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HomeMy WebLinkAboutZ-4116-B Staff AnalysisApril 12, 2007 ITEM NO.: 8 NAME: Ecco Development Corporation Revised Long -form PD-I LOCATION: Located at 8300 Kellett Road DEVELOPER: David Jacks P.O. Box 190444 Little Rock, AR 72219 SURVEYOR: Donald Brooks Surveying 20820 Arch Street Pike Little Rock, AR 72065 AREA: 16.0 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 PD-I Barge repair and 1-2 uses Revised PD-I Barge repair and 1-2 uses VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: FILE NO.: Z-4116-B FT. NEW STREET: 0 LF Ordinance No. 19,063 adopted by the Little Rock Board of Directors on March 16, 2004, established Ecco Development Long -form PD-I. The approval limited the outdoor activity to the previous owner and indicated any outdoor use/storage associated with a subsequent use of the property must conform to the 1-2 zoning development criteria or a revised PD-I filing was required. All outdoor activity was limited to daylight hours and all outdoor uses were limited to the area of property between the existing levee and the river. Signage was to comply with signage allowed in industrial zones, building permits were required for any proposed renovations of the existing buildings and any area of the property located within the regulatory floodway was to be rezoned to OS, Open Space. Any site lighting was to be low level and directional, directed away from the adjacent April 12, 2007 SUBDIVISIO ITEM NO.: 8 FILE NO.: Z-4116-B residential property. Permitted uses included the proposed welding business and those uses listed as "permitted uses" in the 1-2", Light Industrial Zoning District. A. PROPOSAL/REQUEST: The request is to revise the previously approved PD-I to allow a new owner to operate a welding business/barge repair from this site. Mr. David Jacks has purchased the property located at 8300 Kellett Road. Mr. Jacks is requesting to utilize the property much like the former owner. Mr. Jacks request he be allowed to work on barges and their parts at water level or occasionally pull the barges on shore for repairing. The existing buildings will be refurbished and used. Outside storage of parts between the levy and the Arkansas River is proposed; very similar to the uses by the previous owner, PAR Industrial. The hours of operation will be limited to daylight hours Monday through Saturday. The steel to be assembled will arrive by barge and/or truck. Barge traffic will utilize the existing dock for access to the site. No other modifications are proposed from the previously approved PD-I. The request includes the allowance of 1-2, Light Industrial District "permitted uses" as alternative allowable uses for the site. B. EXISTING CONDITIONS: The sixteen acre site contains four industrial buildings which have existed on the site for a number of years. One building has been destroyed by fire and a second building is in disrepair. There is a levee which runs east and west through the center of the property, with one of the buildings being located between the levee and the Arkansas River (backwater) or the Fourche Creek. There is an access drive (mostly gravel) which runs from the end of Kellett Road to a barge dock located along the north property line. The majority of the property is grass covered. The general area contains a mixture of uses and zoning. There is undeveloped R-2, Single-family and 1-2, Light Industrial District zoned property located to the north, east and west, with the Little Rock Municipal Airport located further west. There is R-2 zoned property to the south which contains single-family residences on large lots and a church. The former Southwest Airlines Call Center building, currently being used as an office use, and the UPS development are located further to the south along Fourche Dam Pike. Fourche Creek borders the property to the east, with backwater from the Arkansas River being located adjacent to the north property line. The backwater area has served as river barge access to the property for a number of years. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200-feet of the site, all residents located within 6 April 12, 2007 SUBDIVISION FILE NO.: Z-4116-B 300-feet of the site, who could be identified, along with the East Roosevelt Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Portions of the property are in the floodplain and the floodway. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 2. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required to be platted adjacent to the floodway boundary. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing 12-inch force main is located on the property. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Enter- : Approved as submitted. Center -Point Energy. Approved as submitted. 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. A water main extension and additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the facilities. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department; Increase the 12-foot drive to a minimum driveway width of 20-feet. Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #12 — the Presidential Library/Airport Route. 3 April 12, 2007 SUBDIVISION ITEM NO.: 8 (Cont.) F. ISSUES/TECHNICAL/DESIGN: FILE NO.: Z-4116-B Planning Division: This request is located in the Port Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a revised PDI Planned Development —Industrial to allow a new owner to operate a barge repair on the site. The request does not require a change to the Land Use Plan. Master Street Plan: Kellett Road is shown as a Local Street on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: A Class I bike route is shown proposed to the east of this site. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the East of 1-30 Plan. The Plan does not address this issue. Landscape: Any new construction may require additional landscaping on the site. Compliance with the City's landscape and buffer ordinance is required. G. SUBDIVISION COMMITTEE COMMENT: (March 22, 2007) The applicant was not present. Staff presented the item stating there were no technical issues associated with the request remaining outstanding. Staff stated the request was to allow the use of the site as was previously approved but by a new owner. Staff stated the previous approval did not allow a transfer of the use to a new owner. 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 technical issues associated with the request raised at the March 22, 2007, Subdivision Committee meeting which needed addressing. The applicant is proposing a revision to a previously approved PD-1 to allow the new owner of the property the ability to repair barges. Per the previous approval the use of the outdoor activity on the site was not transferable to a new ownership. 0 April 12, 2007 SUBDIVISION VfWiliR0 111111111�[6.7ii# FILE NO.: Z-4116-B The applicant has indicated the site will be utilized in exactly the same manner as the previous owner with the work on the barges and their parts at water level or occasionally the barge will be pulled on shore for repairing. The existing buildings will be refurbished and used for the barge repair business. Outside storage of parts between the levy and the Arkansas River is proposed in a similar manner as was approved for the original PD-I owner. The steel to be assembled will arrive by barge and/or truck. Barge traffic will utilize the existing dock for access to the site. The hours of operation will be limited to daylight hours Monday through Saturday. No other modifications are proposed from the previously approved PD-I. The request includes the allowance of 1-2, Light Industrial District "permitted uses" as alternative allowable uses for the site. As indicated in the existing conditions section of this report one building on the site has been destroyed by fire and a second building is in disrepair. Staff has public health and safety concerns related to these two buildings. Staff feels the two structures should be removed within 60-days of approval of the PD-I zoning to limit any adverse impacts on the site and on the adjoining properties. Staff is supportive of the PD-I zoning. The applicant proposes to utilize the property as was previously approved and as has historically been used. The site is designated as Light Industrial on the City's Future Land Use Plan. The request to revise the previously approved PD-I zoning to allow the new owner to utilize the site as was previously approved does not require a change to the Land Use Plan. There is not a Bill of Assurance for the property. Staff feels the use of the site as proposed by the applicant, in the same manner as was previously approved, should have minimal impact on the area and the adjoining single-family homes. STAFF RECOMMENDATIONS: Staff recommends approval of the requested PD-I subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the outdoor use of the property be limited to the applicant's ownership only. Any outdoor use/storage associated with a subsequent user of the property must conform to the 1-2, Light Industrial Zoning District development criteria, or a revised PD-I must be filed. All outdoor uses will be limited to daylight hours. Staff recommends the building debris on the site remaining from the structure destroyed by a fire and the building located on the southern portion of the site which is in disrepair be removed within 60-days of approval of the PD-I zoning. 5 April 12, 2007 SUBDIVISION itiMMUMM FILE NO.: Z-4116-B PLANNING COMMISSION ACTION: (APRIL 12, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the requested PD-I 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 outdoor use of the property be limited to the applicant's ownership only. Any outdoor use/storage associated with a subsequent user of the property must conform to the 1-2, Light Industrial Zoning District development criteria, or a revised PD-1 must be filed and all outdoor uses were limited to daylight hours. Staff also presented a recommendation that the building debris on the site remaining from the structure destroyed by a fire and the building located on the southern portion of the site which is in disrepair be removed within 60-days of approval of the PD-1 zoning. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. M FILE NO.: Z-4116-B NAME: Ecco Development Corporation Revised Long -form PD-I LOCATION: Located at 8300 Kellett Road DEVELOPER: David Jacks P.O. Box 190444 Little Rock, AR 72219 SURVEYOR: Donald Brooks Surveying 20820 Arch Street Pike Little Rock, AR 72065 AREA: 16.0 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 PD-I Barge repair and 1-2 uses Revised PD-I Barge repair and 1-2 uses VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 LF Ordinance No. 19,063 adopted by the Little Rock Board of Directors on March 16, 2004, established Ecco Development Long -form PD-I. The approval limited the outdoor activity to the previous owner and indicated any outdoor use/storage associated with a subsequent use of the property must conform to the 1-2 zoning development criteria or a revised PD-I filing was required. All outdoor activity was limited to daylight hours and all outdoor uses were limited to the area of property between the existing levee and the river. Signage was to comply with signage allowed in industrial zones, building permits were required for any proposed renovations of the existing buildings and any area of the property located within the regulatory floodway was to be rezoned