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HomeMy WebLinkAboutZ-7819-A Staff AnalysisLand Use Plan Elements for the April 28, 2005 agenda. Z-7819 Address: 7819 Mabelvale Pike Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a change from R-2 (Single Family District) to C-3 (General Commercial District) for construction of tire store. The request does not require a change to the Land Use Plan. Master Street Plan: Mabelvale Pike 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. Mabelvale Pike will require dedication of right-of-way and may require street improvements. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recoqnized Neighborhood Action Plan: The applicant's property lies in the area covered by the Chicot West / 1-30 South Neighborhood Action Plan. The Community Image goal is to "Foster strong neighborhoods and create an environment that supports independence and personal development by planning and developing a healthy community," with an action statement, "Review zoning and land use in the area every three to five years." The plan was reviewed in 2002 during the neighborhood action plan update changes were not made in the application area. Presently the future land use plan calls for Community Shopping at this location, which allows general merchandise stores. The proposed use falls into the General Merchandise Store category according to the U.S. Census Bureau (NAICS Definition 452990). The Economic Development goal states: "Provide a mixed commercial / residential environment that will promote the safety, attractiveness, and value of the area while creating a competitive and adaptable economic climate that encourages investment and diversity of employment opportunities." Several objectives are relative to this case: 1) Promote the area as a desirable place for commercial interests to locate. Work with the City and Chamber of Commerce to attract businesses. 2) Attract neighborhood oriented businesses. 3) Expand Neighborhood Commercial uses at the intersections of Arterials. This development would occur on a Minor Arterial in a Commercial Node illustrated at its junction with Interstate 30. The additional of commercial to the area could attract new commercial to the area and result in additional investment in the area. April 28, 2005 ITEM NO.: 1.1 FILE NO.: Z -7819-A NAME: Discount Tire and Auto Service Center — Conditional Use Permit LOCATION: 9401 Mabelvale Pike OWNER/APPLICANT: Melvin Ewart/Phillip Wylie PROPOSAL: A conditional use permit is requested to allow for construction of an automobile service center specializing in auto parts sales with limited parts installation and other minor repair and service. The property is zoned R-2 with a C-3 rezoning being requested (Z-7819). 1. SITE LOCATION; The site is located on the east side of Mabelvale Pike, approximately 400 feet south of the 1-30 Frontage Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed zoning and uses. A large commercial shopping center is located to the east on C-3 zoned property. The C-3 zoned property to the north is currently undeveloped. A variety of nonresidential uses are located on the CA 1-2 and R-2 zoned properties across Mabelvale Pike to the west. A single family residence is located on the R-2 zoned property to the south. It is likely that the property to the south will not remain residential. The proposed use is compatible with uses in the area and fits within uses identified by the land use plan for this area. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the Mavis Circle, SWLR United for Progress and Pinedale Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: This 7,245 square foot auto service center is required to have 34 on-site parking spaces; 5 plus 1 per 250 square feet of floor area. The applicant proposes a single driveway off of Mabelvale Pike. Forty-six (46) parking spaces will be provided; including the10 spaces in the building and 1 stacking space at each garage door. The applicant has redesigned the front parking to address staff concerns. April 28, 2005 ITEM NO.: 1.1 (Cont. 4. SCREENING AND BUFFERS - FILE NO.: Z -7819-A Compliance with the City's Landscape and Buffer Ordinances is required. Interior landscape islands are 88 square feet less than the 1,709 square feet required by the landscape ordinance. An average eleven (11) foot wide land use buffer is required to separate the proposed development from the residential property to the south. Seventy percent of this buffer is to remain undisturbed. A six (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 southern perimeter of the site. 5. PUBLIC WORKS COMMENTS - 1. With future site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 2. 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. 3. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan and all discharge locations. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected_ Entergy: 30' easement is required along southern and northern perimeters. CenterPoint Energy: Approved as submitted. Southwestern Bell: Approved as submitted. Water: All Central Arkansas 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. This fee will apply to all meter connections 2 April 28, 2005 ITEM NO.: 1.1 (Cont. FILE NO.: Z -7819-A including any metered connections off the private fire system. Contact Central Arkansas Water regarding the size and location of the water meter. 