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HomeMy WebLinkAboutZ-7622-A Staff AnalysisJuly 7, 2005 ITEM NO.: 19 NAME: Bale Chevrolet -Honda — Short -form PCD LOCATION: Located at 15617 Chenal Parkway DEVELOPER: Bale Chevrolet -Honda 13101 Chenal Parkway Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.67± acres CURRENT ZONING ALLOWED USES NUMBER OF LOTS: 1 C-3 and OS General Commercial PROPOSED ZONING: PCD and OS .: Z-7622 FT. NEW STREET: 0 LF PROPOSED USE: Automobile delivery, prep and storage; employee training VARIANCESMAIVERS REQUESTED: 1. Waiver boundary street improvements 2. Use of gravel parking BACKGROUND: The property was formerly the site of Kinco Construction Company. On June 17, 2004, the Planning Commission voted to recommend approval of a request to rezone the tract to C-3 with the portion of the property located within the floodway to be zoned OS Open Space. On August 2, 2004, the Board of Directors approved the C-3 and OS zoning by the adoption of Ordinance No. 19,153. The site has been unused since that date. July 7, 2005 SUBDIVISION ITEM NO.: j Lf Cont. FILE NO.: Z -7622-A A. PROPOSAL/REQUEST: The applicant is now requesting approval of a PCD zoning to allow use of the property by Bale Chevrolet -Honda for up to 5 years for delivery, prep and storage of vehicles for the dealership which is located farther east on Chenal Parkway (13101 Chenal Parkway). An existing, two-story building is proposed to be used for vehicle prep and employee training. The other structures and sheds on the site are to be removed. Areas of gravel parking are proposed for storage of up to 236 vehicles. Fencing will be installed around the perimeter of the vehicle storage area. An asphalt driveway is to be extended through to Kanis Road to accommodate the delivery trucks. After 5 years, the property is to revert to C-3. B. EXISTING CONDITIONS: The property currently contains a vacant office building and construction yard, formerly occupied by Kinco Construction Company. There is an old residential structure which is located within the south one-half of the property. There is a paved access drive from Chenal Parkway, with paved parking along the east side of the office building. There is also a gravel access drive from Kanis Road, leading to the residential structure. The general area contains a mixture of uses and zoning. The One Source Home Center development is located immediately west, with undeveloped C-3 zoned property and the Kroger PCD development further west. There is undeveloped 0-2 zoned property to the east, with single family residences further east. An automobile dealership has recently been approved for the undeveloped C-2 zoned property located across Chenal Parkway to the north. A plant nursery, single family residences on large lots and undeveloped R-2 zoned property is located to the south across Kanis Road. A fairly large portion of the property (almost the entire east one-half of the property) is located in the floodway for Rock Creek, as the creek runs north/south through the property near the east property line. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Parkway Place Neighborhood Association were notified of this request. D. ENGINEERING COMMENTS: The proposal is for a temporary use of property to store vehicles, however there are a number boundary street, access and flood issues associated with the re -development or change in use of this property. July 7, 2005 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z -7622-A 2. Chenal Parkway is classified on the Master Street Plan as a principal arterial. At this location, right-of-way is adequate except where a property pin extends to the shoulder. An additional 20 feet is required at this point, tapered back to other corners. 3. The Master Street Plan calls for a new leg of Kanis Road to be constructed from Chenal Parkway south along the western boundary of the property. The new street then turns east in a short radius to meet the existing Kanis Road alignment. With site re -development, Y2 street improvements to this street would be required. 4. Parking of vehicles and construction of fencing in the floodway is prohibited. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. The developer must provide access points to the floodway at a maximum interval of 600 feet. 5. The driveway location on Kanis does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Because of the short distance between the bridge and future Kanis/Wellington extension, the property should take access from the Kanis extension near the center of the property. The width of driveway must not exceed 36 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. Reliant: 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place Fire hydrant per code. 3 July 7, 2005 SUBDIVISION ITEM NO.: 19(Cont)FILE NO.: Z -7622-A Parks: Consider donation and location for future Rock Creek Trail to support extension to west Little Rock. Contact Mark Webre at 371-4470. County Planning: No Comments. CATA: The site is not located on a CATA Bus Route. F. ISSUES/TECHN ICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from C-3 (General Commercial District) to PCD (Planned Commercial Development) for construction of a car lot associated with a nearby automotive dealership. The request does not require a change to the Land Use Plan. Master Street Plan: Chenal Parkway is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. The Master Street plan also indicates a proposed Minor Arterial immediately west of the application. The purpose of a Minor Arterial is to provide connections to and through an urban area. This proposed Minor Arterial was identified in the 1998 Kanis Road Concept Study and is a continuation of Kanis Road and intersects with Wellington Hills Road. At the June 17, 2004 Planning Commission hearing this land was discussed in a previous application. At that time Public Works commented that any future construction or development of the property would be subject to Master Street Plan improvements. Chenal Parkway may require dedication of right-of-way and may require street improvements. The proposed Minor Arterial may require partial construction. Right of way dedication and construction may also be required along Kanis Road. Bicycle Plan: A Class I bikeway is shown along Chenal Parkway. Parts of this bikeway have already been constructed in the Chenal Parkway median near the Parkway Place/Chenal Parkway intersection A Class I bikeway is being is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal seeks 0 July 7, 2005 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z -7622-A to maintain the residential integrity of the neighborhood with an