Loading...
HomeMy WebLinkAboutZ-4653-I Staff AnalysisFILE NO.: Z-4653-1 NAME: Powell Brothers Revised Short -form PCD LOCATION: Located at 1308 S. Bowman Road DEVELOPER: Powell Brothers, Inc. 5509 Springvale, Suite B North Little Rock, AR 72116 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.81 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: 70% selected commercial uses and 30% office PROPOSED ZONING: Revised PCD PROPOSED USE: Additional land area, building area, additional parking VARIANCESNVAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to allow the driveway South Bowman Road to develop nearer the property line than typically allowed. BACKGROUND: Ordinance No. 17,221 adopted by the Little Rock Board of Directors on July 2, 1996, established the United Properties Subdivision Lot 2 Short -form PCD. The development was approved with restrictions on the allowable uses and the proposed use mix of the development. The development was approved to allow fifty percent (50%) office or office warehouse and fifty percent (50%) commercial uses from the following list of commercial uses: Antique shop, Barber and beauty shop, Book and stationery shop, Camera shop, Clinic, Clothing store, Community welfare or health clinic, Drugstore or pharmacy, Duplication shop, Florist shop, Furniture store, Handicraft, ceramic, sculpture or art work, Hardware or sporting goods, Hobby shop, Medical appliance fittings and FILE NO.: Z-4653-1 (Cont. sales, Optical shop, Paint and wallpaper, Pet shop, Photography studio, Secondhand store, Used furniture, Shoe repair, Tailor, Tool and equipment rental (inside only), Travel bureau. The building contained 10,000 square feet and 31 parking spaces. The building and parking have been constructed on the site. Ordinance No. 19,958 adopted by the Little Rock Board of Directors on May 6, 2008, allowed a revision to the PCD by expanding the allowable uses for the site. The request added a catering company to the allowable uses for the site. The catering company was proposing a minor exterior modification to include a drive -way for access to the side of the building and an exterior door installed on the side of the building for loading the catering vehicles. Ordinance No. 20,214 adopted by the Little Rock Board of Directors on February 16, 2010, allowed a revision to the previously approved PCD. The approval allowed a modification to the use mix of the site. The approval allowed the percentages of commercial and office uses to be changed to 70% commercial uses and 30% office uses within the building. In addition to the previously approved uses the request included the addition of the following office and retail uses: Office supply store, Retail gift shop, Dance studio, Financial office, Appraiser, Art gallery/studio, Copy and printing shop, Employment agency, Ambulance substation, Audio equipment sales, Automobile parts and supplies — indoors, Insurance sales office, Pet grooming, Camera and equipment shop, Dental supplies, Dry cleaning, Floor material and installation, Furnaces, display and sales, Gift novelties shop, Governmental offices, Bicycle sales and repair, Bonding company, Business machine repair and sales, Chiropractor's office, Gun shop sales and service, Heating, cooling, ventilation sales, Messenger service, Spa, massage establishment, Locksmith repair and sales, Interior decorator, Pawn shops — no outside display, School, art music, dance, martial arts, Tattoo parlor, Uniform rental and sales, Tobacco store, Sound system sales, rental and service, Catering. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to amend the previously approved PCD to add additional land area to the development and provide a site plan for improvements to the newly added land area. The plan indicates three phases. The first phase incudes the construction of eighteen parking spaces by extending the existing parking lot to the south and turning to the west. The second phase includes an addition of 3,750 square feet of building space to the existing building. The third phase is to allow construction of a 3,500 square foot stand along building and eleven parking spaces. The uses and use mix remain as was approved by Ordinance No. 20,214 adopted by the Board of Directors on February 16, 2010. B. EXISTING CONDITIONS: The site contains a strip center with commercial and office uses. The area south of the existing developed site, the area proposed to be included in the existing 2 FILE NO.: Z-4653-1 (Cont. PCD, is tree covered. This area of Bowman Road is developed with a mixture of uses including office/office warehouse, mini -storage, retail and non -conforming retail such as a liquor store and the skate center. Improvements to South Bowman Road were completed with the initial development of the strip center. The road improvements to the north and south have not been completed. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area residents. All property owners located within 200 -feet of the site along with the John Barrow Neighborhood Association, the Gibraltar Heights Pointe West Timber Ridge Property Owners Association, the Sandpiper Property Owners Association and the Woodlands Edge Community Association were notified of the public hearing. D. ENGINEERING COMMENTS- BLIC WORKS CONDITIONS: 1. Bowman 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. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Bowman Road including 5 -foot sidewalks with the planned development. The new back of curb should align with the current curb to the north. Improvements can be delayed until construction of Phase 2 or the addition of new office or warehouse space whichever occurs first. 3. 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) 379-1805 (Travis Herbner). 4. The driveway cannot be constructed to access Bowman Road until the boundary street improvements to Bowman Road are completed across the property frontage to be developed. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 3 FILE NO.: Z-4fi53-I Cont. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The property should share a single driveway access centered on the property line with the property to the south. The width of driveway must not exceed 36 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve Lot 2B. Contact Little Rock Wastewater for additional information. Entergy: Customer to work with Entergy to relocate power line as noted. No other issues. Center -Point Energy: After reviewing the plans for this development it has been determined that our facilities are in conflict with the proposed 3,750 square foot Phase 2 building expansion to the south side of the existing building. Our facilities run parallel at 14 -feet south of the existing building wall, therefore, if the building expansion is to occur as shown major relocation of our gas facilities is in order. Contact Center -Point Energy, Andrew Townsend (501-377-4679), for additional information. AT & T: No comment received. Central Arkansas Water: 1. In order for Lot 2B to receive water service a dedicated utility easement should be shown on the plat extending to S. Bowman Road. 2. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 3. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. 5. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross 4 FILE NO.: Z-4653-1 (Cont. Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUESITECHNICALIDESIGN- Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Service Trades District (STD) for this property. The Service Trades District provides for a selection of office, warehousing, and industrial park activities that primarily serve other office service or industrial businesses. The district is intended to allow support services to these businesses and to provide for uses with an office component. A Planned Zoning District is required for any development not wholly office. The applicant has applied for a rezoning from PCD (Planned Commercial District) and R-2 (Single Family District) to PCD (Planned Commercial District) to allow for the expansion of an existing shopping center and addition of a second structure to the expanded site. Master Street Plan: Bowman Road is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Bowman Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: The site plan must comply with the City's landscape and buffer ordinance requirements. 2. Areas set aside appear to meet with the City's landscape and buffer ordinance requirements. 3. An automatic irrigation system will be required. 4. A small amount of building landscaping will be required. 5 FILE NO.: Z-4653-1 (Cont. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling landscape ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT- (May 8, 2013) Mr. Matt Chandler and Mr. Joe White were present representing the request. Staff presented an overview of the development indicating there were additional items necessary to complete the review process. Staff questioned if any fencing would be located on the site. Staff also questioned if there would be any additional dumpster facilities on the site. Staff stated all site lighting was to be low level and directional, directed downward and into the site. Staff questioned if the use mix and uses for the new area would remain as currently approved. Public Works comments were addressed. Staff stated the driveway along the southern perimeter should be shared with the adjacent property owner. Staff also stated the street improvements to Bowman Road were required at the time the connection for the new driveway was made unless a deferral request was approved. Landscaping comments were addressed. Staff stated the areas set aside for buffers and landscaping appeared to meet the minimum ordinance requirements. Staff also stated an automatic irrigation system to water landscaped areas and a small amount of building landscaping would be required for the new building and paved areas. 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 the issues raised at the May 8, 2013, Subdivision Committee meeting. The applicant has indicated the use mix will remain as previously approved. The applicant has also indicated there will not be any additional dumpster locations on the site. No new screening fence will be added. The applicant has indicated should a dumpster be added to the site with future development the placement and screening will be reviewed and approved by staff prior to installation, The request is to amend the previously approved PCD to add additional land area to the development and provide a site plan for improvements to the newly added land area. Additional building square footage and parking will be added to the site. The plan indicates three phases for construction of the new building and N. FILE N4.: Z-4653-1 Cvnt. parking areas. The first phase includes the construction of eighteen parking spaces by extending the existing parking lot to the south and turning to the west. The second phase includes an addition of 3,750 square feet of space to the existing building. The third phase is to allow construction of a 3,500 square foot stand along building and eleven parking spaces. The existing building contains 10,062 square feet and the site contains 31 parking spaces. With the Phase I and 11 construction an additional 18 parking spaces will be added for a total of 49 parking spaces. When calculating the parking at the rate required for office uses (1 per 400 square feet) and commercial uses (1 per 300 square feet) using the percentages proposed by the applicant (30% office and 70% retail) the existing building square footage would require a total of 30 parking spaces. With the Phase 11 construction a total of 42 spaces would be required and with the construction of the building on Lot 2B a total of 10 additional spaces would be required for a total of 52 required parking spaces (49 parking spaces provided). Staff is supportive of the parking as proposed. The site plan includes the addition of a sign within the landscaped area on South Bowman Road to serve Lot 2A. The sign is proposed consistent with signage allowed in office zones or a maximum of six (6) feet in height and sixty-four (64) square feet in area. The southern drive has been located near the south property line with the area not paved indicated as a driveway easement. This will allow the adjacent property to the south to expand the driveway and allow shared access between the two properties at the time of development of the adjacent property. Staff is supportive of the driveway as proposed. The applicant is also requesting a deferral of the required boundary street ordinance requirements for the new development until Phase 2 occurs. Staff is supportive of the deferral of the boundary street improvements until Phase 2 or until the building expansion occurs on Lot 2A or until abutting development occurs whichever occurs first. Staff is supportive of the request. Staff feels the applicant has done an adequate job in addressing staffs concerns related to the proposed site plan. To staff's knowledge there are no remaining outstanding technical issues associated with the request. STAFF RECOMMENDATION: Staff recommends 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. 