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HomeMy WebLinkAboutZ-7783-A Staff AnalysisApril 14, 2005 ITEM NO.: 7.1 NAME: Miracle Development Short -form PD -C LOCATION: Located at 14929 Cantrell Road DEVELOPER: Miracle Developments 8015 Stagecoach Road Little Rock, AR 72210 ENGINEER: Global Surveying Consultants Inc. 2.17 West 2"d Street, Suite 100 Little Rock, AR 72201 AREA: 2.21 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PD -C Carwash facility FILE NO.: Z -7783-A FT. NEW STREET: 0 LF VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: A requested rezoning of the property located at 14929 Cantrell Road from R-2, Single Family District to 0-3, General Office District for future office development is currently before the Little Rock Planning Commission. That applicant elected to defer the rezoning request at the Commission's March 17, 2005, Public Hearing to allow this applicant to pursue the current application request. A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT: The applicant is now proposing to build a two -bay automatic carwash facility with three vacuum stations along Cantrell Road with the addition of a future third bay. April 14, 2005 SUBDIVISION ITEM NO.: 7.1 Cont. FILE NO.: Z -7783-A The applicant has indicated there will be no parking provided as there will be no reason for any vehicle other than a service vehicle to be unattended on the property. The applicant has indicated the facility will initially be a 24-hour facility. The applicant has stated an agreement has been reached with the adjoining property owners that should the 24-hour operation become a concern they will close during the late night and early morning hours. The applicant has indicated since they do not anticipate much business during these hours, just the possibility of having a car come through will discourage loitering and illegal activity. The applicant has indicated the plan will provide a separation of approximately 98 -feet from the west property line to the building, which is more than three times the 30 -feet building line requirement defined by ordinance. In addition to this, the applicant has stated the planned use will leave 225 -feet of the southern portion of the property (almost an acre) undeveloped as an additional buffer. The applicant has indicated elevation concerns raised with the previous application will be resolved with the current development. The applicant has stated a great deal of fill was previously proposed thereby causing an issue with the adjoining homeowners of choosing between a steep hillside or retaining walls dominating their backyard views. The applicant has stated the current proposal allows for a minimum of fill due to the limited use of the total property area. The applicant has stated based on cross section views the homeowners in the Westchester Subdivision will be unable to see any vehicles or little of the building. The applicant has stated all that will be visible will be the roof and possibly some of the building fascia. The applicant has indicated drainage concerns will be addressed. The applicant has stated according to preliminary calculations, they would not be required by City regulations to install any sort of detention system to slow the flow rate of storm water across and from the development due to the very small amount of the total property that is being developed. Even so, the applicant is proposing to install a double detention system to slow the flow rate of the storm water currently crossing and coming from the property by a minimum of 25 percent completely at the developer's expense. The applicant has stated they feel this will assist in improving the drainage within the western portion of the adjacent subdivision. The applicant has indicated operational noise will be minimal. According to the applicant's cover letter a decibel -meter test has been conducted at their existing site located at 8015 Stagecoach Road and on the proposed site. The applicant has stated they feel the addition of the facility will not cause any increase in the noise levels in the adjacent properties over what currently exists due to the traffic on Highway 10. Furthermore, according to the applicant, the new facility will be quieter than the existing site on Stagecoach Road because a longer wash bay 2 April 14, 2005 SUBDIVISION ITEM NO.: 7.1 Cont. FILE NO.: Z -7783-A length is proposed for the Highway 10 site, which will allow the applicant to move the equipment further within the building. The applicant has indicated lighting will be building mounted wall -packs and low-level pole lights that use only downward -directed lighting that is shielded from the visibility of the adjacent properties. The applicant has indicated there will not be any lighting on the west or south side of the building above the building fascia. The site plan includes the placement of one 6 -foot diameter lighted sign mounted in the gable of the building facing north toward Highway 10 and one monument sign at the entrance to Highway 10. A land use plan amendment for a change to Mixed Use is a separate item on this Agenda (LU05-01-02). B. EXISTING CONDITIONS: The site currently contains two (2) single family residential structures, with a single access drive from Cantrell Road. Single family residences are located on the property immediately west and south of the site. A mixture of residential, office and commercial uses and zoning exists to the west along Cantrell Road. Single family residential and office uses and zoning is located across Cantrell Road to the north. