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HomeMy WebLinkAboutZ-8545 Staff AnalysisAugust 12, 2010 ITEM NO.: B NAME: 7001 Cantrell Road Auto Sales Short -form PCD LOCATION: Located at 7001 Cantrell Road DEVELOPER: Checkered Flag Auto Sport Inc. P.O. Box 241931 Little Rock, AR 72223 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 0.47 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 C-3, General Commercial District FILE NO.: Z-8545 FT. NEW STREET: 0 LF General Commercial - indoor retail PCD PROPOSED USE: Add Auto Sales outdoor display as an allowable use VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The property located at 7001 Cantrell Road was originally constructed as a service station and the fuel canopy and gas pumps are still on the site. The developer is requesting to renovate the property including resurfacing the parking lot and cleaning up the existing landscaped areas to allow the use of the property as a used automobile dealership. The applicant has indicated a maximum of 40 automobiles will be housed on the site at any given time. Within the existing auto bays one (1) bay will be used for detailing of automobiles. The remaining two (2) will be used as showroom and display. The request includes the use of the right of way along Bryant Street as overflow parking for customers and employees. The use of the right of way will require a August 12, 2010 SUBDIVISION ITEM NO.: B f Cont. FILE NO.: Z-8545 franchise agreement with the City of Little Rock to allow the area to be used as overflow parking. B. EXISTING CONDITIONS: The site is a vacant commercial building previously used as a service station. This area has primarily commercial uses fronting Cantrell Road. There are a number of uses including retail, restaurants, office and public uses. To the north and west is multi -family housing. The property immediately west of the site is a City of Little Rock Fire Station and to the east is a shopping center. Cantrell Road is a four lane road constructed with curb, gutter and sidewalks along both sides. The road does not have a center turn lane in this area. Bryant Street is a commercial street constructed with curb and gutter. There is not a sidewalk in place. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. 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 Merriwether Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS.- 1 . A 20 foot radial dedication of right-of-way is required at the intersection of Bryant Street and Cantrell Road. 2. Bryant Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 3. A plan is currently being prepared by AHTD to widen Cantrell Road in this area. Right-of-way will be acquired when plans are completed and the project is funded. 4. For the existing improvements located in the dedicated right-of-way, 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 project. Entergy: No comment received. 2 August 12, 2010 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8545 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 this 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 (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 the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: No comment received. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from C-3, General Commercial District to Planned Commercial Development for an auto sales business. This area is covered by the Midtown Neighborhood Plan. The Commercial Development states "Improve and increase retail development to meet local demand for goods and service." This development could provide a new use for a vacant structure. Master Street Plan: Cantrell Road is a Principal Arterial. North Bryant Street is a Collector. 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 Cantrell Road since it is a Principal Arterial. The primary function 3 August 12, 2010 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8545 of a Collector Street is to provide a connection from Local Streets to Arterials. These streets 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. The removal of unnecessary asphalt is both encouraged and appreciated, especially, along Cantrell Road. G. SUBDIVISION COMMITTEE COMMENT: (April 29, 2010) The applicant was present representing the request. Staff presented an overview of the development stating there were a number of outstanding issues in need of addressing prior to the Commission acting on the request. Staff questioned the number of cars proposed for the site. The applicant indicated the site would house 40 to 60 cars but he felt the maximum number would be 40 cars. Staff questioned the use of the service station bays. The applicant stated one (1) bay would be used for detailing and the other two (2) would be used for showroom. Staff questioned if the parking of autos would be within the first 20 feet of the required front yard setback. The developer stated he felt the cars would not be located within the first 20 feet of the front yard setback. Public Works comments were addressed. Staff stated any parking within the right of way would require a franchise agreement with the City. Staff stated a radial dedication was required at the intersection of Cantrell Road and Bryant Street. Staff stated right of way dedication was required on Bryant Street. Staff stated there would not be a required right of way dedication on Cantrell Road at this time since the road was planned for widening by the Highway Department in the near future. Landscaping comments were addressed. Staff stated the site plan was to comply with the City's Landscape and Buffer Ordinance requirements. Staff also stated the removal of any unnecessary asphalt was both encouraged and appreciated. 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. 0 August 12, 2010 SUBDIVISION ITEM NO.: B Cont.) FILE NO.: Z-8545 H. ANALYSIS: There were no issues raised at the April 29, 2010, Subdivision Committee meeting in need of addressing via a revised site plan. The site is an existing service station and the only modification proposed is the removal of the gas pumps and cosmetic repairs. The structures, paving and existing drives will remain. The cosmetic repairs to be completed include painting and clearing of existing overgrown landscaped areas. No new landscaped areas are proposed. The parking lot will be resurfaced. The site will house four (4) employees. The applicant has not identified the hours of operation. The applicant has indicated a maximum of forty (40) automobiles will be located on the site at any given time. Within the existing auto bays one (1) will be used for detailing of the automobiles for sale and the other two (2) will be used as showroom and display. The request includes the use of the right of way along Bryant Street as overflow parking for customers and employees. The use of the right of way will require a franchise agreement with the City of Little Rock to allow the area to be used as overflow parking. There is to be no off loading of vehicle inventory within the public right of way. All loading and unloading of vehicles must take place on the applicant's property. The request includes building signage and ground signage. The building signage is proposed as typically allowed in commercial zones or a maximum of ten (10) percent of the fagade area abutting the public streets. Ground signage is proposed as typically allowed in commercial zones or a maximum