HomeMy WebLinkAboutZ-8588 Staff AnalysisFILE NO.: Z-8588
NAME: Hilaro Springs Properties Short -form PCD
LOCATION: Located at 9200 — 9312 Hilaro Springs Road
DEVELOPER:
Hilaro Springs Properties, LLC
9300 Hilaro Springs Road
Little Rock, AR 72209
SURVEYOR:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 6.26 acres
CURRENT ZONING:
ALLOWED USES
PROPOSED ZONI
PROPOSED USE:
NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
R-2, Single-family — Non -conforming
Single-family, Duplex, Manufactured Housing, Church,
Barber Shop
PCD
Selected Commercial and Residential uses
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The property located at 9200 — 9312 Hilaro Springs Road is currently zoned R-2,
Single-family with a number of residential and non-residential buildings located
on several lots which make-up the property. The applicant is requesting a
rezoning of the property to recognize the existing two-family residences, the
manufactured homes and allow specific commercial uses to locate within the
non-residential buildings. There are a number of lots located within the area
proposed for rezoning. The combined area of the property is 4.28 acres. The
buildings currently exist and the request for rezoning is to allow specific possible
uses of non-residential buildings.
FILE NO.: Z-8588 (Cont.
The property located at 9200 #1 Hilaro Springs Road contains a 750 square foot
masonry building which previously housed a commercial use. The uses
proposed for this building include Book or stationary store, Duplication shop,
Laundromat — residents use only, Office, general or professional, Beauty
supplies, Mobile telephone shop.
The property located at 9200 #2 Hilaro Springs Road contains a 1,000 square
foot masonry building and the uses proposed for the building include Barber or
beauty shop, Book or stationary store, Office, general or professional.
The request is to allow a single free standing 6 foot sign, not to exceed 60 square
feet in area to serve 9200 Hilaro Springs Road # 1 and #2. Building signage is
proposed consistent with signage allowed in commercial zones or a maximum of
ten percent of the fagade area.
The property located at 9200 #3 Hilaro Springs Road contains a 1,700 square
foot wood frame single-family residence. The property currently does not meet
City standards for occupancy. The applicant intends to refurbished the structure
as a single-family residence between now and the end of 2012.
The property located at 9200 # 4 - 13 Hilaro Springs Road contains an existing
ten (10) space mobile home park. Presently one of the homes meets City
standard and is rented. Three of the units are being refurbished to meet City
standard and will be completed between now and the end of 2011. Six of the
units will be replaced between now and the end of 2012.
The property located at 9300 Hilaro Springs Road is occupied by a single
manufactured home. This property is where the property management couple
resides.
9300-A Hilaro Springs Road is occupied by a 1,748 square foot wood frame
single-family residence which is currently vacant. The property does not meet
standards and is to be refurbished as a single-family residence between now and
the end of 2012.
9300-B Hilaro Springs Road contains a 1,633 square foot wood frame structure
which previously housed a commercial use. The applicant is requesting the
following uses as allowable uses for the structure: Cabinet and woodwork shop,
Handicraft, ceramic, sculpture or similar art work, Upholstery shop, auto,
Upholstery shop, furniture, Vehicle maintenance or repair - no public repair.
9300-C Hilaro Springs Road contains a 4,000 sqaure foot frame structure which
was previously used for commercial uses The request is to allow the use of the
building with the following uses: Antique shop with repair, Antique shop without
repair, Appliance repair, Auto parts and accessory sales without parts
installation, Book or stationary store, Bus or truck storage, Cabinet and
2
FILE NO.: Z-8588 (Cont
woodwork shop, Catering, commercial, Catering/home cooking, Church, Clinic
(medical, dental, optical), Day care center, Day care center, adult, Handicraft,
ceramic, sculpture or similar art work, Hobby Shop, Landscape service,
Mini -warehouse, Office, general or professional, Office, showroom and
warehouse, Plumbing, electrical, air conditioning and heating shops, School,
public, private or denominational, Studio (art, music, speech, drama, dance or
other artistic endeavors), Tool and equipment rental (inside display only),
Upholstery shop, auto, Upholstery shop, furniture.
The request for 9300-C includes the addition of a free standing 6 foot sign, not to
exceed 60 square feet in area. Building signage is to comply with signage
allowed in commercial zones or a maximum of ten percent of the fagade area.
There is a detached building located on Lot 28, located behind 9300-C, which
contains 1,200 square feet. The building was previously used as commercial
lease space. The request includes the allowance of this building for Landscape
service, Mini -warehouse, Plumbing, electrical, air conditioning and heating
shops, Tool and equipment rental (inside display only), Vehicle maintenance or
repair — no public repair.
