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HomeMy WebLinkAboutZ-8531 Staff AnalysisFILE NO.: Z-8531-A NAME: Dowler Properties, Inc Short -form PCD LOCATION: Located at 3618 Baseline Road DEVELOPER: Dowler Properties, Inc. Ron and Donna Dowler 4201 Baseline Road Little Rock, AR 72209 SURVEYOR: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.50 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PCD PROPOSED USE: Retail sales and warehousing VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 LF The Little Rock Planning Commission reviewed a request to rezone this site from R-2, Single-family to C-4, Open Display District and provided a recommendation of approval as a part of the Consent Agenda at their April 22, 2010, public hearing. The item was forwarded to the Little Rock Board of Directors for final action and was heard by the Board of Directors at the June 1, 2010, public hearing. The Board of Directors denied the requested rezoning and suggested the applicant file to rezone the property to PCD. FILE NO.: Z-8531-A (Cont. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting a rezoning of the property located at 3618 Baseline Road to be used as a retail location and warehouse for Southwest Radiator Shop Inc. The property is owned by Dowler Properties, Inc. and leased to Southwest Radiator Shop Inc. Presently the property is being used as warehouse space for Southwest Radiator. The future plans for the site include retail sales and service of heat exchange products along with the warehousing of products for distribution. The development is proposed in phases. Under Phase I the applicant is proposing to improve and/or upgrade the property which include landscaping, awnings over the entrance doors and bay doors, signage on the building and cosmetic improvements to the facade of the building. Phase II will include improvements to the rear of the building, the addition of a loading dock and the placement of privacy or security fencing. The applicant has indicated both phases will be completed within five (5) years. B. EXISTING CONDITIO The area is a mix of residential and non-residential uses. Across Baseline Road is an elementary school. To the east of the site is a laundry facility and to the west is a vacant commercial building. There are single-family homes located to the north and northwest of the site. Other uses in the area include convenience stores, a pawnshop, daycare center, grocery store, mobile home park and multi -family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200-feet of the site, the Upper Baseline Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. Southwest Little Rock United for Progress and Upper Baseline Neighborhood Association have indicated they are supportive of the request. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The property must place a single driveway access centered on the lot. The width of driveway must not exceed 28 feet. 2 FILE NO.: Z-8531-A (Cont. 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. 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 if additional fire protection or metered water service is required. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed in the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required they will be installed at the developer's expense. Fire Department: Place fire hydrants per code. Maintain access at least 20-feet wide. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route # 15 — The 651h Street route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from R-2, Single-family to 3 FILE NO.: Z-8531-A (Cont. PCD (Planned Commercial Development) to allow for retail uses and warehousing on the site. Master Street Plan: Baseline Road is a Principal Arterial. A Principal Arterial is to serve thorough traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Baseline Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. An additional upgrade may be required if the rehabilitation of the structure exceeds fifty percent (50%) of the current replacement cost. 3. Asphalt/concrete must be removed in conjunction with this application. 4. Curb and gutter will be required to separate the parking areas from the landscape areas. 5. Staff recommends installing two (2) interior islands that are seven and a half foot in width (7'/2') and a minimum of one hundred fifty square foot (150) in area. These islands will also help with vehicular circulation. G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2011) Ms. Donna Dowler was present representing the request. Staff presented an overview stating the existing commercial building was zoned R-2, Single-family. Staff stated the request was to rezone the site to PCD to allow the use of the building for retails sales and warehousing for Southwest Radiator. Staff requested Ms. Dowler provide the days and hours of operation. Staff stated the cover letter indicated fencing would be installed in the future and questioned the materials proposed for the fencing. There was a general discussion concerning screening along the western perimeter. Ms. Dowler stated the adjacent property owner accessed the rear of their building across property owned by Fun Wash and angled across their property. Ms. Dowler requested fencing not be required in this area to continue to allow access to the adjacent building. Public Works comments were addressed. Staff stated the drive was to be narrowed to a maximum of 28-feet in width. Staff stated permits from AHTD would be required prior to any work in the right of way. M FILE NO.: Z-8531-A (Cont. Landscaping comments were addressed. Staff stated an additional upgrade to the landscaping would be required if the rehabilitation cost exceeded 50 percent of the current replacement cost of the building. Staff stated two interior islands that were seven and one half foot in width and a minimum of one hundred square feet in area should be installed on the site along Baseline Road. Staff stated the existing asphalt was to be removed with the installation of the new landscaping in this area. 