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HomeMy WebLinkAboutZ-8260 Staff AnalysisFILE NO.: Z-8260 NAME: Coulson Oil Company Short -form PCD LOCATION: Located on the corner of Stagecoach and David O Dodd Roads DEVELOPER: Arkansas Fleet Fueling, LLC Coulson Oil Company 1434 Pike Avenue North Little Rock, AR 72114 Rl 1R\/FynR- Brooks Surveying 20820Arch Street Pike Hensley, AR 72065 AREA: 1.70+ 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 Convenience Store with Gas Pumps VARIANCESM/AIVERS REQUESTED: None request. A. PROPOSAUREQUEST: The applicant is seeking a rezoning of the site from R-2, Single-family to Planned Commercial Development to recognize an existing convenience store with gas pumps. The site contains the store with a separate canopy for the fuel islands. Presently there are two drives located along Stagecoach Road and a single drive from David O Dodd Road. There are no modifications proposed to the site with the rezoning request. FILE NO.: Z-8260 (Cont.) _ B. EXISTING CONDITIONS: The site contains an existing convenience store which as been closed for some time. The store was constructed prior to the site's annexation by the City. Uses in the area include residential, commercial and an elementary school. To the north along Stagecoach Road is also a convenience store with gas pumps located near Lanehart Road. Further to the north new single-family homes are being constructed in the Greenwood Acres Subdivision. Along David O Dodd Road two new subdivisions are currently being developed in the Wood Creek and Waters Edge Subdivisions. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 feet of the proposed site, Southwest Little Rock United for Progress, the Stagecoach Dodd Neighborhood Association and all owners of property, who could be identified, located within 300 feet of the site 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. If the facility is redeveloped or expanded in the future, the full dedication of right-of-way to 55 feet from centerline will be required. The canopy and the pump islands would have to be relocated out of the right-of- way. Since the site is not redeveloping and no changes are being made dedicate an additional 5 feet of right-of-way. 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. If the facility is redeveloped or expanded in the future, the driveway on East David O Dodd Road must be removed and only one (1) driveway will be allowed on Stagecoach Road. The width of driveway cannot exceed 36 feet. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Stagecoach Road and East David O Dodd Road. 4. Due to the proposed use of the property, the Master Street Plans specifies that East David O Dodd Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. It is difficult to determine the existing right-of-way without a centerline of East David O Dodd Road shown on the survey. 5. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. 2 FILE NO.: Z-8260 (Cont. 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. Contact Central Arkansas Water about reestablishing water service and if larger and/or additional water meter(s) are required. Additional fire hydrant(s) may 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). 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. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Neighborhood Commercial for this property. The applicant has applied for a rezoning from R-2 Single Family to Planned Commercial Development to allow the existing convenience store to operate from this site. The request does not require a change to the Land Use Plan. Master Street Plan: Stagecoach Road is shown as a Principal Arterial on the Master Street Plan and East David O. Dodd is shown as a Local Street. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians since this is a Principal Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are 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 II bike route is shown on Stagecoach Road. A Class II bikeway is located on the street as either a five foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. 3 FILE NO.: Z-8260 (Cont. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Pecan Lake/Stagecoach-Dodd/Westwood Neighborhood Action Plan. The Zoning and Land Use goal states: "Discourage conversion of R-2 properties along Stagecoach Road." Landscape: 1. Redevelopment of the site will require compliance with the City's minimal landscape and buffer ordinance requirements. 2. Any and all landscaping, fencing, striping, etc. should be in good condition or repaired/replaced in conjunction with this request. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were few outstanding technical issues associated with the request. Staff requested the applicant provide the location of the dumpster and indicate if the hours of dumpster service would be limited to daylight hours. Staff also requested the applicant provide the hours of operation for the proposed facility. Public Works comments were addressed. Staff stated right of way dedication along Stagecoach Road and David O Dodd Road would be required at a lesser standard than the Master Street Plan. Staff requested the applicant provide the location of the tanks and any improvements to determine the right of way required. There was a general discussion concerning a waiver of the right of way dedication. Staff stated once the tank locations were determined, then a waiver could be considered based on the location of the fuel tank basin. Landscaping comments were noted. Staff stated all landscaping, fencing and striping should be in good condition or repaired or replaced in conjunction with the rezoning request. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no technical issues associated with the request in need of addressing raised at the September 6, 2007, Subdivision Committee meeting. The request is to allow a rezoning of the site from R-2, Single-family to Planned Commercial Development to recognize an existing convenience store with gas pumps. The hours of operation are proposed from 5:00 am to 1:00 am seven days per week. M FILE NO.: Z-8260 (Cont. The site contains the store with a separate canopy for the fuel islands. Presently, there are two drives located along Stagecoach Road and a single drive from David O Dodd Road. The applicant has indicated right of way dedications will be provided along the abutting streets. The right of way dedication along Stagecoach Road will be a reduced right of way with the applicant dedicating five feet. The reduced right of way dedication will take the new right of way line to the edge of the existing fuel tank storage area. The right of way along David O Dodd Road will be thirty feet from centerline as required per the Master Street Plan. A twenty foot radial dedication will be provided at the intersection of the two roadways. There are no modifications proposed to the building or canopy located on the site with the exception of cosmetic repairs. The applicant has indicated a dumpster will be added to the site and the hours of service will be limited to 7:00 am to 9:00 pm. To staffs knowledge there are no remaining technical issues associated with the request. Staff feels the rezoning of the site to recognize the existing use is appropriate and should have minimal impact on the area. STAFF RECOMMENDATIONS: 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: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommends 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 placement of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. 5 September 27, 2007 ITEM NO.: 14 FILE NO.: Z-8260 NAME: Coulson Oil Company Short -form PCD LOCATION: Located on the corner of Stagecoach and David O Dodd Roads DEVELOPER: Arkansas Fleet Fueling, LLC Coulson Oil Company 1434 Pike Avenue North Little Rock, AR 72114 SURVEYOR: Brooks Surveying 20820Arch Street Pike Hensley, AR 72065 AREA: 1.70+ 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 Convenience Store with Gas Pumps VARIANCESNVAIVERS REQUESTED: None request. A. PROPOSAL/REQUEST: The applicant is seeking a rezoning of the site from R-2, Single-family to Planned Commercial Development to recognize an existing convenience store with gas pumps. The site contains the store with a separate canopy for the fuel islands. Presently there are two drives located along Stagecoach Road and a single drive from David O Dodd Road. There are no modifications proposed to the site with the rezoning request. September 27, 2007 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8260 B. EXISTING CONDITIONS: The site contains an existing convenience store which as been closed for some time. The store was constructed prior to the site's annexation by the City. Uses in the area include residential, commercial and an elementary school. To the north along Stagecoach Road is also a convenience store with gas pumps located near Lanehart Road. Further to the north new single-family homes are being constructed in the Greenwood Acres Subdivision. Along David O Dodd Road two new subdivisions are currently being developed in the Wood Creek and Waters Edge Subdivisions. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 feet of the proposed site, Southwest Little Rock United for Progress, the Stagecoach Dodd Neighborhood Association and all owners of property, who could be identified, located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Stagecoach Road is classified on the Master Street Plan as a principal arterial. If the facility is redeveloped or expanded in the future, the full dedication of right-of-way to 55 feet from centerline will be required. The canopy and the pump islands would have to be relocated out of the right-of- way. Since the site is not redeveloping and no changes are being made dedicate an additional 5 feet of right-of-way. 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. If the facility is redeveloped or expanded in the future, the driveway on East David O Dodd Road must be removed and only one (1) driveway will be allowed on Stagecoach Road. The width of driveway cannot exceed 36 feet. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Stagecoach Road and East David O Dodd Road. 4. Due to the proposed use of the property, the Master Street Plans specifies that East David O Dodd Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. It is difficult to determine the existing right-of-way without a centerline of East David O Dodd Road shown on the survey. 5. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way. 2 September 27, 2007 SUBDIVISION ITEM NO.: 94 (Cont.) FILE NO.: Z-8260 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: 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. Contact Central Arkansas Water about reestablishing water service and if larger and/or additional water meter(s) are required. Additional fire hydrant(s) may 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). Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Counter Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Neighborhood Commercial for this property. The applicant has applied for a rezoning from R-2 Single Family to Planned Commercial Development to allow the existing convenience store to operate from this site. The request does not require a change to the Land Use Plan. Master Street Plan: Stagecoach Road is shown as a Principal Arterial on the Master Street Plan and East David O. Dodd is shown as a Local Street. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians since this is a Principal Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes September 27, 2007 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.. Z-8260 are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: A Class II bike route is shown on Stagecoach Road. A Class II bikeway is located on the street as either a five foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Pecan Lake/Stagecoach-Dodd/Westwood Neighborhood Action Plan. The Zoning and Land Use goal states: "Discourage conversion of R-2 properties along Stagecoach Road." Landscape: Redevelopment of the site will require compliance with the City's minimal landscape and buffer ordinance requirements. 2. Any and all landscaping, fencing, striping, etc. should be in good condition or repaired/replaced in conjunction with this request. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were few outstanding technical issues associated with the request. Staff requested the applicant provide the location of the dumpster and indicate if the hours of dumpster service would be limited to daylight hours. Staff also requested the applicant provide the hours of operation for the proposed facility. Public Works comments were addressed. Staff stated right of way dedication along Stagecoach Road and David O Dodd Road would be required at a lesser standard than the Master Street Plan. Staff requested the applicant provide the location of the tanks and any improvements to determine the right of way required. There was a general discussion concerning a waiver of the right of way dedication. Staff stated once the tank locations were determined, then a waiver could be considered based on the location of the fuel tank basin. Landscaping comments were noted. Staff stated all landscaping, fencing and striping should be in good condition or repaired or replaced in conjunction with the rezoning request. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. rd September 27, 2007 SUBDIVISION ITEM NO.: 14 (Cont. H. ANALYSIS: FILE NO.: Z-8260 There were no technical issues associated with the request in need of addressing raised at the September 6, 2007, Subdivision Committee meeting. The request is to allow a rezoning of the site from R-2, Single-family to Planned Commercial Development to recognize an existing convenience store with gas pumps. The hours of operation are proposed from 5:00 am to 1:00 am seven days per week. The site contains the store with a separate canopy for the fuel islands. Presently, there are two drives located along Stagecoach Road and a single drive from David O Dodd Road. The applicant has indicated right of way dedications will be provided along the abutting streets. The right of way dedication along Stagecoach Road will be a reduced right of way with the applicant dedicating five feet. The reduced right of way dedication will take the new right of way line to the edge of the existing fuel tank storage area. The right of way along David O Dodd Road will be thirty feet from centerline as required per the Master Street Plan. A twenty foot radial dedication will be provided at the intersection of the two roadways. There are no modifications proposed to the building or canopy located on the site with the exception of cosmetic repairs. The applicant has indicated a dumpster will be added to the site and the hours of service will be limited to 7:00 am to 9:00 pm. To staff's knowledge there are no remaining technical issues associated with the request. Staff feels the rezoning of the site to recognize the existing use is appropriate and should have minimal impact on the area. STAFF RECOMMENDATIONS: 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: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommends 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 placement of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. 5 ITEM NO.: 14. NAME: Coulson Oil Company Short -form PCD Z-8260 LOCATION: located on the corner of Stagecoach and David O Dodd Roads 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 September 12, 2007. The Office of Planning and Development must receive the proof of notice no later than September 21, 2007. VariancelWaivers: None requested. Public Works Conditions: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. If the facility is redeveloped or expanded in the future, the full dedication of right-of-way to 55 feet from centerline will be required. The canopy and the pump islands would have to be relocated out of the right-of-way. Since the site is not redeveloping and no changes are being made dedicate an additional 5 feet of right-of-way. 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. If the facility is redeveloped or expanded in the future, the driveway on East David O Dodd Road must be removed and only one (1) driveway will be allowed on Stagecoach Road. The width of driveway cannot exceed 36 feet. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Stagecoach Road and East David O Dodd Road. 4. Due to the proposed use of the property, the Master Street Plans specifies that East David O Dodd Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. It is difficult to determine the existing right-of-way without a centerline of East David O Dodd Road shown on the survey. 5. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Item # 14. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water about reestablishing water service and if larger and/or additional water meter(s) are required. Additional fire hydrant(s) may 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). 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. Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Neighborhood Commercial for this property. The applicant has applied for a rezoning from R-2 Single Family to Planned Commercial Development to allow the existing convenience store to operate from this site. The request does not require a change to the Land Use Plan. Master Street Plan: Stagecoach Road is shown as a Principal Arterial on the Master Street Plan and East David O. Dodd is shown as a Local Street. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians since this is a Principal Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are 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 II bike route is shown on Stagecoach Road. A Class II bikeway is located on the street as either a five foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Pecan Lake/Stagecoach-Dodd/Westwood Neighborhood Action Plan. The Zoning and Land Use goal states: "Discourage conversion of R-2 properties along Stagecoach Road." Landscape: 1. Site plan must comply with the City's minimal requirements. 2. Any and all landscaping, fencing, striping, etc. repaired/replaced in conjunction with this request. landscape and buffer ordinance should be in good condition or Item # 14. Revised platlpfan� Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, September 12, 2007. Item # 14.