joe White of White-Daters and Associates and Mr. Nolan Rushing of Flake and Kelly were present representing the application. Staff presented the proposal indicating there were issues associated with the proposed development including setbacks, right-of-way dedication and landscaping. Staff stated they had met with the applicant prior to the Subdivision Committee meeting and requested the applicant adjust the building to face east/west on the site but the applicant had declined that request. Staff stated with the current orientation the site was "tight". The applicant indicated they could shorten the driveway width and still meet the ordinance requirement and allow for the right-of-way dedication. The applicant stated they would review the site plan to see if it was possible to adjust the parking and building location to meet the landscaping requirements. Staff stated a minimum of 6.7 feet would be required as street buffers on all sides of the development. After the discussion, 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. The applicant has indicated the dedication of right-of-way along East Roosevelt Road as requested by Public Works. The applicant has also -indicated a 6- foot landscaping along the street side of East Roosevelt Road. The ordinance required a minimum 6.7 foot wide strip along the street side. The applicant has also indicated a zero (0) building 4 FILE NO.: Z-7301 setback and landscaping strip along the rear of the site, adjacent to East 26 th Street. The applicant has proposed landscaping along the front, and sides. The rear of the building will have a zero setback and will not have landscaping outside the right-of-way. The applicant has indicated a desire to franchise the placement of plantings in the right-of-vay to soften the rear of the building. The applicant is also proposing no openings on the rear of the building other than those required for fire safety. The zero setback with no rear landscaping is a land use buffer requirement and approval is granted by the Planning Commission. The applicant has indicated street improvements will be made along all boundary streets. There is a 20 -foot alley that runs through the site which the applicant proposes to close as a part of the development. The applicant is contacting the utility companies to determine the status of the easement and if closure would be a problem. Staff is supportive of the request to close the alley, if all the utility companies are agreeable. The applicant proposes the hours of operation to be from 6:00 am to 10:00 pm daily. The applicant has also requested all C-3, general commercial uses as alternative uses for the site. The applicant proposes a ground -mounted sign adjacent to East Roosevelt Road at Commerce Street and a pole mounted sign located on the corners of East"26 th Street and Sherman Street both of which conform to signage allowed in commercial zones (160 square feet in area and not to exceed 36 -feet in height). Staff is somewhat supportive of the proposed development. Staff feels the site is a "tight site" and the developer has stretched the site to the limit as far as build ability. The site does not meet the required land use buffer requirements along East 26 th Street but Staff feels with the franchising of the right-of-way and the placement of plantings in this area could mitigated the lack of the land use buffer. The area set aside along Roosevelt Road falls below the required 6.7 feet on a portion of the frontage but well above the required area on other portions of the site. The applicant has left quite a large landscaped area adjacent to Commerce Street and a slightly larger than required area along Sherman Street. Staff feels the areas set aside meet the spirit of the ordinance requirements. Staff is agreeable the site is " a difficult site to develop. Staff feels the redevelopment along East Roosevelt Road should be quality development not just development. Since this is a Planned Development Staff is requesting the Commission strike any outdoor automobile repair that may be requested or implied by the applicant. In past experience, many auto parts store allow the customers to, and even loan the customers tools to, "work on" their automobiles in the parking lot. Staff is not supportive of this arrangement. This is a C-4 use and not an allowable C-3 use nor a use which should be approved as a part of this PCD. 5 FILE NO.: Z-7301 (Cont.) STAFF RECOMMENDATION: Staff recommends approval of the proposed development plan as submitted subject to compliance with the conditions outlined in Paragraphs D, E, F and H of this report. PLANNING COMMISSION ACTION: (OCTOBER 31, 2002) Mr. Joe White of White-Daters and Associates was present representing the application. There were no objectors present. Staff stated the applicant had increased the front landscape area to 7 -feet. Staff stated otherwise, to their knowledge, there were no outstanding issues associated with the proposed planned development. Staff presented a positive recommendation of the reqpest subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the consent agenda for approval and approved by a vote of 9 ayes, 0 noes and 2 absent. October 31, 2002 ITEM NO.: 18 FILE NO.: Z-7301 NAME: Auto Zone Auto Parts Short -form PD -C LOCATION: On the Southeast Corner.pf Roosevelt Road and Commerce Street DEVELOPER: ENGINEER: A -Z Investments, LLC White-Daters and Associates 400 West Capitol Avenue, Suite 1200 #24 Rahling Circle Little Rock, AR 72203 Little Rock, AR 72223 AREA: 0.64 Acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 CURRENT ZONING: C-4, C-3 and C-1 ALLOWED USES: Various Commercial Uses PROPOSED ZONING: PCD PROPOSED USE: Auto Parts Store (C-3 Uses as alternative uses) VARIAN CIESMAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone this site from various commercial zones to PD -C to allow for the development of 6 5402 square foot building to house an Auto Zone Auto Parts store. There are 29 parking spaces proposed as a part of the development. There are two signs proposed with the development. One sign located at Sherman Street and East 26 th Street is proposed at 20 x 6 and 30 -feet in height, which is consistent with signage allowable in commercial zones. The second sign is a monument style sign located on the corners of East Roosevelt and Commerce street. The sign proposed is 15 by 5 and 14 feet in height. This too conforms to the October 31, 2002 