to OS, Open Space. Any site lighting was to be low level and directional, directed away from the adjacent residential property. Permitted uses included the proposed welding business and those uses listed as "permitted uses" in the 1-2", Light Industrial Zoning District. FILE NO.: Z-4116-B (Cont. A. PROPOSAL/REQUEST: The request is to revise the previously approved PD-I to allow a new owner to operate a welding business/barge repair from this site. Mr. David Jacks has purchased the property located at 8300 Kellett Road. Mr. Jacks is requesting to utilize the property much like the former owner. Mr. Jacks request he be allowed to work on barges and their parts at water level or occasionally pull the barges on shore for repairing. The existing buildings will be refurbished and used. Outside storage of parts between the levy and the Arkansas River is proposed; very similar to the uses by the previous owner, PAR Industrial. The hours of operation will be limited to daylight hours Monday through Saturday. The steel to be assembled will arrive by barge and/or truck. Barge traffic will utilize the existing dock for access to the site. No other modifications are proposed from the previously approved PD-l. The request includes the allowance of 1-2, Light Industrial District "permitted uses" as alternative allowable uses for the site. B. EXISTING CONDITIONS: The sixteen acre site contains four industrial buildings which have existed on the site for a number of years. One building has been destroyed by fire and a second building is in disrepair. There is a levee which runs east and west through the center of the property, with one of the buildings being located between the levee and the Arkansas River (backwater) or the Fourche Creek. There is an access drive (mostly gravel) which runs from the end of Kellett Road to a barge dock located along the north property line. The majority of the property is grass covered. The general area contains a mixture of uses and zoning. There is undeveloped R-2, Single-family and 1-2, Light Industrial District zoned property located to the north, east and west, with the Little Rock Municipal Airport located further west. There is R-2 zoned property to the south which contains single-family residences on large lots and a church. The former Southwest Airlines Call Center building, currently being used as an office use, and the UPS development are located further to the south along Fourche Dam Pike. Fourche Creek borders the property to the east, with backwater from the Arkansas River being located adjacent to the north property line. The backwater area has served as river barge access to the property for a number of years. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200-feet of the site, all residents located within 300-feet of the site, who could be identified, along with the East Roosevelt Neighborhood Association were notified of the public hearing. 2 FILE NO.: Z-4116-B Cont. D. ENGINEERING COMMENTS: E PUBLIC WORDS CONDITIONS: 1. Portions of the property are in the floodplain and the floodway. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 2. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required to be platted adjacent to the floodway boundary. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing 12-inch force main is located on the property. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Enter : Approved as submitted. Center -Point Energy: Approved as submitted. 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. A water main extension and additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the facilities. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department; Increase the 12-foot drive to a minimum driveway width of 20-feet. Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #12 — the Presidential Library/Airport Route. F. ISSUES/TECHNICAL/DESIGN- Planning Division: This request is located in the Port Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a revised PDI Planned Development —Industrial to allow a new owner to operate a barge repair on the site. 3 FILE NO.: Z-4116-B (Cont.) The request does not require a change to the Land Use Plan. Master Street Plan: Kellett Road is shown as a Local Street on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: A Class I bike route is shown proposed to the east of this site. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the East of 1-30 Plan. The Plan does not address this issue. Landscape: Any new construction may require additional landscaping on the site. Compliance with the City's landscape and buffer ordinance is required. G. SUBDIVISION COMMITTEE COMMENT: (March 22, 2007) The applicant was not present. Staff presented the item stating there were no technical issues associated with the request remaining outstanding. Staff stated the request was to allow the use of the site as was previously approved but by a new owner. Staff stated the previous approval did not allow a transfer of the use to a new owner. 