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HomeMy WebLinkAboutZ-8586 Staff AnalysisFILE NO.: Z-8586 NAME: Evans Short -form PCD LOCATION: Located at 19012 Colonel Glenn Road DEVELOPER: John T. Evans 3046 East Caballero Street Mesa, AZ 85213 I I R\/FYOR- Smith Goodson, PLLC 7509 Cantrell Road Little Rock, AR 72207 AREA: 0.402 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PCD PROPOSED USE: General Retail Uses VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: FT. NEW STREET: 0 LF The applicant is requesting a rezoning of the site located at 19102 Colonel Glenn Road from its present R-2/C-3 Non -conforming to PCD to allow the use of the property for C-3, General Commercial District uses. The applicant has indicated the property is for sale and the allowance of the C-3 uses increases the marketability of the property. In the past the property has been used as a convenience store (there are no gas tanks or pumps on the site), a printing shop and a retail outlet. The applicant has indicated more specific potential uses for the site include a convenience store, a retail outlet or small private enterprise but is requesting to maintain options for redevelopment. FILE NO.: Z-8586 Co The building presently has a sign affixed to the top of the structure that is seventeen (17) feet long by two (2) feet high or thirty-four (34) square feet. There is also a pole sign located along Colonel Glenn Road. The pole for the sign is six (6) feet high without a sign face. The proposal is to allow an eight (8) foot by four (4) foot sign face for a total of thirty-two (32) square feet of sign area. B. EXISTING CONDITIONS: The site contains a commercial building originally constructed as a neighborhood grocery or convenience store. The development did not include the construction of gas pumps. Across Colonel Glenn Road is an industrial business and a cemetery. Northeast and northwest of the site are residential uses. Other uses in the area include churches, single-family residences and multi -family residences. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of phone calls from the area residents and property owners requesting additional information. All property owners located within 200 feet site, all residents, who could be identified, located within 300 feet of the site and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 30 feet from centerline will be required due to constraints on site. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: The site is located outside the service boundary. No City sewer service is available. Provide certification of the existing wastewater treatment system from the Arkansas Department of Health. Enter : 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public 2 FILE NO.: Z-8586 (Cont. 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. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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: The site is located outside the City limits of Little Rock. Provide acknowledgement from the area volunteer fire department of the project and their ability to serve the site. Countv Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHN ICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The ^Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from R-2, Single-family to Planned Commercial Development. Each Planned Zoning District is to be reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is not covered by a Neighborhood Plan. Master Street Plan: Colonel Glenn 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 Colonel Glenn 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. 41 FILE NO.: Z-8586 (Cont. Bicycle Plan: There are no bike routes shown in the immediate. vicinity. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. If rehabilitation of the building exceeds fifty percent (50%) or more of the replacement cost of the building then the landscaping must come into compliance accordingly. 3. Any/all new parking areas must be landscaped in accordance to Chapter 15, the Landscape Ordinance. 4. Planting additional trees on this site is both recommended and appreciated. G. SUBDIVISION COMMITTEE COMMENT: (September 2, 2010) The applicant was not present. Staff stated the site was located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. Staff stated the applicant was requesting to rezone the site from Single-family to PCD to allow the use of an existing convenience store as a commercial use. Staff stated there were few outstanding technical issues in need of addressing associated with the request. Staff stated they would work with the applicant to resolve any issues. 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 outstanding issues associated with the request in need of addressing raised at the September 2, 2010, Subdivision Committee meeting. The rezoning request is to allow the property located at 19102 Colonel Glenn Road to be rezoned from the present R-2 with a C-3 Non -conforming to PCD. The approval would allow the use of the property for C-3, General Commercial District uses. According to the applicant's cover letter, in the past the property has been used as a convenience store, a printing shop and a retail outlet. The site does not contain gas pumps. The building contains approximately 1,600 square feet. There are ten parking spaces located on site. The applicant has indicated based on the square footage of the structure there are limited retail uses which could locate within the building. The applicant is proposing to reuse the existing signage located on the site. The building signage is seventeen (17) feet long by two (2) feet high or thirty-four (34) square feet roof mounted sign. As currently exists this sign is not legal under the 0 ILE NO.: Z-8586 (Cont. City's sign ordinance. The applicant will be required to convert the sign to a mansard sign for the sign to remain. There is an existing pole for a sign located along Colonel Glenn Road. The sign does not have a sign face. The request includes the allowance of a sign six (6) feet high with a sign face proposed eight (8) feet by four (4) feet for a total of thirty-two (32) square feet of sign area. Staff is generally supportive of the request. The applicant is seeking a rezoning of an existing commercial structure to allow the reuse of the building with C-3, General Commercial District uses. Staff feels based on the limited parking the reuse of the building should match the parking available on the site. Otherwise to staff's knowledge there are no outstanding technical issues associated with the request. 