Lot 29, located behind 9300-C, contains a 1,052 square foot building
previously leased for commercial uses. The applicant is requesting to reuse this
property for a Landscape service, Mini -warehouse, Plumbing, electrical, air
conditioning and heating shops, Tool and equipment rental (inside display only),
Vehicle maintenance or repair — no public repair.
The property located at 9310 Hilaro Spring Road contains a 2,374 square foot
wood frame structure most recently used as a church. The applicant is
requesting to reuse the existing structure with the following list of uses; Book or
stationary store, Catering, commercial, Catering/home cooking, Church, Clinic
(medical, dental, optical), Day care center, Day care center, adult, School, public,
private or denominational, Studio (art, music, speech, drama, dance or other
artistic endeavors).
The request for 9310 includes the allowance of a free standing sign not to
exceed six feet in height and 60 square feet in area. Building signage is to
comply with signage allowed in office zones or a maximum of ten percent of the
facade area.
The property located at 9310 also contains a structure containing 4,032 square
feet and four (4) residential units. The unit breakdown is as follows: #1 — 4
bedroom, 2 bath, #2 — 2 bedroom, 1 bath, #3 — 1 bedroom, 1 bath,
#4 — 1 bedroom, 1 bath.
The property located at 9312 contains a structure containing three (3) residential
units. The structure contains 3,742 square feet. The unit breakdown is as
follows: #1 - 3 bedroom, 2 bath, #2 — 3 bedroom, 1 bath, #3 — 2 bedroom, 1 bath
FILE NO.: Z-8588 (Cont.
The applicant has indicated the goal is to upgrade all 20 of the residential units to
meet the current code for residential housing and then rent the units to persons
who have been screened. There is an on -site property manager couple who are
responsible for maintaining the property and screening prospective tenants. The
seven (7) commercial units are also proposed for upgrade. The intent is to bring
in responsible shopkeepers to provide needed services to the community,
between the hours of 8:00 A.M. and 8:00 P.M daily.
Since purchasing the property on June 19, 2009, the applicants have
accomplished much in cleaning up the property and making it an asset to the
community: A tree service was hired to limb and clear trees that were dead or
diseased for the first time in over 20 years. This not only beautified the property
but eliminated many safety hazards. Before the property was purchased many
people were using the areas not visible from the street as a landfill. The
applicant has now cleaned up all of the trash that was on -site. While cleaning up
the property, the owners found over 60 automobile and truck tires. These tires
have been moved into one of the existing buildings to allow the applicant time to
determine the best method for recycling. The tri-plex at 9312 has been improved
to meet the current City standards while the outside has been painted. Three of
the four apartments in the 4-plex at 9310 were brought up to standard and rented
after a fire caused by tenant negligence consumed part of the building. The
fourth unit is currently being rebuilt to satisfy the current codes and is scheduled
to be available for rental by October 1, 2010. The applicant has indicated they
are continuing to maintain and improve the units as resources allow with the goal
of all units being utilized at their full potential.
The request includes the abandonment of a patted 40-foot right of way for
Williams Street. The street has not been constructed.
B. EXISTING CONDITIONS:
The property located at 9200 and 9300 Block of Hilaro Springs Road has a
number of uses taking place. There are manufactured homes, commercial
buildings, single-family residences, duplex units and building containing four (4)
residential units. The commercial activities are currently vacant. The
manufactured homes are in various states of rehabilitation. There is a
contractors storage yard located across Hilaro Springs Road. To the north and
east are single-family homes and to the south is a church. Further south and
west are apartment buildings and additional single-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, the Upper Baseline Neighborhood Association and
Southwest Little Rock United for Progress were notified of the public hearing.
11
FILE NO.: Z-8588 (Cont.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Hilaro Springs 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.
2. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Hilaro Springs
Road including 5-foot sidewalks with the planned development. The new
back of curb should be located 29.5 feet from centerline.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
5. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
6. Driveway locations and widths must meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The minimum driveway spacing
on minor arterial streets is 300 feet between driveways and 150 feet from
property lines. The width of driveways must not exceed 36 feet.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
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
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
5
FILE NO.: Z-8588 (Cont.
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: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning❑iy vision: This request is located in the Geyer Springs East Planning
District. The Land Use Plan shows Residential Low Density for this property.
