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HomeMy WebLinkAboutZ-7589-A Staff AnalysisFILE NO.: Z - NAME: Miller Short -form PD -C LOCATION: 4724 West 12th Street DEVELOPER: Larry Miller, Sr. 1910 Franklin Street Little Rock, AR 72204 ENGINEER: Garver Engineer 1010 Battery Street Little Rock, AR 72204 AREA: 0.32 Acres CURRENT ZONING NUMBER OF LOTS: 1 FT. NEW STREET: 0 C-3, General Commercial District ALLOWED USES: Broad range of retail uses except those involving outdoor display PROPOSED ZONING: PD -C PROPOSED USE: Automobile dealership VARIANCESM/AIVERS REQUESTED: A five-year deferral of street improvements to Madison Street. BACKGROUND: An application was heard by the Little Rock Planning Commission at their April 8, 2004, Public Hearing requesting a rezoning of this site from C-3, General Commercial District to C-4, Open Display District. The rezoning was proposed in order to develop a used car business on the property. Two (2) concrete pads exist on the property, where buildings were once located. The plan indicated a paved alley along the north property line. The plan also indicated an existing driveway apron from West 12th Street. The item was withdrawn at the Commission meeting after a discussion concerning the plan for the property by the applicant would not be binding for other future owners of the property, given the fact that straight C-4, Open Display District zoning was being FILE NO.: Z -7589-A Cont. requested. The applicant withdrew his request for C-4, Open Display District zoning and refiled the application as a planned development as suggested at the Commission meeting. A. PROPOSAL/REQUEST: The site is located at 4724 West 12th Street and is currently zoned C-3, General Commercial District. The applicant is proposing to utilize the site as a used car automobile dealership. The applicant has indicated the days and hours of operation will be Monday through Saturday from 8:30 am to 7:00 pm and Sunday from 1:00 pm until 5:00 pm. The applicant has indicated three employees will report to the site daily, one manager, one secretary and one sales person. The proposed site plan includes a five-foot metal tubing fence at the front (south) side of the property adjacent to West 12th Street and along the west property line (Madison Street). The site plan indicates a six-foot chain link fence along the north property line and a six-foot wood privacy fence along the east property line. The site plan includes the placement of a dumpster on the site as well as the construction of approximately 624 square feet of buildings. The site will contain a 12 -foot by 12 -foot office and a 20 -foot by 24 -foot garage. B. EXISTING CONDITIONS: The property is undeveloped with two (2) concrete pads existing on the property, where buildings once were located. There is a paved alley along the north property line, Madison Street along the West property line and West 12th Street along the South property line. There is also 'an existing driveway apron from West 12th Street located on the site. To the north of the site are single-familX homes located on R-3 zoned property. To the south of the site, across West 12t Street is the newly constructed Madison Height Housing development. To the east of the site is a mixture of enclosed commercial uses on C-3 zoned property and to the west of the site is a church, across Madison Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from area residents. The Downtown Neighborhood Association, the Capitol Hill Neighborhood Association, the Central High Neighborhood Association, all residents located within 300 -feet of the site and all property owners located within 200 -feet of the site were notified of the public hearing. 2 FILE NO.: Z -7589-A Cont. D. ENGINEERING COMMENTS: Public Works: 1. West 12th Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 35 -feet from centerline (reduced standard) will be required. 2. The proposed land use would classify Madison Street on the Master Street Plan as a commercial street. Dedication of right-of-way 30 -feet from the centerline will be required. 3. With future site development plans, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to Madison Street including 5 -foot sidewalks with the planned development. 4. The current driveway location does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210 and should be removed. Access should be from the alley or from Madison Street. Driveway aprons must be concrete and meet standard details for commercial access. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy (West 12th Street). 6. Plans of all work in the 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). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water regarding water needs. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges for additional and/or larger connections. Records indicate that there was previously a 5/8 -inch meter at this site, which can probably be reestablished. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. FILE NO.: Z -7589-A (Cont.) CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Commercial Development for a used car lot. The request does not require a change to the Land Use Plan. However, due to the intense nature of C-4 zoning, the specifics of the site plan should be reviewed to assure the compatibility of the proposed development with the surrounding uses. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Stephens Area Neighborhood Action Plan. The section on Economic Development lists a goal of attracting businesses to the Stephens Area with the objective of attracting small business such as small retail stores and cafes. Landscape: The street buffer along Madison- Street and West 12th Street need increased to a minimum width of six feet nine inches. This is a requirement of both landscape and zoning ordinances. The landscape ordinance requires at least six percent of the interior of the vehicular use area be landscaped with interior islands of at least 113 square feet in area and six feet eight inches in width. All of these requirements take into account the reductions allowed within the designated mature area of the city. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004) The applicant was not present. Staff stated the'site was recently considered as a rezoning request from C-3, General Commercial District to C-4, Open Display District for a proposed automobile dealership location. Staff noted the Commission had encouraged the applicant to file the request as a planned development. Staff stated they would meet with the applicant prior to the Commission meeting to resolve any outstanding technical issues. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has met with staff and provided a revised site plan addressing most of the issues raised at the May 13, 2004, Subdivision Committee meeting. The applicant has indicated signage details, parking materials and the maximum number of automobiles to be located on the site. The applicant has also 2 FILE NO.: Z-7589-A(Cont.) indicated dedication of right-of-way per the Master Street Plan. The applicant has indicated improvements will be constructed to West 12th Street. The applicant is requesting a five-year deferral of street improvements to Madison Street. Staff is supportive of the requested deferral of street improvements to Madison Street for five years or until adjacent development occurs. The applicant has indicated a maximum of fifty cars will be located on the site. The site plan indicates all parking areas will be paved surfaces with the exception of landscaped areas and landscaped islands. The applicant has indicated a minimum of six feet nine inches of landscaping along the street side and an interior landscape island of fifteen feet by thirty-five feet. The proposed landscaping is adequate to meet the ordinance requirement of at least six percent of the interior of the vehicular use area be landscaped with interior islands. Staff would recommend if the development is approved, the interior landscaping be more evenly distributed to break up the sea of asphalt on the site. The applicant has also indicated signage for the proposed development. The sign proposed is a single two sided sign three feet by three feet with a maximum pole height of fifteen feet. The applicant has indicated the sign will be located along West 12th Street near the intersection with Madison Street. The proposed signage is consistent with signage allowed in commercial zones. The property is currently undeveloped. The general area contains a mixture of uses and zoning along West 12th Street. Single-family residences are located north of the site, with churches located across Madison Street to the west and northwest. A multi -family development (Madison Heights) is located across West 12th Street to the south. A mixture of commercial uses is located to the east, along the north side of West 12th Street. The request does not require a change to the Land Use Plan since the site is indicated as Commercial. However, due to the intense nature of C-4 zoning, the specifics of the development should be reviewed to assure the compatibility of the proposed development with the surrounding uses. Staff does not feel the development adequately buffers adjoining single-family uses. Staff does not support the requested for a planned development to allow a C-4 use to locate on the site. Although the property is shown as commercial on the City's Future Land Use Plan, it is located at the far west end of the commercial area along West 12th Street, specifically the north side of West 12th Street. In addition, staff feels due to the intense nature of the request, the development plan proposed does not assure compatibility of the proposed development with the surrounding uses. The commercial area is adjacent to single-family, multi- family and public/institutional uses and zoning. Staff believes that an open display type use at this location is out of character with the neighborhood. Staff feels that the existing C-3 zoned property is much more appropriate for a small commercial use, such as restaurant, drug store or Laundromat, which would serve the surrounding residential properties. Staff feels that an open display type use, such as a used car lot, will have a negative impact on the surrounding properties. 5 FILE NO.: Z -7589-A Cont. 1. