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HomeMy WebLinkAboutZ-7629 Staff AnalysisMay 6, 2004 ITEM NO.: 20 NAME: LOCATION: OWNER/APPLICANT: .: Z-7629 Cruse Uniform and Equipment — Conditional Use Permit 1001 John Barrow Road Cruse Properties, LLC/Clements and Associates, Architects PROPOSAL: A conditional use permit is requested to allow for construction of a new building, a portion of which will be used for the installation of equipment on law enforcement and emergency vehicles. The property is zoned C-3. 1. SITE LOCATION: The site is located on the east side of John Barrow Road, between Riley Drive and Kanis Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located in an area of mixed uses and zoning. The C-3 properties to the north contain a variety of uses. The 0-2 zoned property to the east is undeveloped but has recently been discussed as the proposed site of a new, psychiatric hospital. The large area of C-3 zoned properties to the south also contains a variety of commercial uses. An office/mini-warehouse development and a single family neighborhood are located on C-3 and R-2 zoned properties across Barrow Road, to the west. This proposed, enclosed 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, Penbrook and Brownwood Terrace Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: As a general retail use, this 14,000 square foot requires 46 parking spaces. Forty-eight (48) parking spaces are proposed, including 2 handicap. Access to the site is via a single driveway off of John Barrow Road. A service drive will circle around the building to provide access to the garage doors for vehicle service and truck deliveries. All parking and drives will comply with ordinance standards. May 6, 2004 ITEM NO.: 20 (Cont.) FILE NO.: Z-7629 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinance is required. An irrigation system to water landscaped areas will be required. Prior to obtaining a construction permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible. Extra credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of 6 -inch caliper or larger. Trees to be preserved must be protected to their dripline with protective fencing. 5. PUBLIC WORKS COMMENTS: 1. John Barrow 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. Show the centerline and prepare on the plans. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Sidewalks with appropriate handicap ramps are required. (Shown on plans.) 3. Detention basin is shown on the site grading plan. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer main extension required with easements if service is required for project. Entergy: No Comments received. CenterPoint Energy: CenterPoint Energy has a 10" steel high pressure line in an easement in this area. More detailed drawings are needed. Southwestern Bell: No Comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 2 May 6, 2004 ITEM NO.: 20 (Cont. FILE NO.: Z - 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). Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (APRIL 15, 2004) The applicants were present. Staff presented the item and noted additional information was needed regarding building design, signage, days and hours of operation, number of employees, fencing and site lighting. Staff asked the applicant to show areas for vehicles waiting service or to be picked up. Staff asked that the applicant provide a copy of the bill of assurance. In response to a question from staff, the applicant responded that a septic tank was being proposed, rather than service through Little Rock Wastewater. Staff asked the applicant to verify that there was no requirement to tie on to city sewer. Public Works and Landscape Comments were noted and discussed. The applicant was advised to contact the various utility companies or the Fire Department, if there were questions about their comments. The applicant was advised to respond to staff issues by April 21, 2004. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: Cruse Uniforms and equipment proposes to construct a new, one-story 14,000 square foot building on the C-3 zoned tract located at 1001 John Barrow Road. The company specializes in the sales of uniforms, equipment and accessories to law enforcement and emergency personnel. The service is limited to a specific clientele and is not for the general public's use. 1,700 square feet of the new building will consist of an area for the installation of equipment on law enforcement and emergency vehicles. Garage doors on the north and south sides of the building will provide means of ingress and egress. The installation of parts, equipment and accessories on vehicles requires a conditional use permit in C-3. May 6, 2004 ITEM NO.: 20(Cont.)FILE NO.: Z-7629 The proposed building is of metal construction with a 40 foot section of brick veneer at the front entrance. The roof will be metal standing seam. A single wall sign will be placed on the front fagade of the building. No ground -mounted signage is proposed at this time. Any signage, including a future ground sign, must comply with ordinance standards. Normal hours of operation are 8:30 a.m. — 4:30 p.m., Monday through Friday. The business has 14 employees, one of which is outside sales. Site lighting will consist of 10 wall packs mounted to the building. There will be at the most 3 or 4 vehicles in installation in a day. If a vehicle is waiting to be picked up, it would be parked in the far east end of the parking lot. If there is a need for overnight storage of a vehicle, which is rare, it will be stored in the building. The only fencing proposed is the screening fence around the dumpster. The property is not within a subdivision and does not have a bill of assurance. A fire hydrant will be installed on the site to comply with Central Arkansas Water's requirement. A septic system is proposed. The applicant did speak with Little Rock Wastewater Utility and was advised that there was no prohibition against using a septic tank and field, if approved by the health department. Staff is supportive of the proposed conditional use permit. To staff's knowledge, there are no outstanding issues. The proposed use is compatible with uses and zoning in the area and should prove to be an asset to the community. On April 21, 2004, the applicant submitted a revised site plan and responses to staff issues raised at Subdivision Committee. Those responses are reflected in the Analysis above. STAFF RECOMMENDATION: Staff recommends approval of the application subject to compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of the staff report. PLANNING COMMISSION ACTION: (MAY 6, 2004) The applicant was present. There were no objectors present. 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 a_ pproved as recommended by staff. The vote was' 11 ayes, 0 noes and 0 absent. 4