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 the reuse of the building match the parking available on the site. Staff recommends the existing roof sign be removed or redesigned to comply with the City's sign ordinance. All uses must take place within the enclosed building. PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010) 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 presented a recommendation the reuse of the building match the parking available on the site and the existing roof sign be removed or redesigned to comply with the City's sign ordinance. Staff presented a recommendation that all uses were to take place within the enclosed building. There was no further discussion of the item. The chair entertained a motion of approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. 5 September 23, 2010 ITEM NO.: 8 NAME: Evans Short -form PCD LOCATION: Located at 19012 Colonel Glenn Road DEVELOPER: John T. Evans 3046 East Caballero Street Mesa, AZ 85213 SURVEYOR: Smith Goodson, PLLC 7509 Cantrell Road Little Rock, AR 72207 AREA: 0.402 acres CURRENT ZONING: LOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PCD General Retail Uses VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: FILE NO.: Z-8586 FT. NEW STREET: 0 LF The applicant is requesting a rezoning of the site located at 19102 Colonel Glenn Road from its present R-2/C-3 Non -conforming to PCD to allow the use of the property for C-3, General Commercial District uses. The applicant has indicated the property is for sale and the allowance of the C-3 uses increases the marketability of the property. In the past the property has-been used as a convenience store (there are no gas tanks or pumps on the site), a printing shop and a retail outlet. The applicant has indicated more specific potential uses for the site include a convenience store, a retail outlet or small private enterprise but is requesting to maintain options for redevelopment. September 23, 2010 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-8586 C The building presently has a sign affixed to the top of the structure that is seventeen (17) feet long by two (2) feet high or thirty-four (34) square feet. There is also a pole sign located along Colonel Glenn Road. The pole for the sign is six (6) feet high without a sign face. The proposal is to allow an eight (8) foot by four (4) foot sign face for a total of thirty-two (32) square feet of sign area. EXISTING CONDITIONS: The site contains a commercial building originally constructed as a neighborhood grocery or convenience store. The development did not include the construction of gas pumps. Across Colonel Glenn Road is an industrial business and a cemetery. Northeast and northwest of the site are residential uses. Other uses in the area include churches, single-family residences and multi -family residences. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of phone calls from the area residents and property owners requesting additional information. All property owners located within 200 feet site, all residents, who could be identified, located within 300 feet of the site and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: E. PUBLIC WORKS CONDITIONS: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 30 feet from centerline will be required due to constraints on site. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: The site is located outside the service boundary. No City sewer service is available. Provide certification of the existing wastewater treatment system from the Arkansas Department of Health. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. 2 September 23, 2010 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-8586 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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: The site is located outside the City limits of Little Rock. Provide acknowledgement from the area volunteer fire department of the project and their ability to serve the site. Countv Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIG Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from R-2, Single-family to Planned Commercial Development. Each Planned- Zoning District is to be reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is not covered by a Neighborhood Plan. 3 September 23, 2010 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-8586 Master Street Plan: Colonel Glenn 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 Colonel Glenn 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 minimal landscape and buffer ordinance requirements. 2. If rehabilitation of the building exceeds fifty percent (50%) or more of the replacement cost of the building then the landscaping must come into compliance accordingly. 3. Any/all new parking areas must be landscaped in accordance to Chapter 15, the Landscape Ordinance. 