objective and action statement noting that new development should adhere to the Future Land Use Plan. The proposed development is not in conflict with the Plan since it is shown as Commercial. The Natural Environment Goal is to "Preserve and maintain existing greenways and open spaces in the neighborhood, " and references one specific action statement recommending preservation of properties identified as Potential Greenbelts in the Parks and Recreation Master Plan. Since part of this application is shown as a potential greenbelt that part should be preserved. Landscape: Compliance with the City's Landscape and Buffer Ordinance is required. The plan submitted does not provide for the minimum 6 -foot 9 -inch wide landscape strip along the majority of the sites western perimeter. An irrigation system to water landscaped areas will be required. Variances from these standards will require City Beautiful Commission approval. It will be necessary to have cross ties placed to protect landscaped areas from vehicular traffic and gravel intrusion. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicants were present. Staff presented the item and noted additional information was needed regarding signage, days and hours of operation, site lighting, dumpster location and screening, fencing and gates. The applicant was asked to provide a more detailed explanation of the proposed uses. It was noted that fencing and vehicle parking areas needed to be removed from the floodway. Staff noted that the proposed use was for up to 5 years and the applicant was requesting a waiver of boundary street improvements and a variance to be allowed to use gravel parking. Public Works, Utility and Landscape Comments were noted. Public Works Staff stated the property should take access from the proposed Kanis Road extension, not directly off of Kanis Road. Floodway comments were noted. Staff noted that the landscape strip on the west perimeter did not comply with Ordinance requirements. The applicant was advised to respond to staff issues by June 22, 2005. The Committee forwarded the item to the full Commission. H. ANALYSIS: The applicant is requesting rezoning of this C-3 zoned site to PCD to allow use of the site by Bale Chevrolet -Honda for up to 5 years for delivery, prep and storage of vehicles for the dealership which is located farther east on Chenal Parkway. An existing, two-story building is to be used for vehicle prep and employee 5 July 7, 2005 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z -7622-A training. The other structures on the site are to be removed. Areas of gravel parking are proposed for parking/storage of the vehicles. Fencing is to be installed around the perimeter of the vehicle storage area. An asphalt driveway is to be extended through to Kanis Road to accommodate delivery trucks. After 5 years, the property is to revert to C-3. The applicant is requesting a waiver of the required street improvements. Vehicles are proposed to be delivered to the site by transport trucks Monday through Saturday, 7:00 a.m. to 6:00 p.m. Trucks will enter the site from Kanis Road, park within the fenced area, unload and then exit onto Chenal Parkway. The unloaded vehicles would be parked and stored on the site and, as needed, go into the shop area where the pre -delivery inspection is to take place. The pre -delivery inspection consists of each vehicle having the protective plastic removed and inspection for leaks, damage, fit and function. No repairs, clearing and washing will take place at this site. The applicant has also proposed to bring used vehicles to this site, to be handled in much the same manner. Needed repairs or tires being replaced is to occur at the main dealership site. The applicant also proposes to allow wholesaling of vehicles and viewing of inventory at this site with any transactions to be completed at the main facility. The training of personnel is to take place Monday through Friday, 7:30 a.m. to 5:30 p.m. Lighting of the site will be directed into the site and "used at a minimum'. A screened dumpster will be located behind the building. Signage is to consist only of a wall sign on the north (street side) fagade of the building. The applicant did submit a revised plan and responses to issues raised at Subdivision Committee. The south driveway has been relocated to the area of the Kanis Extension. The landscape strip on the west has been shown at the minimum of 6 feet and 9 inches. The proposed new parking area has been removed from the floodway, however the fencing has not. Staff is not able to support the application as proposed. When the issue was first proposed to staff, the understanding was this was to be a temporary use; for off loading and preparation of new vehicles that would then be moved to the dealership for sale. The applicant has now proposed to add wholesaling of vehicles and customer viewing of vehicles. Prepping of used inventory has also been added. The nature of the use now seems to be beyond what should be supported as a temporary use. Staff believes it is appropriate to now treat the development as one of a more permanent nature. The proposed gravel parking should be replaced with paving or another approved permeable surface. Appropriate screening and landscaping should be installed. Fencing must be removed from the floodway. Commitments must be made to complete the required street improvements. n July 7, 2005 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z -7622-A Only when these issues are addressed, can staff begin to consider the other use -related issues such as wholesaling of vehicles and customer viewing of inventory. STAFF RECOMMENDATION: Staff cannot recommend approval of the PCD, as proposed. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented the item and noted that the applicant had amended the application to address staff objections. The applicant had agreed to pave all vehicular use areas and to comply with all screening requirements. The applicant had also responded to staffs concern about the use by submitting the following amendment: `There will be no inventory viewing or wholesaling from the lot. We (Bale) will use it for truck loading and unloading, vehicle storage, new and used pre -delivery vehicle inspection and for training staff members. Only Bale Honda and Bale Chevrolet personnel will be on the lot for the above listed needs" Staff recommended approval of the amended application subject to compliance with the comments and conditions outlined in Sections D, E and F of the agenda Staff Report. Staff also recommended approved of a 5 -year deferral of required street improvements. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 7