HomeMy WebLinkAboutZ-7723-A Staff AnalysisOctober 26, 2006
ITEM NO.: 17
NAME: Treadway Revised Short -form PCD
LOCATION: Located at 4624 West 12th Street
DEVELOPER:
Bill and Margie Treadway
36 Tram Road
Perryville, AR 72126-8131
ENGINEER:
Blaylock-Threet Engineers, Inc.
1501 Market Street
Little Rock, AR 72211
AREA: 0.32 acres
CURRENT ZONING:
ALLOWED USES
UMBER OF LOTS: 2
PCD
Church and C-3 uses
FILE NO.: Z -7723 -A
FT. NEW STREET: 0
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add auto parts sales with limited installation as an allowable use
VARIANCESMAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 19,181 Adopted by the Little Rock Board of Directors on September 21,
2004, established Treadway Short -form PCD. The request included a replat of Lots 1
and 2, Block 30 of the Cunningham's Addition to the City of Little Rock. Each of the lots
contained individual buildings, which were constructed over lot lines several years ago.
The indicated lots were zoned C-3, General Commercial District which typically required
a 100 -foot lot width, 14,000 square foot lot area and setbacks of 25 -feet front yard,
25 -feet rear yard and 15 -feet side yard. The proposed plat indicated lot widths of
85 -feet and 55 -feet, a lot area of 8,500 square feet and 5,500 square feet and reduced
front, side and rear yard setbacks.
October 26, 2006
SUBDIVISION
ITEM NO.: 17 [Cont.] FILE NO.: Z -7723-A
A three year deferral of the required street improvements associated with the
redevelopment of Lot 2R was approved. The improvements to Lot 1 R were tied to the
redevelopment of Lot 1 R. An in -lieu contribution based on fifteen percent of the total
building addition cost to be paid at the end of the three year deferral was approved.
The approved plan indicated the placement of 21 on-site parking spaces shared
between the two lots. The proposed uses of the site would include the development of
a church on Lot 2R and commercial uses as allowed under the C-3, General
Commercial District zoning classification for Lot 1 R.
The approved site plan did not include the placement of landscaping on the site. Due to
the limits of size and setbacks of the site landscaping would be an extreme hardship
and reduce the number of parking spaces on the site.
A. PROPOSAUREQUEST:
The applicant is now proposing to amend the previously approved Planned
Commercial Development for Lot 1 R to add additional allowable uses to the site.
The applicant's cover letter indicates Magic Automotives has a goal which
includes the sales and service of customizing automotive vehicles specified by
individual clients. Customization will include installation of stereos and other
unique decor; modification of auto parts, both interior and exterior," which will
require disassembly and reassembly; installation of decorative parts; and
painting murals on vehicles.
B. EXISTING CONDITIONS:
The site contains two non-residential buildings one accessed from West 12th
Street, the second from Jefferson Street. West 12th Street is a four lane roadway
with turn -lanes at intersections, recently resurfaced. Jefferson Street is a narrow
roadway with open ditches for drainage and no sidewalk, curb or gutter in place.
To the north of the site are single-family homes and to the southeast and
southwest are non-residential retail uses. Across West 12th Street is a
multi -family development, Madison Heights.
C. NEIGHBORHOOD COMMENTS:
As of this writing, Staff has received one phone call from an area resident. The
Hope and the Forest Hills Neighborhood Associations, 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.
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October 26, 2006
SUBDIVISION
ITEM NO.: 17 Cont. FILE NO.: Z -7723-A
D. ENGINEERING COMMENTS:
Pi ffi it VVnrkc,
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No comment.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required.
Fire Department: No comment.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
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 revision to a previously approved Planned Commercial Development to
allow auto parts and sales with limited installation as an allowable use for the
site.
The request does not require a change to the Land Use Plan.
Master Street Plan: West 12th Street is shown as a Minor Arterial on the Master
Street Plan. 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 West 12th Street since it is a Minor Arterial.