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 issues raised at the December 8, 2011, Subdivision Committee meeting. The applicant has provided a landscape plan which has narrowed the driveway as requested by public works staff and has indicated landscaping on each side of the drive as noted in the landscape comments. The site plan also includes the placement of a small amount of building landscaping. This will be placed in raised beds. The landscaping along Baseline Road will include the removal of the existing asphalt and the placement of curbing around the new planter beds. The request is to rezone the site to allow Southwest Radiator Shop to use the building for retails sales and warehousing. Currently Southwest Radiator is using the building for warehousing but plans to move the retail sales and service portion of their business to this location. The business will operate from 8 am to 5 pm Monday through Friday. The development is proposed in phases. The Phase I portion of the development is to improve and/or upgrade the existing building and paving and install landscaping in the front of the building and along Baseline Road. In addition awnings over the entrance doors and bay doors will be installed and cosmetic improvements to the fagade of the building will be completed. Phase II will include improvements to the rear of the building, the addition of a loading dock and the placement of security fencing. The Phase II portion of the development will require an access easement or the purchase of property from the adjoining property owner to the east. The Fun Wash property is an "L" shaped property with a strip along Christen Drive, which extends along the northern boundary of this property. This prohibits this property from accessing Christen Drive without crossing onto the property owned by Fun Wash. The applicant has indicated they will approach the adjacent property owner to secure an access easement or if the owners are willing to sell the property to the rear of this site, purchase the property. Should the sale occur both properties will be replatted to eliminate the creation of a separate parcel. The applicant has indicated both phases will be completed within five (5) years. 5 FILE NO.: Z-8531-A (Cont. The request includes a waiver of the required screening fence along the western perimeter. The property is a non-residential property but is still zoned R-2, Single-family. The applicant has indicated should the property become a residential use then a screening fence will be installed. The development will be served by building signage on Baseline Road and a ground sign within the landscape area along Baseline Road. The building signage is proposed consistent with signage allowed in commercial zones or a maximum of ten percent of the facade area. The ground sign is proposed with a maximum height of 36-feet and a maximum sign area of 160 square feet. The applicant has indicated a dumpster will be placed in the rear of the building with proper screening. The applicant has indicated prior to the placement of the dumpster an access agreement will be reached with the adjacent property owner. Staff is supportive of the requested rezoning. The property has a history of commercial uses and this area of Baseline Road contains predominately non-residential uses. To staff's knowledge there are no remaining outstanding technical issues associated with the request. -Staff feels the rezoning to PCD to allow the use of the property for retail sales and warehousing for Southwest Radiator is an appropriate use of the site. . STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the deferral request of the required screening fence along the western perimeter. Should the adjacent property become a residential use the screening fence will be installed at that time. PLANNING COMMISSION ACTION: (JAN UARY 5, 2012) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the deferral request of the required screening fence along the western perimeter. Staff stated should the adjacent property become a residential use the screening fence would be installed at that time. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes and 4 absent. 9 FILE NO.: Z-8531 Owner: Southwest Radiator Applicant: Donna Dowler, Southwest Radiator Location: 3618 Baseline Road Area: 0.50 Acre Request: Rezone from R-2 to C-4 Purpose: Warehouse Use Existing Use: Vacant Commercial Building SURROUNDING LAND USE AND ZONING 0 North — Undeveloped property (across Christen Drive); zoned R-2 South — Elementary school (across Baseline Road); zoned R-2 East — Vacant commercial building; zoned R-2 West — Vacant commercial building; zoned R-2 PUBLIC WORKS COMMENTS: 1. Baseline Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. PUBLIC TRANSPORTATION ELEMENT: The site is located on CATA bus route #15 (65th Street Route). PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the SWLR United for Progress and Upper Baseline Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Commercial for this property. The applicant has FILE NO.: Z-8531 (Cont. applied for a rezoning R-2 Single Family District to C-4 Open Display District. The request does not require a change to the Land Use Plan. This area is covered by the Upper Baseline Neighborhood Plan. The Economic Development Goal states: "Create a competitive and adaptable economic environment that encourages investment and diversity of employment opportunities." Master Street Plan: Baseline Road is a Principal Arterial. 