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HomeMy WebLinkAboutZ-4874-A Staff AnalysisJune 11, 1998 ITEM NO.: 10 FILE NO.: Z-4874-A NAME: Reyna/Gladden -- Long -Form PID LOCATION: West side of Shackleford Road; approximately 1/2 mile north of Stagecoach Road DEVELOPER• ENGINEER• Terry Reyna, et al Civil Design, Inc. P. O. Box 45823 William L. Dean Little Rock, AR 72214 15104 Cantrell Road Little Rock, AR 72212 AREA: 15.72 Acres NUMBER OF LOTS: 4 FT. NEW STREET: 2,500 ZONING: R-2 ALLOWED USES: Single -Family residential PROPOSED USE: Light Industrial VARIANCES/WAIVERS_REQUESTED: 1. Deferral of half -street improvements to Shackleford Road for up to 5 years from the date of final platting of Phase I. 2. Waiver of maximum cul-de-sac length 3. Waiver of required driveway spacing. A. PROPOSAL/REQUEST: The applicant proposes to rezone the 15.72 acre tract (4 lots proposed) to PID. The applicant proposes a site plan for each of the 4 lots with a 2,500 foot long access drive from Shackleford Road. The applicant proposes the development to be in two (2) phases. Phase I will consist of the development of Lots 1 and 2 to provide for the relocation of two existing businesses. The applicant is proposing an enclosed warehouse use for Lot 1 and a welding shop (enclosed) for Lot 2. I-2 permitted uses are proposed for Lots 1 and 2 as alternative uses. There are no specific business uses for Lots 3 and 4 at this time. However, the applicant is proposing a site plan for Lots 3 and 4. The applicant is proposing I-1 permitted June 11, 1998 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-4874-A uses, eliminating the uses with outdoor activities, for Lots 3 and 4 (see attachment for list of proposed uses). B. EXISTING CONDITIONS: The proposed site is south of the L. R. Water Works Clearwater Drive site. The property is vacant and heavily wooded. There is a large amount of undeveloped property in the area. C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comment as of this writing. The John Barrow, Westwood and Pecan Lake Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Recommend 31 feet wide street with sidewalks for proposed commercial street. 3. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. Private drive is to be designed to public street standards. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. A sketch grading and drainage plan, a special flood hazard permit, a special grading permit for flood hazard areas are required. Arkansas Department of Pollution Control and Ecology (ADPCE) and NPDES permit are also required. 6. Stormwater detention Ordinance applies to this property. 7. Easements for proposed stormwater detention facilities are required. 8. Easements shown for proposed storm drainage are required. 9. Request waivers for cul-de-sac length and driveway spacing. 10. On site striping and signage should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11. Street improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. Obtain permits (barricade/street cut) for improvements within proposed 2 June 11, 1998 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-4874-A or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 12. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All' requests should be forwarded to Traffic Engineering. 13. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment. ARKLA: No Comment. Southwestern Bell: A 15 foot easement is requested along the south property line. Water: Extra charges apply in addition to normal charges for water service. These include an acreage charge of $150 per acre and a development fee which is based on the size of the water connection. Fire Department: No Comment. County Planning: No Comment received. CATA: Nearest CATA service is #14 Rosedale; might see an eventual connection to Stagecoach Road Hwy. (#5) which would require sidewalk connections on the east side of the property and north. F. ISSUES/TECHN'ICAL/DESIGN: Planning Division: The site is in the 65th Street West District. The Plan was amended to Service Trades District and Suburban Office in March of this year. There is no neighborhood plan effort under way in the area. The change was a modification of a request by representatives of this property. At that time Staff indicated the uses indicated should be appropriate in the new categories. Due to the nature of the site configuration with the existing topography, a plan showing the changes in grades should be included (and considered when reviewing the application). There is some concern about the back two lots having an all "I-2" uses list. Staff would prefer for the back two lots to have a reduced intensity of use. 3 June 11, 1998 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-4874-A Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements with the exception of the lack of building landscaping between the proposed public parking areas and building. In this regard, the Landscape Ordinance calls for a 3 foot wide landscape strip. Some flexibility is allowed with this requirement. A 6 foot high opaque screen is required along the northern and southern perimeters of the site. