Loading...
HomeMy WebLinkAboutZ-8032 Staff AnalysisFILE NO.: Z-8032 NAME: Freeze Short -form PD -1 LOCATION: Located at 1112 Jones Street DEVELOPER: Freeze Drapery Cleaners 2520 West 12th Street Little Rock, AR 72202 FNGINFFR- Laha Engineers 6602 Baseline Road Little Rock, AR 72209 AREA: 0.14 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF R-4, Two family residential One and two family residential .e Warehouse facility VARIAN C ESNVAIVE RS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant is proposing to construct a 75 -foot by 150 -foot metal warehouse building on three previously platted lots and a part of the abandoned Chicago Rock Island Railroad Right of Way adjacent to Lots 9, 10, 11 and 12, Block 12 of the Roots and Coys' Subdivision. The warehouse building will contain a small office for record keeping, inventory of materials received and shipping, and two restrooms for employees. The warehouse will be used to store and for treatment of carpets. The carpeting is used by the aviation industry and is stored on site until orders are received. Once an order is received, the carpets are rolled on the warehouse floor, the carpeting is inspected and the treatment applied. The carpets are then shipped to the customer for final installation. FILE NO.: Z-8032 Cont. B. EXISTING CONDITIONS: The site is vacant located adjacent to the main railroad line. There are commercial uses located in the area along West 12t" Street. To the north and east of the site is residentially zoned and used property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 -feet of the site, all residents, who could be identified located within 300 -feet of the site and the Central High Neighborhood Association, the Pine to Woodrow Neighborhood Association and the Capitol Hill Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. 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. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lot must have a single driveway access. The width of driveway must not exceed 36 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available to this property. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension and installation of additional fire hydrant(s) will be required in order to provide adequate service to this property. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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 4 FILE NO.: Z-8032 (Cont. CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. F. ISSUESITECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Mixed for this property. The applicant has applied for a PD -I for an office and warehouse building. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: 12th Street is shown as a Collector on the Master Street Plan and Jones is shown as a local Street. Jones Street may require dedication of right-of-way and may require street improvements. Local Streets which area abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: A Class I is shown on this property on the western edge. A Class bikeway is built separate from or alongside a road. Additional paving and right of way may be required. This bikeway connects the bikeway along the Arkansas River ("Take it to the Edge" trail) to the bikeway along the Fourche Creek ("Take it to the Earth" Trail). City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Stephens Neighborhood Action Plan. The Economic Development goal part A (To entice local businesses to locate in the Stephens Area) has an objective relevant to this case: Provide jobs within walking distance to work. This new business could provide jobs for local residents. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A nine (9) foot wide landscape strip along the southern perimeter is required where adjacent to paved areas. 3 FILE NO.: Z-8032 Cont. G. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) Mr. Troy Laha was present representing the applicant. Staff presented an overview of the proposed development indicating there were additional items needed to complete the review process. Staff requested the total building height, the hours of operation and the location of any proposed dumpsters. Staff also questioned the limited number of parking spaces shown on the proposed site plan. Mr. Laha stated the developer owned the business located to the south of the site which would allow for sufficient parking. Public Works comments were addressed. Staff stated the indicated drives did not meet the current ordinance requirements. Staff stated the lot should have only one driveway location. Mr. Laha stated he would remove the drive located near the southern property line. Staff questioned the railroad right-of-way indicated on the site plan. Mr. Laha stated the owner was provided a deed from the railroad and owned the property fee simple. Staff stated as indicated on the proposed site plan there was confusion as to the ownership of the right-of-way and requested Mr. Laha correct the notes on the site plan to clearly identify the ownership of the property. Landscaping comments were addressed. Staff questioned the surface treatment of the area located near the northern drive. Mr. Laha stated this area was not a paved area and the indicated landscaping was more than adequate to meet the minimum Landscape Ordinance requirements. 