The applicant has applied for a rezoning from R-2, Single-family to Planned
Commercial Development to allow selected residential, commercial and office
uses for an already developed site. 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 covered by the Upper Baseline
Neighborhood Plan. Their Economic Development Goal states: "Retain existing
businesses, and when necessary, find new businesses to replace those that
close."
Master Street Plan: Hilaro Springs Road is a Minor Arterial. A Minor Arterial
provides connections to and through an urban area and their primary function is
to provide short distance travel within the urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on Hilaro
Springs Road since it is a Minor Arterial. 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.
19
FILE NO.: Z-8588 (Cont.
Landscape:
1. If rehabilitation of the commercial buildings exceed fifty percent (50%) or
more of the replacement cost of the building then the landscaping must come
into compliance accordingly.
2. Any/all new paved areas must be landscaped in accordance to Chapter 15,
the Landscape Ordinance.
G. SUBDIVISION COMMITTEE COMMENT: (September 2, 2010)
Mr. Bob Pratt was present representing the request. Staff presented an overview
stating there was additional information required to complete the review process.
Staff stated the cover letter did not indicate the use of the site as a special events
center or as a bar, tavern or lounge. Staff questioned if the applicant was willing
to stipulate that these uses would not be allowed within the development.
Mr. Pratt stated the indicated uses would not be allowed. Staff questioned any
perimeter fencing and any interior fencing proposed. Staff questioned the
location of any proposed dumpster facilities. Staff also questioned the hours of
dumpster service. Staff requested Mr. Pratt provide details of any landscape
improvements which would be completed with the redevelopment of the site.
Public Works comments were addressed. Staff stated a dedication of right of
way on Hilaro Springs Road would be required. Staff stated street widening and
sidewalks would be required with the redevelopment of the site. Staff stated the
drives located on the site did not comply with typical ordinance standards. Staff
stated a number of the drives should be eliminated to limit the number of access
points.
Landscaping comments were addressed. Staff stated any upgrades in paved
areas would have to comply with the typical landscape ordinance requirements.
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 site plan and cover letter eliminating a number
of the uses previously proposed for the reuse of the existing non-residential
buildings. The revised cover letter has removed all uses which would allow or
require outdoor storage. The applicant has also indicated there will be no
pawnshops, no adult bookstore and no car repair located on the site. The
applicant has also eliminated the potential use of the property as a special events
center, bar, tavern or lounge or any tobacco sales. The site plan indicates the
7
FILE NO.: Z-8588(Cont.)
placement of an eight (8) foot privacy fence along the northern perimeter
adjacent to the mobile homes. A six (6) foot fence is proposed adjacent to the
commercial uses on the northern perimeter. The applicant has indicated the
northern fence will be installed within six (6) months of approval.
The revised site plan indicates the elimination'of a number of drives along Hilaro
Springs Road. The revised plan indicates the placement of four drives to serve
the entire length of the development and eliminates the paved pull -off located on
the southern perimeter. Although the number of drives has been reduced the
drives as proposed will require a variance from the Boundary Street and
Subdivision Ordinance to allow the drives to be located less than the 300-foot
typical driveway spacing requirement for a minor arterial street classification.
Right of way dedication along Hilaro Springs Road to 45-feet from centerline will
be required. A number of the buildings are located within the area required for
right of way dedication. In these cases staff recommends the right of way be
dedicated to within one (1) foot of the face of the building. Within the areas
where parking and landscaping is proposed these items will need a franchise
agreement with the City.
A number of the drives are currently graveled as well as the parking areas for the
commercial and residential uses. The applicant has indicated paved drives will
be added to serve the commercial uses and the manufactured homes located
along the northern perimeter. Portions of the paved areas located within the
center of the development will be removed to allow for additional landscaping
and striping will be added to existing paved areas in the southern perimeter of
the site. The applicant has indicated as the property is redeveloped the paving
will be installed and/or removed. The paving of the access drive within the
northern portion of the site will take place within six (6) months of occupancy of
the mobile homes. The striping to be added within the southern portion of the
site for the multi -family units will be added as these units are occupied.
The site plan indicates the placement of two (2) dumpster locations on the site
plan. The dumpsters will be screened per typical ordinance standards.
The applicant has indicated landscape upgrades will be provided as the site is
redeveloped. The applicant has indicated the upgrades to landscaping will be
installed within six months of occupancy of the non-residential buildings. The
yard areas around the manufactured homes and the single-family homes are
existing.
The request includes the abandonment of a patted 40 foot right of way for
Williams Street. The street has been platted but not constructed. The utility
companies and public works have requested the right of way be maintained as a
drainage and utility easement.