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. Credit toward fulfilling this requirement can be given for dense existing vegetation that is saved. This is a tree covered site. The City Beautiful Commission recommends saving as many existing trees as feasible. Curb and gutter or another approved border will be required to protect landscape areas from vehicular traffic. Prior to a building permit being issued, three copies of a detailed landscape plan must be submitted 'to and approved by Bob Brown, Plans Review Specialist. He may be reached at 371-4864. G. ANALYSIS• The applicant submitted a revised site plan to staff on May 27, 1998. The applicant also submitted a grading plan for the site, showing that the only areas to be graded on the site are where the proposed buildings and parking areas are to be constructed. The remainder of the site will be left in its natural state, saving the existing trees. The only other clearing will be done where the septic field lines are to be placed. The applicant is proposing I-2 permitted uses for Lots 1 and 2 and a reduced I-1 permitted use list for Lots 3 and 4. Staff feels that the uses proposed will be appropriate given the land use plan designations. The amount of parking shown for each building should be more than adequate for the uses proposed. The applicant is requesting a deferral of half -street improvements to Shackleford Road for a period of 5 years from the date of final platting of Phase I. Public Works recommends denial of the deferral request. Public Works recommends that an in -lieu contribution be made for the improvements. The in -lieu contribution will not exceed 15% 4 June 11, 1998 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-4874-A of the development building cost or the actual cost of the improvements. The applicant is also requesting a waiver of maximum cul-de- sac length. The ordinance allows a cul-de-sac with a maximum length of 1,000 feet. The applicant is requesting a cul-de-sac length of approximately 2,500 feet. Public Works supports this waiver request. The applicant is also requesting a waiver of required driveway spacing. Ordinance requires that driveways be spaced at least 300 feet apart. There is less than 300 feet of spacing for the driveways on each of the 4 lots. Public Works recommends denial of this waiver request. Public Works feels that a single drive will be adequate to serve each individual lot development. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PID with the following conditions: 1. Compliance with the requirements noted in paragraphs D, E and F of this report. 2. I-2 permitted uses only for Lots 1 and 2. 3. The I-1 amended permitted use list (eliminating uses with outdoor activities) only for Lots 3 and 4. 4. Private wastewater disposal systems must be approved by the county sanitarian. 5. As many of the existing trees as possible should remain on the site. 6. Staff recommends denial of the requested deferral of half -street improvements to Shackleford Road. 7. Staff recommends approval of the waiver of maximum cul- de-sac length. 8. Staff recommends denial of the waiver of required driveway spacing. SUBDIVISION COMMITTEE COMMENT: (MAY 21, 1998) Bill Dean and James Dreher were present, representing the application. Staff gave a brief description of the rezoning request. 5 June 11, 1998 SUBDIVISION ITEM NO.: 10 (Cont.) — _ FILE NO.: Z-4874-.'- Staff noted that a preliminary grading plan for the site would need to be submitted. Mr. Dean stated that the site would be developed using the existing grades where possible and that very little of the site would be grated. Staff also noted that the applicant would need to scale down the proposed I-2 use list for Lots 3 and 4, eliminating the more intense uses, primarily those uses with outdoor activities. Bob Brown, Site Plan Review Specialist, noted that as many of the existing trees as possible should be saved. After a brief discussion, the Committee forwarded the issue to the full Commission for resolution. PLANNING COMMISSION ACTION: (JUNE 11, 1998) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Bob Turner, of Public Works, stated that Public Works supported the waiver of cul-de-sac length due to the unusual configuration and location of the property. He stated that requiring the applicant to provide another access point would create an undue hardship on the applicant. Ruth Bell commented on the waiver of cul-de-sac length. She stated that she did not want the waiver to set a precedent for future developments. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 6 May 26 98 10:O1a James Dreher 501-868-5099 p-3 t § 36-319 - e� r 4974 -/4 LITTLE ROCK CODE Lo f'5 3 uses. This section applies to such district. The (c) Use regulations. siting of buildings, parking, landscaping and the location of this district in relation to adjacent residential and commercial areas will be of par- ticular importance in determining the appropri- ateness of allowing the I-1 district at a given location. Stringent enclosure, screening and locational requirements are applied to storage areas of materials and merchandise. (b) Development criteria. Unless otherwise spe- cifically provided in this section, the following development criteria shall apply to this district: (1) All properties within this district shall be contiguous and shall be totally developed under a unified site plan submitted to and approved by the planning commission. Criteria for submittal of the accompany- ing site plan shall follow the guidelines set forth in this chapter. (2) Every use, or any part thereof, that is not conducted within a building completely enclosed on all sides shall be enclosed within a wall or fence six (6) feet in height. Such wall or fence shall com- pletely screen all operations conducted within such wall or fence from observa- tion. No exterior storage area shall en- croach into any of the required yards. (3) All buildings shown on the required site plan shall cover an aggregate area of not more than fifty (50) percent of such site. (4) No loading or storage of materials or products shall be permitted in the re- quired front yard. (5) Notwithstanding the yard regulations for this district, no part of any building or accessory structure shall be located closer than one hundred (100) feet to any resi- dential district boundary. (6) Design provisions for ingress and egress, service drives, interior circulation shall be that required by section 31-210 of the subdivision regulations. (7) Off -premises outdoor advertising is pro- hibited. (1) Permitted uses. b. Appliance repair. r� C. Banks and savings and loans. station f. Clothing manufacturing. h. Day nursery or day care center. d Feting pl-c _► dthau A -ECG- - k. Feed store. 1. Financial institution (drive-in). n. Home center. 1. p. Job printing, lithographer, printing or blueprinting plant. q. Laboratory. r. Laboratory manufacturing. t. Laundry, industrial. U. Lawn and garden center, enclosed. r Open din play,_ w. Light fabrication and assembly pro- cess. X. Miniwarehouse. Z. Office (general and professional). aa. Office equipment sales and service. bb. Office warehouse. cc.b= - g.p,. dd. Photography studio. ee. Plant nursery. ff. Plumbing, electrical, heating or air conditioning shop. supp. No. 26 2338 ZONING hh. Secondhand store, used furniture or rummage shop. J. Studio (broadcasting or recording). kk. Warehouse and wholesaling. ) Conditional uses. Conditional uses ar as follows: a, Agricultural products proc sing. b. Airport or landing field C. binet or woodwor shop. d. Fu 'ture repair ore. e. Indust 'al uses of listed (enclosed). f. Lumbery d. g. Machine o el ding shop. h. Recycl' facile (MRF) i. Ret ' uses not lis d. j. Sc ool, commercial, de or craft. (3) Acce ory uses. Accessory use are as fol- X. Sleeping quarters for drivers . crew. b. Vehicle maintenance or repair. (d) Height regulations. No building hereafter erected or structurally altered shall exceed a height of forty-five (45) feet. (e) Area regulations. (1) Front yard. There shall be a front yard having a depth of not less than seventy (70) feet. (2) Side yard. There shall be a side yard on each side lot line of any building having a width of not less than thirty (30) feet. (3) Rear yard. There shall be a rear yard having a depth of not less than forty (40) feet from the lot line to the building. In the case of double frontage lots the rear yard setback shall be increased to fifty (50) feet. § 36.320 (4) Lot area regulations. There shall be a minimum lot area of not less than one (1) acre. In addition, there shall be a minimum tract width of one hundred fifty (150) feet and a tract depth of not less than two hundred (200) feet. (Code 1961, Ch. 43, § 7.104.1; Ord. No. 15,247, § 1, 2-17-87; Ord. No. 15,703, § li, 7-5-89; Ord. No. 15,832, § la, 4-3-90; Ord. No. 16,116, § 1(hh), (mm), 11-19-91; Ord. No. 16,577, § lk, 1-18-94; Ord. No. 16,861, § 1(m), 3-21-95; Ord. No. 17,305, § 1(f), 11-7-96) Sec. 36-320. I-2 light industrial district. (a) Purpose and intent. The I-2 light industrial district is designed to accommodate a wide range of industrial and related uses which conform to high development standards, Industrial establish- ments of this type may either be located in exten- sive areas devoted solely to these uses or may provide a buffer between commercial districts and other industrial uses which involve more objec- tionable influences. This section applies to such district. A primary objective of this district is the reservation of sufficient land at appropriate loca- tions to accommodate both present and proposed needs of the city for industrial development. Res- idential development is excluded from this dis- trict, both to protect residents from an undesir- able environment and to facilitate