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 most of the issues raised at the April 20, 2006, Subdivision Committee meeting. The revised site plan clearly indicates the abandonment of the previously held railroad right-of- way and indicates landscaped areas. The southern most drive has also been removed. The hours of operation are proposed as typical office hours or from 7:00 am to 7:00 pm Monday through Saturday. The revised site plan indicates a dumpster along the southern driveway with a note concerning the required screening. The applicant is proposing to construct a 75 -foot by 150 -foot metal warehouse building containing a small office for record keeping, inventory of materials received and shipping, and two restrooms for employees. Building signage is proposed consistent with signage allowed per the Zoning Ordinance or a maximum of ten percent of the fagade area. No ground mounted signage is being proposed. 0 FILE NO.: Z-8032 (Cont. The warehouse will be used for the storage and treatment of carpets. The carpeting is used by the aviation industry and is stored on site until orders are received. Once an order is received the carpets are rolled on the warehouse floor, the carpeting is inspected and the treatment applied. The carpets are then shipped to the customer for final installation. Staff is not supportive of the applicant's request. Staff feels the placement of a warehouse building in this location will negatively impact the residential uses in the area. The non-residential uses in the area are located adjacent to West 12th Street and do not spill over into the residential area. There is an occupied single-family home located across the street from the site to the east and further east of the site is a somewhat stable residential neighborhood. The Land Use Plan for the area does not recognize industrial uses as allowable uses for the site. Although the site abuts a main railroad line staff still feels there could be potential developments, which would be a better fit with the surrounding neighborhood. Staff feels the area should be protected as a residential neighborhood allowing the neighborhood to grow and prosper. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There was one registered objector present. Staff presented the item recommending denial of the request. Mr. Sam Freeze addressed the Commission on the merits of his request. He stated the property had been vacant for more than 30 years. He stated the property across the street had been vacant for 20 plus years. Mr. Freeze stated his desire was to clean-up the neighborhood and increase property values in the area. He stated he currently owned the building immediately south of the site located at 2520 West 12th Street and had been in that location since 1965. He stated he owned the property leased to the Italian Couple Restaurant. He stated the new building would not generate any additional traffic to the neighborhood. He stated the building would be constructed in a manner to complement the neighborhood and would be heavily landscaped. He stated the lots were oddly shaped and located adjacent to a main line of the railroad which did not lend itself to development for residential homes. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the area was an old neighborhood within the City. She stated the area had seen a down turn in housing but was slowly returning as a desirable place to live. She stated it was not appropriate to place an industrial use adjacent to a neighborhood which was coming back. N1 FILE NO.: Z-8032 (Cont. There was a general discussion concerning the proposed development and the impact on the nearby single-family homes. Staff stated the area was reviewed in 2004/2005 and with the help of the neighborhoods zoning and land use were designed to allow for mixed use developments. Staff stated they felt to introduce an industrial use into the neighborhood would likely impact the residential uses and future residential development within the area. The Commission questioned if building elevations were available. Mr. Freeze stated he had not fully designed the building. A motion was made to approve the request. The motion carried by a vote of 10 ayes, 0 noes and 1 Recusal (Commissioner Laha). 1.1 May 11, 2006 [-9 Nom: Freeze Short -form PD -1 LOCATION: Located at 1112 Jones Street DEVELOPER. Freeze Drapery Cleaners 2520 West 12th Street Little Rock, AR 72202 ENGINEER: Laha Engineers 61502 Baseline Road Little Rock, AR 72209 Ate: 0.14 acres CURRENT ZONING; ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 zoning lot R-4, Two family residential One and two family residential PD -1 Warehouse facility VARIANCESIWAIVERS REQUESTED A. PROPOSAL/REQUEST- None requested. FILENOO: Z-8 FT. NEW STREET: 0 LF The applicant is Proposing building on three g to construct a 75-f0ot by 150 -foot metal warehouse Previously platted lots and a Rock Island Railroad Right of lNa part of the e the Roots and COYS' Y adfacent to Lots 9 70 1laand d2� Block ed 112 00 office for record keeping, Subdivision The warehouse b f office for for employees. inventa building will contain a small �' of materials received and shipping, and two The warehouse will be used to store and for treat e carpeting is used by the aviation indust ment of carpets. Once an order is received, the carpets !s stored on site until orders afre received. are rolled on the warehouse floor, the May 11, 2006 SUBDIVISION Wei FILE NO.: �-8032 