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HomeMy WebLinkAboutZ-7432-A Staff AnalysisOctober 12, 2017 ITEM NO.- 7 NAME: Houston Electric Revised Short -form PD -C LOCATION: Located at 1901 West 2nd Street DEVELOPER - Houston Electric Company 1904 West 3rd Street Little Rock, AR 72205 SURVEYOR: Edward Lofton Engineering/Surveying 15415 Oakcrest Little Rock, AR 72206 AREA: 0.13 Acres WARD: 3 CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 PLANNING DISTRICT: 4 P D -C FILE NO.: Z -7432-A FT. NEW STREET: 0 LF CENSUS TRACT: 48 Commercial vehicle parking for an adjacent business Revised PD -C PROPOSED USE: Allow the existing covered canopies/storage container to remain and allow areas of outdoor storage of materials VARIAN C ENVAIVERS: None requested. BACKGROUND - Ordinance No. 18,926 adopted by the Little Rock Board of Directors on September 2, 2003, rezoned the site from R-3, Single-family to PD -C, Planned Development Commercial. The applicant proposed the zoning to allow the owner to upgrade and improve an existing parking lot. The lot adjoined 1904 West 3rd Street, the then office of Houston Electrical Contractors. The site had been being used as a commercial parking lot for Houston Electric's vehicles. The Board of Directors also approved a request for the closure of the portion of alley that adjoined the lot running north/south. In addition a October 12, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.- Z -7432-A waiver of required street improvements to West 2nd Street was approved due to no access was being taken or was contemplated from West 2nd Street to the lot. 0 PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to amend the previously approved PD -C, Planned Development Commercial, to allow the two (2) existing covered storage areas and the storage container to remain on the site as well as continue to use the lot for commercial vehicle parking. The lot also contains an area of outdoor storage of materials. B. EXISTING CONDITIONS: The site is currently being used by Houston Electric Company as a parking lot and storage. The home to the west of the site is being rehabbed as a duplex. Further to the west of the site is a property approved as a PD -C for a beauty salon but appears to be residential with no commercial business. The area to the north of the site continues to serve as single-family and two family dwellings. The area to the south of the site faces West Markham Street and is non-residential uses both commercial and office. Across West Markham Street is the State Capitol complex. C. NEIGHBORHOOD COMMENTS: All property owners located within 200 -feet of the site along with the Capitol View Stifft Station Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS 1. Due to the proposed use of the property, the Master Street Plan specifies that West 2nd Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. If a new access is proposed to be taken in the future from West 2nd Street or the property is further developed in the future, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to West 2nd Street including 5 -foot sidewalks with the planned development. The new back of curb should be located 15.5 feet from the street centerline. 2 October 12, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -7432-A E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authorit : Sewer available to the site. Easement must be retained for existing 6 -inch sewer main. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There is an existing power line running along the south side of West 2nd Street and another extending from the Battery Street. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Ener : No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. Contact Central Arkansas Water regarding the size and location of the water meter. 4. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 5. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. 3 October 12, 2017 SUBDIVISION ITEM NO.: 7 (Cont) FILE NO.: Z -7432-A F G H Fire Department: No comment. Parks and Recreation: No comment received. Count Planning: No comment. Building Codes/Landscape: Building Code: No comment. Landscape: No comment. Transportation/Planning: Rock Region Metro: Location is served by METRO on route 1 & 8 Pulaski Heights and Rodney Parham. We have no objections to an addition to the storage yard. Planning Division: This request is located Heights Hillcrest Planning District. The Land Use Plan shows Office (0) for this property. The office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a revision to an existing PD -C (Planned Development Commercial) to allow outdoor storage of materials. Master Street Plan: West 2nd Street and North Battery Street are both shown as Local Streets on the Master Street Plan. The primary function of Local Streets is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the request. Staff stated the applicant was seeking approval to allow the site to be used for storage of materials in addition to the storage of vehicles. Public Works comments were addressed. Staff stated right of way dedication along West 2nd Street was required per the Master Street Plan. Staff questioned n October 12, 2017 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -7432-A J the alley and alley access. It was noted the alley was abandoned with the previous approval. Landscaping comments were addressed. Staff stated screening was required along the sites western boundary where adjacent to the residential use. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: There were no outstanding items from the September 20, 2017, Subdivision Committee meeting in need of addressing via a revised site plan. The applicant is requesting to amend the previously approved PD -C, Planned Development Commercial, to allow an outdoor area of materials storage and to allow the two (2) existing covered storage areas and the storage container to remain on the site. The applicant is also proposing to continue to use the lot for commercial vehicle parking. Staff is not supportive of the applicant's request. The site is located adjacent to residential immediately to the west of this site. The neighborhood is transitioning and is becoming a desirable residential area. The homes to the north are being renovated for residential use. Staff does not feel this area is the proper location for an area of outdoor storage. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 12, 2017) Mr. Keith Weeks was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of denial. Mr. Weeks addressed the Commission stating the area was used for parking of vehicles and later the covered storage and storage container were added to reduce theft. He stated the site had become overgrown but the business had since cleaned the site. He stated he would reserve his time for the opposition. October 12, 2017 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -7432-A Ms. Danielle Ray addressed the Commission in opposition of the request. She stated the neighborhood association had voted to not support the request to allow the site to continue to be used as outdoor storage. She stated the condition of the site had been brought to her attention and she forwarded pictures and letters to City Director Webb. She stated once this occurred the site was placed under enforcement at which time the owner decided to start to clear the lot. She stated the lot was located adjacent to a residence. She stated the site should not be allowed outdoor storage. She then read to the Commission a resolution which had been approved by the neighborhood association members. Mr. Weeks stated the site had gotten in bad shape but once brought to their attention the site had been cleaned. He stated if approved his company would make a point to keep the site clear. A motion was made to approve the request including all staff recommendations and comments except that of denial. The motion failed by a vote of 0 ayes, 9 noes and 2 absent. 9 ITEM NO.: 7. NAME: Huston Electric Revised Short -form PD -C LOCATION: located at 1901 West 2nd Street Planning Staff Comments. Z -7432-A 1. Provide notification of all property owners located within 200 -feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than September 27, 2017. The Office of Planning and Development must receive the proof of notice no later than October 6, 2017. 2. The previous approval was to allow the use of the site with vehicle parking. Currently the site is being used as a materials storage yard. Staff has concerns with the materials as currently stored and feels this site is not appropriate for outdoor storage. The placement of materials within the storage container could potentially be appropriate. Variance/Waivers: None requested. Engineering Comments: Public Works Conditions: 1. Due to the proposed use of the property, the Master Street Plan specifies that West 2nd Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. If a new access is proposed to be taken in the future from West 2nd Street or the property is further developed in the future, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to West 2nd Street including 5 -foot sidewalks with the planned development. The new back of curb should be located 15.5 feet from the street centerline. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation _Authority: Sewer available to the site. Easement must be retained for existing 6 -inch sewer main. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There is an existing power line running along the south side of West 2nd St and another extending from the Battery Street. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. ITEM NO.: 7, Z -7432-A AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. Contact Central Arkansas Water regarding the size and location of the water meter. 4. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 5. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. Buildin Codes/Landscape: Building Code: No comment. Landscape: No comment. Transportation/Planning: Rock Region Metro: Location is served by METRO on route 1 & 8 Pulaski Heights and Rodney Parham. We have no objections to an addition to the storage yard. Planning Division: This request is located Heights Hillcrest Planning District. The Land Use Plan shows Office (0) for this property. The office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support ITEM NO.: 7. Z -7432-A more basic economic activities. The applicant has applied for a revision to an existing PD -C (Planned Development Commercial) to allow outdoor storage of materials. Master Street Plan: West 2nd Street and South Battery Street are both shown as Local Streets on the Master Street Plan. The primary function of Local Streets is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bicycle Pian_ There are no bike routes shown in the immediate vicinity. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, September 27, 2017. 3