E:
FILE NO.: Z-8588 (Cont.
Staff is not supportive of the application as filed. Staff feels the current request is
too large and should be reduced to a manageable number of buildings within the
request. The existing manufactured homes exist with a non -conforming use and
ten units can be maintained as long as there is one unit remaining on the site.
The multi -family also exist with a non -conforming status and can continue to
operate as long as the units are not vacant for more than one year.
Staff is supportive of allowing the reuse of the buildings located at 9200 Hilaro
Springs Road (the northern non-residential buildings) with the non-residential
uses indicated by the applicant (Barber/Beauty shop, Book or stationary store,
Duplication shop, Laundromat — resident use only, Office, general and
professional, Beauty supplies, Mobile telephone) but feels the reuse of the site
should allow for adequate parking in a safe configuration. The site plan indicates
the placement of ten (10) parking spaces to serve the commercial area. Three of
the spaces are located within the front of the commercial buildings and will
require a franchise agreement with the City should the zoning be approved.
Based on both buildings being occupied by a barber/beauty shop, the use which
would require the most parking, a total of eight (8) spaces would typically be
required. Based on the current site plan the applicant has indicated parking for
the northern commercial area located where the automobiles must back into the
access drive serving the commercial area and the manufactured homes. This
could potentially cause traffic conflicts and safety hazards.
As stated staff is supportive of allowing limited rezoning of the site provided
adequate safe parking can be provided. Staff is not supportive of rezoning of the
entire area as proposed.
STAFF RECOMMENDATION:
Staff recommends denial of the application request as filed.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had amended the request to limit the rezoning
request to the two (2) northern buildings limiting the uses of the building located at
9200 #1 to a Book or stationary store, Duplication shop, Laundromat — residential use
only, Office, general or professional, Beauty supplies, Mobile telephone shop and
9200 #2 uses are limited to a Barber or beauty shop, Book or stationary store and
Office, general and professional. Staff stated the applicant had indicated parking and
landscaping improvements would be completed with the reuse of the buildings. Staff
stated in addition an eight (8) foot fence would be installed along the northern and
western perimeters adjacent to the manufactured homes within six (6) months of
approval of the PCD request. Staff stated they were supportive of the PCD rezoning
request.
9
FILE NO.: Z-8588 (Cont.
Staff stated the request included the abandonment of a 40-foot right of way for Williams
Street. Staff stated the applicant had secured approval from the Public Works
Department and the various utility companies for the abandonment request. Staff
stated various utilitiy companies and the Public Works Department had requested the
abandoned right of way be retained as a utility and drainage easement.
Staff stated otherwise to their knowledge there were no remaining outstanding technical
issues associated with the request. Staff presented a recommendation of approval of
the rezoning request to PCD for the two (2) buildings located at 9200 Hilaro Springs
Road limiting to the approved uses to those indicated in the staff write-up 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 right
of way abandonment request subject to the right of way being retained as a utility and
drainage easement.
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.
Me
ITEM NO.: 10.
Z-8588
NAME: Hilaro Springs Properties Short -form PCD and Right of Way Abandonment for
Williams Street
LOCATION: located at 9200 — 9312 Hilaro Springs 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. The plan does not indicate the use of the property as a special events center or as a
bar, tavern or lounge. The neighborhood has raised concerns over these specific
uses as potential uses for the site. Are you willing to include this as a stipulation to
your zoning that these uses will not be allowed?
3. The cover letter indicates uses of the property that involves outdoor activities and/or
outdoor storage. Staff is not supportive of allowing outdoor activities on the site.
Also a number of the auto related uses typically include outdoor storage of parts
and/or materials. This will not be allowed. All activities are to remain in side the
buildings.
4. The cover letter indicates the use of the building with amusement, commercial
(inside). The neighborhood has indicated opposition to this use on the property due
the potential negative impacts and the possibility of the use as a special events
center.
5. Provide details of any proposed fencing including perimeter and interior fencing
noting the fence height, location and construction material.
6. All site lighting must be low level and directional, directed downward and into the
site.
7. Provide details of the existing number of parking spaces located around the
commercial buildings.
8. Provide the location of the proposed dumpster facilities on the site plan including the
location and screening. Will the hours of dumpster service be limited to daylight
hours?
9. Provide details of any landscape improvements to be completed including the
location of the improvements and the width of the planter bed.
Variance/Waivers: None requested.