carpeting is inspected and the treatment applied. The carpets are then shipped to the customer for fin@I installation. B. EXISTING CQNDfTIONS: The site is vacant located adjacent to the mainthrailroad line. There are commercial uses located in the area along West 12 Street. To the north and east of the site is residentially zoned and used property. C. NEIGHBORHOOD COMMENTS. As of this writing, staff has received one informational phone call from an area Property owner. All property owners located within 200 -feet of the site, all residents, who could be identified located within 300 -feet of the site and the Central High Neighborhood Association, the Pine to Woodrow Neighborhood Association and the Capitol Hill Neighborhood Association were notified of the public hearing. D- ENGINEERING COMMENTS: Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. 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. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lot must have a single driveway access. The width of driveway must not exceed 36 feet. E. UTILITIFS AW) MDE! Wastewater: Sewer is available to this property. En�Y: No comment received. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension and installation of additional fire hydrant(s) will be required in order to provide 2 May 11, 2006 SUBDIVISION ITEM NO.: 16 Cont.FILE NO.: Z-8032 adequate service to this property. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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 installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. FiMDp�artment: 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 CATA Bus Route. F. ISSUESITECHNICAUDES IGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Mixed for this property. The applicant has applied for a PD -1 for an office and warehouse building. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: 12th Street is shown as a Collector on the Master Street Plan and Jones is shown as a local Street. Jones Street may require dedication of right-of-way and may require street improvements. Local Streets which area abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bic cle Pian: A Class I is shown on this property on -the western edge. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. This bikeway connects the bikeway along the Arkansas River ("Take it to the Edge" trail) to the bikeway along the Fourche Creek ("Take it to the Earth" Trail). Ci Reco nized Nei hborhood Action Plan: The applicant's property lies in the area covered by the Stephens Neighborhood Action Plan. The Economic 3 May 11, 2006 SUBDIVISION ITEM NO.: 16 Cont. FILE NO.: Z-8032 Development goal part A (To entice local businesses to locate in the Stephens Area) has an objective relevant to this case: Provide jobs within walking distance to work. This new business could provide jobs for local residents. Landscape.: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A nine (9) foot wide landscape strip along the southern perimeter is required where adjacent to paved areas. G. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) Mr. Troy Laha was present representing the appllicant. Staff presented an overview of the proposed development indicating there were additional items needed to complete the review process. Staff requested the total building height, the hours of operation and the location of any proposed dumpsters. Staff also questioned the limited number of parking spaces shown on the proposed site plan. Mr. Laha stated the developer owned the business located to the south of the site which would allow for sufficient parking. Public Works comments were addressed. Staff stated the indicated drives did not meet the current ordinance requirements. Staff stated the lot should have only one driveway location. Mr. Laha stated he would remove the drive located near the southern property line. Staff questioned the railroad right-of-way indicated on the site plan. Mr. Laha stated the owner was provided a deed from the railroad and owned the property fee simple. Staff stated as indicated on the proposed site plan there was confusion as to the ownership of the right-of-way and requested Mr. Laha correct the notes on the site plan to clearly identify the ownership of the property. Landscaping comments were addressed. Staff questioned the surface treatment of the area located near the northern drive. Mr. Laha stated this area was not a paved area and the indicated landscaping was more than adequate to meet the minimum Landscape Ordinance requirements. 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 most of the issues May 11, 2006 SUBDIVISION ITEM NO.: 16 !Cont. FILE NO.: Z-8032 raised at the April 20, 2006, Subdivision Committee meeting. The revised site plan clearly indicates the abandonment of the previously held railroad right-of- way and indicates landscaped areas. The southern most drive has also been removed. The hours of operation are proposed as typical office hours or from 7:00 am to 7:00 pm Monday through Saturday. The revised site plan indicates a dumpster along the southern driveway with a note concerning the required screening. The applicant is proposing to construct a 75 -foot by 150 -foot metal warehouse building containing a small office for record keeping, inventory of materials received and shipping, and two restrooms for employees. Building signage is proposed consistent