7 FILE NO.: Z-4553-1 (Cont. Staff recommends approval of the deferral request of the boundary street ordinance requirements to South Bowman Road until Phase 2 of the development or until the building expansion occurs on Lot 2A or until adjacent development occurs, whichever occurs first. PLANNING COMMISSION ACTION.- (MAY 30, 2013) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had failed to fully respond to comments raised at the May 8, 2013, Subdivision Committee meeting. Staff presented a recommendation of deferral of this item to the July 11, 2013, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 open position. PLANNING COMMISSION ACTION: (JULY 11, 2013) The applicant was present. 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 applicant's deferral request of the boundary street ordinance requirements to South Bowman Road until Phase 2 of the development or until the building expansion occurred on Lot 2A or until adjacent development occurred, whichever occurred first. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. E-3 ITEM NO.: 10. Z-4653-1 NAME: Powell Brothers Revised Short -form PCD LOCATION: located at 1308 S. Bowman Road Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than May 15, 2013. The Office of Planning and Development must receive the proof of notice no later than May 24, 2013. 2. Are there any changes to the allowed uses or the percentage of office/commercial being requested with the current amendment request? 3. The parking available must match the use mix of the building. 4. Will any additional ground signage be added to the site with the new construction? If so indicate the location of the proposed signage along with a note indicating the total square footage. 5. Will there be any fencing located on the site? If so indicate the location of the proposed fencing along with a note indicating the location, total height and the construction material. 6. Will there be a dumpster located on the site? If so indicate the location on the site plan along with a note indicating the proposed screening material. 7. All site lighting must be low level and directional, directed downward and into the site. Variance/Waivers: A variance from Sections 30-43 and 31-210 to allow the driveway South Bowman Road to develop nearer the property line than typically allowed. Public Warks Conditions: 1. Bowman 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. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Bowman Road including 5 -foot sidewalks with the planned development. The new back of curb should align with the current curb to the north. Improvements can be delayed until construction of Phase 2 or the addition of new office or warehouse space whichever occurs first. 3. 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) 379-1805 (Travis Herbner). 4. The driveway cannot be constructed to access Bowman Road until the boundary street improvements to Bowman Road are completed across the property frontage to be developed. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Item # 10. 6. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The property should share a single driveway access centered on the property line with the property to the south. The width of driveway must not exceed 36 feet. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements to serve Lot 2B. Contact Little Rock Wastewater for additional information. En_ ter,g Customer to work with Entergy to relocate power line as noted. No other issues. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. In order for Lot 2B to receive water service a dedicated utility easement should be shown on the plat extending to S. Bowman Road. 2. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 3. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. 5. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. Item # 10. COunt Plannin : No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation No comment received. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Service Trades District (STD) for this property. The Service Trades District provides for a selection of office, warehousing, and industrial park activities that primarily serve other office service or industrial businesses. The district is intended to allow support services to these businesses and to provide for uses with an office component. A Planned Zoning District is required for any development not wholly office. The applicant has applied for a rezoning from PCD (Planned Commercial District) and R-2 (Single Family District) to PCD (Planned Commercial District) to allow for the expansion of an existing shopping center and addition of a second structure to the expanded site. Master Street Plan; Bowman Road is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Bowman Road since it is a Minor Arterial. This street may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bicycle Pian: There are no bike routes shown in the immediate vicinity. Landsca e: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. Areas set aside appear to meet with the City's landscape and buffer ordinance requirements. 3. An automatic irrigation system will be required. 4. A small amount of building landscaping will be required. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling landscape ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. Revised platlplan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, May 15, 2013. Item # 10.