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 on Baseline since it is a Principal Arterial. This street may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. E. STAFF ANALYSIS: Southwest Radiator, owner of the 0.50 acre property located at 3618 Baseline Road, is requesting to rezone the property from "R-2" Single Family District to "C-4" Open Display District. The property is located on the north side of Baseline Road, west of Scott Hamilton Drive. The rezoning is proposed in order to use an existing commercial building as warehouse space. The property is occupied by a one-story commercial building (two-story section in rear), located at the center of the property. There is a driveway from Baseline Road, with paved parking on the south side of the building. There is also a driveway from Christen Drive to the north, with gravel parking on the north side of the building. The property previously housed an auto repair and body shop. The general area contains a mixture of uses and zoning. There is undeveloped R-2 zoned property located to the north, with single family residences to the northwest. An elementary school is located across Baseline Road to the south. Vacant commercial buildings are located immediately east and west, with other commercial uses further east and west, along the north side of Baseline Road. The City's Future Land Use Plan designates this property as "Commercial". The requested C-4 zoning does not require an amendment to the Land Use Plan. 2 FILE NO.: Z-8531 (Cont. Staff is supportive of the requested rezoning to C-4. Staff believes C-4 zoning for this property is appropriate. As noted previously, the site has a history of being used for an auto repair and body business. There is existing C-4 zoned property to the west, between this property and Community Road. The property at the northeast corner of Baseline Road and Community Road was recently rezoned to C-4 for an auto repair use. Staff believes that continuation of the C-4 zoning pattern along the north side of Baseline Road, between Community Road and Scott Hamilton Drive, is reasonable and will have no adverse impact on the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-4 rezoning. PLANNING COMMISSION ACTION. (APRIL 22, 2010) The applicants were present. There were no objectors present. Staff presented the item and a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 3 April 22, 2010 FILE NO.: Z-8531 Owner: Southwest Radiator Applicant: Donna Dowler, Southwest Radiator Location: 3618 Baseline Road Area: 0.50 Acre Request: Rezone from R-2 to C-4 Purpose: Warehouse Use Existing Use: Vacant Commercial Building SURROUNDING LAND USE AND ZONING North — Undeveloped property (across Christen Drive); zoned R-2 South — Elementary school (across Baseline Road); zoned R-2 East — Vacant commercial building; zoned R-2 West — Vacant commercial building; zoned R-2 A. PUBLIC WORKS COMMENTS: 1. Baseline Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. B. PUBLIC TRANSPORTATION ELEMENT: The site is located on CATA bus route #15 (65th Street Route). C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the SWLR United for Progress and Upper Baseline Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning R-2 Single Family District to C-4 Open Display April 22, 2010 ITEM NO: 4 Cont. FILE NO.: Z-8531 District. The request does not require a change to the Land Use Plan. This area is covered by the Upper Baseline Neighborhood Plan, The Economic Development Goal states: "Create a competitive and adaptable economic environment that encourages investment and diversity of employment opportunities." Master Street Plan: Baseline Road is a Principal Arterial. 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 on Baseline since it is a Principal Arterial. This street may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. E. STAFF ANALYSIS: Southwest Radiator, owner of the 0.50 acre property located at 3618 Baseline Road, is requesting to rezone the property from "R-2" Single Family District to "C-4" Open Display District. The property is located on the north side of Baseline Road, west of Scott Hamilton Drive. The rezoning is proposed in order to use an existing commercial building as warehouse space. The property is occupied by a one-story commercial building (two-story section in rear), located at the center of the property. There is a driveway from Baseline Road, with paved parking on the south side of the building. There is also a driveway from Christen Drive to the north, with gravel parking on the north side of the building. The property previously housed an auto repair and body shop. The general area contains a mixture of uses and zoning. There is undeveloped R-2 zoned property located to the north, with single family residences to the northwest. An elementary school is located across Baseline Road to the south. Vacant commercial buildings are located immediately east and west, with other commercial uses further east and west, along the north side of Baseline Road. The City's Future Land Use Plan designates this property as "Commercial". The requested C-4 zoning does not require an amendment to the Land Use Plan. K April 22, 2010 ITEM NO: 4 (Cont.) FILE NO.: Z-8531 Staff is supportive of the requested rezoning to C-4. Staff believes C-4 zoning for this property is appropriate. As noted previously, the site has a history of being used for an auto repair and body business. There is existing C-4 zoned property to the west, between this property and Community Road. The property at the northeast corner of Baseline Road and Community Road was recently rezoned to C-4 for an auto repair use. Staff believes that continuation of the C-4 zoning pattern along the north side of Baseline Road, between Community Road and Scott Hamilton Drive, is reasonable and will have no adverse impact on the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-4 rezoning. PLANNING COMMISSION ACTION: (APRIL 22, 2010) The applicants were present. There were no objectors present. Staff presented the item and a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 3