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-7301 allowable sign area in commercial zones. The site currently contains four lots between Sherman Street and Commerce Street south of East Roosevelt Road. The applicant is proposing to close a 20 -foot alley as a part of the development. B. EXISTING CONDITIONS: A portion of the site contains a building once used by a service station and is now a used car lot extending from Sherman Street to the alleyway. Across the (non- functioning) alleyway there is a vacant grass covered lot. There are two bill boards located on the site. Other uses in the area include single-family residences on R-3 zoned property to the south across East 26th Street and a church on 0-1 and C-3 zoned property. Immediately west of the site across Commerce Street if a vacant lot which once served as overflow parking for the former VA Hospital. Our House is located directly north of the site and the VA Complex is located northwest of the site. There is a service station located on the northeast corner of the site. East Roosevelt Road is a four lane road without turn lanes into the intersecting streets. The boundary streets, West 26th Street, Commerce Street and Sherman Street, are residential streets with no curb and gutter. C. NEIGHBORHOOD COMMENTS: As of this writing Staff has received several informational phone calls concerning the proposed development. The East of Broadway, Community Outreach and Meadowbrook Neighborhood Associations, 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. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: I Roosevelt Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 35 feet from centerline will be required. (5 additional feet). 2. A 20 feet radial dedication of right-of-way is required at all street intersection corners. 3. Provide design of all boundary streets conforming to the Master Street Plan. Construct or re -construct as necessary, one-half street improvement to these streets including 5 -foot sidewalks with the planned development. 2 October 31, 2002 SUBDIVISION ITEM NO.: 18 (Co FILE NO.: Z-7301 th Boundary streets include East Roosevelt, Commerce, East 26 , Sherman Streets. 4. All driveways shall be concrete aprons per City Ordinance. 5. A grading permit will be required for this development. Stormater detention ordinance does not apply. 6. Obtain permits prior to doing any street work or curb cuts. Obtain barricade permit prior to doing any w6rk in the right-of-way, contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located in alley must be relocated at the Developer's expense. Contact Little Rock Wastewater at 688-1414 for additional details. Enter.gy: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: No objection to alley closure. Contact Central Arkansas Water regarding requirements for water service at 992-2438. Fire Department: Approved as submitted. County Planning: No comment received. CATA: Site is located on a dedicated bus route and has no effect on bus radius, turnout and route. F ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development for the development of an auto parts store. The current zoning is commercial on this property. The request, while not consistent with the adopted Land Use Plan, is closer to the spirit of the Plan than the existing zoning pattern. 3 October 31, 2002 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-7301 City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the South End Area Improvement Plan. The Office and Commercial Development objective states "Attract new businesses to the area." Landscape Issues: The plan submitted does not allow for the minimum th 6.7 foot wide on-site street buffer along East Roosevelt Road and East 26 Street required by both the zoning and landscaping ordinances. Though a 6.7 foot wide street buffer is required by the Zoning Ordinance, no landscaping is required between the proposed parking area and the building (considerable flexibility is allowed with this requirement). A water service within seventy-five (75) feet of all landscaped areas is required. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. All of these requirements take into account that this site is located within the designated mature area of the city. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 10, 2002) Mr. Joe White of White-Daters and Associates and Mr. Nolan Rushing of Flake and Kelly were present representing the application. Staff presented the proposal indicating there were issues associated with the proposed development including setbacks, right-of-way dedication and landscaping. Staff stated they had met with the applicant prior to the Subdivision Committee meeting and requested the applicant adjust the building to face east/west on the site but the applicant had declined that request. Staff stated with the current orientation the site was "tight". The applicant indicated they could shorten the driveway width and still meet the ordinance requirement and allow for the right-of-way dedication. The applicant stated they would review the site plan to see if it was possible to adjust the parking and building location to meet the landscaping requirements. Staff stated a minimum of 6.7 feet would be required as street buffers on all sides of the development. After the discussion, the Committee then forwarded the item to the full Commission for final action. 4 October 31, 2002 SUBDIVISlON ITEM NO.: 18 (Cont.) FILE NO.: Z-7301 H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated the dedication of right-of-way along East Roosevelt Road as requested by Public Works. The applicant has also indicated a 6- foot landscaping along the street side of East Roosevelt Road. The ordinance required a minimum 6.7 foot wide strip along the street side. The applicant has also indicated a zero (0) buildin.9 setback and landscaping strip along the rear of the site, adjacent to East 26 Street. The applicant has proposed landscaping along the front, and sides. The rear of the building will have a zero setback and will not have landscaping outside the right-of-way. The applicant has indicated a desire to franchise the placement of plantings in the right-of-way to soften the rear of the building. The applicant is also proposing no openings on the rear of the building other than those required for fire safety. The zero setback with no rear landscaping is a land use buffer requirement and approval is granted