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HomeMy WebLinkAboutZ-8005 Staff AnalysisFILE NO.: Z NAME: Parker Short -form PCD LOCATION: Located at 5511 — 5601 Stagecoach Road DEVELOPER: Edwin Parker c/o Debbie Collins Realty 3304 Commonwealth Drive Bryant, AR 72022 ENGINEER: Marlar Engineering Company 5318 John F. Kennedy Boulevard North Little Rock, AR 72116 AREA: 0.78 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 Contractor's office and storage yard VARIAN C ESMAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: Parker Environmental is proposing a rezoning of the site from R-2 to PCD to allow the site to be used as an office and contractor's storage yard. The intent is to use the existing building as office space and park service vehicles on the site over night. The site plan indicates the future construction of a metal building to expand the office space and allow for indoor storage of vehicles. The primary use of the office will be to conduct normal business activities; sales meetings, record keeping and general business related activities. The hours of operation are normal office hours or from 7:00 am to 4:30 pm Monday through Friday. FILE NO.: Z-8005 (Cont. B. EXISTING CONDITIONS: The site was previously used as a car lot to store repossessed cars. The site has a single metal building used as they office and a chain link fence is located along the property lines. There is a new single-family subdivision developing to the northeast of the site. South of the site is a single-family residence and further south is an automobile salvage yard. Across Stagecoach Road there are single- family homes and a church. Stagecoach Road has not been improved to Master Street Plan standard adjacent to the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200 -feet of the site, all residents who could be identified located within 300 -feet of the site along with the Tall Timber Neighborhood Association, the Pecan Lake Neighborhood Association, the Stagecoach Dodd Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Stagecoach Road' is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Any future development at this site is subject to compliance with boundary street ordinance. 3. Due to visual obstructions and site distance reduction, trees and fencing must be removed to provide adequate site distance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Entergy currently maintains a 20 -foot wide standard easement regarding existing facilities along and adjacent to the northeast property line to keep tree growth away from power lines. Contact Entergy at 954-5158. Center -Point Energy: SBC: Approved as submitted. Central Arkansas Water: Contact Central Arkansas Water regarding reestablishing water service to this property. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges if additional and/or larger meter is installed. Additional fire hydrant(s) will be E FILE NO.: Z-8005 (Cont. 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 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Commercial District for contractor's office and yard. A land use plan amendment for a change to Service Trades District is a separate item on this agenda. Master Street Plan: Stagecoach Road is shown as a Principal Arterial on the plan. These roads serve through traffic and connect major traffic generators and activity centers. They do not function to provide access to adjacent property. Currently Stagecoach is a two-lane road the Master Street Plan calls for the road to be a five or six lane road with 110 feet of right-of-way. Additional right-of-way and street improvements will be required with any new development of this land. Bicycle_ Plan: The Master Street Plan shows a Class II route along Stagecoach Road. Class II routes use the same paving of the road, but provide a portion of that paving for the sole use of bicycles. City Recognized Neighborhood Action Plan: The site is within the area of the Pecan Lake, Westwood, and Stagecoach -Dodd Neighborhood Action Plan. The Plan recommends changes in the Herndon Road area to help with drainage and sight distance issues at Stagecoach Road. The Plan recommends concentrating the non-residential uses along Stagecoach Road from Shackleford Road to David O Dodd Road. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer minimal ordinance requirements. 2. Plan is unclear. However, additional screening may be required with any new associated parking. 3. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the perimeters of the site adjoining residential property. 3 FILE NO.: Z-8005 G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006) Mr. Edwin Parker was present representing the request. Staff presented an overview of the proposed request indicating there were a few outstanding issues associated with the request. Staff requested the applicant provide the days and hours of operation, the material and equipment to be stored on the site and any proposed dumpster locations. Public Works comments were addressed. Staff stated Stagecoach Road would require dedication of right-of-way 55 -feet from the centerline of the existing road. Staff stated no street construction would be required as a result of the current proposal but future construction could "trigger" street construction requirements. Landscaping comments were addressed. Staff stated the plan was unclear with regard to the proposed landscape areas. Staff stated screening would be required along the perimeters of the site where adjoining 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 cover letter to staff addressing most of the issues raised at the March 8, 2006, Subdivision Committee meeting. The revised site plan indicates a proposed sign location, a dumpster location and proposed fencing and screening. The site plan indicates the dumpster will be located on the site behind the existing building and the dumpster service hours will be limited to normal business hours. The sign has been located near the drive and is proposed as a three-foot by five-foot sign identifying the business. The site plan indicates the existing chain link fence will be repaired and relocated out of the right-of-way as needed and evergreen shrubs will be planted along the perimeters of the site where adjacent to residentially zoned or used properties. Parker Environmental operates as a licensed asbestos abatement contractor. Materials stored on site will consist of polyethylene sheeting (vis -queen), poly bags, duct tape, protective suits, respirators, filters, empty metal drums, and other supplies needed to perform the companies work. The equipment consists of portable negative air pressure machines, HEPA filtered vacuums, portable shower and water filtration equipment, floor tile removal