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HomeMy WebLinkAboutZ-3792-B Staff AnalysisFILE NO.: Z -3792-B NAME: Sysco Foods - Revised PD -I LOCATION: 5800 Frozen Road DEVELOPER: SURVEYOR: Sysco Food Services of McGetrick and McGetrick Arkansas, Inc. 319 E. Markham St., Ste. 202 5800 Frozen Road Little Rock, AR 72201 Little Rock, AR 72209 AREA: 28.7 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PD -I ALLOWED USES: Office and Warehouse and R-2 PROPOSED USE: Office and Warehouse VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Planning Commission approved the Sysco - Long -Form PD -I on July 23, 1998 with a vote of 11 ayes and 0 nays. On August 11, 1998, the Board of Directors passed Ordinance No. 17,787 approving the PD -I. The PD -I was approved to allow the phased expansion of the existing Sysco Foods warehouse and office development. Phase I, which is currently under construction, consists of a 80,000 square foot building expansion. Phase II will consist of a 11,750 square foot building expansion and Phase III will include a 103,600 square foot building expansion and additional parking near West 65th Street. The building expansions will be primarily warehouse and dock space with a small amount of additional office space. The applicant noted that a future revised plan would include a parking area on the east side of Battle Road. FILE NO.: Z -3792-B (Cont.) The Board also passed Ordinance No. 17,788 on August 11, 1998; deferring boundary street improvements to Battle Road for five (5) years or until Phase II construction whichever occurs first. During Phase II construction, a cul-de-sac will be constructed on Battle Road and a portion of Battle Road will be abandoned. The applicant noted that no access (except construction access) to the site will be taken from Battle Road until the street improvements are in place. A. PROPOSAWREQUEST: The applicant is proposing to revise the previously approved PD -I by adding two (2) areas to the site plan. The first area to be added is the 1.42 acre vacant church site which is immediately south of Phase I construction, along the west side of Battle Road. This area contains three (3) existing buildings which will be used as office space with some storage. The small building near the northwest corner of the church property will be used as an office for May Construction Company during the phased construction. The second area to be added to the site plan is 6.16 acres of land along the east side of Battle Road. The applicant proposes to construct a parking area in this area for passenger vehicles (44 spaces) and large trucks (60 spaces) with Phase III construction. The applicant is also proposing to leave a 100 foot undisturbed buffer area along the east property line of this area. Several single-family residences which existed along the east side of Battle Road have been removed. The applicant has also filed a Land Use Plan Amendment for this portion of the property (see item 2.1. on this agenda). Otherwise, the portions of the site plan which were previously approved will not change. B. EXISTING CONDITIONS: As noted earlier, construction has begun on Phase I and the single-family residences have been removed along the east side of Battle Road. There is one single-family residence immediately south of the old church ..site on the west side of Battle Road. There is a mixture of commercial and industrial uses and a mobile home park along West 65th Street to the south. Railroad right-of-way is located immediately north of the site. The southern portion of the proposed 100 foot buffer area is heavily wooded. There are some mature trees within the northern portion of the proposed buffer. 2 FILE NO.: Z -3792-B (Cont.) C. NEIGHBORHOOD COMMENTS: The Geyer Springs and Wakefield Neighborhood Associations were notified of the public hearing. As of this writing, staff has received two (2) phone calls from persons requesting information on this project. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Add cul-de-sac on Ballinger or abandon right-of-way. 2. Geyer Springs Road traffic count is 9,800 vehicles per day. E. UTILITIES AND FIRE DEPARTMENT/ COUNTY PLANNING: Wastewater: Sewer mains located on site. Sewer main relocation required prior to construction. AP&L: No Comment. Arkla: No Comment received. Southwestern Bell: Retain utility easement for telephone cable when Battle Road is closed. Water: No Comment. Fire Department: Contact Dennis Free at 918-3752 regarding access to property. County Planning: No Comment received. CATA: CATA Routes #17 and 17A are very near this site. Approved as submitted. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the 65th Street East Planning District. It is shown as Mixed Commercial Industrial to the west of Battle and Single Family to the east of Battle. There is an existing PD -I on the property and the expansion of the current use is consistent with the MCI. This is the subject of a Land Use Plan Amendment, LU99-13-01 to be heard on this same agenda. Landscape Issues: Area set aside for buffers and landscaping meet with ordinance requirements. 