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 3, 2004) Mr. Larry Miller and Ms. Marylyn Miller were present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial of the request. Staff stated the proposed location was not suited for outdoor display and more specifically the placement of a C-4 use. Mr. and Mrs. Miller addressed the Commission on behalf of their request. Ms. Miller indicated the site was suited for a car lot since the site was currently vacant. She stated they had poled the neighbors and most had indicated support of the proposed use. She stated she and her husband were trying to move ahead by starting small and owning their own business. Mr. Miller stated the indicated number of cars was the maximum the site could handle. He stated staff had requested the maximum number of cars and he did not want to limit himself. Mr. Miller stated the number would more than likely be 25 to 30 cars. He stated he felt the business would be an asset to the community by adding jobs and removing a vacant lot from the tax roles. Commissioner Rector questioned the actual number of cars anticipated on the site. Mr. Miller stated 25 cars. Commissioner Rector asked if this were an amendment to his application. Mr. Miller stated he was amending his application. Mr. Charlie Hampton addressed the Commission in support of the request. He stated he and Mr. Miller had been friend for a number of years and he was addressing the Commission on the merits of the applicant. He stated Mr. Miller was a resident of the neighborhood as was one of his children and her family. Mr. Hampton stated Mr. Miller also attended church in the neighborhood so he had strong ties to the area. He stated he felt any activity Mr. and Mrs. Miller entered into in the neighborhood would be a quality development. Mr. Hampton stated the existing lot was a vacant lot and considered a weed lot by most of the residents. He stated the lot was overgrown and was covered in litter. Mr. Hampton stated he felt Mr. Miller removing the eyesore within the neighborhood would be an asset to the community and the indicated location was a suitable location for an automobile dealership. He stated he felt the Miller's would make a vibrant effort to do what is right for West 12th Street. The Commission questioned if there would be any repair of cars on the site. Mr. Miller stated there would not be any repair of automobiles on the site. A motion was made to approve the request as filed. The motion carried by a vote of 9 ayes, 2 noes and 0 absent. [: June 3, 2004 ITEM NO.: 15 NAME: Miller Short -form PD -C LOCATION: 4724 West 12" Street DEVELOPER: Larry Miller, Sr. 1910 Franklin Street Little Rock, AR 72204 ENGINEER: Garver Engineer 1010 Battery Street Little Rock, AR 72204 AREA: 0.32 Acres CURRENT ZONING: NUMBER OF LOTS: 1 FILE NO.: Z -7589-A FT. NEW STREET: 0 C-3, General Commercial District ALLOWED USES: Broad range of retail uses except those involving outdoor display PROPOSED ZONING: PD -C PROPOSED USE: Automobile dealership VARIANCESMAIVERS REQUESTED: A five-year deferral of street improvements to Madison Street. BACKGROUND: An application was heard by the Little Rock Planning Commission at their April 8, 2004, Public Hearing requesting a rezoning of this site from C-3, General Commercial District to C-4, Open Display District. The rezoning was proposed in order to develop a used car business on the property. Two (2) concrete pads exist on the property, where buildings were once located. The plan indicated a paved alley along the north property line. The plan also indicated an existing driveway apron from West 12th Street. The item was withdrawn at the Commission meeting after a discussion concerning the plan for the property by the applicant would not be binding for other future owners of the property, given the fact that straight C-4, Open Display District zoning was being June 3, 2004 SUBDIVISION ITEM NO.: 15 (Cont.) _ FILE NO.: Z -7589-A requested. The applicant withdrew his request for C-4, Open Display District zoning and refiled the application as a planned development as suggested at the Commission meeting. A. PROPOSAUREQUEST: The site is located at 4724 West 12th Street and is currently zoned C-3, General Commercial District. The applicant is proposing to utilize the site as a used car automobile dealership. The applicant has indicated the days and hours of operation will be Monday through Saturday from 8:30 am to 7:00 pm and Sunday from 1:00 pm until 5:00 pm. The applicant has indicated three employees will report to the site daily, one manager, one secretary and one sales person. The proposed site plan includes a five-foot metal tubing fence at the front (south) side of the property adjacent to West 12th Street and along the west property line (Madison Street). The site plan indicates a six-foot chain link fence along the north property line and a six-foot wood privacy fence along the east property line. The site plan includes the placement of a dumpster on the site as well as the construction of approximately 624 square feet of buildings. The site will contain a 12 -foot by 12 -foot office and a 20 -foot by 24 -foot garage. B. EXISTING CONDITIONS: The property is undeveloped with two (2) concrete pads existing on the property, where buildings once were located. There is a paved alley along the north property line, Madison Street along the West property line and West 12th Street along the South property line. There is also an existing driveway apron from West 12th Street located on the site. To the north of the site are single-familX homes located on R-3 zoned property. To the south of the site, across West 12t Street is the newly constructed Madison Height Housing development. To the east of the site is a mixture of enclosed commercial uses on C-3 zoned property and to the west of the site is a church, across Madison Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from area residents. The Downtown Neighborhood Association, the Capitol Hill Neighborhood Association, the Central High Neighborhood Association, all residents located within 300 -feet of the site and all property owners located within 200 -feet of the site were notified of the public hearing. 