Bicycle Plan: A Class III bike route is shown along West 12th Street. A Class III
bikeway is a signed route on a street shared with traffic.
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October 26, 2006
SUBDIVISION
ITEM NO.: 17
FILE NO.: Z -7723-A
City Recognized Neighborhood Action Plan: The applicant's property lies in the
area covered by the Stephens Area Neighborhood Action Plan. The
neighborhood revitalization goal calls for more facilities in the area to meet local
residents' needs.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006)
The applicant was not present representing the request. Staff presented an
overview of the proposed development stating there were no remaining technical
issues associated with the request. There was no further discussion of the item.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues remaining from the October 5, 2006,
Subdivision Committee meeting which needed addressing. The proposal is to
allow an amendment to the previously approved Planned Commercial
Development for Lot 1R to add additional allowable uses to the site. According
to the applicant's cover letter Magic Automotives has a goal which includes the
sales and service of customizing automotive vehicles specified by individual
clients. Customization includes installation of stereos and other unique decor,
modification of auto parts, both interior and exterior, which will require
disassembly and reassembly, installation of decorative parts and painting murals
on vehicles.
Although there is not a specific zoning classification for the applicant's proposed
uses of the site, the uses are most like those of auto parts, sales with limited
motor vehicle parts installation and auto paint or body rebuilding shop. Staff is
not supportive of the applicant's request to add these type uses to the site. The
site is located adjacent to single-family to the north and a new multi -family
housing development is located just across 12th Street from the site. Staff feels
the proposed uses, which are typically allowed by right in the C-4, Open Display
District are too intense for the area. The site was previously zoned C-3, General
Commercial District which is an indoor type retail zoning district classification.
Currently the site is under enforcement for outdoor activities including installation
of brakes and auto repair within the parking lot area of the site. Staff feels the
site should maintain the indoor commercial status as allowed in the C-3, General
Commercial District zoning classification to protect the area and the integrity of
the residential uses in the area.
STAFF RECOMMENDATIONS:
Staff recommends denial of the request as filed.
ld
October 26, 2006
SUBDIVISION
ITEM NO.: 17(Cont.) FILE NO.: Z -7723-A
PLANNING COMMISSION ACTION: (OCTOBER 26, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item indicating applicant had submitted a request
dated October 24, 2006, requesting this item be withdrawn from consideration without
prejudice. Staff stated the withdrawal request would require a waiver of the
Commission's By-laws with regard to the late withdrawal request. Staff stated they
were supportive of the withdrawal request.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Withdrawal. A motion was made to
waive the Commission's By-laws with regard to the late withdrawal request. The motion
carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was made to withdraw the
item without prejudice. The motion carried by a vote of 10 ayes, 0 noes and 1 absent.
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ITEM NO.: 17, Z -7723-A
NAME: Treadway Revised Short -form PCD
LOCATION: located at 4624 West 12th 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. The notice must be mailed no later than October 11, 2006. The Office of
Planning and Development must receive the proof of notice no later than October
20, 2006.
Variance/Waivers: None requested.
Public Works Conditions:
No comment.
Utilities and Fire Department/County Planning:
Wastewater: No comment.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional
water meter(s) are required.
Fire Department: No comment.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
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 revision to a
previously approved Planned Commercial Development to allow auto parts and sales
with limited installation as an allowable use for the site.
The request does not require a change to the Land Use Plan.
Item # 17
Master Street Plan: West 12th Street is`showh as a Minor Arterial on the Master Street
Plan. 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
West 12th Street since it is a Minor Arterial.
Bicycle Plan: A Class III bike route is shown along West 12th Street. A Class III
bikeway is a signed route on a street shared with traffic.
City Recoqnized Neighborhood Action Plan: The applicant's property lies in the area
covered by the Stephens Area Neighborhood Action Plan. The neighborhood
revitalization goal calls for more facilities in the area to meet local residents' needs.
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, October 11, 2006.
Item # 17