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HomeMy WebLinkAboutZ-7897-A Staff AnalysisFILE NO.: Z -7897-A NAME: Parkway Automotive Revised Short -form PD -C LOCATION: Located at 708 Kirk Road DEVELOPE Parkway Automotive Services 708 Kirk Road Little Rock, AR 72223 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 2.0 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 ■001 Automotive service and repair Revised PD -C FT. NEW STREET: 0 LF PROPOSED USE: Automotive service and repair — Expand the approved PD -C area to include a parking area to the south and construction of a 60 -foot by 75 -foot addition to the existing building VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,405 adopted by the Little Rock Board of Directors on September 20, 2005, rezoned the site from R-2, Single-family to PD -C to recognize an existing automobile repair shop. There were no exterior modifications to the site and the approval allowed the existing gravel parking areas to remain. The approved days and hours of operation were from 7:30 am to 5:30 pm Monday through Friday. Approximately 65 cars were to be serviced per week. On the approved site plan there were two outside storage areas approved. The approval allowed the applicant to locate trailers within an existing covered building to be used as storage of scrap metal parts and tires. FILE NO.: Z -7897-A (Cont. Two (2) existing cellular towers were to remain on the site. On March 27, 2006, staff administratively approved a paving plan to allow the applicant to add paving within the front parking area and adjacent to the garage building. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to amend the approved PD -C to allow the overall site plan to be expanded to the west and the south. The applicant is proposing an addition to the existing garage building with the construction of a new 60 -foot by 75 -foot service and repair facility. The applicant is proposing to increase the areas of paving with the new construction but maintain a portion of the graveled parking south of the new garage. The applicant is requesting a two (2) year deferral of the paving requirement in this area. Concrete aprons are proposed at the access points of the new building. Landscaping will be constructed along the ` south, west and north property lines. Where parking is adjacent to the landscape strips precast concrete parking bumpers will be used to prevent damage to the landscape materials. The site plan also includes a paved parking area located to the south of the existing office area. This area contains fourteen (14) parking spaces. B. EXISTING CONDITIONS: N The site contains a single-family structure, which as been converted to an office for Parkway Automotive and a second building used as the garage. There are two cell towers located on the rear of the property near the western perimeter of the site. There is an outbuilding currently being used to store scrap metal, which is being kept on a trailer. There is also an area of outdoor storage of old tires, which is also kept on a trailer. There are single-family homes located on Kirk Road to the south of the site currently zoned C-3. To the north of the site is a vacant structure currently zoned 0-2. To the west and northwest of the site is a bank facility and a day care center. Master Street Plan improvements to Kirk Road were recently completed by an adjacent property owner. NEIGHBORHOOD COMMENTS, As of this writing staff has received a few informational phone calls from area residents and property owners. The Coalition of West Little Rock Neighborhoods, along With 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. 2 FILE NO.: Z -7897-A Cont. D. ENGINEERING COMMENTS: UBLIC WORKS CONDITIONS. 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Construction may not occur within ten feet (10') of the energized overhead line. It appears the construction activities are located outside the easement. Contact Entergy at 954-5151 for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Contact Central Arkansas Water if additional fire protection or metered water service is required. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 the installation and annually thereafter. Contact the Cross Connection Section 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 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a previously approved Planned Development—Commercial to 9 FILE NO.: Z -7897-A (Cont. allow the business to expand. There is no 'land use issue' with this application. This area is not covered by a Neighborhood Action Plan. Master Street Plan: Kirk Road is a Minor Arterial. 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. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kirk Road since it is a Minor Arterial. These streets 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 planned in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. With any new paving additional landscaping may be required. 3. Screening is required along the sites southern perimeter where adjacent to residentially zoned or used property. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 10, 2010) Mr. Joe White and Mr. Tim Daters were present representing the request. Staff stated there were a number of outstanding technical issues in need of addressing related to the site plan. Staff requested the applicant provide an updated survey of the site. Staff requested the site plan include the areas of vehicle storage and any outdoor storage areas. Staff also questioned the request for the gravel drives and parking to remain. Staff stated based on the percentage of expansion the owner should bring the site into compliance with both paving and landscaping. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk that was damaged in the public right of way should be repaired with the proposed development. Landscape comments were addressed. Staff stated a percentage upgrade of landscaping would be required with the new addition. Staff stated screening was required .along the southern perimeter where adjacent to residentially zoned or used property. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 151 FILE NO.: Z -7897-A (Cont.) 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 a number of the issues raised at the June 10, 2010, Subdivision Committee meeting. The revised plan indicates the areas of vehicle storage and indicates paving of a large area of current graveled areas. The revised plan also includes the paved parking area located to the south of the existing office building as requested by staff. The new construction is proposed as a 60 -foot by 75 -foot service and repair facility for the existing auto repair business. A portion of the existing gravel drives and parking areas will remain temporarily graveled but the majority of the areas will be paved. Landscaping will be installed along the south and north property lines to comply with the minimum landscape ordinance requirements. The site plan indicates the placement of evergreen plantings within this area. Where parking is adjacent to the landscape strips precast concrete parking bumpers will be used to prevent damage to the landscape materials. Concrete parking and approaches will be constructed 20 -feet in width adjacent to the new building. The area to remain temporarily graveled is a 25 -foot wide strip along the southern portion of the new building and a 15 -foot wide strip along the western portion of the new building beyond the proposed paved areas. The applicant has indicated the remaining graveled area will be paved within two (2) years of the issuance of the certificate of occupancy for the new construction. The site plan includes a paved parking area to the south of the existing office building which was added beyond the originally approved PD -C. The parking area contains fourteen (14) parking spaces. The site plan indicates the placement of landscaping and screening along the perimeters of the parking area as required by the Landscape Ordinance. There are no other modifications proposed for the site. The previous approval established the days and hours of operation from 7:00 am to 6:00 pm daily. The only vehicles to be stored are vehicles which have been abandoned on the property and is waiting to be disposed of by way of a mechanics lien title process. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the revision to allow the building expansion and the allowance of the two (2) year deferral for paving the entire parking area will not have a significant impact on the adjacent properties. 5 FILE NO.: Z -7897-A (Cont. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (JULY 1, 2010) Mr. Tim Daters of White-Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item stating they were recommending this item be deferred to the August 12, 2010, Public Hearing to allow the overall land area of the PD -C to be expanded to take in property to the south along Kirk Road which had been paved to allow parking to serve this business. There was no further discussion of the item. The Chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: There has been no change to this application request since the previous public hearing. Staff has received a number of phone calls and letters from area property owners indicating their opposition to allow the site to be rezoned for a used car lot. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (AUGUST 12, 2010) Mr. Tim Daters of White-Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. 0 August 12, 2010 ITEM NO.: E NAME: Parkway Automotive Revised Short -form PD -C LOCATION: Located at 708 Kirk Road DEVELOPER: Parkway Automotive Services 708 Kirk Road Little Rock, AR 72223 FN(-,INFFR- White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 2.0 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 PD -C Automotive service and repair Revised PD -C ILE NO.: Z -7897-A FT. NEW STREET: 0 LF PROPOSED USE: Automotive service and repair— Expand the approved PD -C area to include a parking area to the south and construction of a 60 -foot by 75 -foot addition to the existing building VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,405 adopted by the Little Rock Board of Directors on September 20, 2005, rezoned the site from R-2, Single-family to PD -C to recognize an existing automobile repair shop. There were no exterior modifications to the site and the approval allowed the existing gravel parking areas to remain. The approved days and hours of operation were from 7:30 am to 5:30 pm Monday through Friday. Approximately 65 cars were to be serviced per week. On the approved site plan there were two outside storage areas approved. The approval allowed the applicant to locate trailers within an existing covered building to be used as storage of scrap metal parts and tires. August 12, 2010 SUBDIVISION ITEM NO.: E Cont.) FILE NO.: Z -7897-A Two (2) existing cellular towers were to remain on the site. On March 27, 2006, staff administratively approved a paving plan to allow the applicant to add paving within the front parking area and adjacent to the garage building. A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT-, The applicant is now proposing to amend the approved PD -C to allow the overall site plan to be expanded to the west and the south. The applicant is proposing an addition to the existing garage building with the construction of a new 60 -foot by 75 -foot service