2 June 3, 2004 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -7589-A D. ENGINEERING COMMENTS: Public Works: 1. West 12th Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 35 -feet from centerline (reduced standard) will be required. 2. The proposed land use would classify Madison Street on the Master Street Plan as a commercial street. Dedication of right-of-way 30 -feet from the centerline will be required. 3. With future site development plans, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to Madison Street including 5 -foot sidewalks with the planned development. 4. The current driveway location does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210 and should be removed. Access should be from the alley or from Madison Street. Driveway aprons must be concrete and meet standard details for commercial access. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the pUblic right-of-way prior to occupancy (West 12th Street). 6. Plans of all work in the 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). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water regarding water needs. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges for additional and/or larger connections. Records indicate that there was previously a 5/8 -inch meter at this site, which can probably be reestablished. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. 3 June 3, 2004 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z -7589-A County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: G Planninq Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Commercial Development for a used car lot. The request does not require a change to the Land Use Plan. However, due to the intense nature of C-4 zoning, the specifics of the site plan should be reviewed to assure the compatibility of the proposed development with the surrounding uses. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Stephens Area Neighborhood Action Plan. The section on Economic Development lists a goal of attracting businesses to the Stephens Area with the objective of attracting small business such as small retail stores and cafes. Landscape: The street buffer along Madison Street and West 12th Street need increased to a minimum width of six feet nine inches. This is a requirement of both landscape and zoning ordinances. The landscape ordinance requires at least six percent of the interior of the vehicular use area be landscaped with interior islands of at least 113 square feet in area and six feet eight inches in width. All of these requirements take into account the reductions allowed within the designated mature area of the city. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004) The applicant was not present. Staff stated the site was recently considered as a rezoning request from C-3, General Commercial District to C-4, Open Display District for a proposed automobile dealership location. Staff noted the Commission had encouraged the applicant to file the request as a planned development. Staff stated they would meet with the applicant prior to the Commission meeting to resolve any outstanding technical issues. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 4 June 3, 2004 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z -7589-A H. ANALYSIS: The applicant has met with staff and provided a revised site plan addressing most of the issues raised at the May 13, 2004, Subdivision Committee meeting. The applicant has indicated signage details, parking materials and the maximum number of automobiles to be located on the site. The applicant has also indicated dedication of right-of-way per the Master Street Plan. The applicant has indicated improvements will be constructed to West 12th Street. The applicant is requesting a five-year deferral of street improvements to Madison Street. Staff is supportive of the requested deferral of street improvements to Madison Street for five years or until adjacent development occurs. The applicant has indicated a maximum of fifty cars will be located on the site. The site plan indicates all parking areas will be paved surfaces with the exception of landscaped areas and landscaped islands. The applicant has indicated a minimum of six feet nine inches of landscaping along the street side and an interior landscape island of fifteen feet by thirty-five feet. The proposed landscaping is adequate to meet the ordinance requirement of at least six percent of the interior of the vehicular use area be landscaped with interior islands. Staff would recommend if the development is