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HomeMy WebLinkAboutZ-5703-B Staff AnalysisLE NO.: Z -5703-B NAME: Shackleford Commercial Revised Long -form POD LOCATION: Located on the Southeast corner of Colonel Glenn Road and Shackleford Road DEVELOPER: Shackleford and Colonel Glenn LLC c/o Dickson Flake Partners P.O. Box 3546 Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 11.4 Acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 CURRENT ZONING: POD ALLOWED USES: General Commercial and Office/Showroom/Warehouse PROPOSED ZONING: POD PROPOSED USE: General Commercial and Office/Showroom/Warehouse VARIANCES/WAIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow advanced grading of the site. 2. A variance from the Subdivision Ordinance to allow the development of a lot without public street frontage (Lot 4). BACKGROUND: In June of 1993, the applicant filed a request for the consideration of a plan to construct a mini -storage complex in two phases on a portion of this site. The Little Rock Board of Directors at their September 21, 1993, Public Hearing approved a Planned Commercial Development by the adoption of Ordinance No. 16,491 to allow the proposed development. There was no development within the allotted three years and the FILE NO.: Z -5703-B (Cont. ordinance expired on September 21, 1996. The Board of Directors adopted Ordinance No. 17,760 at their July 7, 1998, Board of Director's meeting repealing the PCD zoning classification and restoring the R-2, Single-family District. A POD was recommended for approval by the Little Rock Planning Commission on June 30, 2004, to allow the creation of a two lot plat with office/showroom/warehouse uses as allowable uses on proposed Lot 2 and a future retail development on proposed Lot 1. The Little Rock Board of Directors adopted Ordinance No. 19,137 on July 20, 2004, establishing Shackleford Commercial Long -form POD. The applicant's original request was the creation of a two -lot plat and the rezoning of 1.58 acres at the hard corner of Colonel Glenn and Shackleford Roads to C-3, General Commercial District (proposed Lot 1). The applicant indicated both streets were proposed as arterial streets on the Master Street Plan and stated this would be an appropriate location for commercial zoning. The applicant also requested a Planned Office Development involving 9.85 acres with frontage on both streets (proposed Lot 2). The proposed development would provide 128,000 square feet of office/showroom/warehouse space in three buildings. The applicant indicated 133 parking spaces on the proposed site plan. Prior to the June 30, 2004, Planning Commission Public Hearing, the applicant amended his request to allow the development of the entire site as a POD with immediate plans for the development of office/showroom/warehouse in three buildings totaling 128,000 square feet on proposed Lot 2. The applicant indicated when development plans were secured, a revision to the POD would be filed to allow the development of proposed Lot 1 as a commercial use utilizing C-3, General Commercial District uses as allowable uses for the site. The proposed site plan indicated a shared thirty-six foot access and utility easement to serve the development. The proposed site plan also indicated a single sign on each of the proposed lots consistent with signage allowed in commercial zones. A. PROPOSAL/REQUEST: The applicant now proposes to revise the previously approved POD to allow previously proposed Lot 2 to develop as three individual lots; one lot without public street frontage. The applicant has indicated proposed Lot 1 will remain as a future commercial development and proposed Lots 2 — 4 will contain office/showroom/warehouse uses as allowable uses for the site. The applicant indicates the building layout has been slightly modified to decrease the size of the buildings. The applicant has indicated Lot 2 will contain a 40,000 square foot building, Lot 3 will contain a 27,500 square foot building and Lot 3 will contain a 47,500 square foot building. There are 191 parking spaces proposed with the development. The proposed buildings on Lots 2 — 4 will be served with loading docks in the rear. The applicant has indicated the development will be phased with Lot 2 being the first proposed lot for development. With the first phase, improvements will be 2 FILE NO.: Z -5703-B (Cont. IV C constructed on Colonel Glenn Road across Lots 1 and 2 including the intersection. As Lot 3 is developed the street improvements across Lots 1 and 3 on Shackleford Road would be constructed to the intersection. The applicant has stated if Lot 1 is the first to develop, only the improvements adjacent to Lot 1 will be constructed on each road. The developer is requesting a grading permit for the entire development with phase one. According to the applicant, this will eliminate the need to haul fill material in or out of the development with each