Public Works Conditions:
1. Hilaro Springs 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.
2. With site development, provide the design of the street conforming to the Master
Street Plan. Construct one-half street improvement to Hilaro Springs Road including
5-foot sidewalks with the planned development. The new back of curb should be
Item # 10.
located 29.5 feet from centerline.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
5. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve
Philpott) for more information.
6. Driveway locations and widths must meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The minimum driveway spacing on
minor arterial streets is 300 feet between driveways and 150 feet from property lines.
The width of driveways must not exceed 36 feet.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this property.
Enter : 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
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: Place fire hydrants per code. Contact the Little Rock Fire Department
for additional information.
Item # 10.
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 Geyer Springs East Planning District.
The Land Use Plan shows Residential Low Density for this property. The applicant has
applied for a rezoning from R-2, Single-family to Planned Commercial Development to
allow selected residential, commercial and office uses for an already developed site.
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 covered by the
Upper Baseline Neighborhood Plan. Their Economic Development Goal states: "Retain
existing businesses, and when necessary, find new businesses to replace those that
close."
Master Street Plan: Hilaro Springs Road is a Minor Arterial. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide short
distance travel within the urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Hilaro Springs Road since it is a
Minor Arterial. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicvcle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. If rehabilitation of the commercial
replacement cost of the building
accordingly.
2. Any/all new paved areas must
Landscape Ordinance.
buildings exceed fifty percent (50%) or more of the
then the landscaping must come into compliance
be landscaped in accordance to Chapter 15, the
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 # 10.
September 23, 2010
ITEM NO.: ' 10
NAME: Hilaro Springs Properties Short -form PCD
LOCATION: Located at 9200 — 9312 Hilaro Springs Road
DEVELOPER.-
Hilaro Springs Properties, LLC
9300 Hilaro Springs Road
Little Rock, AR 72209
SURVEYOR:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 6.26 acres
CURRENT ZONING
ALLOWED USES:
PROPOSED ZONING:
FILE NO.: Z-8588
NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
R-2, Single-family — Non -conforming
Single-family, Duplex, Manufactured Housing, Church,
Barber Shop
PROPOSED USE: Selected Commercial and Residential uses
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The property located at 9200 — 9312 Hilaro Springs Road is currently zoned R-2,
Single-family with a number of residential and non-residential buildings located
on several lots which make-up the property. The applicant is requesting a
rezoning of the property to recognize the existing two-family residences, the
manufactured homes and allow specific commercial uses to locate within the
non-residential buildings. There are a number of lots located within the area
proposed for rezoning. The combined area of the property is 4.28 acres. The
buildings currently exist and the request for rezoning is to allow specific possible
uses of non-residential buildings.
September 23, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.
FILE NO.: Z
The property located at 9200 #1 Hilaro Springs Road contains a 750 square foot
masonry building which previously housed a commercial use. The uses
proposed for this building include Book or stationary store, Duplication shop,
Laundromat — residents use only, Office, general or professional, Beauty
supplies, Mobile telephone shop.
The property located at 9200 #2 Hilaro Springs Road contains a 1,000 square
foot masonry building and the uses proposed for the building include Barber or
beauty shop, Book or stationary store, Office, general or professional.
The request is to allow a single free standing 6 foot sign, not to exceed 60 square
feet in area to serve 9200 Hilaro Springs Road # 1 and #2. Building signage is
proposed consistent with signage allowed in commercial zones or a maximum of
ten percent of the facade area.
The property located at 9200 #3 Hilaro Springs Road contains a 1,700 square
foot wood frame single-family residence. The property currently does not meet
City standards for occupancy. The applicant intends to refurbished the structure
as a single-family residence between now and the end of 2012.
The property located at 9200 # 4 - 13 Hilaro Springs Road contains an existing
ten (10) space mobile home park. Presently one of the homes meets City
standard and is rented. Three of the units are being refurbished to meet City
standard and will be completed between now and the end of 2011. Six of the
units will be replaced between now and the end of 2012.
The property located at 9300 Hilaro Springs Road is occupied by a single
manufactured home. This property is where the property management couple
resides.
9300-A Hilaro Springs Road is occupied by a 1,748 square foot wood frame
single-family residence which is currently vacant. The property does not meet
standards and is to be refurbished as a single-family residence between now and
the end of 2012.
9300-B Hilaro Springs Road contains a 1,633 square foot wood frame structure
which previously housed a commercial use. The applicant is requesting the
following uses as allowable uses for the structure: Cabinet and woodwork shop,
Handicraft, ceramic, sculpture or similar art work, Upholstery shop, auto,
Upholstery shop, furniture, Vehicle maintenance or repair - no public repair.