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Westbury Neighborhood Association, the Westchester Neighborhood Association, the Secluded Hills Neighborhood Association, all property owners located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. A minimum dedication of right-of-way to 55 -feet from centerline will be required at all locations. An additional easement for future storm water improvements may be required. 2. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. Provide a sketch grading and drainage plan showing the proposed drainage and grading for future site development. 3 April 14, 2005 SUBDIVISION ITEM NO.: 7.1 Cont. FILE NO.: Z -7783-A 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 4. Westchester Subdivision to the west has a history of flooding problems. The Storm Water Detention Ordinance applies to this property and will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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). 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express. 4 April 14, 2005 SUBDIVISION ITEM NO.: 7.1 Cont.) FILE NO.: Z -7783-A 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 is requesting zoning for a PCD (Planned Commercial Development) for a 24-hour, multiple bay, automated car wash. A land use plan amendment for a change to Mixed Use is a separate item on this Agenda (LU05-01-02). Master Street Plan: Cantrell Road is shown as a Principal Arterial on the plan. Cantrell Road is built as a five -lane road through this area. The primary function of a Principal Arterial is to serve through traffic and connect major traffic generators or activity centers within urbanized areas. Cantrell Road may require dedication of right-of-way and street improvements. Since this property is located on a Principal Arterial, access to the site should be minimized and should not impede through traffic. Bicy_c_l_e_Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. 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 an objective of promoting the vigorous enforcement of the Landscaping & Excavation Ordinance. This action could result in the removal of trees in order to accommodate the development of uses possible in a Commercial development. Landscape: A portion of the proposed on-site landscape buffer width along Cantrell Road is less than the 40 -feet required by the Highway 10 Design Overlay District Ordinance. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings is required along the eastern, western and southern perimeters of the site. Credit toward fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around screening requirement. An irrigation system to water landscaped areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (March 24, 2005) The applicant was present representing the request. Staff stated the applicant was requesting a rezoning to PCD to allow the construction of a two bay carwash 5 April 14, 2005 SUBDIVISION ITEM NO.: 7.1 (Cont.) FILE NO.: Z -7783-A facility with an expansion area for a third bay. Staff noted there were additional items necessary to complete the review process. Staff stated the indicated signage did not comply with the Highway 10 Design Overlay standard. Staff stated the Highway 10 Design Overlay typically allowed for signage not to exceed six feet in height and seventy-two square feet in area for a single development. Staff also requested details of any proposed fencing including height, location and construction material. Staff questioned the proposed vacuum stations with regard to a canopy over the stations and if there would be a logo on the canopy. Staff requested the applicant provide the height of the proposed vacuum stations and details of screening from Highway 10. Public Works comments were addressed. Staff requested the applicant provide the direction of flow and all storm water flows (Q) entering and leaving the property and a sketch grading and drainage plan showing the proposed drainage and grading for future site development. Staff stated the Westchester Subdivision to the west had a history of flooding problems. Staff noted the Storm Water Detention Ordinance would apply to the property and would be. required. Landscaping comments were addressed. Staff stated a portion of the proposed on-site landscape buffer width along Cantrell Road was less than the 40 -feet required by the Highway 10 Design Overlay District Ordinance. Staff also stated a six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings was required along the eastern, western and southern perimeters of the site. Staff stated credit toward fulfilling this requirement could be given for existing trees and undergrowth that satisfied this year -around screening requirement. Staff stated an irrigation system to water landscaped areas would be required Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further 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 