3 FILE NO.: Z -3792-B (Cont.) Any portion of the eastern 100 foot wide undisturbed buffer zone that does not provide year-round screening must be supplemented with additional screening. This screen may be evergreen plantings. G. ANALYSIS: The applicant submitted a revised site plan to staff on May 11, 1999. The revised plan addresses most of the issues as raised by the Subdivision Committee. The revised site plan shows 199 parking spaces for passenger vehicles (100 existing, 99 with Phase III) and 161 parking spaces for large trucks (71 existing, 90 with Phase III). Typical ordinance parking requirements based on the amount of office and warehouse space proposed would be approximately 120 spaces (passenger vehicles). Staff feels that the parking plan proposed should be adequate to serve this site. The revised plan does not show fence locations as requested by staff. The applicant needs to submit a revised plan noting fence locations and height. Otherwise, to staff's knowledge, there are no unresolved issues associated with this site plan. With additional evergreen plantings within the 100 foot buffer area along the property's east boundary, the proposed revised site plan should have no adverse effect on the property to the east or the general area. H. STAFF RECO102NDATIONS: Staff recommends approval of the revised PD -I subject to the following conditions: I. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. A portion of Battle Road must be abandoned with a cul- de-sac constructed with Phase II construction. 3. The portion of Ballinger Road adjacent to this property must be abandoned. 4. Any site lighting shall be low-level and directed away from adjacent property. 5. A revised site plan must be submitted showing fence locations and height. 4 FILE NO.: Z -3792-B (Cont.) SUBDIVISION COMMITTEE COMMENTS: (MAY 6, 1999) Pat McGetrick was present, representing the application. Staff gave a brief description of the revised PD -I, noting several items which needed to be shown on a revised plan. Mr. McGetrick noted that a right-of-way abandonment application would be filed at a later date for the portion of Ballinger Road which is adjacent to this property. The 100 foot undisturbed buffer area along the east property line was briefly discussed. Staff noted that additional evergreen plantings would be required within areas of the buffer which do not provide year-round screening. After the presentation, the Committee forwarded the PD -I to the full Commission for resolution. PLANNING COMMISSION ACTION: (MAY 27, 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. 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 8 ayes, 0 nays and 3 absent. 5 May 27, 1999 ITEM NO.: 2 NAME: Sysco Foods - Revised PD -I LOCATION: 5800 Frozen Road DEVELOPER: SURVEYOR: FILE NO.: Z -3792-B Sysco Food Services of McGetrick and McGetrick Arkansas, Inc. 319 E. Markham St., Ste. 202 5800 Frozen Road Little Rock, AR 72201 Little Rock, AR 72209 AREA: 28.7 acres ZONING: PD -I and R-2 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Office and Warehouse PROPOSED USE: Office and Warehouse VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Planning Commission approved the Sysco - Long -Form PD -I on July 23, 1998 with a vote of 11 ayes and 0 nays. On August 11, 1998, the Board of Directors passed Ordinance No. 17,787 approving the PD -I. The PD -I was approved to allow the phased expansion of the existing Sysco Foods warehouse and office development. Phase I. which is currently under construction, consists of a 80,000 square foot building expansion. Phase II will consist of a 11,750 square foot building expansion and Phase III will include a 103,600 square foot building expansion and additional parking near West 65th Street. The building expansions will be primarily warehouse and dock space with a small amount of additional office space. The applicant noted that a future revised plan would include a parking area on the east side of Battle Road. May 27, 1999 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z -3792-B The Board also passed Ordinance No. 17,788 on August 11, 1998, deferring boundary street improvements to Battle Road for five (5) years or until Phase II construction whichever occurs first. During Phase II construction, a cul-de-sac will be constructed on Battle Road and a portion of Battle Road will be abandoned. The applicant noted that no access (except construction access) to the site will be taken from Battle Road until the street improvements are in place. A. PROPOSAL/REQUEST: The applicant is proposing to revise the previously approved PD -I by adding two (2) areas to the site plan. The first area to be added is the 1.42 acre vacant church site which is immediately south of Phase I construction, along the west side of Battle Road. This area contains three (3) existing buildings which will be used as office space with some storage. The small building near the northwest corner of the church property will be used as an office for May Construction Company during the phased construction. The second area to be added to the site plan is 6.16 acres of land along the east side of Battle Road. The applicant proposes to construct a parking area in this area for passenger vehicles (44 spaces) and large trucks (60 spaces) with Phase III construction. The