by the Planning Commission. The applicant has indicated street improvements will be made along all boundary streets. There is a 20 -foot alley that runs through the site which the applicant proposes to close as a part of the development. The applicant is contacting the utility companies to determine the status of the easement and if closure would be a problem. Staff is supportive of the request to close the alley, if all the utility companies are agreeable. The applicant proposes the hours of operation to be from 6:00 am to 10:00 pm daily. The applicant has also requested all C-3, general commercial uses as alternative uses for the site. The applicant proposes a ground -mounted sign adjacent to East Roosevelt Road at Commerce Street and a pole mounted sign located on the corners of East 26 th Street and Sherman Street both of which conform to signage allowed in commercial zones (160 square feet in area and not to exceed 36 -feet in height). Staff is somewhat supportive of the proposed development. Staff feels the site is a "tight site" and the developer has stretched the site to the limit as far as build ability. The site does not meet the required land use buffer requirements along East 26 th Street but Staff feels with the franchising of the right-of-way and the placement of plantings in this area could mitigated the lack of the land use buffer. The area set aside along Roosevelt Road falls below the required 6.7 feet on a portion of the frontage but well above the required area on other portions of the site. The applicant has left quitd a large landscaped area adjacent to Commerce Street and a slightly larger than required area along Sherman Street. Staff feels the areas set aside meet the spirit of the ordinance requirements. .91 October 31, 2002 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-7301 Staff is agreeable the site is a difficult site to develop. Staff feels the redevelopment along East Roosevelt Road should be quality development not just development. Since this is a Planned Development Staff is requesting the Commission strike any outdoor automobile repair that may be requested or implied by the applicant. In past experience, many auto parts store allow the customers to, and even loan the customers tools to, "work on" their automobiles in the parking lot. Staff is not supportive of this arrangement. This is a C-4 use and not an allowable C-3 use nor a use which should be approved as a part of this PCD. 1. STAFF RECOMMENDATION: Staff recommends approval of the proposed development plan as submitted subject to compliance with the conditions outlined in Paragraphs D, E, F and H of this report. A Subdivision Committee Meeting October 10, 2002 ITEM NO.: 18 NAME: Auto Zone Auto Parts Short -form PD -C FILE NO.: Z-7301 LOCATION: On the Southeast Corner of Roosevelt Road and Commerce Street DEVELOPER: A -Z Investments, LLC 400 West Capitol Avenue, Suite 1200 Little Rock, AR 72203 AREA: 0.64 Acres NUMBER OF LOTS: 4 CURRENT ZONING: C-4, C-3 and C-1 ALLOWED USES: Various Commercial Uses PROPOSED ZONING: PD -C PROPOSED USE: Auto Parts Store ENGINEER- White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 FT. NEW STREET: 0 VARIANCESMAIVERS REQUESTED� None requested, PLANNING STAFF COMMENTS: 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 location of any proposed signage and give details (height/area). 3. Provide dumpster location and detail screening. 4. Any site lighting must be low level and directed away from residentially zoned property. 5. Provide days and hours of operation. 6. Provide the estimated number of employees. 7. Provide the maximum building height. 8. Dimension the building setback from the new property line. ENGINEERING COMMENTS: -PUBLIC WORKS CONDITIONS. - 1. Roosevelt Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 35 feet from centerline will be required. (5 Subdivision Committee Meeting October 10, 2002 additional feet). 2. A 20 feet radial dedication of right-of-way is required at all street intersection corners. 3. Provide design of all boundary streets conforming to the Master Street Plan. Construct or re -construct as necessay, one-half street improvement to these streets including 5 -foot sidewalks with planned development. Boundary streets include Roosevelt, Commerce, 26th, Sherman Street. 4. All driveways shall be concrete aprons per City Ordinance. 5. A grading permit will be required for this development. Stormater detention ordinance does not apply. 6. Obtain permits prior to doing any street work or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way, contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located in alley must be relocated at the Developer's expense. Contact Little Rock Wastewater at 688-1414 for additional details. Enterg ARKLA: Southwestern Bell, Water: No objection to alley closure. Contact Central Arkansas Water regarding requirements for water service at 992-2438. Fire Department: Coun �Z__ ty Plannbq: No comment received. CATA: Site is located on a dedicated bus route and has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Planning_ Division: This request is located in the Central City Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development for the development of an auto parts store. Subdivision Committee Meeting October 10, 2002 The current zoning is commercial on this property. The request, while not consistent with the adopted Land Use Plan, is closer to the spirit of the Plan than the existing zoning pattern. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the South End Area Improvement Plan. The Office and Commercial Development objective states "Attract new businesses to the area." Landscape Issues: The plan submitted does not allow for the minimum 6.7 foot wide on-site street buffer along East Roosevelt Road and East 26 th Street required by both the zoning and landscaping ordinances. Though a 6.7 foot wide street buffer is required by the Zoning Ordinance, no landscaping is required between the proposed parking area and the building (considerable flexibility is allowed with this requirement) - A water service within seventy-five (75) feet of all landscaped areas is required. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. All of these requirements take into account that this site is located within the designated mature area of the city. Buildtnq Codes: No comment. -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.