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HomeMy WebLinkAboutZ-8077 Staff AnalysisSeptember 14, 2006 ITEM NO.: A NAME: Energy Master Home Short -form PD -C LOCATION: located at 20801 Colonel Glenn Road DEVELOPER: Energy Master 20801 Colonel Glenn Road Little Rock, AR 72210 ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 4.74 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family FILE NO.: Z-8007 ALLOWED USES: Single-family Residential — Non -conforming Heating and Air Conditioning Service and Installation Company and Gun and Ammo Shop PROPOSED ZONING: PD -C PROPOSED USE: Heating and Air Conditioning Service and Installation Company and Gun and Ammo Shop VARIAN CESMAIVERS REQUESTED: 1. A deferral of the Master Street Plan requirements to Colonel Glenn Road. 2. A variance to allow an increased driveway width for the existing drive. A. PROPOSAL: Currently Energy Master Home, Inc. is operating all aspects of this business from the office and warehouse located at 20801 Colonel Glenn Road. The company is a complete heating and air conditioning service and installation company. The company uses blown cellulose, installs vapor barriers and does complete energy audits for customers. The warehouse contains stock items frequently used in daily operations. The hours of operation are from 7:00 am to 5:00 pm Monday through Friday. The company employees eleven persons and maintains nine vehicles. Four of the vehicles are stored on the site over night with the remaining vehicles driven by employees to September 14, 2006 SUBDIVISION Jofffn# @11 FILE NO.: Z-8007 their homes. Each of the vehicles typically accesses the site two to three times per day to restock items for job site installation. There is an existing six by five sign located in front of the business along the east side of the driveway. No additional signage is being requested as a part of the application request. There is an existing semi -trailer located on the front parking area used to store the cellulose insulation. The storage is necessary because the material is delivered by the semi -trailer load. The company that supplies the cellulose insulation trades the semi -trailer each time orders are received to eliminate the need for handling the material a number of times. The company is proposing a three to five year building plan beginning with the construction of a 40 -foot by 60 -foot office building. Soon after completion of the new office building, construction of the covered parking is proposed. After the completion of these two buildings an addition to the existing warehouse is proposed. The long term plan includes the placement of a single-family residence along the southern portion of the site. The owner of the site also operates a gun and ammo shop from the site. The business has been in operation since 2000. The request includes a deferral of the Master Street Plan requirement to Colonel Glenn Road for five years and a variance from Sections 30-43 and 31-210 to allow an increase driveway width for the existing drive. B. EXISTING CONDITIONS: The site currently houses a commercial business with the office located in a converted single-family home. There is a warehouse located along the western perimeter of the site. The site has a significant elevation change sloping upward from Colonel Glenn Road to the south. There are a number of uses in the area including residential and non-residential uses. There are single-family homes located on large tracts, auto sales and auto repair. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area residents. The Crystal Valley Property Owners Association, all residents who could be identified located within 300 feet of the site and all property owners located within 200 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: Colonel Glenn 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 September 14, 2006 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8007 2. With the site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to the street including 5 -foot sidewalk with the planned development. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet and be located in the center of the property. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No comment. Entergy: No comment received Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Approval of the City of Little Rock Planning Department is required prior to water service availability to this property. This property is subject to a special monthly assessment by Salem Water Users P.W.A. which would be due with their water billing. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Outside the service boundary. Provide a letter from the area volunteer fire department indicating their knowledge of the project and their ability to serve the development. County Planning,: 1. Provide a new survey and site plan. The submitted materials are inaccurate. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Fourche Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning of this property to Planned Commercial Development to allow an existing 4 September 14, 2006 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8007 business to expand by the construction of additional buildings for covered parking and a warehouse facility. Since the use is existing, it is a home-based business and there is no significant addition in land area of non-residential use, the proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: Colonel Glenn is shown as a Minor Arterial on the Master Street Plan. 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 the Arterial. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: Existing or proposed Class I, Il, or III Bikeways are not in the immediate vicinity of the development City Recognized Neighborhood Action Pian: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The street buffer requirement along Colonel Glenn Road should average 46 feet in width, and in no case be less than 23 feet. The proposed plan reflects a building in this area. The structures should be moved south, out of this area. 3. A 16 foot land use landscape buffer is required along the eastern and western perimeters adjacent to the residentially zoned property. Seventy percent (70%) of this buffer is to remain undisturbed. Currently, the plan reflects a building proposed within this area. The structure should be relocated out of this area. 4. A 46 foot land use landscape buffer is required along the southern perimeter adjacent to the residentially zoned property. Seventy percent (70%) of this buffer is to remain undisturbed. Unless, this structure is to be used as a residence. 5. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the southern, eastern and western perimeters adjacent to the residentially zoned property. 6. Additional landscaping may be required in conjunction with any new parking areas. 