applicant is also proposing to leave a 100 foot undisturbed buffer area along the east property line of this area. Several single-family residences which existed along the east side of Battle Road have been removed. The applicant has also filed a Land Use Plan Amendment for this portion of the property (see item 2.1. on this agenda). Otherwise, the portions of the site plan which were previously approved will not change. B. EXISTING CONDITIONS: As noted earlier, construction has begun on Phase I and the single-family residences have been removed along the east side of Battle Road. There is one single-family residence immediately south of the old church site on the west side of Battle Road. There is a mixture of commercial and industrial uses and a mobile home park along West 65th Street to the south. Railroad right-of-way is located immediately north of the site. E May 27, 1999 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z -3792-B The southern portion of the proposed 100 foot buffer area is heavily wooded. There are some mature trees within the northern portion of the proposed buffer. C. NEIGHBORHOOD COMMENTS: (03 E. F. The Geyer Springs and Wakefield Neighborhood Associations were notified of the public hearing. As of this writing, staff has received two (2) phone calls from persons requesting information on this project. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Add cul-de-sac on Ballinger or abandon right-of-way. 2. Geyer Springs Road traffic count is 9,800 vehicles per day. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer mains located on site. Sewer main relocation required prior to construction. AP&L: No Comment. Arkla: No Comment received. Southwestern Bell: Retain utility easement for telephone cable when Battle Road is closed. Water: No Comment. Fire Department: Contact Dennis Free at 918-3752 regarding access to property. County Planning: No Comment received. CATA: CATA Routes #17 and 17A are very near this site. Approved as submitted. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the 65th Street East Planning District. It is shown as Mixed Commercial Industrial to the west of Battle and Single Family to the east of Battle. There is an existing PD -I on the property and the expansion of the 3 May 27, 1999 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z -3792-B current use is consistent with the MCI. This is the subject of a Land Use Plan Amendment, LU99-13-01 to be heard on this same agenda. Landscape Issues: Area set aside for buffers and landscaping meet with ordinance requirements. Any portion of the eastern 100 foot wide undisturbed buffer zone that does not provide year-round screening must be supplemented with additional screening. This screen may be evergreen plantings. G. ANALYSIS: The applicant submitted a revised site plan to staff on May 11, 1999. The revised plan addresses most of the issues as raised by the Subdivision Committee. The revised site plan shows 199 parking spaces for passenger vehicles (100 existing, 99 with Phase III) and 161 parking spaces for large trucks (71 existing, 90 with Phase III). Typical ordinance parking requirements based on the amount of office and warehouse space proposed would be approximately 120 spaces (passenger vehicles). Staff feels that the parking plan proposed should be adequate to serve this site. The revised plan does not show fence locations as requested by staff. The applicant needs to submit a revised plan noting fence locations and height. Otherwise, to staff's knowledge, there are no unresolved issues associated with this site plan. With additional evergreen plantings within the 100 foot buffer area along the property's east boundary, the proposed revised site plan should have no adverse effect on the property to the east or the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PD -I subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 4 May 27, 1999 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z -3792-B 2. A portion of Battle Road must be abandoned with a cul- de-sac constructed with Phase II construction. 3. The portion of Ballinger Road adjacent to this property must be abandoned. 4. Any site lighting shall be low-level and directed away from adjacent property. 5_ A revised site plan must be submitted showing fence locations and height. SUBDIVISION COMMITTEE COMMENTS: (MAY 6, 1999) Pat McGetrick was present, representing the application. Staff gave a brief description of the revised PD -I, noting several items which needed to be shown on a revised plan. Mr. McGetrick noted that a right-of-way abandonment application would be filed at a later date for the portion of Ballinger Road which is adjacent to this property. The 100 foot undisturbed buffer area along the east property line was briefly discussed. Staff noted that additional evergreen plantings would be required within areas of the buffer which do not provide year-round screening. After the presentation, the Committee forwarded the PD -I to the full Commission for resolution. PLANNING COMMISSION ACTION: (MAY 27, 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. 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 8 ayes, 0 nays and 3 absent. 5