9300-C Hilaro Springs Road contains a 4,000 sqaure foot frame structure which
was previously used for commercial uses The request is to allow the use of the
building with the following uses: Antique shop with repair, Antique shop without
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September 23, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8588
repair, Appliance repair, Auto parts and accessory sales without parts
installation, Book or stationary store, Bus or truck storage, Cabinet and
woodwork shop, Catering, commercial, Catering/home cooking, Church, Clinic
(medical, dental, optical), Day care center, Day care center, adult, Handicraft,
ceramic, sculpture or similar art work, Hobby Shop, Landscape service,
Mini -warehouse, Office, general or professional, Office, showroom and
warehouse, Plumbing, electrical, air conditioning and heating shops, School,
public, private or denominational, Studio (art, music, speech, drama, dance or
other artistic endeavors), Tool and equipment rental (inside display only),
Upholstery shop, auto, Upholstery shop, furniture.
The request for 9300-C includes the addition of a free standing 6 foot sign, not to
exceed 60 square feet in area. Building signage is to comply with signage
allowed in commercial zones or a maximum of ten percent of the fagade area.
There is a detached building located on Lot 28, located behind 9300-C, which
contains 1,200 square feet. The building was previously used as commercial
lease space. The request includes the allowance of this building for Landscape
service, Mini -warehouse, Plumbing, electrical, air conditioning and heating
shops, Tool and equipment rental (inside display only), Vehicle maintenance or
repair — no public repair.
Lot 29, located behind 9300-C, contains a 1,052 square foot building
previously leased for commercial uses. The applicant is requesting to reuse this
property for a Landscape service, Mini -warehouse, Plumbing, electrical, air
conditioning and heating shops, Tool and equipment rental (inside display only),
Vehicle maintenance or repair — no public repair.
The property located at 9310 Hilaro Spring Road contains a 2,374 square foot
wood frame structure most recently used as a church. The applicant is
requesting to reuse the existing structure with the following list of uses; Book or
stationary store, Catering, commercial, Catering/home cooking, Church, Clinic
(medical, dental, optical), Day care center, Day care center, adult, School, public,
private or denominational, Studio (art, music, speech, drama, dance or other
artistic endeavors).
The request for 9310 includes the allowance of a free standing sign not to
exceed six feet in height and 60 square feet in area. Building signage is to
comply with signage allowed in office zones or a maximum of ten percent of the
fagade area.
The property located at 9310 also contains a structure containing 4,032 square
feet and four (4) residential units. The unit breakdown is as follows: #1 — 4
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September 23, 2010
.qI IRnIVI;Inm
ITEM NO.: 10
FILE NO.: Z-8588
bedroom, 2 bath, #2 — 2 bedroom, 1 bath, #3 — 1 bedroom, 1 bath,
#4 — 1 bedroom, 1 bath.
The property located at 9312 contains a structure containing three (3) residential
units. The structure contains 3,742 square feet. The unit breakdown is as
follows: #1 - 3 bedroom, 2 bath, #2 — 3 bedroom, 1 bath, #3 — 2 bedroom, 1 bath
The applicant has indicated the goal is to upgrade all 20 of the residential units to
meet the current code for residential housing and then rent the units to persons
who have been screened. There is an on -site property manager couple who are
responsible for maintaining the property and screening prospective tenants. The
seven (7) commercial units are also proposed for upgrade. The intent is to bring
in responsible shopkeepers to provide needed services to the community,
between the hours of 8:00 A.M. and 8:00 P.M daily.
Since purchasing the property on June 19, 2009, the applicants have
accomplished much in cleaning up the property and making it an asset to the
community: A tree service was hired to limb and clear trees that were dead or
diseased for the first time in over 20 years. This not only beautified the property
but eliminated many safety hazards. Before the property was purchased many
people were using the areas not visible from the street as a landfill. The
applicant has now cleaned up all of the trash that was on -site. While cleaning up
the property, the owners found over 60 automobile and truck tires. These tires
have been moved into one of the existing buildings to allow the applicant time to
determine the best method for recycling. The tri-plex at 9312 has been improved
to meet the current City standards while the outside has been painted. Three of
the four apartments in the 4-plex at 9310 were brought up to standard and rented
after a fire caused by tenant negligence consumed part of the building. The
fourth unit is currently being rebuilt to satisfy the current codes and is scheduled
to be available for rental by October 1, 2010. The applicant has indicated they
are continuing to maintain and improve the units as resources allow with the goal
of all units being utilized at their full potential.