7. A controlled automatic irrigation system is required for all new landscaped areas. 8. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance E September 14, 2006 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8007 requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (July 13, 2006) The applicants were present representing the request. Staff presented an overview of the proposed development indicating there were a few outstanding issues associated with the request. Staff questioned the activities currently taking place on the site and questioned the immediate plans for redevelopment of the site. Staff also questioned the number of employees and the days and hours of operation. Public Works comments were addressed. Staff stated street improvements to Colonel Glenn Road would be required per the Master Street Plan. Staff suggested the applicant seek a five (5) year deferral of the improvements which could be supported by staff. Staff stated the existing driveway did not meet ordinance standards. Staff stated the maximum driveway width allowed was 36 -feet. Mr. Finkbeiner stated the driveway was 40 -feet and was necessary to facilitate large truck maneuvering onto the site. Staff stated a variance for the driveway width would also be supported since the drive was existing. Landscaping comments were addressed. Staff stated screening was required around the perimeters of the site where abutting residentially zoned or used property. Staff stated this would include the future home site area unless the structure would be used solely as a residence. Staff stated a few of the indicated buildings were located within the required land use buffer areas. Staff suggested the applicant relocate the structures away from property lines to allow the buffering as required by ordinance. Mr. Finkbeiner questioned the requirement of a 40 -foot building setback around the perimeter of the site. Staff suggested the applicant contact the County directly concerning their comments. Staff stated in some cases the County would relinquish their required setbacks to those required by the zoning ordinance. Staff noted comments from suggesting the applicant clarification. There was nc forwarded the item to the full H. ANALYSIS: the various other reporting departments and agencies :ontact them directly for additional information and further discussion of the item. The Committee then Commission for final action. The applicant submitted a revised cover letter addressing most of the issues raised at the July 13, 2006, Subdivision Committee meeting. The applicant has indicated the immediate plans for redevelopment of the site, the number of employees and the days and hours of operation. The applicant has also indicated screening will be provided 5 September 14, 2006 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: Z around the perimeters of the site to comply with the minimum buffer and landscape ordinance requirements. The company employees eleven persons and maintains nine vehicles. Four of the vehicles are stored on the site over night and the remaining vehicles are driven home by the employees. Each of the vehicles typically accesses the site two to three times per day to restock items for job site installation. There is an office assistant on site during normal business hours. The typical business hours are from 7:00 am to 5:00 pm Monday through Friday. The immediate plan is to construct a 40 -foot by 60 -foot office building. Soon after completion of the new office building, construction of a covered vehicle parking structure is proposed. After the completion of these two buildings an addition to the existing warehouse is proposed. The applicant has indicated a three to five year build out for completion of the commercial buildings. The long term plan includes the placement of a single-family residence along the southern portion of the site The request includes a deferral of the Master Street Plan requirement to Colonel Glenn Road for five years and a variance from Sections 30-43 and 31-210 to allow an increased driveway width for the existing drive. The applicant has indicated the driveway is existing and the 40 foot driveway width is necessary to accommodate truck traffic entering the site. Staff is supportive of the deferral request and the request to allow the existing drive to remain with a 40 -foot opening. Currently Energy Master Home, Inc. is operating all aspects of their business from the office and warehouse located at the site. The company is a complete heating and air conditioning service and installation company. The company uses blown cellulose, installs vapor barriers and does complete energy audits for customers. The warehouse contains stock items frequently used in daily operations. The owner of the site also operates a gun and ammo shop from the site. The gun and ammo business has been in operation since 2000. The office activities for Energy Master Home, Inc. are being conducted from a converted single-family residence located near the northern portion of the property. There is an existing six by five sign located in front of the business along the east side of the driveway. No additional signage is being requested as a part of the application request. There is an existing semi -trailer located on the front parking area used to store the cellulose insulation. The storage is necessary since the material is delivered by the semi -trailer load, which is traded each time orders are received, to eliminate the need for handling the material an increased number of times. Energy Master Home, Inc. has been operating from this site since the early 1990's. At the time the business was established, the site was located outside the City's Extraterritorial Planning Jurisdiction. Staff is supportive of the allowance of some expansion of commercial activity on the site but staff has concerns with the degree of expansion the applicant is proposing. The site is shown as Single Family on the City's Future Land Use Plan. Typically, when existing businesses located within the planning boundary have requested rezoning to allow conformance, staff has supported 101 September 14, 2006 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8007 the request and not required a Land Use Plan amendment to be filed. In some cases, staff has supported a small degree of expansion of the existing businesses when staff has felt there would not be a significant change in the character of the development or provide a significant impact on the adjoining properties. In staff's opinion the development as proposed will change the character of the site. Staff feels with the expansion of the warehouse building and the construction of a new office building, the site will no longer appear as a rural residential home site. Staff is not opposed to the rehabilitation of the existing