of thirty-six (36) feet in height and one hundred sixty (160) square feet in area. No electronic signage is proposed at this time. The applicant has indicated he does not feel there will be display of vehicles within the first 20 feet of the front yard setback. This portion of Cantrell Road is scheduled for widening in the near future. The roadway is proposed with five (5) lanes and sidewalks on both sides. Additional right of way will be bought from this property owner but staff is not sure of the actual right of way width that will be purchased from this site. The loss of land area to right of way will impact the site and areas allowed for display of automobiles simply based on the number of automobiles the applicant intends to locate on the site. Per the zoning ordinance a minimum of ten percent of the gross planned commercial development shall be designated as landscaped open space not to be used for streets or parking. The applicant is not proposing any additional 5 August 12, 2010 SUBDIVISION ITEM NO.: B Cont. FILE NO.: Z-854:5 landscaping to the site. The applicant has indicated overgrown existing grassed areas will be maintained. Staff is not supportive of the request. Staff feels the display of forty (40) automobiles on this site is too intense. Staff also feels the use of the site with open display is not an appropriate use for the site. The primary uses in the area are office, indoor retail uses and residential uses. Staff feels the outdoor display aspect of the development could potentially impact the adjacent properties. Staff feels the reuse of the site should be more in keeping with the uses as allowed in the current zoning district. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 20, 2010) Que Askari was present representing the request. There were no registered objectors present. The Chair stated based on protocol when eight (8) or fewer Commissioners were present the Commission offered the applicant the option of deferral to a later public hearing. The Chair stated since there were six (6) Commissioners present the applicant could request a deferral to the July 1, 2010, public hearing. Mr. Tim Daters requested the item be deferred to the July 1, 2010, public hearing. The Chair entertained a motion for deferral of the item as requested by the applicant. The motion carried by a vote of 6 ayes, 0 noes and 5 absent. STAFF UPDATE: There has been no change to this application request since the previous public hearing. Staff has received a number of phone calls and letters from area property owners indicating their opposition to allow the site to be rezoned for a used car lot. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (JULY 1, 2010) The applicant was not present. There were no registered objectors present. Chairman Yates stated since the applicant was not present the item would be deferred to the August 12, 2010 public hearing to allow the applicant to be present to present his case for the rezoning request. 13101 August 12, 2010 SUBDIVISION ITEM NO.: B (Cont. FILE NO.: Z-8545 There was no further discussion of the item. The Chair entertained a motion for approval of deferral of the item to the August 12, 2010 public hearing. The motion carried by a vote of 7 ayes, 0 noes and 4 absent. STAFF UPDATE: There has been no change to this application request since the previous public hearing. Staff has received a number of phone calls and letters from area property owners indicating their opposition to allow the site to be rezoned for a used car lot. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (AUGUST 12, 2010) The applicant was not present. There were registered objectors present. The chair called for a motion to withdraw the item without prejudice. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. 7 ITEM NO.: 7, NAME: 7001 Cantrell Road Auto Sales Short -form PCD LOCATION: located at 7001 Cantrell Road Plannina Staff Comments: Z-8545 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 May 5, 2010. The Office of Planning and Development must receive the proof of notice no later than May 14, 2010. 2. Provide a copy of the Bill of Assurance for the subdivision in which this property is located. The Bill of Assurance can be obtained from the Pulaski County Circuit Clerk's Office. 3. Provide details of the proposed ground signage including the location, total height and total sign area. 4. Provide details of the proposed building signage. (maximum % of the facade area proposed for signage) 5. Will any of the signage contain an electronic reader board? 6. Provide the days and hours of operation. 7. Provide the maximum number of employees. 8. Provide details of any proposed fencing or gating to be located on the site and/or on drives. 9. Provide details of any canopies or awnings proposed on the site. 10. Will servicing of vehicles or detailing of vehicles take place on the site? Provide the location of these activities if proposed to take place on the site. 11. Will the site be used for any activity other than car sales? 12. Does the request include the allowance of display of automobiles within the front 20- feet of the required front yard setback? Typically the display of automobiles is not allowed within the first 20-feet of the front yard setback. 13.A minimum of ten (10) percent of gross planned commercial mixed use district (PCD) or planned office district (POD) area shall be designated as landscaped open space not to be used for streets or parking. Variance/Waivers: None requested. Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Bryant Street and Cantrell Road. 2. Bryant Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 3. A plan is currently being prepared by AHTD to widen Cantrell Road in this area. Right-of-way will be acquired when plans are completed and the project is funded. 4. For the existing improvements located in the dedicated right-of-way, obtain a Item # 7. 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 project. Enter : 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 this 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 (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 the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Fire hydrants may be required Department for additional information. County Planning: No comment. CATA: No comment received. Parks and Recreation: No comment received. Contact the Little Rock Fire Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from C-3, General Commercial District to Planned Commercial Development for an auto sales business. This use is appropriate in the Commercial land use category. This area is covered by the Midtown Neighborhood Plan. The Commercial Development states "Improve and increase retail development to meet local demand for goods and service." This development would provide a new use for a vacant structure. Master Street Plan: Cantrell Road is a Principal Arterial. North Bryant Street is a Collector. 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 Cantrell Road since it is a Principal Arterial. The primary function of a Collector Street is Item # 7. to provide a connection from Local Streets to Arterials. These streets 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. The removal of unnecessary asphalt is both encouraged and appreciated, especially, along Cantrell Road. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, May 5, 2010. Item # 7.