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HomeMy WebLinkAboutZ-7622-D Staff AnalysisFILE NO.: Z -7622-D NAME: Kinnaman Short -form PD -C LOCATION: Located on the Southeast corner of Chenal Parkway and Wellington Village Road DEVELOPER: Jack Kinnaman — 1998 Kinnaman Trust c/o 24 Rahling Circle Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.9 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF C-3, General Commercial District and OS, Open Space General Retail, Open Space P D -C Outdoor parking of boats and Rv's VARIANCESMAIVERS REQUESTED: None requested. 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 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. On July 7, 2005, the Little Rock Planning Commission recommended approval of a request to rezone the site to PCD to allow use of the property by Bale Chevrolet -Honda for up to five years for delivery, prep and storage of vehicles for the dealership located further east on Chenal Parkway (13101 Chenal Parkway). A two-story building located FILE NO_: Z -7622-D (Cont on the site was proposed for vehicle prep and employee training. The other structures and sheds on the site were to be removed. A paved vehicular storage area for up to 236 vehicles was approved. Fencing and screening would be installed around the perimeter of the vehicle storage area. An asphalt driveway was extended from Kanis Road to accommodate the delivery trucks. After five years (July 7, 2010) the property was to revert to C-3, General Commercial District. A five year deferral of the required street improvements was approved. The Little Rock Planning Commission approved a request to allow the expansion of the auto storage and preparation space on the site on May 24, 2007. The approval allowed channel improvements to the creek located along the eastern boundary. The item was before the Board of Directors on June 26, 2007 and was denied. A conditional use permit request to allow an auto repair business to locate on this C-3 zoned tract was before the Commission on October 7, 2010. The applicant requested the item be withdrawn from consideration. The Commission approved the withdrawal request on the consent agenda. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The property is located at the southeast corner of Chenal Parkway and Wellington Hills Road. This location was originally the construction office and yard for Kinco Construction and is still owned by the trust of Jack Kinnaman. The north portion of the property which contains the office is being leased by Music Mart and is not part of the rezoning request. With this application, the applicant is proposing to utilize the existing paved area for storage of RV's, boats, trailers and other outdoor vehicles. The property is screened on the east by Rock Creek. To the south is an abandoned nursery, Music Mart is located to the north and Windstream is located across Wellington Hills Road to the west. The applicant proposes to construct a driveway off Wellington Hills Road. This location was designated on the approved construction plans for access into this property. The property will be fenced on all sides with a gate on Wellington Hills Road to secure access to the site. The gate will be moved east into the property to allow for stacking outside the fence without impeding traffic flow. B. EXISTING CONDITIONS: The general area contains a mixture of uses and zoning. To the west is the former One Source Home Center which has been converted to an office use. Further west is undeveloped C-3 zoned property and the Kroger PCD development. East of the site is undeveloped 0-2 zoned property with single-family residences further east. The property to the north across Chenal Parkway is a vacant automobile dealership, a Wal -greens, a fast food restaurant and an automotive service business. An abandoned plant nursery, a FA FILE NO.: Z -7622-D mini -warehouse development and single-family residences on large lots are 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 of Rock Creek, as the creek runs north/south through the property near the east property line. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 -feet of the site along with the Parkway Place Property Owners Association, the Spring Valley Manor Property Owners Association, the St. Charles Community Association, the Villages of Wellington Property Owners Association and the Woodlands Edge Community Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS - 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. An additional 10 feet of right of way is required to be dedicated for a length of 250 feet. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Wellington Hills Road. 3. With expansion of development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5 -foot sidewalks with the planned development. 4. 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. 5. A substantial area of the site lies within the regulated floodway and floodplain of Rock Creek. No future construction of any structures, improvements to the interior of the structures over 50% of the market value of the structure, parking areas, or placement of fill within the floodway. 6. Stormwater detention ordinance applies to this property. If expansion is planned show the proposed location for stormwater detention facilities on the plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for any additional information. K FILE NO.: Z -7622-D Entergy: Entergy already has facilities in this area. Contact Entergy for any changes to service requirements at location. Center -Point Energy: 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. Contact Central Arkansas Water regarding the size and location of the water meter. 3. A Capital Investment charge based on the size of meter 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. 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. Almost 2 -miles from the nearest bus route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from C-3 (General Commercial District) to PCD (Planned Commercial District) to allow the development of RV and boat storage business on the site. 4 FILE NO.: Z-7622-❑ Cont. Master Street Plan: Chenal Parkway is a Principal Arterial and Wellington Village Road is a Minor Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway and Wellington Village Road since they are both Arterials. These streets may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Chenal Parkway. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or an easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: Site plan must comply with the City's landscape and buffer ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (August 1, 2013) The applicant was present representing the request. Staff presented an overview of the development stating there were additional items necessary to compete the review process. Staff questioned the proposed screening mechanism for the area of storage. Staff also questioned if there would be any buildings located on the site. Staff questioned if the storage facility would have 24-hour access. Staff also questioned if any enhancements to landscaping were proposed. Public Works comments were addressed. Staff stated a dedication or right of way on Kanis Road was required per the Master Street Plan. Staff also stated a radial dedication of right of way was required at the intersection of Kanis Road and Wellington Hills Road. Staff stated a portion of the site was located within the floodway. Staff stated no storage would be allowed within the floodway. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 submitted responses to comments raised at the August 1, 2013, Subdivision Committee meeting. The applicant has indicated screening is not proposed with the rezoning of the site. There are no additions to the site proposed with the rezoning request including the placement of buildings or any additional paving. 5 Z -7622-D (Cont. The request is a rezoning of the southern portion of the site from C-3, General Commercial District to PCD to allow the owner to utilize the existing paved area of this site for storage of RV's, boats, trailers and other outdoor vehicles. The north portion of the property contains the former office building which is leased by Music Mart and is not part of the rezoning request. According to the applicant the property is screened on the east by Rock Creek and there is an existing wood fence located along Kanis Road on the southern perimeter of the paved area. The building located on the northern portion of the site partially screens the site from Chenal Parkway. The applicant is requesting to not place screening along Wellington Hills Road or along the northern perimeter where visible from Chenal Parkway. The request includes a deferral of the required screening for four (4) years at which time the screening will be placed within the areas visible from abutting property or the use will cease and the site will no longer be used for outdoor storage. Staff is not supportive of allowing a four (4) year deferral. Staff supports a deferral for two (2) years after which time the applicant may revise the PCD to allow additional time for placement of the screening. The applicant proposes to construct a driveway off Wellington Hills Road. The location was designated on the approved construction plans for Wellington Hills Road for access into this property. The gate will be moved east into the property to allow for stacking outside the fence without impeding traffic flow. There will not be attendant located at the site and rentals will take place from a separate commercial location of the property owner. Staff is generally supportive of the request. Staff is not however supportive of allowing a four (4) year deferral of the required perimeter screening but is supportive of allowing a two (2) year deferral. To staff's knowledge there are no remaining outstanding technical issues associated with the request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the required perimeter screening be installed within two (2) years of the date of approval of the PCD zoning. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of L FILE NO.: Z -7622-D Cont. the agenda staff report. Staff presented a recommendation the required perimeter screening be installed within two (2) years of the date of approval of the PCD zoning. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. FA ITEM NO.: 8. Z -7622-D NAME: Kinnaman Short -form PD -C LOCATION: located on the Southeast corner of Chenal Parkway and Wellington Village Road Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 7, 2013. The Office of Planning and Development must receive the proof of notice no later than August 16, 2013. 2. The ordinance requires outdoor areas of storage to be screened. The screening fence should be eight feet in height, opaque wall or fence. The fence or wall is to be constructed of wood or metal so as to preclude the passage of light or air. 3. Provide details of the proposed signage plan, building or ground, location, total height, total area. 4. Will there be a building located on the site to serve as an office for the proposed storage facility? Provide the location if this is the case. 5. Will the development have 24-hour access? How will this occur? 6. Is the proposal to rezone the entire site or just the paved area behind the existing building? Provide a legal description for the area to be rezoned. 7. Will there be any additional landscaping or site improvements with the approval to the request? Details the proposed improvements, enhanced landscaping, interior landscaping. 8. Will there be a dumpster located on the site? If so note the location of the proposed dumpster along with a note indicating the required screening. 9. Any site lighting must be low level and directional, directed downward and into the site. Variance/Waivers: None requested. Public Works Conditions: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. An additional 10 feet of right of way is required to be dedicated for a length of 250 feet. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Wellington Hills Road. 3. With expansion of development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5 -foot sidewalks with the planned development. 4. 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. 5. A substantial area of the site lies within the regulated floodway and floodplain of Item # 8. Rock Creek. No future construction of any structures, improvements to the interior of the structures over 50% of the market value of the structure, parking areas, or placement of fill within the floodway. 6. Stormwater detention ordinance applies to this property. If expansion is planned show the proposed location for stormwater detention facilities on the plan. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for any additional information. Entergy: Entergy already has facilities in this area. Contact Entergy for any changes to service requirements at location. Center -Point Energy: 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. Contact Central Arkansas Water regarding the size and location of the water meter. 3. A Capital Investment charge based on the size of meter 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. 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planninq: No comment. CATA: Approved as submitted. Almost 2 -miles from the nearest bus route. Parks and Recreation: No comment received. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type Item # 8. and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from C-3 (General Commercial District) to PCD (Planned Commercial District) to allow the development of RV and boat storage business on the site. Master Street Plan: Chenal Parkway is a Principal Arterial and Wellington Village Road is a Minor Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway and Wellington Village Road since they are both Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Chenal Parkway. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or an easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: Site plan must comply with the City's landscape and buffer ordinance requirements. 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, August 7, 2013. Item # 8.