The request includes the abandonment of a patted 40-foot right of way for
Williams Street. The street has not been constructed.
B. EXISTING CONDITIONS:
The property located at 9200 and 9300 Block of Hilaro Springs Road has a
number of uses taking place. There are manufactured homes, commercial
buildings, single-family residences, duplex units and building containing four (4)
residential units. The commercial activities are currently vacant. The
manufactured homes are in various states of rehabilitation. There is a
contractors storage yard located across Hilaro Springs Road. To the north and
0
September 23, 2010
.qI IRni\/141C)N
ITEM NO.: 10 (Cont.
FILE NO.:
east are single-family homes and to the south is a church. Further south and
west are apartment buildings and additional single-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, the Upper Baseline Neighborhood Association and
Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Hilaro Springs 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.
2. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Hilaro Springs
Road including 5-foot sidewalks with the planned development. The new
back of curb should be located 29.5 feet from centerline.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
5. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
6. Driveway locations and widths must meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The minimum driveway spacing
on minor arterial streets is 300 feet between driveways and 150 feet from
property lines. The width of driveways must not exceed 36 feet.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center -Point Enerav: No comment received-
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September 23, 2010
SUBDIVISION
ITEM NO.: 10 Cont. _ FILE NO.: Z-8588
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 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: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planninq Division: This request is located in the Geyer Springs East Planning
District. The Land . Use Plan shows Residential Low Density for this property.
The applicant has applied for a rezoning from R-2, Single-family to Planned
Commercial Development to allow selected residential, commercial and office
uses for an already developed site. Each Planned Zoning District is to be
reviewed on its own merits with consideration of the Land Use Plan for the site
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September 23, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.)
FILE NO.: Z-8588
and surrounding areas. This area is covered by the Upper Baseline
Neighborhood Plan. Their Economic Development Goal states: "Retain existing
businesses, and when necessary, find new businesses to replace those that
close."
Master Street Plan: Hilaro Springs Road is a Minor Arterial. A Minor Arterial
provides connections to and through an urban area and their primary function is
to provide short distance travel within the urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on Hilaro
Springs Road since it is a Minor Arterial. 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. If rehabilitation of the commercial buildings exceed fifty percent (50%) or
more of the replacement cost of the building then the landscaping must come
into compliance accordingly.
2. Any/all new paved areas must be landscaped in accordance to Chapter 15,
the Landscape Ordinance.
G. SUBDIVISION COMMITTEE COMMENT: (September 2, 2010)
Mr. Bob Pratt was present representing the request. Staff presented an overview
stating there was additional information required to complete the review process.
Staff stated the cover letter did not indicate the use of the site as a special events
center or as a bar, tavern or lounge. Staff questioned if the applicant was willing
to stipulate that these uses would not be allowed within the development.
Mr. Pratt stated the indicated uses would not be allowed. Staff questioned any
perimeter fencing and any interior fencing proposed. Staff questioned the
location of any proposed dumpster facilities. Staff also questioned the hours of
dumpster service. Staff requested Mr. Pratt provide details of any landscape
improvements which would be completed with the redevelopment of the site.
Public Works comments were addressed. Staff stated a dedication of right of
way on Hilaro Springs Road would be required. Staff stated street widening and
sidewalks would be required with the redevelopment of the site. Staff stated the
drives located on the site did not comply with typical ordinance standards. Staff
stated a number of the drives should be eliminated to limit the number of access
points.
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September 23, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8588
Landscaping comments were addressed. Staff stated any upgrades in paved
areas would have to comply with the typical landscape ordinance requirements.
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 site plan and cover letter eliminating a number
of the uses previously proposed for the reuse of the existing non-residential
buildings. The revised cover letter has removed all uses which would allow or
require outdoor storage. The applicant has also indicated there will be no
pawnshops, no adult bookstore and no car repair located on the site. The
applicant has also eliminated the potential use of the property as a special events
center, bar, tavern or lounge or any tobacco sales. The site plan indicates the
placement of an eight (8) foot privacy fence along the northern perimeter
adjacent to the mobile homes. A six (6) foot fence is proposed adjacent to the
commercial uses on the northern perimeter. The applicant has indicated the
northern fence will be installed within six (6) months of approval.
The revised site plan indicates the elimination of a number of drives along Hilaro
Springs Road. The revised plan indicates the placement of four drives to serve
the entire length of the development and eliminates the paved pull -off located on
the southern perimeter. Although the number of drives has been reduced the
drives as proposed will require a variance from the Boundary Street and
Subdivision Ordinance to allow the drives to be located less than the 300-foot
typical driveway spacing requirement for a minor arterial street classification.
