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HomeMy WebLinkAboutZ-3454-J Staff AnalysisFILE NO.: Z -3454-J NAME: Otter Creek Village Mini -Warehouses - Revised Long -Form PD -C LOCATION: Near the southwest corner of Stagecoach Road and Otter Creek Parkway DEVELOPER: ENGINEER: Doug Hunnicutt McGetrick and McGetrick 19610 Hunters Woods Dr. 319 East Markham St., Ste. 202 Little Rock, AR 72209 Little Rock, AR 72201 AREA: 6.62 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PD-C/C-2 ALLOWED USES: PD -C - Mini -warehouses C-2 - Shopping Center District PROPOSED USE: Mini -warehouses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On May 21, 1996, the Board of Directors passed Ordinance No. 17,188 rezoning approximately 4.41 acres to PD -C for a mini - warehouse and office development. The approved site plan included an 8,500 square foot office building and parking area at the east end of the site, with access through Lot 4, Otter Creek Commercial Subdivision by way of a 50 foot access easement. The approved plan also included five (5) mini - warehouse buildings with a total area of 62,400 square feet and associated drives, as noted on the attached plan. FILE NO.: Z -3454-J (Cont.) A. B. C. 10 E PROPOSAL/REQUEST: The applicant proposes to add approximately 2.48 acres, zoned C-2, to this lot in order to expand the existing mini -warehouse development. The additional property is located immediately north of the existing facility. The proposed expansion will include five (5) additional mini - warehouse buildings with a total of 49,000 square feet. The proposed building and drive locations are shown on the attached plan. The proposed buildings will be one-story in height. EXISTING CONDITIONS: The area proposed for this mini -warehouse development expansion is vacant and mostly wooded. A mixture of commercial uses and zoning exists to the east and south, with additional undeveloped property to the south. The proposed Lots 8 and 9 of the Otter Creek Village Commercial Subdivision are located immediately north. There is undeveloped multifamily property (MF -24) immediately to the west. NEIGHBORHOOD COMMENTS: The Otter Creek Homeowners Association was notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stormwater detention ordinance applies to this property. 2. Easements for proposed stormwater detention facilities are required. 3. Existing topographic information at maximum five foot contour interval base flood elevation is required. 4. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. S. A Grading Permit per Secs. 29-186(c) and (d) are required. 6. Contact the ADPC&E for approval prior to start of work is required. 7. Revise driveway width for service vehicles turning radius. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if sewer service is required. 2 FILE NO.: Z -3454-J (Cont. AP&L: A 20 foot utility easement is requested along the east and west property lines of the area added to Lot 3R. Arkla: No Comment. Southwestern Bell: No Comment. Water: An acreage charge of $150 per acre will apply in addition to normal charges. Additional site fire protection will be required. Fire Department: Private fire hydrants are required. County Planning: No Comment received. CATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Otter Creek Planning District. The Land Use Plan currently shows Commercial for this location. The expansion of an existing PD -C is consistent with the current land use category. City Recognized Neighborhood Action Plan: The Otter Creek/Crystal Valley Neighborhood Plan is currently being formulated. Landscape Issues: The width of the proposed land use buffer along the western perimeter is 21 feet short of the full requirement of 27 feet. Additionally, a 6 foot high opaque screen is required along the western side. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. Within the required land use buffer at least sixty percent of the buffer must remain in its natural state. G. ANALYSIS: The applicant submitted a revised site plan to staff on September 16, 1999. The revised plan notes the required six (6) foot screening fence along the west property line. The applicant has not revised the driveway widths within the development as requested by Public Works. Public Works feels that wider drives are needed for improved turning radii for larger trucks (moving trucks, fire trucks, etc.). This issue needs to be discussed and resolved. 3 FILE NO.: Z -3454-J (Cont. The applicant has also not increased the required land use buffer area along the west property line. As noted in paragraph F. of the report, the width of the proposed land use buffer along the west property line is 21 feet short of the full requirement of 27 feet. The applicant is proposing a six (6) foot buffer strip along this western perimeter. A land use buffer can drop to a minimum of six (6) feet in places, but the area has to be made up within other areas of the site. This is not the case with this plan. The applicant is proposing driveway widths and a western buffer width which is consistent with the existing phase of this development. The applicant has noted, as justification for the proposed buffer width, that there is required drainage easement and a 15 foot wide drainage ditch along this western perimeter on the adjacent property. The applicant (also the owner of the adjacent property) feels that this drainage easement area will provide adequate buffer space. This issue also needs to be discussed and resolved. Otherwise, there should be no other issues left to be resolved. With the appropriate buffering of this site from the adjacent residential property to the west and the appropriate driveway widths, the proposed expanded PD -C should have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PD -C with the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting should be low-level and directed away from adjacent residential property. 