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HomeMy WebLinkAboutZ-4249-E Staff AnalysisAugust 26, 2004 ITEM NO.: 13 NAME: Freeway Business Park Revised Long -form POD LOCATION: Located at 18 Freeway Drive DEVELOPE U-Storit, Inc. 6100 Patterson Road Little Rock, AR 72209 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72221 AREA: 12.69 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 5 -m Office and Mini -warehouse Revised POD Office and mini -warehouse FILE NO.: Z FT. NEW STREET: 0 VARIANCESNVAIVERS REQUESTED. None Requested. BACKGROUND: On May 3, 1994, the Board of Directors passed Ordinance No. 16,644 approving the Freeway Business Park — Long -form POD. The project included Lots 4 — 9 of the Freeway Business Park Subdivision. A mini -warehouse development was approved for Lots 8 and 9, with office/commercial buildings being approved for each of the other four lots. Certain development criteria and uses for the development were negotiated between the developer and the University Park Neighborhood Association. These criteria were included in a letter dated May 3, 1994 and were accepted by the Board of Directors as components of the development and outlined terms and uses for the site. On July 18, 2000 the Board of Directors passed Ordinance No. 18,312 approving a revision to the previously approved POD to allow the mini -warehouse development to August 26, 2004 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z -4249 - expand onto Lots 6 and 7 and the construction of a commercial/office building on Lot 5. As approved (May 3, 1994) a mini -warehouse development had been constructed on Lots 8 and 9 of the site and an office building had been constructed on Lot 4. The July 18, 2000 proposal included the construction of five (5) new warehouse buildings on Lots 6 and 7 for a total of 41,075 square feet and the construction of a 13,941 square foot commercial/office building on Lot 5. Lots 6 and 7 contains three warehouse buildings for a total of 43,125 square feet and the proposed commercial/office building (with 47 parking spaces) has been constructed on Lot 5. A revision to the POD was approved by the Little Rock Board of Directors on September 17, 2002 by the adoption of Ordinance No. 18,744. The Planning Commission reviewed the request at their August 8, 2002 Public Hearing and the City Beautiful Commission reviewed the request at their September 5, 2002 Public Hearing. The Planning Commission recommended approval of the requested revision to the POD and the City Beautiful Commission recommended approval of the requested variance from the Landscape Ordinance for a reduced buffer adjacent to 1-630. The applicant's proposal included removing the proposed commercial/office use, to allow the construction of three (3) mini -warehouse buildings on Lot 5 (totaling 22,860 square feet). Access to the property would remain from a single cul-de-sac extending from Rodney Parham Road, (Freeway Drive). The original proposal included a mix of selected uses in the 0-3, General Office District, and certain specified uses in the 1-1, Industrial Park District. The following indicated the existing and proposed lot uses: Lot Existing Use Sq. Ft. Proposed Use Sq. Ft. 4 Medical Office/Clinic 14,000 Medical Office/Clinic 14,000 5 Unimproved 0 Mini -warehouse 22,860 16&7 Mini -warehouse 43,125 Mini -warehouse 143,125 8 1 Mini -Warehouse 72,537 Mini -Warehouse 172,537 A. PROPOSAL/REQUEST: The property is currently platted as Lots 8 and 9 Freeway Business Park. The developer would like to add one additional building containing 13,252 square feet. The area is currently paved and being used for outdoor storage. The existing facility is totally leased with additional tenants on a waiting list. The owner feels the additional space would help facilitate current demand. The proposed building would not be visible from 1-630, Hughes Street or Freeway Drive. The building would sit well below the abutting streets to the north and east. Storm water detention requirements have been met as the area is currently paved. 2 August 26, 2004 SUBDIVISION ITEM NO.. 13 Cont. FILE NO.: Z -4249-E B. EXISTING CONDITIONS: There is an existing mini -warehouse complex on a portion of the property and an office building at the southwest corner of the development. Interstate 630 is located along the property's north boundary, with a cemetery to the south. There is a mixture of commercial and industrial uses further south across West 12th Street. There is undeveloped C-3 zoned property immediately west of this site, with a mixture of commercial and industrial uses further west across Rodney Parham Road. Hughes Street is located along the property's east boundary, with single-family residences across Hughes Street to the east. C. NEIGHBORHOOD COMMENTS: The University Park and the Briarwood Neighborhood Associations and the Apache Crime Watch along with all residents within 300 feet of the site and all property owners within 200 feet of the site were notified of the Public Hearing. As of this writing staff has not received any comment from the neighborhood. D. ENGINEERING COMMENTS: Public Works: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 hydrant(s). 