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HomeMy WebLinkAboutZ-4790-B Staff AnalysisZ -4790-B NAME: 9823 Hilaro Springs Road Revised Short -form PD -1 LOCATION: 9823 Hilaro Springs Road DEVELOPER: Colwal Roth LLC 131 Hickory Creek Circle Little Rock, AR 72212 SURVEYOR: Ed Lofton Surveying 15415 Oak Crest Little Rock, AR 72206 AREA: 8.0 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 .o FT. NEW STREET: 0 LF Light Industrial - Concert Staging Company Revised PD -I Warehouse/Distribution VARIAN CESMAIVERS REQUESTED: A request for a deferral of the required street improvements to Hilaro Springs Road, BACKGROUND: Ordinance No. 17,804 adopted by the Little Rock Board of Directors on September 1, 1998, rezoned the property from R-2, Single-family to PD -I to recognize a nonconforming 1-2, Light Industrial District use. The property was annexed into the City of Little Rock on April 29, 1985 and had a light industrial use on it for a number of years. Concert Staging Services, Inc. a full service staging and production service company specializing in festivals, corporate sponsored tours and conventions, sporting and special events had occupied the property for eight (8) years. The request was submitted to allow an expansion of the facility. The site contained a 7,500 square foot FILE NO.: Z -4790-B (Cont. building of which 2,500 square feet was office space and the remaining 5,000 square feet was a maintenance area. The applicant proposed to construct an 11,250 square foot building along the north property line. The proposed building would contain 11,000 square feet of warehouse and maintenance area and 250 square feet of shop office space. The new building was to be used for fabrication of new equipment and the maintenance of existing equipment. The existing 5,000 square feet of maintenance area would become warehouse space. The approval allowed a variance from the required floodway setback. The ordinance typically requires a 25 -foot setback from the floodway. The site plan indicated a seven (7) foot setback from the floodway. Ordinance No. 17,812 also adopted by the Board of Directors on September 1, 1998, approved a deferral required for the street improvements to Hilaro Springs Road for a period of five (5) years. The specific deferral was for pavement widening to 29.5 feet from centerline with sidewalk. A. PROPOSAL/.REQUEST- The proposed new building was not constructed. The current request is to allow a revision to the previously approved PD -I to allow a warehouse distribution use to locate on the site utilizing the existing building. The applicant owns a clothing company and is proposing the use of the existing building to allow repackaging of clothing for shipment to vendors. There is no customer traffic to the site. The use of the building is seasonal. There are six to eight employees of the business and typical hours of operation are from 7:00 am to 5:00 pm Monday through Friday. The request includes a five (5) year deferral request for the required street improvements to Hilaro Springs Road. B. FXISTING CONDITIONS: The site contains an existing building which previously housed the Concert Staging Services Offices and maintenance facility. Near the northern perimeter of the site there is also a travel trailer. There are two (2) detention ponds on the site and the Little Fourche Creek runs through the south portion of the property. The properties to the north, east and west are all zoned R-2, Single-family and are vacant and mostly wooded. The property to the south of the site contains a single-family residences located outside the City limits and is not zoned. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200 feet, all residents, who could be identified, located within 300 feet of the site, Southwest Little Rock United for Progress and the Upper Baseline Neighborhood Association were notified of the public hearing. 2 FILE NO.: Z -4790-B (Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Hilaro Springs 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 Hilaro Springs Road including 5 -foot sidewalks with the planned development. Per Section 30-281(8), the boundary street improvements shall include one hundred (100) percent bridge or box culvert construction on arterial streets for the initial fifteen (15) feet of span length. Therefore, the applicant is responsible for construction of one-half the north 15 feet of the span length of the bridge. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. 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). 5. 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 adjacent to the floodway boundary. Show the floodway and floodplain boundary lines on the survey. 6. A substantial area of the site lies within the regulated floodway and floodplain of Little Fourche Creek. No future construction of any structures, improvements to the interior of the structures over 50% of the market value of the structure, parking areas, or placement of fill materials are allowed within the floodway. Provide the market value of the structure prior to its replacement prepared by a licensed appraiser. Provide a cost estimate prepared by a licensed contractor of the structural improvements. 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. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. 3 FILE NO.: Z -4790-B (Cont. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) willberequired. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATH: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Park/Open Space for this property because it is located in the floodway. This is an existing development and the zoning request is to only make the use legal. The applicant has applied for a revised Planned Development Industrial. Since the request is an existing condition and all that is requested is to recognize the use with no change in use, a change to the Land Use Plan is not proposed. Master Street Plan: Hilaro Springs Road is a Minor Arterial. 