3. The roofs of the mini -warehouse structures must be painted or constructed of a non -reflective material. 4. The issues relating to driveway width and land use buffer width (west side) must be resolved. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 9, 1999) Bob Lowe was present, representing the application. a brief description of the proposed revised PD -C. 4 Staff gave FILE NO.: Z -3454-J (Cont.) The primary topics of concern were the land use buffer along the west property line and the internal driveway widths. Staff noted that the land use buffer along the west property line needed to be increased to conform to ordinance standards and that screening should be shown along this property line. Public Works staff noted that the internal driveway widths needed to be increased in order to provide better vehicular turning radii around the proposed buildings. After the brief discussion, the Committee forwarded the revised PD -C to the full Commission for resolution. PLANNING COMMISSION ACTION: (SEPTEMBER 30, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Staff noted that the applicant redesigned the site plan to provide increased driveway widths for the interior drives as required by Public Works. In doing so, two (2) additional buildings were proposed along the west property line, five (5) feet from the property line. Staff noted that the applicant (Tommy Hodges), who is also the property owner to the west (MF - 24 property), will incorporate a minimum 20 foot wide piece of the MF -24 property along the west property line of this property, into Lot 3 -A -R and the PD -C application to serve as the land use buffer between the mini -warehouse development and the MF -24 property. Staff noted that this would satisfy the buffer requirement and was acceptable to staff. Tommy Hodges noted agreement with this condition. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. 61 September 30, 1999 ITEM NO.: 5.1. FILE NO.: Z -3454-J NAME: Otter Creek Village Mini -Warehouses - Revised Long -Form PD -C LOCATION: Near the southwest corner of Stagecoach Road and Otter Creek Parkway DEVELOPER: ENGINEER: Doug Hunnicutt McGetrick and McGetrick 19610 Hunters Woods Dr. 319 East Markham St., Ste. 202 Little Rock, AR 72209 Little Rock, AR 72201 AREA: 6.62 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PD-C/C-2 ALLOWED USES: PD -C - Mini -warehouses C-2 - Shopping Center District PROPOSED USE: Mini -warehouses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On May 21, 1996, the Board of Directors passed Ordinance No. 17,188 rezoning approximately 4.41 acres to PD -C for a mini - warehouse and office development. The approved site plan included an 8,500 square foot office building and parking area at the east end of the site, with access through Lot 4, Otter Creek Commercial Subdivision by way of a 50 foot access easement. The approved plan also included five (5) mini - warehouse buildings with a total area of 62,400 square feet and associated drives, as noted on the attached plan. A. PROPOSAL/REQUEST: The applicant proposes to add approximately 2.48 acres, zoned C-2, to this lot in order to expand the existing September 30, 1999 SUBDIVISION ITEM NO.: 5.1. (Cont.) FILE NO.: Z -3454-J mini -warehouse development. The additional property is located immediately north of the existing facility. The proposed expansion will include five (5) additional mini - warehouse buildings with a total of 49,000 square feet. The proposed building and drive locations are shown on the attached plan. The proposed buildings will be one-story in height. B. EXISTING CONDITIONS•: The area proposed for this mini -warehouse development expansion is vacant and mostly wooded. A mixture of commercial uses and zoning exists to the east and south, with additional undeveloped property to the south. The proposed Lots 8 and 9 of the Otter Creek Village Commercial Subdivision are located immediately north. There is undeveloped multifamily property (MF -24) immediately to the west. C. NEIGHBORHOOD COMMENTS: The Otter Creek Homeowners Association was notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stormwater detention ordinance applies to this property. 2. Easements for proposed stormwater detention facilities are required. 3. Existing topographic information at maximum five foot contour interval base flood elevation is required. 4. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 5. A Grading Permit per Secs. 29-186(c) and (d) are required. 6. Contact the ADPC&E for approval prior to start of work is required. 7. Revise driveway width for service vehicles turning radius. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if sewer service is required. AP&L: A 20 foot utility easement is requested along the K: September 30, 1999 SUBDIVISION ITEM NO.: 5.1. (Cont. FILE NO.: Z -3454-J east and west property lines of the area added to Lot 3R. Arkla: No Comment. Southwestern Bell: No Comment. Water: An acreage charge of $150 per acre will apply in addition to normal charges. Additional site fire protection will be required. Fire Department: Private fire hydrants are required. County Plannin : No Comment received. CATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Otter Creek Planning District. The Land Use Plan currently shows Commercial for this location. The expansion of an existing PD -C is consistent with the current land use category. City Recognized Neighborhood Action Plan: The Otter Creek/Crystal Valley Neighborhood Plan is currently being formulated. Landscape Issues: The width of the proposed land use buffer along the western perimeter is 21 feet short of the full requirement of 27 feet. Additionally, a 6 foot high opaque screen is required along the western side. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. Within the required land use buffer at least sixty percent of the buffer must remain in its natural state. G. ANALYSIS: The applicant submitted a revised site plan to staff on September 16, 1999. The revised plan notes the required six (6) foot screening fence along the west property line. The applicant has not revised the driveway widths within the development as requested by Public Works. Public Works feels that wider drives are needed for improved turning 3 September 30, 1999 SUBDIVISION ITEM NO.: 5.1. (Cont.) FILE NO.: Z -3454-J radii for larger trucks (moving trucks, fire trucks, etc.). This issue needs to be discussed and resolved. The applicant has also not increased the required land use buffer area along the west property line. As noted in paragraph F. of the report, the width of the proposed land use buffer along the west property line is 21 feet short of the full requirement of 27 feet. The applicant is proposing a six (6) foot buffer strip along this western perimeter. A land use buffer can drop to a minimum of six (6) feet in places, but the area has to be made up within other areas of the site. This is not the case with this plan. The applicant is proposing driveway widths and a western buffer width which is consistent with the existing phase of this development. The applicant has noted, as justification for the proposed buffer width, that there is required drainage easement and a 15 foot wide drainage ditch along this western perimeter on the adjacent property. The applicant (also the owner of the adjacent property) feels that this drainage easement area will provide adequate buffer space. This issue also needs to be discussed and resolved. Otherwise, there should be no other issues left to be resolved. With the appropriate buffering of this site from the adjacent residential property to the west and the appropriate driveway widths, the proposed expanded PD -C should have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PD -C with the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting should be low-level and directed away from adjacent residential property. 3. The roofs of the mini -warehouse structures must be painted or constructed of a non -reflective material. 4. The issues relating to driveway width and land use buffer width (west side) must be resolved. 4 I September 30, 1999 SUBDIVISION ITEM NO.: 5.1. (Cont.) FILE NO.: Z -3454-J SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 9, 1999) Bob Lowe was present, representing the application. Staff gave a brief description of the proposed revised PD -C. The primary topics of concern were the land use buffer along the west property line and the internal driveway widths. Staff noted that the land use buffer along the west property line needed to be increased to conform to ordinance standards and that screening should be shown along this property line. Public Works staff noted that the internal driveway widths needed to be increased in order to provide better vehicular turning radii around the proposed buildings. After the brief discussion, the Committee forwarded the revised PD -C to the full Commission for resolution. PLANNING COMMISSION ACTION: (SEPTEMBER 30, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Staff noted that the applicant redesigned the site plan to provide increased driveway widths for the interior drives as required by Public Works. In doing so, two (2) additional buildings were proposed along the west property line, five (5) feet from the property line. Staff noted that the applicant (Tommy Hodges), who is also the property owner to the west (MF - 24 property), will incorporate a minimum 20 foot wide piece of the MF -24 property along the west property line of this property, into Lot 3 -A -R and the PD -C application to serve as the land use buffer between the mini -warehouse development and the MF -24 property. Staff noted that this would satisfy the buffer requirement and was acceptable to staff. Tommy Hodges noted agreement with this condition. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. L_