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HomeMy WebLinkAboutZ-5426-A Staff AnalysisFILE NO.: Z -5426-A NAME: Reynolds - Short -Form PD -C LOCATION: Northwest corner of Stagecoach and Shackleford Roads DEVELOPER: ENGINEER: Larry Reynolds Robert T. Bickerstaff 9000 Bailey Road 1809 West 35th Street Little Rock, AR 72205 Little Rock, AR 72118 AREA: 1.43 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: C-1 ALLOWED USES PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Neighborhood Commercial Office - Showroom/Warehouse, C-1 permitted uses Deferral of street improvements to Stagecoach and Shackleford Roads A. PROPOSAL/REQUEST: The applicant proposes to rezone the 1.43 acre site from C-1 to PD -C to allow for the development of an office- showroom/warehouse facility. The applicant proposes to construct a single -story 10,000 square foot building near the center of the property to be occupied by an office supply and office machine business with limited office machine service and repair. The applicant is also proposing C-1 permitted uses as alternate uses. The applicant is also proposing a land use plan amendment for the property (Item 9.1 on this agenda). Access to the property will be gained by utilizing a single 36 foot drive from Shackleford Road. A total of 18 parking spaces is proposed along the west and south sides of the proposed building. FILE NO.: Z -5426-A (Cont.) A drive along the east side of the building will be used to access the warehouse portion of the building. A dumpster will be located in this area. The applicant has noted that the building will be of a pre- fabricated metal construction and on a concrete slab. Approximately 5,000 square feet of the building will be used for office/showroom space with the remaining 5,000 square feet being warehouse area. The proposed hours of operation will be from 8:00 a.m. to 6:00 p.m., Monday through Friday. The applicant has also noted that as many of the existing trees as possible will be preserved within the areas labeled as "Green Areas" on the attached site plan. Staff recommends that existing trees in these areas of six (6) inch caliper or larger be saved. The applicant is also requesting a five (5) year deferral of street improvements to Stagecoach and Shackleford Roads. Public Works recommends approval of the deferral of street improvements to Stagecoach and Shackleford Roads for five (5) years, until adjacent development or until a public project, whichever occurs first. Public Works has noted that it would be acceptable for the applicant to make a 15 percent in -lieu contribution for the street improvements and that the payment could be extended out over a maximum period of three (3) years. B. EXISTING CONDITIONS: The property is currently undeveloped and heavily wooded. There is a fence contracting business to the south across Shackleford Road, and a large auto salvage yard to the east across Stagecoach Road. There is undeveloped C-1 zoned property immediately north and west of this property. There are also several single-family residences on large lots in this general area. C. NEIGHBORHOOD COMMENTS: The Pecan Lake, Stagecoach -Dodd and Westwood Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. 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 FILE NO.: Z -5426-A (Cont.) 2. Stagecoach Road is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 feet from centerline will be required. (Additional 10 feet right-of-way for turn lane in distance of 250 feet from intersection will be required.) 3. Provide design of street conforming to "MSP"(Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6. Reduce driveway width to 36 feet maximum to meet City standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. Water: A development fee will apply in addition to normal charges for water service to this property. Fire Department: No Comment. County Planning: No Comment received. LATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the 65th Street West Planning District. The Land Use Plan currently shows Neighborhood Commercial for this location. A minor land use plan amendment for this property has been filed and is on this agenda. The proposed use of office showroom/warehouse is not consistent with the current land use category. City Recognized Neighborhood Action Plan: The South of Asher Neighborhood Plan is currently being formulated. 3 FILE NO.: Z -5426-A (Cont. Landscape Issues: The plan submitted does not provide for interior landscaping within the vehicular use area. The interior landscaping must equal at least six percent of the vehicular use area. Prior to a building permit being issued, a detailed landscape plan must be submitted to the Plans Review Specialist. The City Beautiful Commission recommends preserving as many existing trees as feasible. Extra credit toward fulfilling Landscape Ordinance requirements may be given when preserving trees of six inch caliper or larger. G. ANALYSIS: The applicant submitted a revised site plan to staff on September 15, 1999. The revised plan addresses the issues as raised by staff and the Subdivision Committee. The parking areas along the south and west sides of the proposed building have been revised to include adequate maneuvering area. The ordinance would typically require 20 parking spaces for this proposed development. The revised plan has a total of 18 spaces, which should be sufficient to serve the proposed use. The applicant needs to add more interior landscaped areas to the site plan. A revised plan showing additional interior landscaping should be submitted to staff prior to a building permit being issued. As noted in paragraph A. of this report, the Public Works staff supports a deferral of street improvements to Stagecoach and Shackleford Roads for five (5) years, until adjacent development or until a public project, whichever occurs first. Public Works has noted that a 15 percent in lieu contribution for the improvements would be acceptable, if the applicant desires. The applicant has stated that the required right-of-way will be dedicated for both streets. 