machines, scaffolding, ladders, hand tools etc. No hazardous material will be stored on site for disposal. Asbestos containing materials are taken directly from various job sites throughout the State to the landfill. C! FILE NO.: Z-8005 (Cont. The company utilizes a 16 — 20 foot enclosed or flat bed utility trailer pulled by pick-up trucks. The vehicles and trailers are stored on site when they are not being utilized on a job site. Construction of a storage building is anticipated within six (6) months of approval. No other site improvements and no new paved areas are anticipated. The existing building is proposed as office space. The primary use of the office will be to conduct normal business activities; sales meetings, record keeping and general business related activities. Although, there are no open to the public hours, the hours of operation are normal office hours or from 7:00 am to 4:30 pm Monday through Friday. Staff is supportive of the proposed request. The site has historically been used as a non-residential use with the previous use an automobile repossession storage yard and sales. The site is located near the intersection of two (2) arterial roadways and is located across the street from properties identified on the City's Future Land Use Plan for a similar use. The request is to utilize the site as a contractor's office and storage yard which with the indicated screening and limited hours staff feels the impact should be minimal on the adjoining 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 above agenda staff report. PLANNING COMMISSION ACTION: (MARCH 30, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval 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 placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 March 30, 2006 ITEM NO.: 21.1 NAME: Parker Short -form PCD LOCATION: Located at 5511 — 5601 Stagecoach Road DEVELOPER: Edwin Parker c/o Debbie Collins Realty 3304 Commonwealth Drive Bryant, AR 72022 ENGINEER: Marlar Engineering Company 5318 John F. Kennedy Boulevard North Little Rock, AR 72116 AREA: 0.78 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: R-2, Single-family Single-family Residential PCD LE NO.: FT. NEW STREET: O LF PROPOSED USE: Contractors office and storage yard VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: Parker Environmental is proposing a rezoning of the site from R-2 to PCD to allow the site to be used as an office and contractors storage yard. The intent is to use the existing building as office space and park service vehicles on the site over night. The site plan indicates the future construction of a metal building to expand the office space and allow for indoor storage of vehicles. The primary use of the office will be to conduct normal business activities; sales meetings, record keeping and general business related activities. The hours of operation are normal office hours or from 7:00 am to 4:30 pm Monday through Friday. March 30, 2006 SUBDIVISION ITEM NO.: 21.1 Cont. FILE NO.: Z-8005 B. EXISTING CONDITIONS: The site was previously used as a car lot to store repossessed cars. The site has a single metal building used as the office and a chain link fence is located along the property lines. There is a new single-family subdivision developing to the northeast of the site. South of the site is a single-family residence and further south is an automobile salvage yard. Across Stagecoach Road there are single- family homes and a church. Stagecoach Road has not been improved to Master Street Pian standard adjacent to the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200 -feet of the site, all residents who could be identified located within 300 -feet of the site along with the Tall Timber Neighborhood Association, the Pecan Lake Neighborhood Association, the Stagecoach Dodd Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Any future development at this site is subject to compliance with boundary street ordinance. 3. Due to visual obstructions and site distance reduction, trees and fencing must be removed to provide adequate site distance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected Entergy: Entergy currently maintains a 20 -foot wide standard easement regarding existing facilities along and adjacent to the northeast property line to keep tree growth away from power lines. Contact Entergy at 954-5158. Center -Point Ener : SBC: Approved as submitted. Central Arkansas Water: Contact Central Arkansas Water regarding reestablishing water service to this property. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges if additional and/or larger meter is installed. Additional fire hydrant(s) will be 2 March 30, 2006 SUBDIVISION ITEM NO.: 21.1 Cont. FILE NO.: Z-8005 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 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUESITECH N ICAUDESIGN: Plannino Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Commercial District for contractor's office and yard. A land use plan amendment for a change to Service Trades District is a separate item on this agenda. Master Street Plan: Stagecoach Road is shown as a Principal Arterial on the plan. These roads serve through traffic and connect major traffic generators and activity centers. They do not function to provide access to adjacent property. Currently Stagecoach is a two-lane road -the Master Street Plan calls for the road to be a five or six lane road with 110 feet of right-of-way. Additional right-of-way and street improvements will be required with any new development of this land. Bicycle Plan: The Master Street Plan shows a Class Il route along Stagecoach Road. Class II routes use the same paving of the road, but provide a portion of that paving for the sole use of bicycles. City Recognized Neighborhood Action Plan; The site is within the area of the Pecan Lake, Westwood, and Stagecoach -Dodd Neighborhood Action Plan. The Plan recommends changes in the Herndon Road area to help with drainage and sight distance issues at Stagecoach Road. The Plan recommends concentrating the non-residential uses along Stagecoach Road from Shackleford Road to David O Dodd Road. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer minimal ordinance requirements. 2. Plan is unclear. However, additional screening may be required with any new associated parking. 3 March 30, 2006 SUBDIVISION ITEM NO.: 21.1 Cont. FILE NO.: Z-8005 3. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the perimeters of the site adjoining residential property. G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006) Mr. Edwin Parker was present representing the request. Staff presented an overview of the proposed request indicating there were a few outstanding issues associated with the request. Staff requested the applicant provide the days and hours of operation, the material and equipment to be stored on the site and any proposed dumpster locations. Public Works comments were addressed. Staff stated Stagecoach Road would require dedication of right-of-way 55 -feet from the centerline of the existing road. Staff stated no street construction would be required as a result of the current proposal but future construction could 1rigger" street construction requirements. Landscaping comments were addressed. Staff stated the plan was unclear with regard to the proposed landscape areas. Staff stated screening would be required along the perimeters of the site where adjoining 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 cover letter to staff addressing most of the issues raised at the March 8, 2006, Subdivision Committee meeting. The revised site plan indicates a proposed sign location, a dumpster location and proposed fencing and screening. The site plan indicates the dumpster will be located on the site behind the existing building and the dumpster service hours will be limited to normal business hours. The sign has been located near the drive and is proposed as a three-foot by five-foot sign identifying the business. The site plan indicates the existing chain link fence will be repaired and relocated out of the right-of-way as needed and evergreen shrubs will be planted along the perimeters of the site where adjacent to residentially zoned or used properties. Parker Environmental operates as a licensed asbestos abatement contractor. Materials stored on site will consist of polyethylene sheeting (vis -queen), poly bags, duct tape, protective suits, respirators, filters, empty metal drums, and other supplies needed to perform the companies work. The equipment consists of portable negative air pressure machines, HEPA filtered vacuums, portable 4 March 30, 2006 SUBDIVISIO ITEM NO.. 21.1 (Cont.) FILE NO.: Z-8005 shower and water filtration equipment, floor the removal machines, scaffolding, ladders, hand tools etc. No hazardous material will be stored on site for disposal. Asbestos containing materials are taken directly from various job sites throughout the State to the landfill. The company utilizes a 16 — 20 foot enclosed or flat bed utility trailer pulled by pick-up trucks. The vehicles and trailers are stored on site when they are not being utilized on a job site. Construction of a storage building is anticipated within six (6) months of approval. No other site improvements and no new paved areas are anticipated. The existing building is proposed as office space. The primary use of the office will be to conduct normal business activities; sales meetings, record keeping and general business related activities. Although, there are no open to the public hours, the hours of operation are normal office hours or from 7:00 am to 4:30 pm Monday through Friday. Staff is supportive of the proposed request. The site has historically been used as a non-residential use with the previous use an automobile repossession storage yard and sales. The site is located near the intersection of two (2) arterial roadways and is located across the street from properties identified on the City's Future Land Use Plan for a similar use. The request is to utilize the site as a contractor's office and storage yard which with the indicated screening and limited hours staff feels the impact should be minimal on the adjoining 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 above agenda staff report. PLANNING COMMISSION ACTION: (MARCH 30, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval 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 placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 ITEM NO.: 21.1 Z-8005 _NAME: Parker Short -form PCD LOCATION: located at 5511 — 5601 Stagecoach Road cA' �� 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 March 15, 2006. The Office of Planning and Development must receive the proof of notice no later than March 24, 2006. 2. Provide details of the proposed use of the site. The cover letter indicates contractors storage yard. What materials, equipment will be stored on the site. Will there be any hazardous materials brought to the site prior to disposal? 3. Will there be contractors vans/trucks stored overnight on the site? 4. Is any signage being proposed on the site? If so indicate on the proposed site plan the location of the proposed signage along with a note concerning the proposed height and area of the signage. Also include any proposed building signage including the percent of the facade area to be coverage with signage. 5. Is a dumpster being proposed on the site? If so provide the location of the proposed dumpster and any limits on the hours of dumpster service. 6. Indicate any proposed fencing to be placed on the site including a note concerning the proposed height and construction material. 7. Provide the days and hours of operation for the development. 8. Provide the number of employees. 9. Any additional site lighting must be low level and directional, directed inward away from residentially zoned property. 10. The property immediately east of the site is a newly developing single-family subdivision. Provide details of protection to be offered to this development including screening, landscape plantings etc. 11.Are there any site improvements being proposed with the current development including paving. Indicate the anticipated time frame for construction of the storage building. Variance/Waivers: None requested. Public Works Conditions: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Any future development at this site is subject to compliance with boundary street ordinance. Item # 21.1. 3. Due to visual obstructions and site distance reduction, trees and fencing must be removed to provide adequate site distance. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy Center -Point Energy: SBC: Central Arkansas Water: Contact Central Arkansas Water regarding reestablishing water service to this property. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges if additional and/or larger meter is installed. 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 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: Landscape: Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, March 15, 2006. Item # 21.1. Additional Landscaping Comments: 21.1 Parker (Z-8005) Site plan must comply with the cities minimal landscape and buffer minimal ordinance requirements. Plan is unclear. However, additional screening may be required with any new associated parking. What is the existing fence material? May require the addition of either a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the perimeters of the site adjoining residential property.