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HomeMy WebLinkAboutZ-7838 Staff AnalysisFILE NO.: Z - NAME: Rush Engine DBA Triumph of Arkansas Short -form PCD LOCATION: located at 4100 South University Avenue DEVELOPER: Rush Evans Engineering and Construction 3925 Asher Avenue Little Rock, AR 72204 ENGINEER: Chambers Construction Company 55 Marcella Drive Little Rock, AR 72223 AREA: 12.240 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF C-3, General Commercial District General Commercial District uses PCD PROPOSED USE: C-3, General Commercial District uses and Sales and Outdoor Display of Motorcycles VARIANCESWAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant is requesting a rezoning of this site located at 4100 South University Avenue from C-3, General Commercial District to PCD to allow for a mixed use development. The applicant is requesting to utilize the site for motorcycle sales and outdoor display, office warehousing and C-3, General Commercial District uses. The applicant has indicated the actual development will involve seven acres with the remainder of the site located within the floodway. The applicant has indicated three buildings will be constructed and is requesting the placement of lot line within the proposed development. The applicant has indicated the intent FILE NO.: Z-7838 Cont. is not to sell the buildings individually but is requesting this option as a part of the approval by allowing the creation of three lots. The proposal includes the construction of three new buildings. The applicant has indicated Building A will contain 10,500 square feet, Building B will contain 5,250 square feet and Building C will contain 27,700 square feet. The site plan includes the placement of 146 parking spaces. The total building square footage proposed is 43,450 square feet. The applicant is requesting the placement of building signage and a free standing sign. The applicant has indicated signage along the street side for each of the buildings. The applicant has also indicated signage along the northern building fagade of proposed Building A. The applicant has indicated the days and hours of operation from 8:00 am to 5:00 pm Monday through Saturday. B. EXISTING CONDITIONS: The site contains several older buildings which are currently being demolished. The area is located adjacent to the floodway and has a large power transmission line running through the site. There are commercial uses located in the area at the Asher/Colonel Glenn/University Avenue intersection. To the south of the site is a large drainage way. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Geyer Springs Neighborhood Association, the Meadowcliff Neighborhood Association, all owners of property 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: 1. Grading should stop at the site to all final zoning approvals are obtained. Final site grading and drainage plans will need to be submitted and approved prior to the start of construction. 2. Storm water detention ordinance applies to the property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 3. A special Grading Permit for Flood Hazard Areas will be required per Section 8-86 prior to construction. Minimum floor elevations will be required. 4. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 5. Private access is proposed for these lots. In accordance with Section 31-207, private street should be constructed to public street standard. A minimum 2 FILE NO.: Z-783$ Cont. access easement width of 45 -feet is required and street width of 24 -feet from back of curb to back of curb. 6. In accordance with section 31-210(h)(7), parking spaces shall not be permitted to back into an access easement. 7. Provide a site plan on a scale suitable to document compliance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Enter-gy: 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 connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on a dedicated CATA bus route. F. ISSUESlTECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to an existing PCD (Planned Commercial Development) to allow motorcycle sales and display. The request does not require a change to the Land Use Plan. Bicycle Plan: A Class I bikeway is shown south of the development at the Fourche Creek. A Class I bikeway is built separate from or alongside a road. This application will not affect the bikeway. Master Street Plan: University Avenue is constructed with a center median and is shown as a Principal Arterial on the Master Street Plan. The primary function 3 FILE NO.: Z-7838 Cont. of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Since this application is in an established shopping center additional curb cuts should not be necessary. University Avenue may require dedication of right-of-way and street and sidewalk improvements. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) The applicant was not present. Staff presented an overview of the proposed request indicating they would contact the applicant directly to clarify the outstanding issues associated with the proposed request. 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 revise site plan to staff addressing most of the issues raised at the May 5, 2005, Subdivision Committee meeting. The applicant has indicated the potential uses of the site, the desire to create lots from the proposed development and provided a topographical survey of the site. The applicant has indicated the actual development will involve seven acres with the remainder of the site located within the floodway. The applicant has indicated three buildings will be constructed and is requesting the placement of lot line within the proposed development. The applicant has indicated the intent is not to sell the buildings individually but is requesting this option as a part of the approval. The applicant has also identified an area as a truck court for deliveries behind the proposed warehouse building. The proposal includes the construction of three new buildings. The applicant has indicated Building A will contain 10,500 square feet, Building B will contain 5,250 square feet and Building C will contain 27,700 square feet. The site plan includes the placement of 146 parking spaces. The total building square footage proposed is 43,450 square feet. Based on the total building square footage the development would typically require the placement of 144 parking spaces. Staff feels with the placement of a cross access and parking agreement the indicated parking is adequate to meet the typical minimum parking required per the zoning ordinance. The applicant has not indicated such an access and parking arrangement. Staff feels this should be put in place to allow the development to function as a single development while allowing the applicant the flexibility to sell lots in the future. 