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: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. 3 August 26, 2004 SUBDIVISION ITEM NO.: 13(Cont.)FILE NO.: Z -4240-E County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a Planned Office District for an additional mini - warehouse building. The request does not require a change to the Land Use Plan. Master Street Plan: Freeway Drive is shown as a Local Commercial Street on the Master Street Plan and may require dedication of right-of-way and street improvements. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Boyle Park Neighborhood Action Plan. The Zoning and Land Use goal shows the neighborhood's goal is to continue current growth trends while maintaining adequate separation of residential and non-residential uses. The proposed building is located near the freeway and no closer to adjacent single-family residences than previously approved buildings. Landscape: The proposed width of the perimeter street buffer and landscape stripe along Interstate 630 is less than the 30 -feet required by both the zoning buffer and landscape ordinances. A reduction of this requirement would require variances from the Planning Commission and the City Beautiful Commission. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) Mr. Joe White was present representing the request. Staff stated the applicant was requesting to revise a previously approved POD to allow the addition of a mini -warehouse building to the site. Staff stated the proposed building was located within the required street buffer for 1-630 and would require a variance from the City Beautiful Commission if approved by the Commission. Staff stated the site located to the west was approved for a reduced buffer similar to the reduction begin requested. Staff requested the applicant provide details concerning the treatment of the slope area and the buffer, which would remain on the site. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 4 August 26, 2004 SUBDIVISION ITEM NO.: 13(Cont.1 FILE NO.: Z -4249-E H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the August 5, 2004 Subdivision Committee meeting. The applicant has indicated details of the proposed treatment of the slope area and the buffer. The applicant has indicated terraces and benches will be added to allow a thirty-foot cut. The applicant has also indicated the terraces and benches will be installed to meet the current land alteration ordinance requirement. Storm water detention requirements have been met as the area is currently paved. The property is currently platted as Lots 8 and 9 Freeway Business Park. The developer would like to add one additional building containing 13,252 square feet. The area is currently paved and being used for outdoor storage. The proposed building will not be visible from 1-630, Hughes Street or Freeway Drive. The building will sit well below the abutting streets to the north and east. The applicant has indicated a reduced buffer area along 1-630. The ordinance typically requires a minimum buffer of 30 -feet adjacent to a freeway. This is a requirement of the zoning ordinance so the Planning Commission may recommend a reduced buffer if they feel it is appropriate. The applicant has also indicated a variance from the City Beautiful Commission will be sought for the reduced buffer along 1-630. Staff is supportive of the applicant's request. The applicant has indicated treatment of the slope area consistent with ordinance requirements. The applicant will be required to replant the bench area with a tree every 20 -feet. Staff feels with the placement of plantings and the grade change from the Interstate to the site the placement of the additional building should have minimal impact on adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5 FILE NO.: Z -4249-E Cont. F G H. CATA: No comment received. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a Planned Office District for an additional mini - warehouse building. The request does not require a change to the Land Use Plan. Master Street Plan: Freeway Drive is shown as a Local Commercial Street on the Master Street Plan and may require dedication of right-of-way and street improvements. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Boyle Park Neighborhood Action Plan. The Zoning and Land Use goal shows the neighborhood's goal is to continue current growth trends while maintaining adequate separation of residential and non-residential uses. The proposed building is located near the freeway and no closer to adjacent single-family residences than previously approved buildings. Landscape: The proposed width of the perimeter street buffer and landscape stripe along Interstate 630 is less than the 30 -feet required by both the zoning buffer and landscape ordinances. A reduction of this requirement would require variances from the Planning Commission and the City Beautiful Commission. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) Mr. Joe White was present representing the request. Staff stated the applicant was requesting to revise a previously approved POD to allow the addition of a mini -warehouse building to the site. Staff stated the proposed building was located within the required street buffer for 1-630 and would require a variance from the City Beautiful Commission if approved by the Commission. Staff stated the site located to the west was approved for a reduced buffer similar to the reduction begin requested. Staff requested the applicant provide details concerning the treatment of the slope area and the buffer, which would remain on the site. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. /_1kJ/_11h1Mffl The applicant submitted a revised site plan to staff addressing most of the issues raised at the August 5, 2004 Subdivision Committee meeting. The applicant has indicated details of the proposed treatment of the slope area and the buffer. The 2 FILE NO.: Z -4249-E (Cont. applicant has indicated terraces and benches will be added to allow a thirty-foot cut. The applicant has also indicated the terraces and benches will be installed to meet the current land alteration ordinance requirement. Storm water detention requirements have been met as the area is currently paved. The property is currently platted as Lots 8 and 9 Freeway Business Park. The developer would like to add one additional building containing 13,252 square feet. The area is currently paved and being used for outdoor storage. The proposed building will not be visible from 1-630, Hughes Street or Freeway Drive. The building will sit well below the abutting streets to the north and east. The applicant has indicated a reduced buffer area along 1-630. The ordinance typically requires a minimum buffer of 30 -feet adjacent to a freeway. This is a requirement of the zoning ordinance so the Planning Commission may recommend a reduced buffer if they feel it is appropriate. The applicant has also indicated a variance from the City Beautiful Commission will be sought for the reduced buffer along 1-630. Staff is supportive of the applicant's request. The applicant has indicated treatment of the slope area consistent with ordinance requirements. The applicant will be required to replant the bench area with a tree every 20 -feet. Staff feels with the placement of plantings and the grade change from the Interstate to the site the placement of the additional building should have minimal impact on adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5 ITEM NO.: 13 FILE NO.: (Z -4249-E) NAME: Freeway Business Park Revised Long -form POD LOCATION: located at 18 Freeway Drive Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the total building height in the general notes section of the proposed site plan. 3. Is there any new fencing proposed as a part of the development? If so indicate the location on the proposed site plan along with a note concerning the construction material/height and location. 4. Provide details of any proposed cuts and/or retaining wall locations including heights of any proposed retaining walls. 5�' % 1-'V 6C - Variance/Waivers: None requested. Public Works: No comment. Utilities and Fire DepartmentlCounty Planning: Wastewater:. Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 hydrant(s). 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: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a Planned Commercial District for an additional mini -warehouse building. The request does not require a change to the Land Use Plan, Master Street Plan: Freeway Drive is shown as a Local Commercial Street on the Master Street Plan and may require dedication of right-of-way and street improvements. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Boyle Park Neighborhood Action Plan. The Zoning and Land Use goal shows the neighborhood's goal is to continue current growth trends while maintaining adequate separation of residential and non-residential uses. The proposed building is located near the freeway and no closer to adjacent single-family residences than previously approved buildings. Landscape: The proposed width of the perimeter street buffer and landscape stripe along Interstate 630 is less than the 30 -feet required by both the zoning buffer and landscape ordinances. A reduction of this requirement would require variances from the Planning Commission and the City Beautiful Commission. Revised plaVplan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, August 11, 2004. ILE NO.: Z -4249-E NAME: Freeway Business Park Revised Long -form POD LOCATION: Located at 18 Freeway Drive DEVELOPER: U-Storit, Inc. 6100 Patterson Road Little Rock, AR 