Right of way dedication along Hilaro Springs Road to 45-feet from centerline will
be required. A number of the buildings are located within the area required for
right of way dedication. In these cases staff recommends the right of way be
dedicated to within one (1) foot of the face of the building. Within the areas
where parking and landscaping is proposed these items will need a franchise
agreement with the City.
A number of the drives are currently graveled as well as the parking areas for the
commercial and residential uses. The applicant has indicated paved drives will
be added to serve the commercial uses and the manufactured homes located
along the northern perimeter. Portions of the paved areas located within the
center of the development will be removed to allow for additional landscaping
and striping will be added to existing paved areas in the southern perimeter of
the site. The applicant has indicated as the property is redeveloped the paving
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September 23, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.
FILE NO.: Z-8588
will be installed and/or removed. The paving of the access drive within the
northern portion of the site will take place within six (6) months of occupancy of
the mobile homes. The striping to be added within the southern portion of the
site for the multi -family units will be added as these units are occupied.
The site plan indicates the placement of two (2) dumpster locations on the site
plan. The dumpsters will be screened per typical ordinance standards.
The applicant has indicated landscape upgrades will be provided as the site is
redeveloped. The applicant has indicated the upgrades to landscaping will be
installed within six months of occupancy of the non-residential buildings. The
yard areas around the manufactured homes and the single-family homes are
existing.
The request includes the abandonment of a patted 40 foot right of way for
Williams Street. The street has been platted but not constructed. The utility
companies and public works have requested the right of way be maintained as a
drainage and utility easement.
Staff is not supportive of the application as filed. Staff feels the current request is
too large and should be reduced to a manageable number of buildings within the
request. The existing manufactured homes exist with a non -conforming use and
ten units can be maintained as long as there is one unit remaining on the site.
The multi -family also exist with a non -conforming status and can continue to
operate as long as the units are not vacant for more than one year.
Staff is supportive of allowing the reuse of the buildings located at 9200 Hilaro
Springs Road (the northern non-residential buildings) with the non-residential
uses indicated by the applicant (Barber/Beauty shop, Book or stationary store,
Duplication shop, Laundromat — resident use only, Office, general and
professional, Beauty supplies, Mobile telephone) but feels the reuse of the site
should allow for adequate parking in a safe configuration. The site plan indicates
the placement of ten (10) parking spaces to serve the commercial area. Three of
the spaces are located within the front of the commercial buildings and will
require a franchise agreement with the City should the zoning be approved.
Based on both buildings being occupied by a barber/beauty shop, the use which
would require the most parking, a total of eight (8) spaces would typically be
required. Based on the current site plan the applicant has indicated parking for
the northern commercial area located where the automobiles must back into the
access drive serving the commercial area and the manufactured homes. This
could potentially cause traffic conflicts and safety hazards.
9
September 23, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8588
As stated staff is supportive of allowing limited rezoning of the site provided
adequate safe parking can be provided. Staff is not supportive of rezoning of the
entire area as proposed.
I. STAFF RECOMMENDATION:
Staff recommends denial of the application request as filed.
PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had amended the request to limit the rezoning
request to the two (2) northern buildings limiting the uses of the building located at
9200 #1 to a Book or stationary store, Duplication shop, Laundromat — residential use
only, Office, general or professional, Beauty supplies, Mobile telephone shop and
9200 #2 uses are limited to a Barber or beauty shop, Book or stationary store and
Office, general and professional. Staff stated the applicant had indicated parking and
landscaping improvements would be completed with the reuse of the buildings. Staff
stated in addition an eight (8) foot fence would be installed along the northern and
western perimeters adjacent to the manufactured homes within six (6) months of
approval of the PCD request. Staff stated they were supportive of the PCD rezoning
request.
Staff stated the request included the abandonment of a 40-foot right of way for Williams
Street. Staff stated the applicant had secured approval from the Public Works
Department and the various utility companies for the abandonment request. Staff
stated various utilitiy companies and the Public Works Department had requested the
abandoned right of way be retained as a utility and drainage easement.
Staff stated otherwise to their knowledge there were no remaining outstanding technical
issues associated with the request. Staff presented a recommendation of approval of
the rezoning request to PCD for the two (2) buildings located at 9200 Hilaro Springs
Road limiting to the approved uses to those indicated in the staff write-up 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 right
of way abandonment request subject to the right of way being retained as a utility and
drainage easement.
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.
`K