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HomeMy WebLinkAboutZ-8569 Staff AnalysisFILE NO.: Z-8569 NAME: 3612 Baseline Road Short -form PCD LOCATION: Located at 3612 Baseline Road DEVELOPER: John Hall, Agent for Bank of the Ozarks 5317 JFK Blvd. North Little Rock, AR 72116 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.27 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 R-2, Single Family FT. NEW STREET: 0 LF Single Family, Nonconforming C-3 uses PCD Coin laundry, private appliance repair, selected C-3 uses VARIANCES/WAIVERS REQUESTED: 1. Deferral of proposed landscape improvements, to coincide with AHTD's project to improve Scott Hamilton Road. BACKGROUND: The R-2 zoned property is occupied by a one-story, brick and block, 11,320 square foot commercial building. Asphalt paved parking is located both in front of and behind the building. The property was annexed into the City in 1987 and was zoned R-2 Single Family. It was assigned a C-3 nonconforming status in recognition of the commercial use that occupied the building at that time. Southwest Produce most recently occupied the building. That business closed in November 2009. The applicant initially approached staff about allowing the proposed coin laundry to occupy the building under the site's C-3 nonconforming status. In the meantime, he also filed for FILE NO.: Z-8569 (Co C-3 zoning to bring the property into compliance with zoning. In response to comments made by the Board of Directors regarding zoning of nonconforming properties as well as a possible change to how the City addresses rezoning of developed nonconforming properties, the applicant amended the application to a PCD. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT. The applicant is requesting rezoning of the site from R-2 to PCD to allow use of the existing building for a coin laundry and a private, appliance repair shop for the applicant who owns several coin laundries. Also requested are C-3 uses less and except the following uses: Y Beverage Shop • Bar, lounge or tavern Event center Private club with dining or bar service ■ Sexually oriented business of any kind B. EXISTING CONDITIONS: The site contains a one-story, 11,320 square foot commercial building and paved parking. The site was developed prior to the area being annexed into the City. The parking extends from property line to property line with no landscaping. The Baseline Road frontage was improved some time ago by the State and includes curb and gutter and a single driveway onto the site. The Scott Hamilton and Christen Road frontages are not improved. A portion of the lot extends along Christen Road, behind the property adjacent at 3618 Baseline Road. That portion of the site is gravel covered and used as access to the rear of the 3618 property. C. NEIGHBORHOOD COMMENTS: Notice of the proposed rezoning was sent to all owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the Upper Baseline and SWLR United for Progress Neighborhood Associations. The applicant is scheduled to meet with both associations prior to the Commission hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Scott Hamilton Drive is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way as shown on the AHTD Scott Hamilton Drive Improvement Project will be required. 2 FILE NO.: Z-8569 (Cont.) 2. Due to the proposed use of the property. the Master Street Plan specifies that Christen Road Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way as shown on the AHTD Scott Hamilton Drive Improvement Project. 3. A radial dedication of right-of-way is required at the intersection of Christen Road and Scott Hamilton Drive as shown on the AHTD Scott Hamilton Drive Improvement Project. 4. A radial dedication of right-of-way is required at the intersection of Scott Hamilton Drive and Baseline Road as shown on the AHTD Scott Hamilton Improvement Project. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: This application was originally filed as a C-3 rezoning and was subsequently refiled as a PCD. It has not been reviewed by the utilities. The applicant must provide review comments from each of the reviewing agencies and must comply with those comments prior to approval of permits for remodeling of the building or occupancy of the site. F. ISSUES/TECHNICAL/DESIGN: Planning Division: 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 from R-2 to PCD with C-3 uses. The request does not require a change to the Land Use Plan. This area is covered by the Upper Baseline Neighborhood Plan. Their Economic Development Goal states: "Encourage and establish neighborhood -oriented businesses." Bicycle Plan: There are no bike routes planned in the immediate vicinity. Landscape: The site is occupied by an existing building and a paved parking lot. Section 15-85 of the Landscape Ordinance states: "All vehicular use areas which were in existence prior to the effective date of this article may continue as nonconforming until such time a building permit is issued to rehabilitate a structure on the property exceeding fifty (50) percent of the current replacement cost of the structure. At such time, fifty (50) percent of the existing vehicular use area shall be brought into compliance with this chapter and shall continue to full compliance on a graduated scale based on the percentage of the rehabilitation cost." Although the applicant has stated the rehabilitation cost of the building will not exceed fifty (50) percent of it's replacement cost, the applicant is proposing to make substantial upgrades to the site in the way of landscaping. Landscape 3 FILE NO.: Z-8569 islands will be installed in the rear parking lot, perimeter landscape strips will be installed along Scott Hamilton and Christen Drive and a landscaped area will be created on the Baseline Road frontage of the site. The size and number of trees and