and repair facility. The applicant is proposing to increase the areas of paving with the new construction but maintain a portion of the graveled parking south of the new garage. The applicant is requesting a two (2) year deferral of the paving requirement in this area. Concrete aprons are proposed at the access points of the new building. Landscaping will be constructed along the south, west and north property lines. Where parking is adjacent to the landscape strips precast concrete parking bumpers will be used to prevent damage to the landscape materials. The site plan also includes a paved parking area located to the south of the existing office area. This area contains fourteen (14) parking spaces. B. EXISTING CONDITIONS: C The site contains a single-family structure, which as been converted to an office for Parkway Automotive and a second building used as the garage. There are two cell towers located on the rear of the property near the western perimeter of the site. There is an outbuilding currently being used to store scrap metal, which is being kept on a trailer. There is also an area of outdoor storage of old tires, which is also kept on a trailer. There are single-family homes located on Kirk Road to the south of the site currently zoned C-3. To the north of the site is a vacant structure currently zoned 0-2. To the west and northwest of the site is a bank facility and a day care center. Master Street Plan improvements to Kirk Road were recently completed by an adjacent property owner. NEIGHBORHOOD COMMENTS: As of this writing staff has received a few informational phone calls from area residents and property owners. The Coalition of West Little Rock Neighborhoods, along with all property owners located within 200 -feet of the site 2 August 12, 2010 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: Z -7897-A 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. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Construction may not occur within ten feet (10') of the energized overhead line. It appears the construction activities are located outside the easement. Contact Entergy at 954-5151 for additional information. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Contact Central Arkansas Water if additional fire protection or metered water service is required. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 the installation and annually thereafter. Contact the Cross Connection Section 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 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 9 August 12, 2010 CI IRni\/IClnN[ ITEM NO.: E (Cont.) FILE NO. Z -7897-A Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN- Planning Division: This request is located in the Chenal Planning District-, The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a previously approved Planned Development—Commercial to allow the business to expand. There is no 'land use issue' with this application. This area is not covered by a Neighborhood Action Plan. Master Street Plan: Kirk Road is a Minor Arterial. 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. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kirk Road since it is a Minor Arterial. These streets 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 planned in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. With any new paving additional landscaping may be required. 3. Screening is required along the sites southern perimeter where adjacent to residentially zoned or used property. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 10, 2010) Mr. Joe White and Mr. Tim Daters were present representing the request. Staff stated there were a number of outstanding technical issues in need of addressing related to the site plan. Staff requested the applicant provide an updated survey of the site. Staff requested the site plan include the areas of vehicle storage and any outdoor storage areas. Staff also questioned the request for the gravel drives and parking to remain. Staff stated based on the percentage of expansion the owner should bring the site into compliance with both paving and landscaping. 0 August 12, 2010 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: Z -7897-A Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk that was damaged in the public right of way should be repaired with the proposed development. Landscape comments were addressed. Staff stated a percentage upgrade of landscaping would be required with the new addition. Staff stated screening was required along the southern perimeter where adjacent to residentially zoned or used property. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional 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 a number of the issues raised at the June 10, 2010, Subdivision Committee meeting. The revised plan indicates the areas of vehicle storage and indicates paving of a large area of current graveled areas. The revised plan also includes the paved parking area located to the south of the existing office building as requested by staff. The new construction is proposed as a 60 -foot by 75 -foot service and repair facility for the existing auto repair business. A portion of the existing gravel drives and parking areas will remain temporarily graveled but the majority of the areas will be paved. Landscaping will be installed along the south and north property lines to comply with the minimum landscape ordinance requirements. The site plan indicates the placement of evergreen plantings within this area. Where parking is adjacent to the landscape strips precast concrete parking bumpers will be used to prevent damage to the landscape materials. Concrete parking and approaches will be constructed 20 -feet in width adjacent to the new building. The area to remain temporarily graveled is a 25 -foot wide strip along the southern portion of the new building and a 15 -foot wide strip along the western portion of the new building beyond the proposed paved areas. The applicant has indicated the remaining graveled area will be paved within two (2) years of the issuance of the certificate of occupancy for the new construction. The site plan includes a paved parking area to the south of the existing office building which was added beyond the originally approved PD -C. The parking area contains fourteen - (14) parking spaces. The site plan indicates the placement of landscaping and screening along the perimeters of the parking area as required by the Landscape Ordinance. 