maximum efficiency of industrial activity. Community facil- ities and convenience trade establishments which provide needed services to the industrial uses are allowed in this district. (b) Development criteria. (1) Uses shall be provided entirely within enclosed buildings. Outdoor storage of equipment, materials or merchandise, how- ever, is allowed provided they are screened by a six-foot opaque barrier, except when such merchandise consists of airplanes, automobiles, boats, mobile homes, travel trailers or motor homes, motorcycles, buses or trucks or wheeled or tracked industrial vehicles. In those instances where the provisions of this section conflict with the Supp. No. 26 2339 FILE NO.: Z-4874-A NAME: Reyna/Gladden -- Long -Form PID LOCATION: West side of Shackleford Road; approximately 1/2 mile north of Stagecoach Road DEVELOPER• ENGINEER: Terry Reyna, et al Civil Design, Inc. P. O. Box 45823 William L. Dean Little Rock, AR 72214 15104 Cantrell Road Little Rock, AR 72212 AREA: 15.72 Acres NUMBER OF LOTS: 4 FT. NEW STREET: 2,500 ZONING: R-2 ALLOWED USES: Single -Family residential PROPOSED USE: Light Industrial VARIANCES WAIVERS REQUESTED: 1. Deferral of half -street improvements to Shackleford Road for up to 5 years from the date of final platting of Phase I. 2. Waiver of maximum cul-de-sac length 3. Waiver of required driveway spacing. A. PROPOSAL/REQUEST: The applicant proposes to rezone the 15.72 acre tract (4 lots proposed) to PID. The applicant proposes a site plan for each of the 4 lots with a 2,500 foot long access drive from Shackleford Road. The applicant proposes the development to be in two (2) phases. Phase I will consist of the development of Lots 1 and 2 to provide for the relocation of two existing businesses. The applicant is proposing an enclosed warehouse use for Lot 1 and a welding shop (enclosed) for Lot 2. I-2 permitted uses are proposed for Lots 1 and 2 as alternative uses. There are no specific business uses for Lots 3 and 4 at this time. However, the applicant is proposing a site plan for Lots 3 and 4. The applicant is proposing I-1 permitted FILE NO.: Z-4874-A (Cont.) B. C. EM uses, eliminating the uses with outdoor activities, for Lots 3 and 4 (see attachment for list of proposed uses). EXISTING CONDITIONS: The proposed site is south of the L. R. Water Works Clearwater Drive site. The property is vacant and heavily wooded. There is a large amount of undeveloped property in the area. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comment as of this writing. The John Barrow, Westwood and Pecan Lake Neighborhood Associations were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Recommend 31 feet wide street with sidewalks for proposed commercial street. 3. Provide design of streets conforming to-"MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. Private drive is to be designed to public street standards. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. A sketch grading and drainage plan, a special flood hazard permit, a special grading permit for flood hazard areas are required. Arkansas Department of Pollution Control and Ecology (ADPCE) and NPDES permit are also required. 6. Stormwater detention Ordinance applies to this property. 7. Easements for proposed stormwater detention facilities are required. 8. Easements shown for proposed storm drainage are required. 9. Request waivers for cul-de-sac length and driveway spacing. 10. On site striping and signage should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11. Street improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 2 FILE NO.: Z-4874-A (Cont.) 12. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 13. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment. ARKLA: No Comment. Southwestern Bell: A 15 foot easement is requested along the south property line. Water: Extra charges apply in addition to normal charges for water service. These include an acreage charge of $150 per acre and a development fee which is based on the size of the water connection. Fire Department: No Comment. County Planning: No Comment received. CATA: Nearest CATA service is #14 Rosedale; might see an eventual connection to Stagecoach Road Hwy. (#5) which would require sidewalk connections on the east side of the property and north. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The site is in the 65th Street West District. The Plan was amended to Service Trades District and Suburban Office in March of this year. There is no neighborhood plan effort under way in the area. The change was a modification of a request by representatives of this property. At that time Staff indicated the uses indicated should be appropriate in the new categories. Due to the nature of the site configuration with the existing topography, a plan showing the changes in grades should be included (and considered when reviewing the application). There is some concern about the back two lots having an all "I-2" uses list. Staff would prefer for the back two lots to have a reduced intensity of use. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements with the exception of the lack of 3 FILE NO.: Z-4874-A (Cont. building landscaping between the proposed public parking areas and building. In this regard, the Landscape Ordinance calls for a 3 foot wide landscape strip. Some flexibility is allowed with this requirement. A 6 foot high opaque screen is required along the northern and southern perimeters of the site. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. Credit toward fulfilling this requirement can be given for dense existing vegetation that is saved. This is a tree covered site. The City Beautiful Commission recommends saving as many existing trees as feasible. Curb and gutter or another approved border will be required to protect landscape areas from vehicular traffic. Prior to a building permit being issued, three copies of a detailed landscape plan must be submitted to and approved by Bob Brown, Plans Review Specialist. He may be reached at 371-4864. G. ANALYSIS• The applicant submitted a revised site plan to staff on May 27, 1998. The applicant also submitted a grading plan for the site, showing that the only areas to be -graded on the site are where the proposed buildings and parking areas are to be constructed. The remainder of the site will be left in its natural state, saving the existing trees. The only other clearing will be done where the septic field lines are to be placed. The applicant is proposing I-2 permitted uses for Lots 1 and 2 and a reduced I-1 permitted use list for Lots 3 and 4. Staff feels that the uses proposed will be appropriate given the land use plan designations. The amount of parking shown for each building should be more than adequate for the uses proposed. The applicant is requesting a deferral of half -street improvements to Shackleford Road for a period of 5 years from the date of final platting of Phase I. Public Works recommends denial of the deferral request. Public Works recommends that an in -lieu contribution be made for the improvements. The in -lieu contribution will not exceed 15% of the development building cost or the actual cost of the improvements. The applicant is also requesting a waiver of maximum cul-de- sac length. The ordinance allows a cul-de-sac with a maximum length of 1,000 feet. The applicant is requesting a cul-de-sac length of approximately 2,500 feet. Public Works supports this waiver request. 4 FILE NO.: Z-4874-A (Cont.) The applicant is also requesting a waiver of required driveway spacing. Ordinance requires that driveways be spaced at least 300 feet apart. There is less than 300 feet of spacing for the driveways on each of the 4 lots. Public Works recommends denial of this waiver request. Public Works feels that a single drive will be adequate to serve each individual lot development. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PID with the following conditions: 1. Compliance with the requirements noted in paragraphs D, E and F of this report. 2. I-2 permitted uses only for Lots 1 and 2. 3. The I-1 amended permitted use list (eliminating uses with outdoor activities) only for Lots 3 and 4. 4. Private wastewater disposal systems must be approved by the county sanitarian. 5. As many of the existing trees as possible should remain on the site. 6. Staff recommends denial of the requested deferral of half -street improvements to Shackleford Road. 7. Staff recommends approval of the waiver of maximum cul- de-sac length. 8. Staff recommends denial of the waiver of required driveway spacing. SUBDIVISION COMMITTEE COMMENT: (MAY 21, 1998) Bill Dean and James Dreher were present, representing the application. Staff gave a brief description of the rezoning request. Staff noted that a preliminary grading plan for the site would need to be submitted. Mr. Dean stated that the site would be developed using the existing grades where possible and that very little of the site would be grated. Staff also noted that the applicant would need to scale down the proposed I-2 use list for Lots 3 and 4, eliminating the more intense uses, primarily those uses with outdoor activities. Bob Brown, Site Plan Review Specialist, noted that as many of the existing trees as possible should be saved. 61 FILE NO.: Z-4874-A Cont. After a brief discussion, the Committee forwarded the issue to the full Commission for resolution. PLANNING COMMISSION ACTION: (JUNE 11, 1998) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Bob Turner, of Public Works, stated that Public Works supported the waiver of cul-de-sac length due to the unusual configuration and location of the property. He stated that requiring the applicant to provide another access point would create an undue hardship on the applicant. Ruth Bell commented on the waiver of cul-de-sac length. She stated that she did not want the waiver to set a precedent for future developments. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 6