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HomeMy WebLinkAboutZ-7876 Staff AnalysisFILE NO.: Z-7876 NAME: Parrott Bay Pools Short -form PCD LOCATION: Located on the Southwest corner of Sibley Hole Road and 1-430 DEVELOPER: Parrott Bay Pools LLC 2020 Canal Point Little Rock, AR 72202 ENGINEER- McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA: 0.82 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family Residential PCD FT. NEW STREET: 0 LF Swimming Pool Sales and Outdoor Display VARIANCESMAIVERS REQUESTED: A waiver of the required street improvements to Sibley Hole Road. A. PROPOSAL/REQUEST: The applicant is proposing the rezoning of this site from R-2, Single-family to PCD to allow the outdoor display and sales of swimming pools. The applicant has indicated a building will be constructed on the site containing 4000 square feet and ten parking spaces. The applicant has indicated the days and hours of operation will be from 8:00 am to 5:30 pm Monday through Saturday. The applicant is seeking a waiver of the boundary street ordinance requirements for Sibley Hole Road. FILE NO.: Z-7876 Cont. B. EXISTING CONDITIONS: The site is a vacant cleared site. To the south of the site is a property zoned PCD currently being used as a plant nursery. To the north and west of the site is public right of way for 1-430. East of the site is a large tract vacant C-2 zoned property. Sibley Hole Road is a narrow unimproved road dead -ending south of this site. C. NEIGHBORHOOD COMMENTS: The Crystal Valley Neighborhood Association, Southwest Little Rock United for Progress, 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. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: 1. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 2. The minimum Finish Floor elevation of > 283.5 feet is required to be shown on plat and grading plans. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 - foot sidewalk with the planned development. 4. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 5. 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. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 7. All driveways shall be concrete aprons per City Ordinance. 8. Show all 100 -year floodplain delineation. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. 2 FILE NO.: Z-7876 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. 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). Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a change from R-2 (Single Family District) to PCD (Planned Commercial Development) to allow the outdoor display and sale of pools. The request does not require a change to the Land Use Plan. Master Street Plan: Sibley Hole Road is shown as a Local Commercial Street on the Master Street Plan. Local Commercial Streets provide access to adjacent properties and are constructed at Collector Street Standards. Sibley Hole Road may require dedication of right-of-way and may require street improvements. City Recognized Neighborhood Action Plan: The property under review is located in an area covered by the Stagecoach Dodd Neighborhood Action Plan. The Zoning and Land Use goal is to, "maintain and encourage single-family and low density residential developments in the residential area of the neighborhood, while encouraging responsible non-residential development in area currently reserved for such uses on the Future Land Use Plan." This application is in an area shown as Commercial on the Future Land Use Plan. Landscape: The plan submitted does not provide the 9 -foot wide on-site landscape buffer east of the proposed parking area required by the Zoning and Landscape Ordinances. Variances from the Landscape Ordinance require City Beautiful Commission approval. 3 FILE NO.: 2-7876 Cont. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff questioned if there would be any signage located on the site. Staff also stated a note concerning the proposed dumpster screening would be required. Public Works comments were addressed. Staff stated street improvements to Sibley Hole Road would be required per the Master Street Plan. Mr. McGetrick stated the road currently ended just south of the site. Mr. McGetrick stated right of way was not an issue but he would request a waiver of the required street improvements. Landscaping comments were addressed. Staff stated the indicated site plan did not allow the minimum landscape strip along the eastern property line. Mr. McGetrick stated the issue would be resolved. Staff suggested Mr. McGetrick contact individual agencies with questions concerning their comments. 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 addressing most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated the days and hours of operation from 8:00 am to 5:30 pm Monday through Saturday. The applicant has also indicated a single pylon sign located near the southwest corner of the site consistent with signage allowed in commercial zones or a maximum of thirty-six feet in height and one hundred sixty square feet in area. The applicant has indicated there will be three employees of the business. The applicant has indicated a building will be constructed on the site containing 4,000 square feet and ten parking spaces. The typical minimum parking required for a commercial establishment based on the indicated square footage would be thirteen parking spaces. Although the parking indicated is not sufficient to meet the typical minimum parking required for a commercial business staff feels the indicated parking is adequate to serve the proposed use of the site. The applicant is requesting a waiver of the required street improvements to Sibley Hole Road. The applicant has indicated the road dead -ends just south of this site. The applicant has indicated dedication of right of way sufficient to meet