4 FILE NO.: Z -5426-A (Cont.) Otherwise, to staff's knowledge, there are no issues remaining to be resolved. The proposed PD -C should have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -C zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D,E and F of this report. 2. Staff recommends approval of a deferral of street improvements to Stagecoach and Shackleford Roads for five (5) years, until adjacent development or until a public project, whichever occurs first. 3. A revised site plan must be submitted providing additional interior landscaping prior to a building permit being issued. 4. All trees with a caliper of six (6) inches or greater will be preserved within the "Green Areas" as labeled on the site plan. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 9, 1999) Larry Reynolds was present, representing the application. Staff gave a brief description of the PD -C site plan, noting that the proposed parking needed to be revised to conform to typical ordinance requirements. Staff also noted that the dumpster location needed to be shown on the plan. In response to a question from staff, Mr. Reynolds stated that the existing significant trees will remain within the areas labeled "Green Areas" on the proposed site plan. The Public Works issues were discussed. Mr. Reynolds noted that the right-of-way for Shackleford and Stagecoach Roads would be dedicated as required. Mr. Reynolds indicated that a deferral of street improvements would be requested. He also stated that the driveway width would be reduced to 36 feet as required by ordinance. There being no further issues for resolution, the Committee forwarded the PD -C to the full Commission for resolution. 5 FILE NO.: Z -5426-A (Cont. PLANNING COMMISSION ACTION: (SEPTEMBER 30, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Dottie Funk addressed the Commission. She commended the applicant, on behalf of the City Beautiful Commission, for the preservation of trees on the site. 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 11 ayes and 0 nays. L September 30, 1999 ITEM NO.: 9 FILE NO.: Z -5426-A NAME: Reynolds - Short -Form PD -C LOCATION: Northwest corner of Stagecoach and Shackleford Roads DEVELOPER: ENGINEER: Larry Reynolds Robert T. Bickerstaff 9000 Bailey Road 1809 West 35t' Street Little Rock, AR 72205 Little Rock, AR 72118 AREA: 1.43 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: C-1 ALLOWED USES: Neighborhood Commercial PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Office - Showroom/Warehouse, C-1 permitted uses Deferral of street improvements to Stagecoach and Shackleford Roads A. PROPOSAL/REQUEST: The applicant proposes to rezone the 1.43 acre site from C-1 to PD -C to allow for the development of an office- showroom/warehouse facility. The applicant proposes to construct a single -story 10,000 square foot building near the center of the property to be occupied by an office supply and office machine business with limited office machine service and repair. The applicant is also proposing C-1 permitted uses as alternate uses. The applicant is also proposing a land use plan amendment for the property (Item 9.1 on this agenda). Access to the property will be gained by utilizing a single 36 foot drive from Shackleford Road. A total of 18 parking September 30, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -5426-A spaces is proposed along the west and south sides of the proposed building. A drive along the east side of the building will be used to access the warehouse portion of the building. A dumpster will be located in this area. The applicant has noted that the building will be of a pre- fabricated metal construction and on a concrete slab. Approximately 5,000 square feet of the building will be used for office/showroom space with the remaining 5,000 square feet being warehouse area. The proposed hours of operation will be from 8:00 a.m. to 6:00 p.m., Monday through Friday. The applicant has also noted that as many of the existing trees as possible will be preserved within the areas labeled as "Green Areas" on the attached site plan.' Staff recommends that existing trees in these areas of six (6) inch caliper or larger be saved. The applicant is also requesting a five (5) year deferral of street improvements to Stagecoach and Shackleford Roads. Public Works recommends approval of the deferral of street improvements to Stagecoach and Shackleford Roads for five (5) years, until adjacent development or until a public project, whichever occurs first. Public Works has noted that it would be acceptable for the applicant to make a 15 percent in -lieu contribution for the street improvements and that the payment could be extended out over a maximum period of three (3) years. B. EXISTING CONDITIONS: The property is currently undeveloped and heavily wooded. There is a fence contracting business to the south across Shackleford Road, and a large auto salvage yard to the east across Stagecoach Road. There is undeveloped C-1 zoned property immediately north and west of this property. There are also several single-family residences on large lots in this general area. C. NEIGHBORHOOD COMMENTS: The Pecan Lake, Stagecoach -Dodd a Associations were notified of the this writing, staff has received neighborhood. 