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HomeMy WebLinkAboutZ-4555-E Staff AnalysisJune 22, 2006 ITEM NO.: 13 FILE NO.: Z -4555-E NAME: DHR Warehouse Zoning Site Plan Review LOCATION: Located on the Northwest corner of Clearwater Drive and South Shackleford Road DEVELOPER: AA Development 2024 Arkansas Valley Drive, Suite 201 Little Rock, AR 72212 ENGINEER: Richburg Services Group 2024 Arkansas Valley Drive, Suite 201 Little Rock, AR 72212 AREA: 5.06 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 LF VARIANCES/WAIVERS REQUESTED: A variance request to allow a reduced front yard setback of 50 -feet, a reduced side yard setback of 25 -feet and a reduced rear yard setback of 25 -feet. A. PROPOSAI The site is located on the west side of South Shackleford Road and north of the South loop of Clearwater Drive. The development includes the construction of two (2) officetwarehouse buildings totaling 67,922 square feet. Building A is proposed with 54,000 square feet constructed at dock height and Building B is proposed with 13,900 square feet constructed at grade. The development includes variances from ordinance standards to allow a reduced front yard setback, a reduced side yard setback and a reduced rear yard setback. The front building line is proposed at 50 -feet, the northern side setback is proposed at 25 -feet and the rear setback is proposed at 25 -feet. June 22, 2006 SUBDIVISION ITEM NO.: 13 (Cont.) B. EXISTING CONDITIONS: ILE NO.: Z -4555-E The tree covered site is located just north of a private access drive for the Little Rock Wastewater and Central Arkansas Water facilities (Clear Water Drive). The administrative offices of the Little Rock Wastewater Utility are located just south of this site and there is an office/warehouse development located to the north of the site. Vacant R-2 and 1-1 zoned property is located east of the site. South Shackleford Road is not constructed to Master Street Plan standard adjacent to this site, however, improvements have been constructed to the adjoining properties. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one informational phone call from an area resident. The Stagecoach Dodd Neighborhood Association, Pecan Lake Property Owners Association, the Tall Timber Property Owners Association, Southwest Little Rock United for Progress and all property owners located within 200 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 3. Drivers exiting the facility require at least 445 feet of intersection site distance for left -turn maneuvers and 385 feet for right -turn maneuvers (based on 2001 Green Book). Plans and profiles along with a signed statement stating the proposed driveway locations provide the required site distances must be provided. 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 6. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 2 June 22, 2006 SUBDIVISION ITEM NO.: 13(Cont.)FILE NO.: Z -4555-E E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Ener : No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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 h drants: Fire hydrants may need to be relocated. Contact the Little Rock Fire Department at 918-3700 for additional information. Countv Plannin : No comment CATH: The site is not located on a dedicated CATA Bus Route F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape - 1 - andscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A average of twenty-seven foot (27) wide land use buffer is required to separate this proposed development from the POD zoned property on the southern perimeter of the site. Currently, the southern perimeter is not meeting this minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed. Easements cannot count toward fulfilling this requirement. 3. It appears the parking maneuvering area could be reduced in two (2) areas thus allowing for additional green space. 4. In keeping of the recent developments in this area, any of the trees along Shackleford that could be retained would be appreciated. If not, berming is encouraged. 3 June 22, 2006 SUBDIVISION ITEM NO.: 13 FILE NO.: Z -4555-E 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) Mr. Scott Richberg was present representing the applicant. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated the site plan indicated outdoor storage within the setback. Staff stated this was prohibited by the ordinance. Staff also requested the applicant provide the total percentage of building coverage, landscaped area and parking lot coverage. Staff stated the indicated parking was more than adequate to meet the typical minimum parking required for the proposed development type. Public Works comments were addressed. Staff requested the applicant provide site distances for the proposed drives. Staff stated plans and profiles along with a signed statement from a registered professional engineer stating the proposed driveway locations did allow the required site distance to comply with 2001 Green Book standards was required. Landscaping comments were addressed. Staff stated the indicated buffer along the southern perimeter was not sufficient to meet the minimum ordinance standards. Staff stated a minimum of 70 percent of the buffer was to remain undisturbed. Mr. Richberg questioned if the undisturbed area could be located within one location. Staff stated this was an option as long as the total area of undisturbed buffer did not drop below the minimum area required. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 June 1, 2006, Subdivision Committee meeting. The applicant has indicated the total percentage of building coverage, landscaped area and parking lot coverage. The revised site plan also indicates the outdoor storage area outside the required building setback and properly screened. June 22, 2006 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z- 1555-E The site is proposed with a total of 67,922 square feet of office/warehouse containing in two buildings. Building A is proposed with 54,000 square feet constructed at dock height and Building B is proposed with 13,900 square feet constructed at grade. The total building coverage proposed is 34.6 percent with the remainder of the area included as landscaped and paving. Landscaped areas have been indicated around the perimeters of the site as required by the minimum standards of the zoning and landscape ordinances. The site plan indicates the placement of the building 50.91 feet from the front property line along South Shackleford Road, 25 -feet from the rear property line and 25 -feet from