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 Hilaro Springs 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 planned for the immediate vicinity. Neighborhood_ Action_ Plan: This area is covered by the Upper Baseline Neighborhood Action Plan. The Neighborhood and Housing Revitalization Goal states: "Preserve residential quality of neighborhood --no daycares, cottage industries, etc." Landscape: All vehicular use areas will require landscaping at the time a building permit is issued to rehabilitate the site if the rehabilitation on the property exceeding 2 FILE NO.: Z -4790-B (Cont. fifty (50) percent of the current replacement cost. At such time fifty (50) percent of the existing vehicular use area must be brought into compliance with the landscape ordinance requirements and continue to full compliance on a graduated scale based upon the percentage of rehabilitation cost. Any new paved area and/or vehicular use areas are required to comply with the typical landscape ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (July 2, 2009) Mr. Ed Lofton was present representing the owner. Staff stated the previous approval did not allow for alternative uses. Staff stated the current owner was requesting a rezoning to allow the site to be used as an warehouse/distribution business. Staff stated there was no customer traffic accessing the site. Staff stated the business was also seasonal. Public Works comments were addressed. Staff stated street improvements and construction of the first 15 -feet of the bridge was required with the approval of the rezoning request. Staff stated 29.5 feet of pavement from centerline of the existing road was required. Staff stated since the bridge could not be improved in segments an in -lieu contribution would be required for the cost of construction. Staff stated the development could qualify for a hardship based on the cost of improvements verses the cost of rehabilitation of the existing structure. Staff requested Mr. Lofton provide them with a cost estimate of the required street improvements including the required bridge improvements and a cost estimate for the building renovation. Mr. Lofton stated the request included a five-year deferral of the required street improvements to the abutting street. Staff stated no additional work could be performed in the floodway. Landscaping comments were addressed. Staff stated any additional improvements to the site would require an upgrade to the sites existing landscaping. Staff stated the upgrade would be based on a percentage of the rehabilitation cost of the building and parking 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 July 2, 2009, Subdivision Committee meeting. The applicant has located the bridge structure on the site plan. The applicant is seeking a five (5) year deferral of the required street improvements to Hilaro Springs Road. Staff is supportive of the deferral request. Staff recommends the deferral be allowed for a period of five (5) years or until abutting development occurs, whichever occurs 5 FILE NO.: Z -4790-B (Cont. first. Mr. Lofton is continuing to work on the cost estimate for the street construction and the cost estimate for rehabilitation of the buildings. Should the cost estimate indicate the owner is entitled to a hardship per the Boundary Street Ordinance staff will work with the owner to determine the contribution amount. The request is a revision to a previously approved PD -I to add a warehouse/distribution use as an allowable use for the property. The owner of the property has a clothing company and is proposing the use of the existing building to allow repackaging of clothing for shipment to vendors. There is no customer traffic 1to the site. The use of the building is seasonal. There are six (6) to eight (8) employees of the business and typical hours of operation are from 7:00 am to 5:00 pm Monday through Friday. The site plan does not indicate the placement of signage. Staff recommends if signage is allowed signage is limited to signage allowed in office zones or a six foot high sixty four square feet in area ground mounted sign. Building signage should also be limited to signage allowed in office zones or a maximum of ten (10) percent of the fagade area with public street frontage. The site plan does not indicated individual parking stalls but the site is predominately paved. The building contains 10,730 square feet, which would typically require the placement of ten (10) parking spaces. Staff feels the paved areas on the site contains adequate area to provide the parking required for the use. Staff is supportive of the request. The applicant is seeking reuse of an existing industrial building to allow a warehouse/distribution use from the property. The use is limited in the number of employees and the days and hours of operation. According to the owner there is little to no customer traffic accessing the site. Staff feels the use as proposed will not significantly impact the area. 