Master Street Plan requirements. Staff is supportive of the waiver request for the proposed development. Staff feels the proposed use of the site will not generate a great deal of traffic that would require boundary street improvements. Should 0 FILE NO.: Z-7876 Sibley Hole Road connect in the future and the site redevelops staff feels the street improvements more critical at that time. Staff is supportive of the proposed rezoning request. The applicant is requesting a rezoning of this site from R-2, Single-family to PCD to allow the outdoor display and sales of swimming pools. The site is shown as Commercial on the City's Future Land Use Plan and there are commercially zoned properties to the south and east of the site. Staff does not feel the placement of this activity on the site will have any adverse impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. Staff recommends approval of the waiver of the required street improvements to Sibley Hole Road. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the waiver of the required street improvements to Sibley Hole Road as related to the current rezoning request. 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.: 29 FILE NO.: Z-7876 NAME: Parrott Bay Pools Short -form PCD LOCATION: Located on the Southwest corner of Sibley Hole Road and 1-430 DEVELOPER: Parrott Bay Pools LLC 2020 Canal Point Little Rock, AR 72202 ENGINEER- McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA: 0.82 acres CURRENT ZONING: NUMBER OF LOTS: 1 R-2, Single-family FT. NEW STREET: 0 LF ALLOWED USES: Single-family Residential PROPOSED ZONING: PCD PROPOSED USE: Swimming Pool Sales and Outdoor Display VARIANCESMAIVERS REQUESTED: A waiver of the required street improvements to Sibley Hole Road. A. PROPOSAUREQUEST: The applicant is proposing the rezoning of this site from R-2, Single-family to PCD to allow the outdoor display and sales of swimming pools. The applicant has indicated a building will be constructed on the site containing 4000 square feet and ten parking spaces. The applicant has indicated the days and hours of operation will be from 8:00 am to 5:30 pm Monday through Saturday. The applicant is seeking a waiver of the boundary street ordinance requirements for Sibley Hole Road. July 7, 2005 SUBDIVISION ITEM NO.: 29 (Cont.) . FILE NO.: Z-7876 B. EXISTING CONDITIONS: The site is a vacant cleared site. To the south of the site is a property zoned PCD currently being used as a plant nursery. To the north and west of the site is public right of way for 1-430. East of the site is a large tract vacant C-2 zoned property. Sibley Hole Road is a narrow unimproved road dead -ending south of this site. C. NEIGHBORHOOD COMMENTS: The Crystal Valley Neighborhood Association, Southwest Little Rock United for Progress, 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. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: 1. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 2. The minimum Finish Floor elevation of > 283.5 feet is required to be shown on plat and grading plans. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 - foot sidewalk with the planned development. 4. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 5. 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. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 7. All driveways shall be concrete aprons per City Ordinance. 8. Show all 100 -year floodplain delineation. 2 July 7, 2005 SUBDIVISION ITEM NO.: 29(Cont.)FILE NO.: Z-7876 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. 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. 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). Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. 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 Otter Creek Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a change from R-2 (Single Family District) to PCD (Planned Commercial Development) to allow the outdoor display and sale of pools. The request does not require a change to the Land Use Plan. Master Street Plan: Sibley Hole Road is shown as a Local Commercial Street on the Master Street Plan. Local Commercial Streets provide access to adjacent properties and are constructed at Collector Street Standards. Sibley Hole Road may require dedication of right-of-way and may require street improvements. City Reco nixed Neighborhood Action Plan: The property under review is located in an area covered by the Stagecoach Dodd Neighborhood Action Plan. The Zoning and Land Use goal is to, "maintain and encourage single-family and low density residential developments in the residential area of the neighborhood, while encouraging responsible non-residential development in area currently 3 July 7, 2005 SUBDIVISION ITEM NO.: 29 (Cont.) FILE NO.: Z-7876 reserved for such uses on the Future Land Use Plan." This application is in an area shown as Commercial on the Future Land Use Plan. Landscape: The plan submitted does not provide the 9 -foot wide on-site landscape buffer east of the proposed parking area required by the Zoning and Landscape Ordinances. Variances from the Landscape Ordinance require City Beautiful Commission approval. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff questioned if there would be any signage located on the site. Staff also stated a note concerning the proposed dumpster screening would be required. Public Works comments were addressed. Staff stated street improvements to Sibley Hole Road would be required per the Master Street Plan: Mr. McGetrick stated the road currently ended just south of the site. Mr. McGetrick stated right of way was not an issue but he would request a waiver of the required street improvements. Landscaping comments were addressed. Staff stated the indicated site plan did not allow the minimum landscape strip along the eastern property line. Mr. McGetrick stated the issue would be resolved. Staff suggested Mr. McGetrick contact individual agencies with questions concerning their comments. 