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HomeMy WebLinkAboutZ-4555-D Staff AnalysisFebruary 16, 2006 ITEM NO.: 7 FILE NO.: Z -4555-D NAME: Ardoin Zoning Site Plan Review LOCATION: On the Northwest corner of Clearwater Drive and Shackleford Road DEVELOPER: Pete Ardoin — Capital City Packing 7400 Enmar Drive Little Rock, AR 72209 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 4.42 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 1 1-1, Industrial Park District 12-65 th Street West 24.05 FT. NEW STREET: 0 L.F. VARIANCESIWAIVERS REQUESTED: A variance to allow a reduced land use buffer along the northern perimeter. A. PROPOSAUREQUEST: The proposal includes a 20,000 square foot addition to the existing 19,800 square foot industrial building. The current site contains 2.5 acres with additional acreage of 1.92 acres. The site plan indicates the hours of operation are from 7:00 am to 7:00 pm six days per week. The site lighting is proposed as low level and directional, directed inward to the site. The building construction is proposed as tilt wall, with 10 -foot concrete and 10 -foot metal walls with a metal roof. The applicant has indicated the site will be utilized as an office warehouse use. The site is currently zoned 1-1, Industrial Park District which requires site plan review by the Planning Commission prior to development. February 16, 2006 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -4555-D C. E. EXISTING CONDITIONS: The site is cleared and undeveloped. The property is located in an industrial park setting that currently contains several office/warehouse buildings. Property along this portion of Shackleford Road is zoned 1-1, PID and R-2. Many properties, including those to the north and east are undeveloped. 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 along with the Stagecoach Dodd Neighborhood Association and Southwest Little Rock United for Progress were notified of the Public Hearing. ENGINEERING COMMENTS: Public Works Conditions: 1. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 2. South Shackleford 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. 3. A 20 foot radial dedication of right-of-way is required at the intersection of South Shackleford Road and Clearwater Drive. 4. With site development, provide the design of the street on South Shackleford Road conforming to the Master Street Plan. Construct one- half street improvement to the street including 5 -foot sidewalk with the planned development. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The minimum driveway spacing from an intersection and between driveways on a commercial street is 250 feet. Remove the proposed driveway. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Entergy: No comment received. Center -Point Ener : No comment received. V- February 16, 2006 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4555-D F G. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. If a fire service or larger and/or additional water meter(s) are required a Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. 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). Fire Department: Approved as submitted. Couniy Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. ISSUESITECHNICAL/DESIGN: Planning Division: No comment. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. The property to the north is zoned residential; therefore, the Zoning Ordinance requires an average of a twenty-three (23') foot wide land use buffer. The buffer ordinance requires that seventy percent (70%) of this area remain undisturbed. The property to the north is zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of the site. The proposed parking areas do not provide for the eight percent (2,496 square feet) interior landscaping required. The plan submitted is 1,951 square feet less than this requirement. A variance from this standard would require City Beautiful Commission approval. SUBDIVISION COMMITTEE COMMENT: (January 26, 2006) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating the applicant was proposing an addition to an existing building. Staff stated the site plan indicated the placement of office/showroom/warehouse. Staff stated this was not an allowable use. Mr. McGetrick stated the development was for officetwarehouse and showroom activities would not take place on the site. Staff questioned if any overhead 3 February 16, 2006 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -4555-D doors or loading docks were proposed. Mr. McGetrick stated docks were not proposed but overhead doors were being proposed. Staff also questioned if there would be any areas of outdoor storage. Mr. McGetrick stated there would not be any areas of outdoor storage. Public Works comments were addressed. Staff stated the indicated right-of-way dedication and street construction would be required prior to occupancy. Commissioner Yates questioned the location of the proposed sidewalk. Mr. McGetrick stated the sidewalk was indicated adjacent to the roadway. Commissioner Yates questioned if he would be willing to relocate the sidewalk to the back of the right-of-way. Mr. McGetrick stated he would review this request. Landscaping comments were addressed. Staff stated the indicated interior landscaping was not adequate to meet the minimum ordinance requirements. Staff also stated there were concerns with the undisturbed percentage required by the ordinance along the northern perimeter. Mr. McGetrick stated the detention existed in this area. He stated he would be required to expand the detention but could provide the required buffer in the expansion area. 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 to staff addressing most of the issues raised at the January 26, 2006, Subdivision Committee meeting. The applicant has indicated the overhead doors on the proposed site plan. No exterior loading docks are being proposed. The site plan indicates there will not be any outdoor storage located on the site. The site plan also indicates the sidewalk will be placed at the back of the right-of-way to allow additional separation between pedestrian and automobiles. The revised site plan indicates interior landscaping as required by the Landscape Ordinance. The revised site plan also indicates 24 parking spaces as typically required by the Zoning Ordinance for an office warehouse use. The indicated site plan includes the placement of a 100 -foot building setback along the northern properly line. A variance is being requested to allow a reduced land use buffer in this area. The property located to the north of the site is zoned R-2, which typically requires the placement of a 23 -foot wide land use buffer with a minimum of seventy percent to remain undisturbed. The site plan indicates the majority of the northern land use buffer remaining undisturbed with the exception of the area indicated for detention. A six foot fence has been indicated along the northern perimeter to screen the adjoining property. Staff is supportive of the decreased