4. Planting additional trees on this site is both recommended and appreciated. G. SUBDIVISION COMMITTEE COMMENT: (September 2, 2010) The applicant was not present. Staff stated the site was located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. Staff stated the applicant was requesting to rezone the site from Single-family to PCD to allow the use of an existing convenience store as a commercial use. Staff stated there were few outstanding technical issues in need of addressing associated with the request. Staff stated they would work with the applicant to resolve any issues. There was no further discussion of the item. The committee then forwarded the item to the full Commission for final action. K ANALYSIS: There were no outstanding issues associated with the request in need of addressing raised at the September 2, 2010, Subdivision Committee meeting. The rezoning request is to allow the property located at 19102 Colonel Glenn Road to be rezoned from the present R-2 with a C-3 Non -conforming to PCD. The approval would allow the use of the property for C-3, General Commercial District uses. 51 September 23, 2010 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: According to the applicant's cover letter, in the past the property has been used as a convenience store, a printing shop and a retail outlet. The site does not contain gas pumps. The building contains approximately 1,600 square feet. There are ten parking spaces located on site. The applicant has indicated based on the square footage of the structure there are limited retail uses which could locate within the building. The applicant is proposing to reuse the existing signage located on the site. The building signage is seventeen (17) feet long by two (2) feet high or thirty-four (34) square feet roof mounted sign. As currently exists this sign is not legal under the City's sign ordinance. The applicant will be required to convert the sign to a mansard sign for the sign to remain. There is an existing pole for a sign located along Colonel Glenn Road. The sign does not have a sign face. The request includes the allowance of a sign six (6) feet high with a sign face proposed eight (8) feet by four (4) feet for a total of thirty-two (32) square feet of sign area. Staff is generally supportive of the request. The applicant is seeking a rezoning of an existing commercial structure to allow the reuse of the building with C-3, General Commercial District uses. Staff feels based on the limited parking the reuse of the building should match the parking available on the site. Otherwise to staff's knowledge there are no outstanding technical issues associated with the request. 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 the reuse of the building match the parking available on the site. Staff recommends the existing roof sign be removed or redesigned to comply with the City's sign ordinance. All uses must take place within the enclosed building. PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010) 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 5 September 23, 2010 SUBDIVISION ITEM NO.: 8 f Cont. FILE NO.- Z-8586 the agenda staff report. Staff presented a recommendation the reuse of the building match the parking available on the site and the existing roof sign be removed or redesigned to comply with the City's sign ordinance. Staff presented a recommendation that all uses were to take place within the enclosed building. There was no further discussion of the item. The chair entertained a motion of approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. n ITEM NO.: 8. Z-8586 NAME: Evans Short -form PCD LOCATION: located at 19012 Colonel Glenn Road Planning Staff Comments: 1. Provide notification of all abutting property owners, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than September 8, 2010. The Office of Planning and Development must receive the proof of notice no later than September 17, 2010. 2. Provide the days and hours of operation. 3. Provide details of any proposed ground signage including location, total height and total sign area. Provide details of any proposed building signage including the total square footage of the signage proposed. 4. All site lighting must be low level and directional, directed downward and into the site. 5. Provide the location of the proposed dumpster facilities. Provide the days and hours of dumpster service. 6. Provide a specific listing of the proposed uses for the building. 7. Provide the value of the building and the cost of the improvements to the building. Variance/Waivers: None requested. Public Works Conditions: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 30 feet from centerline will be required due to constraints on site. Utilities and Fire Department/County Planning: Wastewater: The site is located outside the service boundary. No City sewer service is available. Provide certification of the existing wastewater treatment system from the Arkansas Department of Health. Enteray: No comment received. Center -Point Enerav: 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. 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 Item # 8. Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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: The site is located outside the City limits of Little Rock. Provide acknowledgement from the area volunteer fire department of the project and their ability to serve the site. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from R-2, Single-family to Planned Commercial Development. Each Planned Zoning District is to be reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is not covered by a Neighborhood Plan. Master Street Plan: Colonel Glenn 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 Colonel Glenn 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: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Item # 8. 2. If rehabilitation of the building exceeds fifty percent (50%) or more of the replacement cost of the building then the landscaping must come into compliance accordingly. 3. Any/all new parking areas must be landscaped in accordance to Chapter 15, the Landscape Ordinance. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. Planting additional trees on this site is both recommended and appreciated. 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, September 8, 2010. Item # 8.