a revised site plan to staff addressing most of the issues raised at the March 24, 2005, Subdivision Committee meeting. The applicant has indicated signage consistent with the Highway 10 Design Overlay District standard or a maximum of six feet in height and seventy-two square feet in area. The applicant has also indicated fencing will be placed along the eastern property line and the southern property line both six feet in height. The applicant has indicated an eight foot fence will be placed along the entrance drive, eight feet in height. The applicant has also indicated the fence along the internal drive and along the southern property line will be placed with the smooth face to the building. The applicant has indicated the fencing is not located on the property LV April 14, 2005 SUBDIVISION ITEM NO.: 7.1 Cont. FILE NO.: Z -7783-A line and the placement of the smooth side out would have no benefit to the adjoining property owners. In addition, the applicant has indicated a 25 -foot landscape buffer will be added along the western property line to protect the residences in this area. To the south of the site is a 0.93 acre tract of undeveloped area. The applicant has indicated the existing buildings will be removed along with all paved areas and the areas will be reseeded. The applicant has indicated the vacuum stations will be a maximum of eight feet in height and three and one-half feet at the base. The applicant has indicated the stations will be covered with a canopy a maximum of ten feet in height. The applicant has indicated the canopy will be under lit and there will not be any logos located on the proposed vacuum station canopies. The site plan includes vacuum station screening with a landscaping treatment or a berm or a combination of both. The applicant has indicated limiting the servicing hours of the proposed dumpster to 7 am to noon Monday through Friday. The dumpster has been located along the eastern side of the building away from the single-family homes located in the Westchester Subdivision. The applicant has provided Public Works staff with a sketch grading and drainage plan as requested. The applicant has also indicated areas set aside for storm water detention on the proposed site plan. The applicant has indicated detention will be provided along the eastern property line and along the western property line to ensure detention of the site's potential water run-off. The site plan indicates all site development will take place behind the 40 -foot landscape buffer typically required by the Highway 10 Design Overlay District. The applicant has also indicated irrigation will be provided to water landscaped areas and a RPZA backflow preventer will be installed per Central Arkansas Water specifications. Staff is not supportive of the applicant's request for a commercial development at this location. The applicant has indicated the site plan allows for buffer of the neighboring single-family homes. The site plan does allow for additional buffering for a few of the homes but there are several homes, which do not receive the benefit of the acre of undisturbed buffer. Staff feels there are available sites in the area, which are currently zoned or indicated on the Future Land Use Plan as Commercial, which would allow for a development as proposed. Staff feels if this site is allowed to redevelop as a commercial use this will only encourage the sites located immediately east to also redevelop as commercial uses. This development pattern will extend the existing commercial node located at Taylor Loop Road further west taking in this site as well. The site is shown as Transition on the City's Future Land Use Plan and a change to Mixed Use is a separate item on this agenda. Staff is not supportive of the plan 7 April 14, 2005 SUBDIVISION ITEM NO.: 7.1 (Cont.) FILE NO.: Z -7783-A change and feels the site should remain as Transitional and redevelop as a use defined under the Transitional Land Use category or low density residential, multi -family or an office use. Staff feels a commercial use is too intense a development for this site and the plan should be maintained allowing a stepping down of intensity of uses. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (APRIL 14, 2005) Mr. Bill Keathly was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Keathly addressed the Commission on the merits of his request. He stated he and his partner had spent six months looking for a site on Highway 10 to develop a carwash and the requested site was the only location they had been able to find. He stated he had met with the neighborhood and the proposed site plan did offer them protection. He stated he felt the requested use was a transitional use since there was approximately one acre of land not being utilized but being offered as a buffer to the neighborhood. He stated the site plan offered detention to help address the neighborhoods current flooding problems. He stated the proposed carwash facility would not generate a great deal of additional noise. Mr. Gene Martin addressed the Commission in support of the proposed request. He stated he supported the development with mixed emotions. He stated the developers had worked closely with the neighborhood to develop