5 August 12, 2010 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: Z -7897-A There are no other modifications proposed for the site. The previous approval established the days and hours of operation from 7:00 am to 6:00 pm daily. The only vehicles to be stored are vehicles which have been abandoned on the property and is waiting to be disposed of by way of a mechanics lien title process. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the revision to allow the building expansion and the allowance of the two (2) year deferral for paving the entire parking area will not have a significant impact on the adjacent properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (JULY 1, 2010) Mr. Tim Daters of White-Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item stating they were recommending this item be deferred to the August 12, 2010, Public Hearing to allow the overall land area of the PD -C to be expanded to take in property to the south along Kirk Road which had been paved to allow parking to serve this business. There was no further discussion of the item. The Chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: There has been no change to this application request since the previous public hearing. Staff has received a number of phone calls and letters from area property owners indicating their opposition to allow the site to be rezoned for a used car lot. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (AUGUST 12, 2010) Mr. Tim Daters of White-Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item with a is August 12, 2010 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: Z -7897-A recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent -and 1 open position. 7 ITEM NO.: 10, Z -7897-A NAME: Parkway Automotive Revised Short -form PD -C LOCATION: located at 708 Kirk 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. The notice must be mailed no later than June 16, 2010. The Office of Planning and Development must receive the proof of notice no later than June 25, 2010. 2. A minimum of ten (10) percent of gross planned commercial mixed use district (PCD) or planned office district (POD) area shall be designated as landscaped open space not to be used for streets or parking. 3. Provide an updated survey and legal description for the site. It appears the applicant has paved a parking area outside the approved PCD area. 4. Show the location of the outside storage trailers on the site plan. 5. Provide the location of vehicle storage on the site plan where vehicles that are not picked up by the owner will be located awaiting the sale. 6. Provide the area on the site plan where vehicles waiting to be serviced and serviced vehicles will be stored. 7. Provide details of any proposed fencing including location, total height and construction materials. 8. Provide the days and hours of operation. 9. Provide details of the treatment for the rear yard area. 10. Based on the percentage of expansion staff is not supportive of allowing the entire parking area to remain graveled. Staff feels the site should be brought up to proper standards with the new construction including paving and landscaping as required by the zoning and landscape ordinances. Variance/Waivers: Maintain graveled drives and parking Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Construction may not occur within ten feet of the energized overhead line. It appears the construction activities are located outside the easement. Contact Entergy at 954-5151 for additional information. Item # 10. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Contact Central Arkansas Water if additional fire protection or metered water service is required. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 the installation and annually thereafter. Contact the Cross Connection Section 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 for additional information. County Planning: No comment. CATH: The site is not located on a dedicated CATA Bus Route_ Parks and Recreation: No comment received. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a previously approved Planned Development—Commercial to allow the business to expand. There is no 'land use issue' with this application. This area is not covered by a Neighborhood Action Plan. Master Street Plan: Kirk Road is a Minor Arterial. 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. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kirk Road since it is a Minor Arterial. These streets 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 planned in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. With any new paving additional landscaping may be required. 3. Screening is required along the sites southern perimeter where adjacent to residentially zoned or used property. Item # 10. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 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, June 16, 2010. Item # 10.