M February 16, 2006 SUBDIVISION ITEM NO.: 7(Cont.)9=I1E NO.: Z -4555_D land use buffer. Although, the property to the north is currently zoned R-2 staff does not feel the property will develop residentially. The proposal includes a 20,000 square foot addition to the existing 19,800 square foot industrial building. The current site contains 2.5 acres with additional acreage of 1.92 acres. The site plan indicates the hours of operation are from 7:00 am to 7:00 pm six days per week. The site lighting is proposed as low level and directional, directed inward to the site. The building construction is proposed as tilt wall, 10 -foot concrete and 10 -foot metal walls with a metal roof. The site is currently zoned 1-1, Industrial Park District which requires site plan review by the Planning Commission prior to development A single sign is proposed at the intersection of Shackleford Road and Clearwater Drive. The site plan indicates the sign will be consistent with signage allowed in industrial zones or a maximum of 30 -feet in height and 72 square feet in area. The wall .signage is proposed to comply with the Zoning Ordinance requirements or a maximum of ten percent of the fagade area. The site plan indicates a maximum building coverage of 47 percent. The Zoning Ordinance allows a maximum coverage of 50 percent. The indicated building coverage is adequate to meet the ordinance requirement. The site plan indicates the placement of three dumpsters on the site. A note on the site plan indicates the dumpsters will be screened per code requirements. Staff is supportive of the proposed request. The indicated site plan meets most of the minimum requirements of the Zoning Ordinance for 1-1, Ind ustriaF Park District zoned property with the exception of the land use buffer along the northern perimeter. In staffs opinion this reduced buffer is not significant since the property to the north will more than likely not develop residentially and will most likely develop with a similar type use. To staff's knowledge there are no outstanding issues associated with the proposed request. 1. STAFF RECOMMENDATION: Staff recommends approval of the proposed site plan subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested variance to allow a reduced land use buffer along the northern perimeter. 5 February 16, 2006 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4555-D PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the proposed site plan 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 requested variance to allow a reduced land use buffer along the northern perimeter. 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 ITEM NO.: 7 NAME: Ardoin Zoning Site Plan Review Z -4555-D LOCATION: on the Northwest corner of Clearwater Drive and Shackleford Road Plannina 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. The notice must be mailed no later than February 1, 2006. The Office of Planning and Development must receive the proof of notice no later than February 8, 2006. 2. Provide details of the proposed signage indicating the total height and area. The maximum height allowed for industrially zoned property is 30 -feet and the maximum area is 72 square feet. Wall signage is limited to 10 percent of the fagade area. 3. The site indicates a total building area of 39,800 square feet. The site plan includes the placement of 15 parking spaces - 24 parking spaces would typically be required. A variance will be required to allow the reduced number of parking spaces. 4. The site plan indicates the placement of a building not to exceed 45 -feet in height, consistent with ordinance requirements, the indicated setbacks are adequate to meet minimum ordinance requirements and the indicated lot width and depth are adequate to meet the minimum ordinance requirements. 5. Revise the plan to indicated Clearwater Drive and not Waterworks Drive. 6. Provide a note indicating the total building coverage. The site plan appears to provide a 47 percent building coverage. The ordinance would typically not allow more than 50 percent building coverage. 7. Provide the location of any overhead doors and loading docks. No loading or storage of materials or products shall be permitted in the required front yard area. 8. Will there be any areas of outdoor storage? If so provide the location along with a note concerning the required screening. 9. The property to the north of the site is zoned R-2, Single-family. The ordinance requires the placement of a 100 -foot building setback adjacent to residentially zoned properties. Provide the building setback along the northern perimeter of the site. 10.The site plan indicates the development will utilize Office/Showroom/Warehouse activities. This is not an allowable activity under the 1-1 zoning classification. 11. Will there be any dumpsters on the site? If so provide the location of the proposed dumpsters along with a note concerning the required screening. 12. Will there be any fencing placed on the site to provide the required screening? If so indicated the location of the proposed fencing along with a note concerning the height and construction material. 13.Any site lighting must be low level and directional, directed inward away from residentially zoned or used property. Variance/Waivers: Public Works Conditions: 1. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 2. South Shackleford 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. 3. A 20 foot radial dedication of right-of-way is required at the intersection of South Shackleford and Clearwater Drive. 4. With site development, provide the design of the street on South Shackleford Road conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalk with the planned development. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The minimum driveway spacing from an intersection and between driveways on a commercial street is 250 feet. Remove the proposed driveway. Utilities and Fire Department/County Planning: Wastewater: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. If a fire service or larger and/or additional water meter(s) are required a Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. 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). Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Plannina Division: No comment. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. The property to the north is zoned residential; therefore, the zoning ordinance requires an average of a twenty-three (23') foot wide land use buffer. The buffer ordinance requires that seventy percent (70%) of this area remain undisturbed. The property to the north is zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of the site. The proposed parking areas do not provide for the eight percent (2,496 square feet) interior landscaping required. The plan submitted is 1,951 square feet less than this requirement. A variance from this standard would require City Beautiful Commission approval. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, February 1, 2006.