a plan that was less intrusive to the neighborhood. He stated he felt this development was more desirable than a multi -story office building. Mr. Martin stated he felt the proposed development a good transition for the neighbors most effected. Mr. Mike Saar addressed the Commission in opposition of the proposed request. He stated the Westchester Neighborhood Association was not in support of the proposed development although for a few of the residents of the neighborhood the developer was offering a great deal of protection. He stated with the change of the site from residential to commercial he felt this would only erode the Transitional Land Use classification of the area. He stated he felt if the site were changed to Commercial this would only encourage the area to the east of the site to also develop with an intense commercial use. Mr. Renee Crater addressed the Commission in opposition of the proposed request. She stated she was the neighborhood that would be most effected by the proposed development. She stated she felt the developers had addressed concerns related to 0 April 14, 2005 SUBDIVISION ITEM NO.: 7.1 Cont. FILE NO.: Z -7783-A drainage and lighting but not the noise levels. She stated current the site was not used as a carwash facility and the noise was not there. She stated the time most people wanted to utilize a carwash facility and the peak usage time was the time she would typically be at home and trying to enjoy her outdoors. She stated she was not supportive of the proposed development. Ms. Ruth Bell addressed the Commission in opposition of the proposed request. She stated the Transitional Land Use category typically allowed for a stepping down of intensities allowing the lesser intensity uses adjacent to residential development. She stated she was supportive of allowing the increased buffer area adjacent to the neighborhood but felt a commercial development was not appropriate for the site. Mr. D.K. Robinson and Ms. Rosemary Robinson did not wish to address the Commission but indicated opposition to the proposed request. Commissioner Floyd questioned the applicant as to measure that would be undertaken to eliminate persons from hanging around the site and playing loud music while detailing their cars. Mr. Keathly stated the site was not designed to allow loitering. He stated the site at Stagecoach had been designed to allow for customer to pull out of the flow of traffic and detail their cars. The Commission questioned the number of cars served in a day. Mr. Keathly stated typically 85 cars per day would be served. He stated a web cam would be installed to discourage loitering and the neighbors would be given access to view the web cam. A motion was made to approve the Land Use Plan amendment. The motion failed by a vote of 0 ayes, 10 noes and 1 absent. A motion was made to approve the PD -C request. The motion failed by a vote of 0 ayes, 10 noes and 1 absent. 9 ITEM NO.: 7 FILE NO.: Z-778 NAME: Miracle Development Short -form PD -C LOCATION: located at 14929 Cantrell Road 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. The indicated signage does not comply with the Highway 10 Design Overlay standard. The Highway 10 Design Overlay typically allows for signage not to exceed six feet in height and seventy-two square feet in area for a single development. 3. Provide the proposed hours of the dumpster service. 4. Provide details of any proposed fencing (height/location/material). 5. Provide details of the proposed vacuum stations. Will there be a canopy over the stations, if so will there be a logo on the canopy. Provide the height of the proposed vacuum stations. Will the vacuum stations be screened from Highway 10? If so what screening mechanism will be utilized? 6. The request includes the operation of the facility on a 24-hour basis. Variance/Waivers: None requested. Public Works Conditions: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. A minimum dedication of right-of-way to 55 -feet from centerline will be required at all locations. An additional easement for future storm water improvements may be required. 2. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. Provide a sketch grading and drainage plan showing the proposed drainage and grading for future side development. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 4. Westchester Subdivision to the west has a history of flooding problems. The Storm Water Detention Ordinance applies to this property and will be required. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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). 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express. Planning Division: Landscape: A portion of the proposed on-site landscape buffer width along Cantrell Road is less than the 40 -feet required by the Highway 10 Design Overlay District Ordinance. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings is required along the eastern, western and southern perimeters of the site. Credit toward fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around screening requirement. An irrigation system to water landscaped areas will be required. Revised plat/plan; Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, March 30, 2005.