approved, the interior landscaping be more evenly distributed to break up the sea of asphalt on the site. The applicant has also indicated signage for the proposed development. The sign proposed is a single two sided sign three feet by three feet with a maximum pole height of fifteen feet. The applicant has indicated the sign will be located along West 12th Street near the intersection with Madison Street. The proposed signage is consistent with signage allowed in commercial zones. The property is currently undeveloped. The general area contains a mixture of uses and zoning along West 12th Street. Single-family residences are located north of the site, with churches located across Madison Street to the west and northwest. A multi -family development (Madison Heights) is located across West 12th Street to the south. A mixture of commercial uses is located to the east, along the north side of West 12th Street. The request does not require a change to the Land Use Plan since the site is indicated as Commercial. However, due to the intense nature of C-4 zoning, the specifics of the development should be reviewed to assure the compatibility of the proposed development with the surrounding uses. Staff does not feel the development adequately buffers adjoining single-family uses. Staff does not support the requested for a planned development to allow a C-4 use to locate on the site. Although the property is shown as commercial on the City's Future Land Use Plan, it is located at the far west end of the commercial area along West 12th Street, specifically the north side of West 12th Street. In 5 June 3, 2004 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: 2-7589-A addition, staff feels due to the intense nature of the request, the development plan proposed does not assure compatibility of the proposed development with the surrounding uses. The commercial area is adjacent to single-family, multi- family and public/institutional uses and zoning. Staff believes that an open display type use at this location is out of character with the neighborhood. Staff feels that the existing C-3 zoned property is much more appropriate for a small commercial use, such as restaurant, drug store or Laundromat, which would serve the surrounding residential properties. Staff feels that an open display type use, such as a used car lot, will have a negative impact on the surrounding properties. STAFF RECOMMENDATION: Staff recommends denial of the request. E. ITEM NO.: 15 FILE NO.: Z -7589-A NAME: Miller Short -form PD -C LOCATION: 4724 West 12" Street Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide details concerning any proposed sign (height/area/location). 3. Will there be any barbed wire on top of the chain link fence? 4. Will the parking be constructed of a hard surface material/ 5. Provide the maximum number of automobiles to be located on the site. VarianceNVaivers: None requested. Public Works: 1. West 12th Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 35 -feet from centerline (reduced standard) will be required. 2. The proposed land use would classify Madison Street on the Master Street Plan as a commercial street. Dedication of right-of-way 30 -feet from the centerline will be required. 3. With future site development plans, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to Madison Street including 5 -foot sidewalks with the planned development. 4. The current driveway location does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210 and should be removed. Access should be from the alley or from Madison Street. Driveway aprons must be concrete and meet standard details for commercial access. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy (West 12th Street). 6. Plans of all work in the 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). Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water regarding water needs. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges for additional and/or larger connections. Records indicate that there was previously a 5/8 -inch meter at this site which can probably be reestablished. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Commercial Development for a used car lot. The request does not require a change to the Land Use Plan. However, due to the intense nature of C-4 zoning, the specifics of the site plan should be reviewed to assure the compatibility of the proposed development with the surrounding uses. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Stephens Area Neighborhood Action Plan. The section on Economic Development lists a goal of attracting businesses to the Stephens Area with the objective of attracting small business such as small retail stores and cafes. Landscape: The street buffer along Madison Street and West 12th Street need increased to a minimum width of six feet nine inches. This is a requirement of both landscape and zoning ordinances. The landscape ordinance requires at least six percent of the interior of the vehicular use area be landscaped with interior islands of at least 113 square feet in area and six feet eight inches in width. All of these requirements take into account the reductions allowed within the designated mature area of the city. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, May 19, 2004.