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 technical issues associated with the request raised at the March 22, 2007, Subdivision Committee meeting which needed addressing. The applicant is proposing a revision to a previously approved PD-I to allow the new owner of the property the ability to repair barges. Per the previous approval the use of the outdoor activity on the site was not transferable to a new ownership. The applicant has indicated the site will be utilized in exactly the same manner as the previous owner with the work on the barges and their parts at water level or occasionally the barge will be pulled on shore for repairing. The existing buildings will be refurbished and used for the barge repair business. Outside storage of parts between the levy and the Arkansas River is proposed in a similar manner as was approved for the original PD-I owner. The steel to be assembled will arrive by barge and/or truck. Barge traffic will utilize the existing dock for access to the site. The hours of operation will be limited to daylight hours Monday through Saturday. No other modifications are proposed from the previously approved PD-1. The request includes the allowance of 1-2, Light Industrial District "permitted uses" as alternative allowable uses for the site. 0 FILE NO.: Z-4116-B (Cont.) As indicated in the existing conditions section of this report one building on the site has been destroyed by fire and a second building is in disrepair. Staff has public health and safety concerns related to these two buildings. Staff feels the two structures should be removed within 60-days of approval of the PD-I zoning to limit any adverse impacts on the site and on the adjoining properties. Staff is supportive of the PD-I zoning. The applicant proposes to utilize the property as was previously approved and as has historically been used. The site is designated as Light Industrial on the City's Future Land Use Plan. The request to revise the previously approved PD-I zoning to allow the new owner to utilize the site as was previously approved does not require a change to the Land Use Plan. There is not a Bill of Assurance for the property. Staff feels the use of the site as proposed by the applicant, in the same manner as was previously approved, should have minimal impact on the area and the adjoining single-family homes. STAFF RECOMMENDATIONS: Staff recommends approval of the requested PD-1 subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the outdoor use of the property be limited to the applicant's ownership only. Any outdoor use/storage associated with a subsequent user of the property must conform to the 1-2, Light Industrial Zoning District development criteria, or a revised PD-1 must be filed. All outdoor uses will be limited to daylight hours. Staff recommends the building debris on the site remaining from the structure destroyed by a fire and the building located on the southern portion of the site which is in disrepair be removed within 60-days of approval of the PD-I zoning. PLANNING COMMISSION ACTION: (APRIL 12, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the requested PD-I 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 outdoor use of the property be limited to the applicant's ownership only. Any outdoor use/storage associated with a subsequent user of the property must conform to the 1-2, Light Industrial Zoning District development criteria, or a revised PD-I must be filed and all outdoor uses were limited to daylight hours. Staff also presented a recommendation that the building debris on the site remaining from the structure destroyed by a fire and the building located on the southern portion of the site which is in disrepair be removed within 60-days of approval of the PD-1 zoning. 5 ILE NO.: Z-4116-B (Cont. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0 April 12, 2007 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z-4116-B The applicant has indicated the site will be utilized in exactly the same manner as the previous owner with the work on the barges and their parts at water level or occasionally the barge will be pulled on shore for repairing. The existing buildings will be refurbished and used for the barge repair business. Outside storage of parts between the levy and the Arkansas River is proposed in a similar manner as was approved for the original PD-I owner. The steel to be assembled will arrive by barge and/or truck. Barge traffic will utilize the existing dock for access to the site. The hours of operation will be limited to daylight hours Monday through Saturday. No other modifications are proposed from the previously approved PD-1. The request includes the allowance of 1-2, Light Industrial District "permitted uses" as alternative allowable uses for the site. As indicated in the existing conditions section of this report one building on the site has been destroyed by fire and a second building is in disrepair. Staff has public health and safety concerns related to these two buildings. Staff feels the two structures should be removed within 60-days of approval of the PD-I zoning to limit any adverse impacts on the site and on the adjoining properties. Staff is supportive of the PD-1 zoning. The applicant proposes to utilize the property as was previously approved and as has historically been used. The site is designated as Light Industrial on the City's Future Land Use Plan. The request to revise the previously approved PD-I zoning to allow the new owner to utilize the site as was previously approved does not require a change to the Land Use Plan. There is not a Bill of Assurance for the property. Staff feels the use of the site as proposed by the applicant, in the same manner as was previously approved, should have minimal impact on the area and the adjoining single-family homes. STAFF RECOMMENDATIONS: Staff recommends approval of the requested PD-1 subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the outdoor use of the property be limited to the applicant's ownership only. Any outdoor use/storage associated with a subsequent user of the property must conform to the 1-2, Light Industrial Zoning District development criteria, or a revised PD-I must be filed. All outdoor uses will be limited to daylight hours. Staff recommends the building debris on the site remaining from the structure destroyed by a fire and the building located on the southern portion of the site which is in disrepair be removed within 60-days of approval of the PD-1 zoning. 61