72209 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72221 AREA: 12.69 Acres URRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 5 -•R Office and Mini -warehouse Revised POD Office and mini -warehouse FT. NEW STREET: 0 VARIAN CESM/AIVERS REQUESTED: None Requested. BACKGROUND: On May 3, 1994, the Board of Directors passed Ordinance No. 16,644 approving the Freeway Business Park — Long -form POD. The project included Lots 4 — 9 of the Freeway Business Park Subdivision. A mini -warehouse development was approved for Lots 8 and 9, with office/commercial buildings being approved for each of the other four lots. Certain development criteria and uses for the development were negotiated between the developer and the University Park Neighborhood Association. These criteria were included in a letter dated May 3, 1994 and were accepted by the Board of Directors as components of the development and outlined terms and uses for the site. On July 18, 2000 the Board of Directors passed Ordinance No. 18,312 approving a revision to the previously approved POD to allow the mini -warehouse development to expand onto Lots 6 and 7 and the construction of a commercial/office building on Lot 5. FILE NO.: Z -4249-E _(Cont.) As approved (May 3, 1994) a mini -warehouse development had been constructed on Lots 8 and 9 of the site and an office building had been constructed on Lot 4. The July 18, 2000 proposal included the construction of five (5) new warehouse buildings on Lots 6 and 7 for a total of 41,075 square feet and the construction of a 13,941 square foot commercial/office building on Lot 5. Lots 6 and 7 contains three warehouse buildings for a total of 43,125 square feet and the proposed commercial/office building (with 47 parking spaces) has been constructed on Lot 5. A revision to the POD was approved by the Little Rock Board of Directors on September 17, 2002 by the adoption of Ordinance No. 18,744. The Planning Commission reviewed the request at their August 8, 2002 Public Hearing and the City Beautiful Commission reviewed the request at their September 5, 2002 Public Hearing. The Planning Commission recommended approval of the requested revision to the POD and the City Beautiful Commission recommended approval of the requested variance from the Landscape Ordinance for a reduced buffer adjacent to 1-630. The applicant's proposal included removing the proposed commercial/office use, to allow the construction of three (3) mini -warehouse buildings on Lot 5 (totaling 22,860 square feet). Access to the property would remain from a single cul-de-sac extending from Rodney Parham Road, (Freeway Drive). The original proposal included a mix of selected uses in the 0-3, General Office District, and certain specified uses in the 1-1, Industrial Park District. The following indicated the existing and proposed lot uses: Lot Existing Use Sq. Ft. Proposed Use Sq. Ft. 4 Medical Office/Clinic 14,000 Medical Office/Clinic 14,000 5 Unimproved 0 Mini -warehouse 22,860 6&7 Mini -warehouse 43,125 Mini -warehouse 143,125 8 Mini -Warehouse 72,537 Mini -Warehouse 172,537 A. PROPOSAL/REQUEST: The property is currently platted as Lots 8 and 9 Freeway Business Park. The developer would like to add one additional building containing 13,252 square feet. The area is currently paved and being used for outdoor storage. The existing facility is totally leased with additional tenants on a waiting list. The owner feels the additional space would help facilitate current demand. The proposed building would not be visible from 1-630, Hughes Street or Freeway Drive. The building would sit well below the abutting streets to the north and east. Storm water detention requirements have been met as the area is currently paved. 2 FILE NO.: Z -4249-E (Cont.) B. EXISTING CONDITIONS: There is an existing mini -warehouse complex on a portion of the property and an office building at the southwest corner of the development. Interstate 630 is located along the property's north boundary, with a cemetery to the south. There is a mixture of commercial and industrial uses further south across West 12th Street. There is undeveloped C-3 zoned property immediately west of this site, with a mixture of commercial and industrial uses further west across Rodney Parham Road. Hughes Street is located along the property's east boundary, with single-family residences across Hughes Street to the east. C. NEIGHBORHOOD COMMENTS - The University Park and the Briarwood Neighborhood Associations and the Apache Crime Watch along with all residents within 300 feet of the site and all property owners within 200 feet of the site were notified of the Public Hearing. As of this writing staff has not received any comment from the neighborhood. D. ENGINEERING COMMENTS: Public Works: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 hydrant(s). 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: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. 3