with signage allowed per the Zoning Ordinance or a maximum of ten percent of the fagade area. No ground mounted signage is being proposed. The warehouse will be used for the storage and treatment of carpets. The carpeting is used by the aviation industry and is stored on site until orders are received. Once an order is received the carpets are rolled on the warehouse floor, the carpeting is inspected and the treatment applied. The carpets are then shipped to the customer for final installation. Staff is not supportive of the applicant's request. Staff feels the placement of a warehouse building in this location will negatively impact the residential uses in the area. The non-residential uses in the area are located adjacent to West 12th Street and do not spill over into the residential area. There is an occupied single-family home located across the street from the site to the east and further east of the site is a somewhat stable residential neighborhood. The Land Use Plan for the area does not recognize industrial uses as allowable uses for the site. Although the site abuts a main railroad line staff still feels there could be potential developments, which would be a better fit with the surrounding neighborhood. Staff feels the area should be protected as a residential neighborhood allowing the neighborhood to grow and prosper. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There was one registered objector present. Staff presented the item recommending denial of the request. 5 May 11, 2006 SUBDIVISION ITEM NO.: 16 [Co FILE NO.: Z-8032 Mr. Sam Freeze addressed the Commission on the merits of his request. He stated the property had been vacant for more than 30 years. He stated the property across the street had been vacant for 20 plus,years. Mr. Freeze stated his desire was to clean-up the neighborhood and increase property values in the area. He stated he currently owned the building immediately south of the site located at 2520 West 12th Street and had been in that location since 1965. He stated he owned the property leased to the Italian Couple Restaurant. He stated the new building would not generate any additional traffic to the neighborhood. He stated the building would be constructed in a manner to complement the neighborhood and would be heavily landscaped. He stated the lots were oddly shaped and located adjacent to a main line of the railroad which did not lend itself to development for residential homes. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the area was an old neighborhood within the City. She stated the area had seen a down turn in housing but was slowly returning as a desirable place to live. She stated it was not appropriate to place an industrial use adjacent to a neighborhood which was coming back. There was a general discussion concerning the proposed development and the impact on the nearby single-family homes. Staff stated the area was reviewed in 2004/2005 and with the help of the neighborhoods zoning and land use were designed to allow for mixed use developments. Staff stated they felt to introduce an industrial use into the neighborhood would likely impact the residential uses and future residential development within the area. The Commission questioned if building elevations were available. Mr. Freeze stated he had not fully designed the building. A motion was made to approve the request. The motion carried by a vote of 10 ayes, 0 noes and 1 Recusal (Commissioner Laha). D ITEM NO.: 16 Z-8032 NAME: Freeze Short -form PD -I LOCATION: located at 1112 Jones Street 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 April 26, 2006. The Office of Planning and Development must receive the proof of notice no later than May 5, 2006. 2. Provide the total building height proposed. 3. Provide details of any proposed signage, including height and area. 4. Provide the hours of operation. 5. Provide the location of any proposed dumpsters along with a note concerning the required screening. 6. Will there be any fencing added to the site? If fencing is proposed provide the location along with a note concerning the height and construction material. 7. Indicate the deed document number for the right-of-way abandonment on the proposed site plan. 8. Provide the total number of employees accessing the site for employment. The site plan indicated 5 parking spaces. The ordinance would typically require the placement of ten parking spaces. Variance/Waivers: Public Works Conditions 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. 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. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lot must have a single driveway access. The width of driveway must not exceed 36 feet. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Item # 16 Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension and installation of additional fire hydrant(s) will be required in order to provide adequate service to this property. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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 installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. Planning Division: Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A nine (9) foot wide landscape strip along the southern perimeter is required where adjacent to paved areas. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, April 26, 2006. Item # 16