2 nd Westwood Neighborhood public hearing. As of no comment from the September 30, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -5426-A 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. Stagecoach Road is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 feet from centerline will be required. (Additional 10 feet right-of-way for turn lane in distance of 250 feet from intersection will be required.) 3. Provide design of street conforming to " MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6. Reduce driveway width to 36 feet maximum to meet City standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. Water: A development fee will apply in addition to normal charges for water service to this property. Fire Department: No Comment. County Planning: No Comment received. CATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the 65th Street West Planning District. The Land Use Plan currently shows Neighborhood Commercial 3 September 30, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -5426-A for this location. A minor land use plan amendment for this property has been filed and is on this agenda. The proposed use of office showroom/warehouse is not consistent with the current land use category. City Recognized Neighborhood Action Plan: The South of Asher Neighborhood Plan is currently being formulated. Landsca a Issues: The plan submitted does not provide for interior landscaping within the vehicular use area. The interior landscaping must equal at least six percent of the vehicular use area. Prior to a building permit being issued, a detailed landscape plan must be submitted to the Plans Review Specialist. The City Beautiful Commission recommends preserving as many existing trees as feasible. Extra credit toward fulfilling Landscape Ordinance requirements may be given when preserving trees of six inch caliper or larger. G. ANALYSIS: The applicant submitted a revised site plan to staff on September 15, 1999. The revised plan addresses the issues as raised by staff and the Subdivision Committee. The parking areas along the south and west sides of the proposed building have been revised to include adequate maneuvering area. The ordinance would typically require 20 parking spaces for this proposed development. The revised plan has a total of 18 spaces, which should be sufficient to serve the proposed use. The applicant needs to add more interior landscaped areas to the site plan. A revised plan showing additional interior landscaping should be submitted to staff prior to a building permit being issued. 4 September 30, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -5426-A As noted in paragraph A. of this report, the Public Works staff supports a deferral of street improvements to Stagecoach and Shackleford Roads for five (5) years, until adjacent development or until a public project, whichever occurs first. Public Works has noted that a 15 percent in lieu contribution for the improvements would be acceptable, if the applicant desires. The applicant has stated that the required right-of-way will be dedicated for both streets. Otherwise, to staff's knowledge, there are no issues remaining to be resolved. The proposed PD -C should have no, adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -C zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D,E and F of this report. 2. Staff recommends approval of a deferral of street improvements to Stagecoach and Shackleford Roads for five (5) years, until adjacent development or until a public project, whichever occurs first. 3. A revised site plan must be submitted providing additional interior landscaping prior to a building permit being issued. 4. All trees with a caliper of six (6) inches or greater will be preserved within the "Green Areas" as labeled on the site plan. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 9, 1999) Larry Reynolds was present, representing the application. Staff gave a brief description of the PD -C site plan, noting that the proposed parking needed to be revised to conform to typical ordinance requirements. Staff also noted that the dumpster location needed to be shown on the plan. In response to a question from staff, Mr. Reynolds stated that the existing significant trees will remain within the areas labeled "Green Areas" on the proposed site plan. 5 September 30, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -5426-A The Public Works issues were discussed. Mr. Reynolds noted that the right-of-way for Shackleford and Stagecoach Roads would be dedicated as required. Mr. Reynolds indicated that a deferral of street improvements would be requested. He also stated that the driveway width would be reduced to 36 feet as required by ordinance. There being no further issues for resolution, the Committee forwarded the PD -C to the full Commission for resolution. PLANNING COMMISSION ACTION: (SEPTEMBER 30, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Dottie Funk addressed the Commission. She commended the applicant, on behalf of the City Beautiful Commission, for the preservation of trees on the site. 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 11 ayes and 0 nays. 6