4 FILE NO.: Z-7838 Cont. The applicant is requesting the placement of building signage and a free standing sign. The applicant has indicated signage along the street side for each of the buildings. The applicant has also indicated signage along the northern building fagade of proposed Building A. The ordinance typically requires all signage to face a street frontage. Staff is supportive of the applicant's request for the placement of the indicated signage along the northern fagade. The applicant has indicated the placement of two 3 -foot by 7 -foot signs to advertise the two brands of vehicles that will be sold from the site. Staff does not feel the indicated signage will have any adverse impact on the adjoining properties. The applicant has indicated the days and hours of operation from 8:00 am to 5:00 pm Monday through Saturday. The indicated hours are consistent with the hours of operation of the nearby commercial uses. Staff is supportive of the applicant's request. The applicant has indicated the development of the site with three buildings in three phases. The applicant has also indicated the creation of lot lines within the development to allow the future sale of individual buildings should the opportunity arise. The proposed site plan does not indicate the proposed parking as a cross parking agreement and the indicated drives as cross access and utility easements. Staff feels if the development is proposed with cross access and cross parking the development will function as a single development and address the needs of parking and access to the individual lots should a sale occur in the future. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels in addition to the allowable C-3, General Commercial District uses allowed on the site, the allowance of motorcycle sales and display for the site is an appropriate use for the property. AFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above report. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was not present. Staff stated the applicant had failed to respond to the comments raised at the May 5, 2005, Subdivision Committee meeting. Staff presented a recommendation the item be deferred to the July 7; 2005, Public Hearing. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 FILE NO.: Z-7838 Cont. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the applicant's request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: J FILE NO.: Z-7838 NAME: Rush Engine DBA Triumph of Arkansas Short -form PCD LOCATION: located at 4100 South University Avenue DEVELOPER: Rush Evans Engineering and Construction 3925 Asher Avenue Little Rock, AR 72204 ENGINEER: Chambers Construction Company 55 Marcella Drive Little Rock, AR 72223 AREA: 12.240 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF C-3, General Commercial District General Commercial District uses PCD C-3, General Commercial District uses and Sales and Outdoor Display of Motorcycles VARIAN CESNVAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is requesting a rezoning of this site located at 4100 South University Avenue from C-3, General Commercial District to PCD to allow for a mixed use development. The applicant is requesting to utilize the site for motorcycle sales and outdoor display, office warehousing and C-3, General Commercial District uses. The applicant has indicated the actual development will involve seven acres with the remainder of the site located within the floodway. The applicant has indicated three buildings will be constructed and is requesting the placement of July 7, 2005 SUBDIVISION ITEM NO.: J (Cont.) FILE NO.: Z-7838 lot line within the proposed development. The applicant has indicated the intent is not to sell the buildings individually but is requesting this option as a part of the approval by allowing the creation of three lots. The proposal includes the construction of three new buildings. The applicant has indicated Building A will contain 10,500 square feet, Building B will contain 5,250 square feet and Building C will contain 27,700 square feet. The site plan includes the placement of 146 parking spaces. The total building square footage proposed is 43,450 square feet. The applicant is requesting the placement of building signage and a free standing sign. The applicant has indicated signage along the street side for each of the buildings. The applicant has also indicated signage along the northern building fagade of proposed Building A. The applicant has indicated the days and hours of operation from 8:00 am to 5:00 pm Monday through Saturday. B. EXISTING CONDITIONS: The site contains several older buildings which are currently being demolished. The area is located adjacent to the floodway and has a large power transmission line running through the site. There are commercial uses located in the area at the Asher/Colonel Glenn/University Avenue intersection. To the south of the site is a large drainage way. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Geyer Springs Neighborhood Association, the Meadowcliff Neighborhood Association, all owners of property 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: 1. Grading should stop at the site to all final zoning approvals are obtained. Final site grading and drainage plans will need to be submitted and approved prior to the start of construction. 2. Storm water detention ordinance applies to the property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 3. A special Grading Permit for Flood Hazard Areas will be required per Section 8-86 prior to construction. Minimum floor elevations will be required. 2 July 7, 2005 SUBDIVISION ITEM NO.: J (Cont. FILE NO.: Z-7838 4. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 5. Private access is proposed for these lots. In accordance with Section 31-207, private street should be constructed to public street standard. A minimum access easement width of 45 -feet is required and street width of 24 -feet from back of curb to back of curb. 6. In accordance with section 31-210(h)(7), parking spaces shall not be permitted to back into an access easement. 7. Provide a site plan on a scale suitable to document compliance. 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 connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Commercial for this property. The applicant has K July 7, 2005 SUBDIVISION ITEM NO.: J Cont.) FILE NO.: Z-7838 applied for a revision to an existing PCD (Planned Commercial Development) to allow motorcycle sales and display. The request does not require a change to the Land Use Plan. Bicycle Plan: A Class I bikeway is shown south of the development at the Fourche Creek. A Class I bikeway is built separate from or alongside a road. This application will not affect the bikeway. Master Street Plan: University Avenue is constructed with a center median and is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Since this application is in an established shopping center additional curb cuts should not be necessary. University Avenue may require dedication of right-of-way and street and sidewalk improvements. City Reco nized Netclhborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) The applicant was not present. Staff presented an overview of the proposed request indicating they would contact the applicant directly to clarify the outstanding issues associated with the proposed request. 