shrubs in these new proposed landscape areas do comply with Ordinance standards. G. SUBDIVISION COMMITTEE COMMENT, (June 24, 2010) The applicant was present. Staff presented the item and noted little additional information was required. The applicant was advised to provide information regarding signage, new fencing, new site light and dumpster location. The applicant was asked to provide information on proposed changes to the exterior of the building and to specify the use of the gravel area at the northwest corner of the parking lot. Public Works Staff explained that the State Highway Department had a proposed project to improve Scott Hamilton Road and the applicant was dedicating required right-of-way on Scott Hamilton, Christen Drive and the Baseline Road/Scott Hamilton intersection to comply with the AHTD plan. The applicant stated it was his desire to defer putting in the perimeter landscape improvements until the Highway Department project was complete since anything installed in that area would likely be destroyed during the construction process. The Committee agreed that a deferral was appropriate. Staff commented that the AHTD project would likely commence in 2011. The applicant was advised to respond to Staff issues by June 30, 2010. The Committee forwarded the item to the full Commission. H. ANALYSIS: The R-2 zoned property located at 3612 Baseline Road is occupied by an 11,320 square foot commercial building and paved parking. The site was developed prior to its annexation into the City in 1987 and has been occupied by a succession of commercial uses. Southwest Produce most recently occupied the building. That business closed in late 2009. The applicant is proposing to rezone the property to PCD, Planned Commercial District. Approximately'/z of the building is proposed for occupancy by a coin laundry. The proposed owner also owns other laundromats and is proposing to utilize a portion of the building for the repair and maintenance of his laundry machines. The applicant is also requesting C-3 uses for the site with the exception of Beverage Shop; Bar, Lounge or Tavern; Event Center; Private Club with Dining or Bar Services; and Sexually Oriented Business of any kind. There will be no outside uses. All uses will remain within the enclosed building. 10 FILE NO.: Z-8569 (Cont. The applicant submitted responses to issues raised at Subdivision Committee. The existing building will be cleaned up and improved, including removal of plywood from most of the building front and replacement glass installed. The paved parking lot will be cleaned up and re -striped. Landscape islands will be installed in the rear parking lot, perimeter landscape strips will be installed on the Scott Hamilton Drive and Christen Road frontages and landscaping will be installed at the east end of the front parking lot. A dumpster, with required screening, will be placed at the northwest (back) corner of the building where it will also be shielded by the building on the adjacent property. The gravel area at the northwest corner of the property will be blocked off to prevent access from the paved parking lot. This gravel area actually provides access to the property adjacent to the west and will continue to do so. Signage will consist of wall signs on the three building facades which face Baseline, Scott Hamilton and Christen as well as angle ground mounted sign meeting commercial district standards on the Baseline Road frontage. At this time, the only new lighting proposed is under -canopy lighting on the front of the building. If lighting is installed in the parking lot area, the lighting will be low-level, directional, shielded downward and into the site. There is no bill of assurance for this acreage tract. No new fencing is proposed. The Arkansas Highway and Transportation Department (AHTD) has scheduled improvements to Scott Hamilton Drive. It is expected that the project will commence in early 2011. The applicant is dedicating right-of-way on Scott Hamilton, Christen and at the Baseline/Scott Hamilton intersection as shown on the AHTD Scott Hamilton Improvement Project. The applicant is requesting a deferral of the installation of the perimeter landscape strips along the street frontages since it is likely that anything installed in those areas would be damaged or destroyed by the Highway Department construction. Staff is supportive of the proposed rezoning. The rezoning will allow for the reuse of this existing commercial building and site. The applicant is proposing to make upgrades to the site, which will enhance the property and have a positive impact on the neighborhood and surrounding properties. STAFF RECOMMENDATION: Staff recommends approval of the requested PCD zoning subject to compliance with the staff comments and conditions outlined in Sections D, E and F of the Agenda Staff Report. Staff recommends approval of the requested deferral of the landscape improvements for one year or until they can be done in conjunction with the AHTD Scott Hamilton Improvement Project, whichever comes first. l: FILE NO.: Z-8569 (Cont. PLANNING COMMISSION ACTION: (JULY 15, 2010) The applicant was present. There were no objectors present. There was one person present in support of the item. Staff informed the Commission that the Upper Baseline and SWLRUP Neighborhood Associations had voted to support the application. Staff presented the item and a recommendation of approval, subject to compliance with the comments and conditions outlined in sections D, E, and F of the agenda staff report. Staff also recommended approval of a deferral of the landscape improvements for one year or until they can be done in conjunction with the AHTD Scott Hamilton Improvement Project, whichever comes first. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. Ie July 15, 2010 NO.: 3 NAME: 3612 Baseline Road Short -form PCD LOCATION: Located at 3612 Baseline Road DEVELOPER: John Hall, Agent for Bank of the Ozarks 5317 JFK Blvd. North Little Rock, AR 72116 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 FILE NO.. Z-8569 AREA: 1.27 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single Family ALLOWED USES: Single Family, Nonconforming C-3 uses PROPOSED ZONING: PCD PROPOSED USE: Coin laundry, private appliance repair, selected C-3 uses VARIANCESM/AIVERS REQUESTED: 1. Deferral of proposed landscape improvements, to coincide with AHTD's project to improve Scott Hamilton Road. BACKGROUND: The R-2 zoned property is occupied by a one-story, brick and block, 11,320 square foot commercial building. Asphalt paved parking is located both in front of and behind the building. The property was annexed into the City in 1987 and was zoned R-2 Single Family. It was assigned a C-3 nonconforming status in recognition of the commercial use that occupied the building at that time. Southwest Produce most recently occupied the building. That business closed in November 2009. The applicant initially approached staff about allowing the proposed coin laundry to occupy the building under the sites C-3 nonconforming status. In the meantime, he also filed for C-3 zoning to bring the property into compliance with zoning. In response to comments July 15, 2010 ITEM NO.: 3 (Cont. FILE NO.: Z-8569 made by the Board of Directors regarding zoning of nonconforming properties as well as a possible change to how the City addresses rezoning of developed nonconforming properties, the applicant amended the application to a PCD. A. PROPOSAL/REQUEST/APPLICANTS STATEMENT: The applicant is requesting rezoning of the site from R-2 to PCD to allow use of the existing building for a coin laundry and a private, appliance repair shop for the applicant who owns several coin laundries. Also requested are C-3 uses less and except the following uses: • Beverage Shop • Bar, lounge or tavern • Event center • Private club with dining or bar service • Sexually oriented business of any kind B. EXISTING CONDITIONS: The site contains a one-story, 11,320 square foot commercial building and paved parking. The site was developed prior to the area being annexed into the City. The parking extends from property line to property line with no landscaping. The Baseline Road frontage was improved some time ago by the State and includes curb and gutter and a single driveway onto the site. The Scott Hamilton and Christen Road frontages are not improved. A portion of the lot extends along Christen Road, behind the property adjacent at 3618 Baseline Road. That portion of the site is gravel covered and used as access to the rear of the 3618 property. C. NEIGHBORHOOD COMMENTS: Notice of the proposed rezoning was sent to all owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the Upper Baseline and SWLR United for Progress Neighborhood Associations. The applicant is scheduled to meet with both associations prior to the Commission hearing. D. ENGINEERING COMME PUBLIC WORKS CONDITIONS: Scott Hamilton Drive is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way as shown on the AHTD Scott Hamilton Drive Improvement Project will be required. 2 July 15, 2010 ITEM NO.: 3 [Cont. FILE NO.: Z-8569 2. Due to the proposed use of the property. the Master Street Plan specifies that Christen Road Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way as shown on the AHTD Scott Hamilton Drive Improvement Project. 3. A radial dedication of right-of-way is required at the intersection of Christen Road and Scott Hamilton Drive as shown on the AHTD Scott Hamilton Drive Improvement Project. 4. A radial dedication of right-of-way is required at the intersection of Scott Hamilton Drive and Baseline Road as shown on the AHTD Scott Hamilton Improvement Project. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: This application was originally filed as a C-3 rezoning and was subsequently refiled as a PCD. It has not been reviewed by the utilities. The applicant must provide review comments from each of the reviewing agencies and must comply with those comments prior to approval of permits for remodeling of the building or occupancy of the site. F. ISSUES/TECHNICAL/DESIGN- Planning Division: 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 from R-2 to PCD with C-3 uses. The request does not require a change to the Land Use Plan. This area is covered by the Upper Baseline Neighborhood Plan. Their Economic Development Goal states: "Encourage and establish neighborhood -oriented businesses." Bicycle Plan: There are no bike routes planned in the immediate vicinity. Landscape: The site is occupied by an existing building and a paved parking lot. Section 15-85 of the Landscape Ordinance states: "All vehicular use areas which were in existence prior to the effective date of this article may continue as nonconforming until such time a building permit is issued to rehabilitate a structure on the property exceeding fifty (50) percent of the current replacement cost of the structure. At such time, fifty (50) percent of the existing vehicular use area shall be brought into compliance with this chapter and shall continue to full compliance on a graduated scale based on the percentage of the rehabilitation cost." 3 July 15, 2010 ITEM NO.: 3 Cont. FILE NO.: Z-8569 Although the applicant has stated the rehabilitation cost of the building will not exceed fifty (50) percent of it's replacement cost, the applicant is proposing to make substantial upgrades to the site in the way of landscaping. Landscape islands will be installed in the rear parking lot, perimeter landscape strips will be installed along Scott Hamilton and Christen Drive and a landscaped area will be created on the Baseline Road frontage of the site. The size and number of trees and shrubs in these new proposed landscape areas do comply with Ordinance standards. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2010) The applicant was present. Staff presented the item and noted little additional information was required. The applicant was advised to provide information regarding signage, new fencing, new site light and dumpster location. The applicant was asked to provide information on proposed changes to the exterior of the building and to specify the use of the gravel area at the northwest corner of the parking lot. Public Works Staff explained that the State Highway Department had a proposed project to improve Scott Hamilton Road and the applicant was dedicating required right-of-way on Scott Hamilton, Christen Drive and the Baseline Road/Scott Hamilton intersection to comply with the AHTD plan. The applicant stated it was his desire to defer putting in the perimeter landscape improvements until the Highway Department project was complete since anything installed in that area would likely be destroyed during the construction process. The Committee agreed that a deferral was appropriate. Staff commented that the AHTD project would likely commence in 2011. The applicant was advised to respond to Staff issues by June 30, 2010. The Committee forwarded the item to the full Commission. H. ANALYSIS: The R-2 zoned property located at 3612 Baseline Road is occupied by an 11,320 square foot commercial building and paved parking. The site was developed prior to its annexation into the City in 1987 and has been occupied by a succession of commercial uses. Southwest Produce most recently occupied the building. That business closed in late 2009. The applicant is proposing to rezone the property to PCD, Planned Commercial District. Approximately'/z of the building is proposed for occupancy by a coin laundry. The proposed owner also owns other Laundromats and is proposing to utilize a portion of the building for the repair and maintenance of his laundry machines. The applicant is also requesting C-3 uses for the site with the exception of Beverage Shop; Bar, S July 15, 2010 ITEM NO.: 3 (Cont. FILE NO.: Z-8569 Lounge or Tavern; Event Center; Private Club with Dining or Bar Services; and Sexually Oriented Business of any kind. There will be no outside uses. All uses will remain within the enclosed building. The applicant submitted responses to issues raised at Subdivision Committee. The existing building will be cleaned up and improved, including removal of plywood from most of the building front and replacement glass installed. The paved parking lot will be cleaned up and re -striped. Landscape islands will be installed in the rear parking lot, perimeter landscape strips will be installed on the Scott Hamilton Drive and Christen Road frontages and landscaping will be installed at the east end of the front parking lot. A dumpster, with required screening, will be placed at the northwest (back) corner of the building where it will also be shielded by the building on the adjacent property. The gravel area at the northwest corner of the property will be blocked off to prevent access from the paved parking lot. This gravel area actually provides access to the property adjacent to the west and will continue to do so. Signage will consist of wall signs on the three building facades which face Baseline, Scott Hamilton and Christen as well as a single ground mounted sign meeting commercial district standards on the Baseline Road frontage. At this time, the only new lighting proposed is under -canopy lighting on the front of the building. If lighting is installed in the parking lot area, the lighting will be low-level, directional, shielded downward and into the site. There is no bill of assurance for this acreage tract. No new fencing is proposed. The Arkansas Highway and Transportation Department (AHTD) has scheduled improvements to Scott Hamilton Drive. It is expected that the project will commence in early 2011. The applicant is dedicating right-of-way on Scott Hamilton, Christen and at the Baseline/Scott Hamilton intersection as shown on the AHTD Scott Hamilton Improvement Project. The applicant is requesting a deferral of the installation of the perimeter landscape strips along the street frontages since it is likely that anything installed in those areas would be damaged or destroyed by the Highway Department construction. Staff is supportive of the proposed rezoning. The rezoning will allow for the reuse of this existing commercial building and site. The applicant is proposing to make upgrades to the site, which will enhance the property and have a positive impact on the neighborhood and surrounding properties. STAFF RECOMMENDATION: Staff recommends approval of the requested PCD zoning subject to compliance with the staff comments and conditions outlined in Sections D, E and F of the Agenda Staff Report. 5 July 15, 2010 ITEM NO.: 3 (Cont.) FILE NO.: Z-8569 Staff recommends approval of the requested deferral of the landscape improvements for one year or until they can be done in conjunction with the AHTD Scott Hamilton Improvement Project, whichever comes first. PLANNING COMMISSION ACTION: (JULY 15, 2010) The applicant was present. There were no objectors present. There was one person present in support of the item. Staff informed the Commission that the Upper Baseline and SWLRUP Neighborhood Associations had voted to support the application. Staff presented the item and a recommendation of approval, subject to compliance with the comments and conditions outlined in sections D, E, and F of the agenda staff report. Staff also recommended approval of a deferral of the landscape improvements for one year or until they can be done in conjunction with the AHTD Scott Hamilton Improvement Project, whichever comes first. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. [01