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HomeMy WebLinkAboutZ-7895-D Staff AnalysisApril 27, 2017 ITEM NO.: 17 NAME: J & R Properties Revised Short -form PCD LOCATION: Located at 716 Appianway DEVELOPER: J & R Properties 2710 Kavanaugh Boulevard Little Rock, AR 72205 ENGINEER: GarNat Engineering, LLC P.O. Box 116 Benton, AR 72018 FILE NO.: Z -7895-D AREA: 0.688 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 9 —1-630 CENSUS TRACT: 48 CURRENT ZONING: PCD ALLOWED USES: Office warehouse PROPOSED ZONING: Revised PCD PROPOSED USE: Allow outdoor storage of materials VARIAN CEM/AIVERS: None requested. BACKGROUND: Ordinance No. 19,820 adopted by the Little Rock Board of Directors on September 18, 2007, rezoned the property from R-2, Single-family to PCD to allow the development of a site containing 1.29 acres with a restaurant and office use. The proposed development had frontage on Woodrow, West 7th, Appianway and 1-630. The development has not occurred and the approved site plan and PCD zoning have expired. Ordinance No. 20,769 adopted by the Little Rock Board of Directors on August 27, 2013, allowed a revocation of the PCD zoning which was approved in September 2007, by the adoption of Ordinance No. 19,820 and rezoning this portion as PCD, Planned April 27, 2017 SUBDIVISION ITEM NO.: 17 (Cont. FILE NO.: Z -7895-D Commercial Development. The underlying zoning for the lots was R-2, Single-family. The request also included a rezoning of Lots 14 — 17, Block 12 of the Ferndale Addition to the City of Little Rock, Arkansas from the underlying R-2, Single-family zoning to PCD, Planned Commercial Development. The lots fronted on Appianway. The development included the construction of a new warehouse which would be constructed as an addition to a single-family home located on Lot 15. The single-family home would be converted to office space. The floor level of the warehouse was to match the basement level of the existing dwelling. The warehouse was proposed as 60 -feet by 100 -feet. The house located on Lot 16 was to be removed with the proposed development. Parking and landscaping were proposed for the site. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to amend the previously approved PCD, Planned Commercial Development, zoning to allow portions of the site to be used for outdoor storage of materials. The applicant indicates a 10 -foot high wood fence would be added to screen the outdoor storage. The fence is proposed 100 percent opaque and landscaping is proposed for screening where necessary. B. EXISTING CONDITIONS: The warehouse building has been constructed on the site. Across from the site, on the east side of along Appianway, there are single-family homes backing up to a property zoned PCD which is a office warehouse use. North of the site are single-family homes fronting West 7th Street. On the northwest corner of Appianway and West 7th Street is a restaurant. On the northeast corner is a church which is also a City of Little Rock Alert Center. Appianway is an unimproved narrow street with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: All property owners located within 200 -feet of the site along with the Capitol View Stifft Station Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed gates should be installed as shown on plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available to the site. 2 April 27, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z -7895-D Entergy: Entergy does not object to this proposal. Service is already being provided to the structure at this address and the proposed use of the land does not appear to conflict with any existing electrical facilities (Distribution or Transmission). Contact Entergy in advance to discuss any changes to these plans, electrical service requirements, or adjustments to existing facilities (if any) as this proposal proceeds. Centerpoint Energy: No comment received. AT & T: No comment. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. Rock Regio_ n Metro: Rock Region Metro Route #5, the West Markham Route, runs along West 7th Street just north of this site. F. ISSUES/TECHNICAL/DESIG Building Code: No comment. Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Mixed Office and Commercial (MOC). The Mixed Office and Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a rezoning from PCD (Planned Commercial Development) to a Revised Short -form PCD (Planned Commercial Development) to allow outdoor storage of materials. Master Street Plan: East of the property is Appianway Street and it shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. A Collector design standard is used for Commercial Streets. This Street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. 3 April 27, 2017 SUBDIVISION ITEM NO.: 17 (Cont. Landscape: No comment. FILE NO.: Z -7895-D & SUBDIVISION COMMITTEE COMMENT: (April 5, 2017) The applicant was not present. Staff presented an overview of the item stating there were no technical issues in need of addressing related to the site plan. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has provided staff with an updated cover letter addressing comments raised at the April 5, 2017, Subdivision Committee meeting. The applicant is requesting to amend the previously approved PCD, Planned Commercial Development, zoning to allow portions site to be used as outdoor storage of materials. The items are currently stored on the site which include firewood, used brick, rock, pipe and form lumber to be used in their construction business and some items will be used on-site. The brick are stored on pallets and in piles within an area that is currently graveled. The applicant states they do not sell any materials. The materials are used in their construction business. The applicant indicates a 10 -foot high wood fence is proposed along the Appianway and western sides of the development. The applicant proposes the placement of a 12 -foot fence along the 1-630 frontage to allow screening to the adjacent raised elevated freeway. The fence is proposed 100 percent opaque and landscaping is proposed for screening where necessary. There are no other changes proposed from the originally approved PCD, Planned Commercial Development, zoning. Staff is not supportive of the applicant's request. The applicant is seeking approval to allow outdoor storage of materials on the site which was originally approved with no outdoor activities. This site is indicated on the Future Land Use Plan as MOC, Mixed Office Commercial, with the areas across Appianway as STD, Service Trades District. These land use categories are intended as office and commercial along with warehousing activities. The Land Use Designation states STD is intended for activities within an industrial park setting which primarily serve other office services or industrial businesses. There are other businesses located within this area which are office/warehouse type businesses none of which have areas of outdoor storage of materials or merchandise. This site is the western edge of the industrial park activities with the Capitol View/Stifft Station neighborhood just one block to the north and west of this site. Staff feels the request to allow the placement of the outdoor items as proposed by the applicant is inappropriate for this site. Il April 27, 2017 SUBDIVISION ITEM NO.: 17 (Cont.) STAFF RECOMMENDATION: Staff recommends denial of the request. FILE NO.: Z -7895-D PLANNING COMMISSION ACTION: (APRIL 27, 2017) Mr. Don Holland was present representing the request. There was one (1) registered objector present. Staff presented the item with a recommendation of denial. Mr. Holland addressed the Commission stating he would yield his time to the opposition. Mr. Kaward Jolly addressed the Commission in opposition of the request. He stated his home was located across the street from the proposed rezoning request. He stated the site was an eyesore. He stated the site was approved for office space. He stated the developer was saying he was not aware he could not store materials on the outside of the buildings. He stated this was not a good excuse. He stated he felt the developer should not be granted his request to allow the continued use of the site with the outdoor storage. He stated this was a residential neighborhood and the use as proposed was not appropriate. Mr. Holland stated the bricks were to be used on construction of a new building which was proposed on the Woodrow side of the property. He stated there had not been any interest in the new building therefore the new construction had not started. He stated the bricks were not for sale but were used in his construction company's business. There was a general discussion by the Commission concerning the use of the property and the outdoor storage of the materials. Mr. Holland stated he was unaware when the commercial zoning was approved the request did not include the allowance of the outdoor storage. Commissioner Hamilton questioned Mr. Jolly if a fence would change his opinion. Mr. Jolly stated a fence would not screen the brick from the adjacent elevated freeway. He stated the site was a commercial site. He stated the applicant had not been a good neighbor. He stated at one point there was a landscape company using the site to store their equipment. A motion was made to approve the request including all staff recommendations and comments except that of denial. The motion failed by a vote of 0 ayes, 10 noes and 1 absent. 5 ITEM NO.: 17, NAME: J & R Properties Revised Short -form PCD LOCATION: located at 716 Appianway Planning Staff Comments: Z -7895-D 1. Provide notification of the property owners located within 200 feet of the site, including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 12, 2017. The Office of Planning and Development must receive the proof of notice no later than April 21, 2017. 2. What types of materials will be stored on the site? What is the future uses of the materials to be stored on the site? 3. Will sale of the materials take place on the site? Variance/Waivers: None requested. Public Works Conditions: 1. The proposed gates should be installed as shown on plan. Utilities and Fire Department/County Planning: Little Rock Wastewater: Sewer available to the site. Entergy: Entergy does not object to this proposal. Service is already being provided to the structure at this address and the proposed use of the land does not appear to conflict with any existing electrical facilities (Distribution or Transmission). Contact Entergy in advance to discuss any changes to these plans, electrical service requirements, or adjustments to existing facilities (if any) as this proposal proceeds. Centerpoint Energy: No comment received. AT&T: No comment. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. arks and Recreation: No comment received. ITEM NO.: 17. County Plannin : No comment. Rock Region Metro: Building Code: No comment. Z -7895-D Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Mixed Office and Commercial (MOC). The Mixed Office and Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a Rezoning from PCD (Planned Commercial Development) to a Revised Short -form PCD (Planned Commercial Development) to allow outdoor storage of materials. Master Street Plan: East of the property is Appianway Street and it shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. A Collector design standard is used for Commercial Streets. This Street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, April 12, 2017.