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HomeMy WebLinkAboutZ-7480 Staff AnalysisSeptember 18, 2003 ITEM NO.: 14 FILE NO.: Z-7480 NAME: Power Products, Inc. — Conditional Use Permit LOCATION: 8500 Block of Kanis Road, south side OWNER/APPLICANT: G.E.M. Enterprises/Mark Cover PROPOSAL: A conditional use permit is requested to allow for construction of an equipment rental business with outside display on this vacant, C-3 zoned 1.9± acre tract. SITE LOCATION: The site is located on the south side of Kanis Road, just west of Michael Drive. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located within the commercial node established around the Kanis Road -John Barrow Road intersection. Numerous commercial and office uses are located within the node. Undeveloped, C-3 zoned property is adjacent to the east. That vacant property is part of a 2 -lot plat filed by these same applicants. The vacant property adjacent to the west is zoned R-2 but it will likely be developed as commercial. An apartment complex is located to the south. The rear 220± feet of the subject property will remain developed to provide a buffer. With attention given to screening the service area, the proposed use should be compatible with uses in the area. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the John Barrow and Brownwood Terrace Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The applicants propose to construct an 8,750 square foot building consisting of a 2,500 square foot office -display area connected to a 5,000 square foot warehouse by a 1,250 square foot, unenclosed breezeway. A single driveway off of Kanis Road provides access to a 9 -space customer parking lot in front of the building. A gravel parking area is located adjacent to the warehouse for employee and equipment parking. The proposed parking should be sufficient for the proposed use. September 18, 2003 ITEM NO.: 14 Cont. FILE NO.: Z-7480 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. The proposed on-site street buffer along Kanis Road fails to meet the thirty-six (36) foot average width requirement. A six (6) foot high opaque screen is required along the western perimeter being developed. Additionally, a six (6) foot high opaque wood fence with its face side directed outward should be placed around the entire perimeter of the proposed service area. An irrigation system to water landscaped areas will be required. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Extra credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS COMMENTS: 1. 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. Match existing improvements to the east. 2. A grading permit in accordance with section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 5. A single shared driveway access is required as shown on the preliminary plat. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. 2 September 18, 2003 ITEM NO.: 14 (Cont.) FILE NO.: Z-7480 Entergy: No Comments received. CenterPoint Energy: Approved as submitted. Southwestern Bell: No Comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Approved as submitted. County Planning: No Comments received. CATA: No Comments received. SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 2003) The applicants were present. Staff presented the item and noted additional information was needed on building design, signages, days and hours of operation, number of employees, site lighting and fencing. Staff asked that the area proposed for outside storage/display be clearly indicated on the plan. Staff noted that the site plan needed to be redrawn to reflect a single driveway, shared with the adjacent lot. In response to a question from staff, the applicant stated that the southern portion of the site would be left undeveloped and undisturbed. During the ensuing discussion, the applicant stated there was a small area directly outside of the building that was being set up as a wash area for returned equipment. Staff asked that the area be labeled and the applicant specifically request that outdoor use in a revised cover letter. Public Works and Landscape Comments were noted. The applicant noted that a variance of the requirement to place screening on the west perimeter would be requested since, although that undeveloped site was zoned R-2, it would likely not develop as single family. The Committee then forwarded the item to the full Commission. STAFF ANALYSIS: The applicants request approval of a conditional use permit to allow a tool and equipment rental, service and sales business with outside display to be developed on this vacant, C-3 zoned, 1.9t acre tract. The tract is one of 2 lots being created by the subdivision of a 4t acre tract; see S -878-A, Hopson and Sach's Preliminary Plat. 3 September 18, 2003 ITEM NO.: 14 Cont. FILE NO.: Z-7480 The proposal is to construct an 8.750 square foot (50'X 175') building consisting of a 2,500 square foot (50'X 50') office -display area connected to a 5,000 square foot (50' X 100') warehouse by a 1,250 square foot (50' X 25') breezeway. A single driveway, shared with the adjacent lot in the newly created two -lot subdivision, provides access to a paved parking lot located in front of the building. Gates on either side of the building provide access to a gravel parking and service area located adjacent to the warehouse. Display -storage of the tools and equipment will occur in the building or on the gravel parking area adjacent to the warehouse. The applicant has indicated areas of display in front of the building but staff will not support that proposal. A paved wash area is adjacent to the warehouse where returned equipment will be washed prior to returning it to the warehouse display area. The applicant is proposing to enclose the warehouse and gravel parking -service area with a 6 -foot tall chain link fence. The code requires screening along the entire west perimeter of the use area, including the parking lot, buildings and gravel parking area, and along the south perimeter. The applicant is requesting a variance from that requirement. Staff is willing to support a partial variance due to the likelihood of the adjacent, R-2 zoned property being developed as a commercial use and the rear portion of the applicant's property remaining undeveloped. Staff does believe that the gravel parking and service area should be screened on the east, west and north sides. The screening on the east and west sides can be in the form of vegetation but the street side (north) screening should be a wood privacy fence. The portion of the property, south of the gravel parking and service area should remain undisturbed to provide screening to the south. On September 3, 2003, the applicant submitted a revised site plan and responses to issues raised at Subdivision Committee that address most of staffs questions. The building will be constructed of pre-engineered metal panels and will not exceed the allowable height in C-3 of 35 feet. Signage will not exceed that allowed in commercial districts; a wall sign on the front facade and a single ground -mounted sign. The business will have 4-6 employees and will operate Monday -Friday, 7:00 a.m. — 5:30 p.m. and Saturday, 8:00 a.m. —12:00 p.m. Site lighting will be low-level, shielded downward and inward to the site. The dumpster has been shown at the rear of the service area. There is no bill of assurance issue. With the exception of a few site -plan details, staff believes most issues have been addressed. Staff believes the proposed use can be compatible with the area if the site is developed as suggested, with appropriate screening and limits on outdoor display. 4 September 18, 2003 ITEM NO.: 14 Cont. FILE NO.: Z-7480 STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit to allow a tool and equipment rental, sales and service business with outside display subject to compliance with the following conditions: 1. Compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of the Staff Report. 2. There is to be no display of tools or equipment outside, in front of the building or the paved parking area. Outside display -storage is to be limited to the area around the warehouse building. 3. The driveway off of Kanis Road is to be redesigned and relocated to comply with the requirement that it be a shared driveway with the adjacent lot. 4. Development of the site is to be moved to the south slightly to provide the required street buffer width (average). 5. The portion of the site south of the gravel parking and service area is to remain undisturbed with the exception of construction of stormwater detention. 6. The gravel parking and service area is to be screened on the east, west and north perimeters. Screening on the west and east sides may be vegetation. 7. The gravel parking and service area is not to expand beyond the area shown on the approved site plan. 8. Compliance with the approved site plan and development plan. Staff recommends approval of variances to allow the gravel parking and service area adjacent to the warehouse and from the screening requirement on the west perimeter except were adjacent to the gravel parking and service area. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2003) The applicants were present. There were no objectors present. One letter of support had been submitted by the John Barrow Neighborhood Association. Staff presented the item and a recommendation of approval 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 and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. 5