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. Staff recommends approval of the Boundary Street Ordinance deferral request for street construction for a period of five (5) years or until abutting development occurs, whichever occurs first. PLANNING COMMISSION ACTION: (JULY 23, 2009) 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 conditions outlined in paragraphs D, E and F of the agenda staff 0 FILE NO.: Z -4790-B (Cont. report. Staff also presented a recommendation of approval of the Boundary Street Ordinance deferral request for street construction for a period of five (5) years or until abutting development occurred, whichever occurred first. There was no further discussion of the item. The chair placement of the item on the consent agenda for approval The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 entertained a motion for as recommended by staff. July 23, 2009 ITEM NO.: 6 NAME: 9823 Hilaro Springs Road Revised Short -form PD -I LOCATION: 9823 Hilaro Springs Road DEVELOPER: Colwal Roth LLC 131 Hickory Creek Circle Little Rock, AR 72212 SURVEYOR: Ed Lofton Surveying 15415 Oak Crest Little Rock, AR 72206 AREA: 8.0 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 .e Z -4790-B FT. NEW STREET: 0 LF Light Industrial - Concert Staging Company Revised PD -1 Warehouse/Distribution VARIANCES/WAIVERS REQUESTED: A request for a deferral of the required street improvements to Hilaro Springs Road. BACKGROUND: Ordinance No. 17,804 adopted by the Little Rock Board of Directors on September 1, 1998, rezoned the property from R-2, Single-family to PD -I to recognize a nonconforming 1-2, Light Industrial District use. The property was annexed into the City of Little Rock on April 29, 1985 and had a light industrial use on it for a number of years. Concert Staging Services, Inc. a full service staging and production service company specializing in festivals, corporate sponsored tours and conventions, sporting and special events had occupied the property for eight (8) years. The request was submitted to allow an expansion of the facility. The site contained a 7,500 square foot building of which 2,500 square feet was office space and the remaining 5,000 square feet was a maintenance area. The applicant proposed to construct an 11,250 square July 23, 2009 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z -4790-B foot building along the north property line. The proposed building would contain 11,000 square feet of warehouse and maintenance area and 250 square feet of shop office space. The new building was to be used for fabrication of new equipment and the maintenance of existing equipment. The existing 5,000 square feet of maintenance area would become warehouse space. The approval allowed a variance from the required floodway setback. The ordinance typically requires a 25 -foot setback from the floodway. The site plan indicated a seven (7) foot setback from the floodway. Ordinance No. 17,812 also adopted by the Board of Directors on September 1, 1998, approved a deferral required for the street improvements to Hilaro Springs Road for a period of five (5) years. The specific deferral was for pavement widening to 29.5 feet from centerline with sidewalk. A. PROPOSAL/REQUEST: The proposed new building was not constructed. The current request is to allow a revision to the previously approved PD -I to allow a warehouse distribution use to locate on the site utilizing the existing building. The applicant owns a clothing company and is proposing the use of the existing building to allow repackaging of clothing for shipment to vendors. There is no customer traffic to the site. The use of the building is seasonal. There are six to eight employees of the business and typical hours of operation are from 7:00 am to 5:00 pm Monday through Friday. The request includes a five (5) year deferral request for the required street improvements to Hilaro Springs Road. B. EXISTING CONDITIONS: The site contains an existing building which previously housed the Concert Staging Services Offices and maintenance facility. Near the northern perimeter of the site there is also a travel trailer. There are two (2) detention ponds on the site and the Little Fourche Creek runs through the south portion of the property. The properties to the north, east and west are all zoned R-2, Single-family and are vacant and mostly wooded. The property to the south of the site contains a single-family residences located outside the City limits and is not zoned. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200 feet, all residents, who could be identified, located within 300 feet of the site, Southwest Little Rock E July 23, 2009 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z -4790-B United for Progress and the Upper Baseline Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS. PUBLIC WORKS CONDITIONS: 1. Hilaro Springs 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 Hilaro Springs Road including 5 -foot sidewalks with the planned development. Per Section 30-281(8), the boundary street improvements shall include one hundred (100) percent bridge or box culvert construction on arterial streets for the initial fifteen (15) feet of span length. Therefore, the applicant is responsible for construction of one-half the north 15 feet of the span length of the bridge. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. 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). 5. 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 adjacent to the floodway boundary. Show the floodway and floodplain boundary lines on the survey. 6. A substantial area of the site lies within the regulated floodway and floodplain of Little Fourche Creek. No future construction of any structures, improvements to the interior of the structures over 50% of the market value of the structure, parking areas, or placement of fill materials are allowed within the floodway. Provide the market value of the structure prior to its replacement prepared by a licensed appraiser. Provide a cost estimate prepared by a licensed contractor of the structural improvements. 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. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 3 July 23, 2009 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z -4790-B E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point EneLg : No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 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. Fire Department: Place fire hydrants per code. 