the northern property line. The site is zoned 1-1 which typically requires a 70 -foot front building line, a 40 -foot rear building setback and a 30 -foot side yard setback. Along South Shackleford Road the northern most building has been set beyond the required building setback and only the southern building intrudes into the required setback. The building is 150 feet long and the total frontage of the site is 462 -feet. There is an existing building located to the north of the site which has been set at a similar setback along South Shackleford Road as being proposed by the northern building. Along the rear property line is a private drive which accesses Central Arkansas Water's maintenance facility. The private drive should minimize any potential impacts on the area. To the north, the site plan indicates the placement of landscaping to help minimize any impacts on the adjoining properties. Staff is supportive of the applicant's request for reduced building setbacks. The site plan indicates the placement of 90 parking spaces to serve the proposed development. Typically 30 parking spaces would be required to serve an office/warehouse development. The site plan indicates access to the site from South Shackleford Road and from Clearwater Drive. Clearwater Drive is a private access easement providing access to lands owned by the Little Rock Wastewater Utility and a separate ownership of Central Arkansas Water. Staff recommends the applicant provide a written agreement from these utilities stating their approval for a drive to serve the proposed development to access this private roadway. The site plan indicates the placement of two (2) sign locations within the front yard area of the development. A sign is proposed near the intersection of Clearwater Drive and South Shackleford Road with a maximum of height of eight (8) feet. A second sign is proposed along the northern drive on South Shackleford Road to serve the proposed northern building. This sign is also proposed with a maximum height of eight (8) feet. The total square footage proposed will not exceed the allowable square footage for signage allowed in industrial zones. Staff is supportive of the allowance of the signage as proposed. June 22, 2006 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z -4555-E Staff is supportive of the applicant's request. Although there are variances being requested for the proposed development, staff does not feel the variances being requested will adversely impact the adjoining properties. To staff's knowledge there are no outstanding issues associated with the request. STAFF RECOMMENDATIONS: Staff recommends approval of the request 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 variance request to allow a reduced front yard setback of 50 -feet, a reduced side yard setback of 25 -feet and a reduced rear yard setback of 25 -feet. Staff recommends the applicant provide written approval from the Little Rock Wastewater Utility and Central Arkansas Water stating agreement for the placement of a drive to serve the development on this private access drive. PLANNING COMMISSION ACTION: (JUNE 22, 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 request 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 of approval of the variance request to allow a reduced front yard setback of 50 -feet, a reduced side yard setback of 25 -feet and a reduced rear yard setback of 25 -feet. Staff presented a recommendation the applicant provide written approval from the Little Rock Wastewater Utility and Central Arkansas Water stating agreement for the placement of a drive to serve the development on a private street. There was no further discussion of the item. A motion was made 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. n ITEM NO.: 13. NAME: DHR Warehouse Zoning Site Plan Review Z -4555-E LOCATION: located on the Northwest corner of Clearwater Drive and South 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 June 7, 2006. The Office of Planning and Development must receive the proof of notice no later than June 16, 2006. 2. Any site lighting must be low level and directional, directed into the site. 3. Clearwater Drive is a private street. 4. The site plan indicates a fence storage area within the setback. (No exterior storage areas shall encroach into any required yard area.) 5. Provide the total building coverage. The site is zoned 1-1 which allows a maximum building coverage of 50%. 6. The site plan indicates 101 parking spaces. Based on the proposed use and the total square footage 31 parking spaces would typically be required. 7. Provide the total wall height proposed. 8. The parking stalls indicated are 18.5 feet and the drive lane 26 -feet. Typically parking stalls are 20 -feet and the drive lane is 20 -feet. Label and strip proper stall depth of 20 -feet. 9. The site plan indicates office warehouse as the uses for the site. Is this correct? Office/showroom/warehouse is not an allowable use under 1-1. 10. Provide the proposed wall height. nn ire, Variance/Waivers: Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 3. Drivers exiting the facility require at least 445 feet of intersection site distance for left -turn maneuvers and 385 feet for right -turn maneuvers (based on 2001 Green Book). Plans and profiles along with a signed statement stating the proposed driveway locations provide the required site distances must be provided. 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit Item # 13 from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding street light requirements. 6. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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 hydrants: Fire hydrants may need to be relocated. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: No comment. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A average of twenty-seven foot (27) wide land use buffer is required to separate this proposed development from the POD zoned property on the southern perimeter of the site. Currently, the southern perimeter is not meeting this minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed. Easements cannot count toward fulfilling this requirement. 3. It appears the parking maneuvering area could be reduced in two (2) areas thus allowing for additional green space. 4. In keeping of the recent developments in this area, any of the trees along Shackleford that could be retained would be appreciated. If not, berming is encouraged. Item # 13 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, June 7, 2006. Item # 13