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HomeMy WebLinkAboutZ-7667 Staff AnalysisITEM NO.: 21 NAME: HWY 10 Business Park Short -form PCD LOCATION: 14410 Cantrell Road FILE NO.: Z-7667 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. Will there be any modifications to the proposed site with the change in use? Will parking be added to the site or signage? If parking is to be added to the site indicate on the proposed site plan the location of the proposed parking area and the number of spaces to be added. 3. Indicate on the proposed site plan any signage that is proposed along with details concerning the proposed signage (height/area/location). 4. Will the listed alternative uses for the front building require areas for outdoor storage? If uses are added that require outdoor storage (lawn care, landscaping, pest control, general contractor) where will the storage of material and equipment be located? 5. Is any outdoor storage area being requested for the rear building (warehouse and storage as alternative uses)? 6. Provide the anticipated days and hours of operation of the proposed users. Variance/Waivers: None requested. Public Works: 1. No comment regarding the change in use of the existing building. 2. The access easement to Cantrell Road crosses the Planned Commercial Development to the South. In the future, the easement is to be relocated West to Pinnacle Valley Road. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 (CAW) 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 CAW. The test results must be sent to CAW s Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. 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). A water main extension will be required to allow for fire protection and additional meter(s). This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2434 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planning Division: No comment received. Landscape: A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the western and northern perimeters of the site. If a parking area is to be developed, it will need to be landscaped in accordance with ordinance requirements. Revised plattplan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, June 30, 2004. FILE NO.: Z-7667 NAME: HWY 10 Business Park Short -form PCD LOCATION: 14410 Cantrell Road DEVELOPER: Central Acquisitions, LLC 900 South Shackleford — Suite 220 Little Rock, AR 72211 ENGINEER: Davis Engineering Co. 55 Marcella Drive Little Rock, AR 72223 AREA: 3.772 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PCD Selected C-3 uses VARIAN CESMAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: FT. NEW STREET: 0 The applicant is requesting to rezone the site from R-2, Single-family to PCD to allow the redevelopment of the site. Currently there is a single-family structure being used as a non -conforming office use and a non -conforming concrete truck repair business. The applicant is requesting to use the site as a lawn care business without outdoor storage, landscaping business without outdoor storage, real estate office, pest control office, general contractor's office without outdoor storage or an appraisal company. The applicant has indicated any storage activities will take place in the existing warehouse building located in the rear of the site. FILE NO.: Z-7667 (Con B. EXISTING CONDITIONS: The site contains an existing single-family structure and a large industrial building currently being used as a concrete truck repair business. The site is accessed from a private access easement across property located to the south of the site. To the east of the site is a vacant wooded site recently approved as a PCD for a mini -warehouse development. To the west of the site is a single-family subdivision with homes accessed from Pine Mountain Drive. North of the site is vacant MF -12 zoned property. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received several informational phone calls from area residents. The Secluded Hills Neighborhood Association, Westbury Property Owners Association, Westchester/Heatherbrae Property Owners Association, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. No comment regarding the change in use of the existing building. 2. The access easement to Cantrell Road crosses the Planned Commercial Development to the South. In the future, the easement is to be relocated West to Pinnacle Valley Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be 2 FILE NO.: Z-7667 (Cont. completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. 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). A water main extension will be required to allow for fire protection and additional meter(s). This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSU ES/TECH N ICAUDESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows transition for this property. The applicant has applied for a PCD to recognize an existing use of a concrete pumper truck repair shop and for additional uses such as landscaping business and general and professional office. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: Cantrell Road is shown as a Principal Arterail on the Master Street Plan and may require dedication of right-of-way and street improvements. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment Goal listed action statements of 1) Preserve the Highway 10 Overlay District, 2) vigorously enforce the ordinance for hillside protection, and 3) Vigorously enforce the ordinance for the preservation of trees. Landscape: A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the western and northern perimeters of the site. If a parking area is to be developed, it will need to be landscaped in accordance with ordinance requirements. 3 FILE NO.: Z-7667 G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) The applicant was not present. Staff stated the request was to allow the use of an existing single-family structure as an office uses. Staff noted the applicant was also requesting alternative uses, which could possibly require outdoor storage areas. Staff stated they would contact the applicant directly to resolve any outstanding technical issues prior to the public hearing. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Staff has met with the applicant concerning the outstanding issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant is requesting to rezone the site from R-2, Single-family to PCD to allow the redevelopment of the site with selected office uses. Currently there is a single-family structure being used as a non -conforming office use and a non -conforming concrete truck repair business located in a rear warehouse building. The applicant has indicated there will not be a dumpster located on the site and there is no signage proposed as a part of the development. The applicant is not proposing the addition of any new parking on the site. The applicant has indicated there is not an active Bill of Assurance for the proposed property on file with the County Court House. The applicant is requesting to use the site as a lawn care business without outdoor storage, landscaping business without outdoor storage, real estate office, pest control office, general contractor's office without outdoor storage or an appraisal company. The applicant has indicated any storage activities will take place in the existing warehouse building located in the rear of the site. Staff is supportive of the applicant's request. The applicant has indicated there will not be any outdoor storage of equipment, material of vehicles on the site. With this agreement, staff can support the proposed listed uses. The site is classified as Transition on the City's Future Land Use Plan. Staff feels if all the uses are enclosed, the site may redevelop consistent with the Transition designation. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. 0 FILE NO.: Z-7667 (Cont. PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was present representing the request. There were no registered objectors present. Staff stated all uses were to remain indoors and there was to be no outdoor storage of equipment and/or materials as a part of the approved site plan. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 July 15, 2004 ITEM NO.: 21 FILE NO.: Z-7667 NAME: HWY 10 Business Park Short -form PCD LOCATION: 14410 Cantrell Road DEVELOPER: Central Acquisitions, LLC 900 South Shackleford — Suite 220 Little Rock, AR 72211 ENGINEER: Davis Engineering Co. 55 Marcella Drive Little Rock, AR 72223 AREA: 3.772 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS R-2, Single-family Single-family residential PCD Selected C-3 uses VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: FT. NEW STREET: 0 The applicant is requesting to rezone the site from R-2, Single-family to PCD to allow the redevelopment of the site. Currently there is a single-family structure being used as a non -conforming office use and a non -conforming concrete truck repair business. The applicant is requesting to use the site as a lawn care business without outdoor storage, landscaping business without outdoor storage, real estate office, pest control office, general contractor's office without outdoor storage or an appraisal company. The applicant has indicated any storage activities will take place in the existing warehouse building located in the rear of the site. July 15, 2004 SUBDIVISION ITEM NO.: 21 (Cont.)_ FILE NO.: Z-7667 B. EXISTING CONDITIONS: The site contains an existing single-family structure and a large industrial building currently being used as a concrete truck repair business. The site is accessed from a private access easement across property located to the south of the site. To the east of the site is a vacant wooded site recently approved as a PCD for a mini -warehouse development. To the west of the site is a single-family subdivision with homes accessed from Pine Mountain Drive. North of the site is vacant MF -12 zoned property. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received several informational phone calls from area residents. The Secluded Hills Neighborhood Association, Westbury Property Owners Association, Westchester/Heatherbrae Property Owners Association, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. No comment regarding the change in use of the existing building. 2. The access easement to Cantrell Road crosses the Planned Commercial Development to the South. In the future, the easement is to be relocated West to Pinnacle Valley Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 (CAW) requires 2 July 15, 2004 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z-7667 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. 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). A water main extension will be required to allow for fire protection and additional meter(s). This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows transition for this property. The applicant has applied for a PCD to recognize an existing use of a concrete pumper truck repair shop and for additional uses such as landscaping business and general and professional office. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: Cantrell Road is shown as a Principal Arterail on the Master Street Plan and may require dedication of right-of-way and street improvements. City__ Recognized -Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment Goal listed action statements of 1) Preserve the Highway 10 Overlay District, 2) vigorously enforce the ordinance for hillside protection, and 3) Vigorously enforce the ordinance for the preservation of trees. Landscape: A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the western and northern perimeters of the site. 3 July 15, 2004 SUBDIVISION ITEM NO.: 21 Cont. FILE NO.: Z-7667 If a parking area is to be developed, it will need to be landscaped in accordance with ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) The applicant was not present. Staff stated the request was to allow the use of an existing single-family structure as an office uses. Staff noted the applicant was also requesting alternative uses, which could possibly require outdoor storage areas. Staff stated they would contact the applicant directly to resolve any outstanding technical issues prior to the public hearing. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Staff has met with the applicant concerning the outstanding issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant is requesting to rezone the site from R-2, Single-family to PCD to allow the redevelopment of the site with selected office uses. Currently there is a single-family structure being used as a non -conforming office use and a non -conforming concrete truck repair business located in a rear warehouse building. The applicant has indicated there will not be a dumpster located on the site and there is no signage proposed as a part of the development. The applicant is not proposing the addition of any new parking on the site. The applicant has indicated there is not an active Bill of Assurance for the proposed property on file with the County Court House. The applicant is requesting to use the site as a lawn care business without outdoor storage, landscaping business without outdoor storage, real estate office, pest control office, general contractor's office without outdoor storage or an appraisal company. The applicant has indicated any storage activities will take place in the existing warehouse building located in the rear of the site. Staff is supportive of the applicant's request. The applicant has indicated there will not be any outdoor storage of equipment, material of vehicles on the site. With this agreement, staff can support the proposed listed uses. The site is classified as Transition on the City's Future Land Use Plan. Staff feels if all the uses are enclosed, the site may redevelop consistent with the Transition designation. 4 July 15, 2004 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z-7667 STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was present representing the request. There were no registered objectors present. Staff stated all uses were to remain indoors and there was to be no outdoor storage of equipment and/or materials as a part of the approved site plan. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5