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. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Park/Open Space for this property because it is located in the floodway. This is an existing development and the zoning request is to only make the use legal. The applicant has applied for a revised Planned Development Industrial. Since the request is an existing condition and all that is requested is to recognize the use with no change in use, a change to the Land Use Plan is not proposed. Master Street Plan: Hilaro Springs Road is a Minor Arterial. 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 Hilaro Springs 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 planned for the immediate vicinity - 1H July 23, 2009 SUBDIVISION O.: 6 Cont. FILE NO.: Z -4790-B Neighborhood Action Plan: This area is covered by the Upper Baseline Neighborhood Action Plan. The Neighborhood and Housing Revitalization Goal states: "Preserve residential quality of neighborhood --no daycares, cottage industries, etc." Landscape: 1. All vehicular use areas will require landscaping at the time a building permit is issued to rehabilitate the site if the rehabilitation on the property exceeding fifty (50) percent of the current replacement cost. At such time fifty (50) percent of the existing vehicular use area must be brought into compliance with the landscape ordinance requirements and continue to full compliance on a graduated scale based upon the percentage of rehabilitation cost. Any new paved area and/or vehicular use areas are required to comply with the typical landscape ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (July 2, 2009) Mr. Ed Lofton was present representing the owner. Staff stated the previous approval did not allow for alternative uses. Staff stated the current owner was requesting a rezoning to allow the site to be used as an warehouse/distribution business. Staff stated there was no customer traffic accessing the site. Staff stated the business was also seasonal. Public Works comments were addressed. Staff stated street improvements and construction of the first 15 -feet of the bridge was required with the approval of the rezoning request. Staff stated 29.5 feet of pavement from centerline of the existing road was required. Staff stated since the bridge could not be improved in segments an in -lieu contribution would be required for the cost of construction. Staff stated the development could qualify for a hardship based on the cost of improvements verses the cost of rehabilitation of the existing structure. Staff requested Mr. Lofton provide them with a cost estimate of the required street improvements including the required bridge improvements and a cost estimate for the building renovation. Mr. Lofton stated the request included a five-year deferral of the required street improvements to the abutting street. Staff stated no additional work could be performed in the floodway. Landscaping comments were addressed. Staff stated any additional improvements to the site would require an upgrade to the sites existing. landscaping. Staff stated the upgrade would be based on a percentage of the rehabilitation cost of the building and parking areas. 5 July 23, 2009 SUBDIVISION ITEM NO.: 6 Cont, FILE NO.: Z -4790-B 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 July 2, 2009, Subdivision Committee meeting. The applicant has located the bridge structure on the site pian. The applicant is seeking a five (5) year deferral of the required street improvements to Hilaro Springs Road. Staff is supportive of the deferral request. Staff recommends the deferral be allowed for a period of five (5) years or until abutting development occurs, whichever occurs first. Mr. Lofton is continuing to work on the cost estimate for the street construction and the cost estimate for rehabilitation of the buildings. Should the cost estimate indicate the owner is entitled to a hardship per the Boundary Street Ordinance staff will work with the owner to determine the contribution amount. The request is a revision to a previously approved PD -I to add a warehouse/distribution use as an allowable use for the property. The owner of the property has a clothing company and is proposing the use of the existing building to allow repackaging of clothing for shipment to vendors. There is no customer traffic to the site. The use of the building is seasonal. There are six (6) to eight (8) employees of the business and typical hours of operation are from 7:00 am to 5:00 pm Monday through Friday. The site plan does not indicate the placement of signage. Staff recommends if signage is allowed signage is limited to signage allowed in office zones or a six foot high sixty four square feet in area ground mounted sign. Building signage should also be limited to signage: allowed in office zones or a maximum of ten (10) percent of the fagade area with public street frontage. The site plan does not indicated individual parking stalls but the site is predominately paved. The building contains 10,730 square feet, which would typically require the placement of ten (10) parking spaces. Staff feels the paved areas on the site contains adequate area to provide the parking required for the use. Staff is supportive of the request. The applicant is seeking reuse of an existing industrial building to allow a warehouse/distribution use from the property. The use is limited in the number of employees and the days and hours of operation. According to the owner there is little to no customer traffic accessing the site. Staff feels the use as proposed will not significantly impact the area. 0 July 23, 2009 SUBDIVISION ITEM NO.: 6 (Cont. STAFF RECOMMENDATION: Staff recommends approval of the request subject comments and conditions as outlined in paragraphs D, staff report. FILE NO.: Z -4790-B to compliance with the E and F of the agenda Staff recommends approval of the Boundary Street Ordinance deferral request for street construction for a period of five (5) years or until abutting development occurs, whichever occurs first. PLANNING COMMISSION ACTION: (JULY 23, 2009) 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 conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the Boundary Street Ordinance deferral request for street construction for a period of five (5) years or until abutting development occurred, whichever occurred first. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 ITEM NO.: 6. Z -4790-B NAME: 9823 Hilaro Springs Road Revised Short -form PD -I LOCATION: 9823 Hilaro Springs Road Planning Staff Comments. 1. Provide notification of all 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 July 8, 2009. The Office of Planning and Development must receive the proof of notice no later than July 17, 2009. 2. Add the dimension from the property line to the beginning of the bridge. 3. Provide the days and hours of operation. 4. Provide the number of employees. 5. Provide the location of any proposed trash receptacles. Trash receptacles are to be screened. The screen must exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 6. Provide details of any proposed signage including ground mounted signage and building signage. Include the total height and total area of ground mounted signage. Provide the percentage of fagade coverage for building signage. Variance/Waivers: A deferral of the required street improvements to Hilaro Springs Road for five (5) years or until abutting development occurs, whichever occurs first. Public Works Conditions: 1. Hilaro Springs 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 Hilaro Springs Road including 5 -foot sidewalks with the planned development. Per Section 30-281(8), the boundary street improvements shall include one hundred (100) percent bridge or box culvert construction on arterial streets for the initial fifteen (15) feet of span length. Therefore, the applicant is responsible for construction of one-half the north 15 feet of the span length of the bridge. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 4. 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). 5. 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 adjacent to the floodway boundary. Show the floodway and floodplain boundary lines on the survey. Item # 6. 6. A substantial area of the site lies within the regulated floodway and floodplain of Little Fourche Creek. No future construction of any structures, improvements to the interior of the structures over 50% of the market value of the structure, parking areas, or placement of fill materials are allowed within the floodway. Provide the market value of the structure prior to its replacement prepared by a licensed appraiser. Provide a cost estimate prepared by a licensed contractor of the structural improvements. 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. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 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. Fire Department: Place fire hydrants per code. 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. Planning Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Park/Open Space for this property because it is located in the floodway. This is an existing development and the zoning request is to only make the use legal. The applicant has applied for a revised Planned Development Industrial. Since the request is an existing condition and all that is requested is to recognize the use with no change in use, a change to the Land Use Plan is not proposed. Master Street Plan: Hilaro Springs Road is a Minor Arterial. 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 Item # 6. minimize negative effects of traffic and pedestrians on Hilaro Springs 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 planned for the immediate vicinity. Neighborhood Action Plan: This area is covered by the Upper Baseline Neighborhood Action Plan. The Neighborhood and Housing Revitalization Goal states: "Preserve residential quality of neighborhood --no daycares, cottage industries, etc." Landscape: 1. All vehicular use areas will require landscaping at the time a building permit is issued to rehabilitate the site if the rehabilitation on the property exceeding fifty (50) percent of the current replacement cost. At such time fifty (50) percent of the existing vehicular use area must be brought into compliance with the landscape ordinance requirements and continue to full compliance on a graduated scale based upon the percentage of rehabilitation cost. Any new paved area and/or vehicular use areas are required to comply with the typical landscape ordinance requirements. 2. Commercial uses must provide buffers where abutting any use or zoning except office, commercial or industrial. All sites developed, modified or enlarged must provide a land use buffer(s) as follows: Side property lines at six (6) percent of the average width of the lot on both sides; Rear property lines at six (6) percent of the average depth of the lot; The minimum dimension is nine (9) feet in all instances; The maximum dimension required is fifty (50) feet in all instances. 3. Street buffers are required in all instances. All sites developed, modified or enlarged must provide street buffers as follows: All street property lines at six (6) percent of the average depth of the lot; The minimum dimension is one-half (1/2) the full width requirement but in no case less than nine (9) feet. The maximum dimension required is fifty (50) feet. Revised plat/plan. Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 8, 2009. Item # 6.