structure for the office use and the construction of the covered parking on the site. The office is currently located on the site in the former home and the vehicles are currently being stored on the site and in staff's opinion the construction of a structure to allow protection of the vehicles will minimally impact the area. I. STAFF RECOMMENDATIO Staff recommends denial of the request as filed. LANNING COMMISSION ACTION: (August 3, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial. Mr. Ricky Finkbeiner addressed the Commission on the merits of his request. He stated he was unaware he could provide the Commission with photo's, petitions and additional information to support his case. Chairman Stebbins asked Mr. Finkbeiner if he would prefer to defer the item to allow him addition time to prepare his presentation. Mr. Finkbeiner questioned if any one had been to the site to view the proposed location for building construction. Staff stated the location of the construction was not the issue. Their concern was the expansion of the non-residential use. Staff suggested Mr. Finkbeiner defer the item to allow addition time for them to meet with him and discuss their opposition and determine if there was an application that would be agreeable to both staff and the applicant. Mr. Finkbeiner stated a deferral was acceptable. The Chair entertained a motion to defer the item to the September 14, 2006, public hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: Staff continues to feel the expansion of the proposed use at the site is not appropriate. Staff recommends denial of the request to allow an expansion of the proposed use by the construction of the new office building and the construction of the additional warehouse space. 7 September 14, 2006 SUBDIVISION ITEM NO.: A (Cont.) PLANNING COMMISSION ACTION: FILE NO.: Z-8007 (September 14, 2006) The applicant was not present. Staff presented the item stating the applicant had submitted a request on September 12, 2006, requesting the item be withdrawn from consideration without prejudice. Staff stated the withdrawal request would require a waiver of the Commission's By-laws with regard to the time frame for the withdrawal request. There was no further discussion of the item. The Chair entertained a motion for the By-law waiver: The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The Chair entertained a motion for placement of the item on the Consent Agenda for Withdrawal. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. E: ITEM NO.: 14. NAME: Energy Master Home Short -form PD -C LOCATION: located at 20801 Cantrell Road Planning Staff Comments: Z-8007 1. Provide notification of abutting property owners 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 July 19, 2006. The Office of Planning and Development must receive the proof of notice no later than July 28, 2006. (Completed) 2. Provide details of the activities currently taking place on the site. 3. Provide the days and hours of operation. 4. Provide the number of employees that report to the site daily. Number of trips per day. Provide the number of trucks stored on the site and the location of storage. 5. Is there any existing signage located on the site and is any new signage being proposed with the new construction. 6. Provide a time line for the proposed construction of the new buildings on the site. 7. Will the existing "trailer" storage be removed when the new warehouse building is constructed? Variance/Waivers: Public Works Conditions: 1. Colonel Glenn 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. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to the street including 5 -foot sidewalk with the planned development. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet and be located in the center of the property. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. No comment. Item # 14 Entergy: Center -Point Energy: SBC: Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Approval of the City of Little Rock Planning Department is required prior to water service availability to this property. This property is subject to a special monthly assessment by Salem Water Users P.W.A. which would be due with their water billing. Contact Central Arkansas Water at 377- 1225 for additional information. Fire Department: Outside the service boundary. Provide a letter from the area volunteer fire department indicating their knowledge of the project and their ability to serve the development. County_ Planning: 1. Provide a new survey and site plan. The submitted materials are inaccurate. 2: A 40 -foot setback from all property lines is required for commercial structures. 3. Driveway permit required from Pulaski County Road and Bridge. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the West Fourche Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning of this property to Planned Commercial Development to allow an existing home-based business to expand by the construction of additional buildings for covered parking and a warehouse facility. Since the use is existing, it is a home-based business and there is no significant addition in land area of non-residential use, the proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: Colonel Glenn is shown as a Minor Arterial on the Master Street Plan. 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 the Arterial. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan= Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Item # 14 Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The street buffer requirement along Colonel Glenn Road should average 46 feet in width, and in no case be less than 23 feet. The proposed plan reflects a building in this area. The structures should be moved south, out of this area. 3. A 16 foot land use landscape buffer is required along the eastern and western perimeters adjacent to the residentially zoned property. Seventy percent (70%) of this buffer is to remain undisturbed. Currently, the plan reflects a building proposed within this area. The structure should be relocated out of this area. 4. A 46 foot land use landscape buffer is required along the southern perimeter adjacent to the residentially zoned property. Seventy percent (70%) of this buffer is to remain undisturbed. Unless, this structure is to be used as a residence. 5. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the southern, eastern and western perimeters adjacent to the residentially zoned property. 6. Additional landscaping may be required in conjunction with any new parking areas. 7. A controlled automatic irrigation system is required for all new landscaped areas. 8. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. 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 (to include the additional information as noted above) to staff on Wednesday, July 19, 2006. Item # 14