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: Place fire hydrants. County Planning: No Comments. CATA: The site is not located on a CATA Bus Route. SUBDIVISION COMMITTEE COMME (APRIL 17, 2005) The applicant was 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. It was noted that some of the parking needed to be redesigned to provide proper maneuvering area. Public Works Comments were discussed. It was noted that the required right-of- way dedication would occur through the accompanying rezoning (Z-7819). Utility Comments were noted. Landscape Comments were discussed. It was suggested that a variance from the buffer requirement on the south perimeter might be requested since it was likely that the adjacent property would not remain residential. The applicant was instructed to respond to staff issues by April 13, 2005. The Committee then forwarded the item to the full Commission. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow for development of a new, auto service center on this 0.96 acre tract. The property is currently zoned R-2. A C-3 rezoning request is a separate item on this agenda. The development includes a 7,245 square foot, one-story, prefinished metal building, a paved parking lot and associated landscaping. The building will contain 10 service bays accessed by 5 garage doors on the front and rear of the 3 April 28, 2005 ITEM NO.: 1.1 (Cont. FILE NO. Z -7819-A building, offices, customer waiting area and storage areas. Signage is to consist of 2 wall signs (one each on the west/front and north/side facades) and a single ground -mounted sign to comply with commercial standards (160 square feet, 36 feet in height). Hours of operation are proposed as Monday through Friday, 7:30 a.m. to 5:30 p.m. and Saturday, 7:30 a.m. to noon. Initial employment will be 6 to 7 persons but may expand slightly. Site lighting will be provided by six (6) exterior wall sentinels. They will be shielded to assure that light is directed only to the immediate premises. No fencing is proposed. The specific proposed use is a retail automotive service center engaged in the sale of tires, wheels and associated parts and accessories. The business will provide services including alignment, brake, oil and filter change and other minor repair and service. On April 13, 2005, the applicant submitted responses to the issues raised at Subdivision Committee. The plan has been modified to show required landscaping and to realign the front parking spaces. The applicant is requesting a waiver of the buffer and screening requirement on the south perimeter. Staff is supportive of this request. The property to the south will likely be redeveloped for a commercial use in the near future. A variance is requested to allow the wall sign on the north fagade; a wall sign without direct street frontage. Staff is also supportive of this request. The applicant has proposed minimal wall signage on the front fagade. The applicant is also requesting a deferral of the requirement to install a sidewalk. The other required street improvements and widening will be done. Staff is supportive of a sidewalk deferral for no more than five (5) years or until adjacent development. This acreage tract is not covered by a bill of assurance. To staff's knowledge, there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. The use is to be limited that specifically proposed; auto parts sales with limited motor vehicle parts installation and minor repairs and service. Staff recommends approval of the requested waiver of the buffer and screening requirements on the south perimeter. Staff recommends approval of a variance to allow a wall sign on the north fagade. Staff recommends approval of a deferral of sidewalk construction for a maximum of five (5) years or until development on adjacent property. 4 April 28, 2005 ITEM NO.: 1.1 (Cont. FILE NO.: Z -7819-A PLANNING COMMISSION ACTION: (APRIL 28, 2005) Dean Taylor was present representing the application. There were three (3) registered objectors present. The item was discussed in conjunction with the rezoning request; item #1. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. Mr. Taylor stated he had no additional comments and would reserve his time to respond to issues raised by the opponents. Janet Berry, of SWLR United for Progress, stated she was representing the Chicot Westl1-30 South Neighborhood Action Plan. Ms. Berry stated this property was in an area that was an entrance to the neighborhood and a metal building was an inappropriate use. She stated there were still residential properties in the area. Ms. Berry stated the proposed business would generate noise and traffic. She stated the property owner has never maintained the site. Ms. Berry asked the Commission to deny the C.U.P. She stated she was neutral on the C-3 rezoning. Joyce Plant, of 9400 Mabelvale Pike, voiced concerns about traffic and drainage. She also voiced opposition to any burning of trees associated with future clearing of the site. Troy Laha, of 6602 Baseline Road, asked why the sidewalk was not being constructed. He stated the building needed better design. Mr. Laha stated he was opposed to both the C.U.P. and the C-3 rezoning. Mr. Taylor responded by amending the application as relates to the building design. He stated the building would have a 3 -foot tall brick band at the base of the facade and the remainder of the facade would be drivet or stucco. He stated that would apply to all four (4) sides of the building. He also committed to having a four (4) foot tall parapet or fascia to extend above and hide the roof. Bob Brown, Plans Development Administrator, discussed landscaping on the site and stated the proposed plan complied with the Landscape Ordinance. Commissioner Adcock voiced concern about noise and about the Commission "making deals" at the meeting. Commissioner Floyd stated he was opposed to the C.U.P. but was supportive of the C-3 rezoning. A motion was made to approve the C-3 rezoning. The vote was 11 ayes, 0 noes and 0 absent. A motion was made to approve the C.U.P. as amended, including all staff comments and conditions. The vote was 7 ayes, 4 noes and 0 absent. Commissioner Adcock asked that all conditions and amendments be put in writing. Staff assured her that they would.