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 addressing most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated the days and hours of operation from 8:00 am to 5:30 pm Monday through Saturday. The applicant has also indicated a single pylon sign located near the southwest corner of the site consistent with signage allowed in commercial zones or a maximum of thirty-six feet in height and one hundred sixty square feet in area. The applicant has indicated there will be three employees of the business. The applicant has indicated a building will be constructed on the site containing 4,000 square feet and ten parking spaces. The typical minimum parking required for a commercial establishment based on the indicated square footage would be thirteen parking spaces. Although the parking indicated is not sufficient to meet 4 July 7, 2005 SUBDIVISION I LE NO.: Z-7876 the typical minimum parking required for a commercial business staff feels the indicated parking is adequate to serve the proposed use of the site. The applicant is requesting a waiver of the required street improvements to Sibley Hole Road. The applicant has indicated the road dead -ends just south of this site. The applicant has indicated dedication of right of way sufficient to meet Master Street Plan requirements. Staff is supportive of the waiver request for the proposed development. Staff feels the proposed use of the site will not generate a great deal of traffic that would require boundary street improvements. Should Sibley Hole Road connect in the future and the site redevelops staff feels the street improvements more critical at that time. Staff is supportive of the proposed rezoning request. The applicant is requesting a rezoning of this site from R-2, Single-family to PCD to allow the outdoor display and sales of swimming pools. The site is shown as Commercial on the City's Future Land Use Plan and there are commercially zoned properties to the south and east of the site. Staff does not feel the placement of this activity on the site will have any adverse impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. Staff recommends approval of the waiver of the required street improvements to Sibley Hole Road. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the waiver of the required street improvements to Sibley Hole Road as related to the current rezoning request. 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. 5 ITEM NO.: 29 FILE NO.: Z-7876 NAME- Parrott Bay Pools Short -form PCD LOCATION: located on the Southwest corner of Sibley Hole Road and 1-430 Planning Staff Comments: l j 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. Provide details of any proposed signage including height/area/location. 3. The site plan includes the placement of 10 parking spaces. The ordinance would typically require 13 parking spaces for a commercial use. 4. Provide a note concerning the proposed dumpster screening. The dumpster has been located adjacent to the roadway. Typically dumpsters are not allowed adjacent to the roadway. 5. The applicant has indicated the days and hours of operation will be from 8:00 am to 5:30 pm Monday through Friday. Staff questions the indicated hours since most pool store are open seven days per week during the summer months. 6. The general note section of the site plan indicates the site is currently zoned C-2. This is incorrect. The site is currently zoned R-2, Single-family. Variance[Waivers: None requested. Public Works Conditions: 1. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 2. The minimum Finish Floor elevation of > 283.5 feet is required to be shown on plat and grading plans. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalk with the planned development. 4. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 5. 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. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 7. All driveways shall be concrete aprons per City Ordinance. 8. Show all 100 -year floodplain delineation. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. 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. 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). Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route_ Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a change from R-2 (Single Family District) to PCD (Planned Commercial Development) to allow the outdoor display and sale of pools. The request does not require a change to the Land Use Plan. Master Street Plan: Sibley Hole Road is shown as a Local Commercial Street on the Master Street Plan. Local Commercial Streets provide access to adjacent properties and are constructed at Collector Street Standards. Sibley Hole Road may require dedication of right-of-way and may require street improvements. City Recognized Neighborhood Action Plan: The property under review is located in an area covered by the Stagecoach Dodd Neighborhood Action Plan. The Zoning and Land Use goal is to, "maintain and encourage single-family and low density residential developments in the residential area of the neighborhood, while encouraging responsible non-residential development in area currently reserved for such uses on the Future Land Use Plan." This application is in an area shown as Commercial on the Future Land Use Plan. Landscape: The plan submitted does not provide the 9 -foot wide on-site landscape buffer east of the proposed parking area required by the Zoning and Landscape Ordinances. Variances from the Landscape Ordinance require City Beautiful Commission approval. Revised plat/plan Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, June 22, 2005.