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 revise site plan to staff addressing most of the issues raised at the May 5, 2005, Subdivision Committee meeting. The applicant has indicated the potential uses of the site, the desire to create lots from the proposed development and provided a topographical survey of the site. The applicant has indicated the actual development will involve seven acres with the remainder of the site located within the floodway. The applicant has indicated three buildings will be constructed and is requesting the placement of lot line within the proposed development. The applicant has indicated the intent is not to sell the buildings individually but is requesting this option as a part of the approval. The applicant has also identified an area as a truck court for deliveries behind the proposed warehouse building. 4 July 7, 2005 SUBDIVISION ITEM NO.: J Cont. FILE NO.: Z-7838 The proposal includes the construction of three new buildings. The applicant has indicated Building A will contain 10,500 square feet, Building B will contain 5,250 square feet and Building C will contain 27,700 square feet. The site plan includes the placement of 146 parking spaces. The total building square footage proposed is 43,450 square feet. Based on the total building square footage the development would typically require the placement of 144 parking spaces. Staff feels with the placement of a cross access and parking agreement the indicated parking is adequate to meet the typical minimum parking required per the zoning ordinance. The applicant has not indicated such an access and parking arrangement. Staff feels this should be put in place to allow the development to function as a single development while allowing the applicant the flexibility to sell lots in the future. The applicant is requesting the placement of building signage and a free standing sign. The applicant has indicated signage along the street side for each of the buildings. The applicant has also indicated signage along the northern building fagade of proposed Building A. The ordinance typically requires all signage to face a street frontage. Staff is supportive of the applicant's request for the placement of the indicated signage along the northern fagade. The applicant has indicated the placement of two 3 -foot by 7 -foot signs to advertise the two brands of vehicles that will be sold from the site. Staff does not feel the indicated signage will have any adverse impact on the adjoining properties. The applicant has indicated the days and hours of operation from 8:00 am to 5:00 pm Monday through Saturday. The indicated hours are consistent with the hours of operation of the nearby commercial uses. Staff is supportive of the applicant's request. The applicant has indicated the development of the site with three buildings in three phases. The applicant has also indicated the creation of lot lines within the development to allow the future sale of individual buildings should the opportunity arise. The proposed site plan does not indicate the proposed parking as a cross parking agreement and the indicated drives as cross access and utility easements. Staff feels if the development is proposed with cross access and cross parking the development will function as a single development and address the needs of parking and access to the individual lots should a sale occur in the future. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels in addition to the allowable C-3, General Commercial District uses allowed on the site, the allowance of motorcycle sales and display for the site is an appropriate use for the property. 5 July 7, 2005 SUBDIVISION I. STAFF RECOMMENDATION: FILE NO.: Z-7838 Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above report. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was not present. Staff stated the applicant had failed to respond to the comments raised at the May 5, 2005, Subdivision Committee meeting. Staff presented a recommendation the item be deferred to the July 7, 2005, Public Hearing. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the applicant's request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 0 ITEM NO.: 17 FILE NO.: Z-7838 NAME: Rush Engine DBA Triumph of Arkansas Short -form PCD LOCATION: located at 4100 South University Avenue 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. Indicate on the site plan the area proposed for outdoor display. 3. Provide details of the proposed uses for the site including any test-driving areas proposed located on the site. 4. Provide details of any proposed signage to be located on the site including any building signage including height/area/location. 5. Will there be a dumpster located on the site? If so indicate the location along with a note concerning the required screening. 6. Provide the total building square footage of each of the buildings in the general notes section of the site plan. 7. Provide the days and hours of operation in the general notes section of the site plan. 8. Provide the anticipated uses of the indicated buildings in the general notes section of the site plan. 9. Will the development be held under one ownership or will separate parcels be created as a result of the redevelopment? If so indicate the proposed lot lines on the site plan. Variance/Waivers: None requested. Public Works Conditions: 1. Grading should stop at the site until all final zoning approvals are obtained. Final site grading and drainage plans will need to be submitted and approved prior to the start of construction. 2. Storm water detention ordinance applies to the property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 3. A special Grading Permit for Flood Hazard Areas will be required per Section 8-86 prior to construction. Minimum floor elevations will be required. 4. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 5. Private access is proposed for these lots. In accordance with Section 31-207, private street should be constructed to public street standard. A minimum access easement width of 45 -feet is required and street width of 24 -feet from back of curb to back of curb. 6. In accordance with section 31-210(h)(7), parking spaces shall not be permitted to back into an access easement. 7. Provide a site plan on a scale suitable to document compliance. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Enemy: 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 connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Count, Plug: No comment. LATA- Plannina Division: Landscape: Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, May 11, 2005.