phase of construction. Fill material will be hauled into the site, but completed initially. The applicant has indicated the remainder of the site will be seeded to eliminate erosion concerns and help soften the scarring with the advanced grading. The proposed site plan also indicated a single sign on each of the proposed lots consistent with signage allowed in commercial zones. The indicated signage for proposed Lot 1 is a maximum of thirty-six feet in height and one hundred sixty square feet in area. The applicant has indicated signage for proposed Lots 2 — 4 will be consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. The applicant is requesting a variance from the Subdivision Ordinance to allow the development of proposed Lot 4 as a lot without public street frontage. The lot will be access by a common access and utility easement. The developer is also requesting Lot 1 to develop utilizing C-3, General Commercial District as allowable uses for the site as was previously approved. The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property. EXISTING CONDITIONS: The site was a non -conforming junkyard, with vehicles and vehicle parts scattered over the site. There are trees and high grass over the site. Property to the north, east, and west is zoned 1-2, Light Industrial. Part of the property to the north is zoned R-2, Single-family. The property to the south is zoned 1-1. Other uses in the area included a lawn service to the west of the site and a tree service to the northeast of the site. There is a scattering of single-family homes located along Colonel Glenn Road both northeast and northwest of the site. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All residents who could be identified located within 300 -feet of the site, the John Barrow Neighborhood Association, the Tall Timber Neighborhood Association, the Stagecoach Dodd Neighborhood Association and all owners of property located within 200 -feet of the site were notified of the public hearing. 3 FILE NO.: Z -5703-B (Cont. D. ENGINEERING COMME 1. The developer proposes on the plan to dedicate right-of-way and build to Master Street Plan requirements. 2. In addition to the improvements indicated, turn lanes are required at arterial intersections. On Shackleford, provide 'h of a 70 -foot street to accommodate dual left hand turns, plus a right -turn lane with additional 10 -feet right-of-way dedication. Revise plans to show improvements and right-of-way. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Clarify which lots will be final platted with Phase I of the development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements is service is required for the project. The manhole shown on the plan is a private manhole and not a part of the Little Rock Wastewater Utility's System. Required main extension must tie into the Utility's System and not the private sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: A ten -foot underground or 15 -foot overhead easement is required adjacent to all lot lines. Contact Entergy at 945-5158 for additional information. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4 FILE NO.: Z -5703-B (Con Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located on a CATA Bus Route #14, Rosedale. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street -West Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a Planned Office Development for offices and warehouse uses. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda (Item No. 16, File No. LU05-12-01). Master Street Plan: Colonel Glenn Road is shown on the Master Street Plan as a Principal Arterial while Shackleford Road is shown as a Minor Arterial. Both Colonel Glenn and Shackleford Roads are built as rural two-lane roads with open drainage ditches and would need improvement to conform to the Master Street Plan specifications. The cross sections recommended by the Master Street Plan call for a right-of-way width of 110 feet for Colonel Glenn Road and 90 feet for Shackleford Road. The Master Street Plan does not show a bikeway for Colonel Glenn Road. A Class II Bikeway is shown for Shackleford Road, which may require additional right-of-way, lane markings, and signage for bike lanes on both sides of the road. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Stagecoach -Dodd section of the Pecan Lake / Westwood / Stagecoach -Dodd Neighborhood Action Plan. The opening paragraph of the Zoning and Land Use chapter recommends that non-residential developments be encourage to locate in the area bounded by 1-430, Shackleford, Colonel Glenn, and David O -Dodd Roads. The Goal listed in the Zoning and Land Use chapter recommends maintaining and encouraging single family and low-density residential developments for most of the study area while placing non-residential uses in areas already shown for non-residential uses on the Future Land Use Plan. The objective listed supports a separation of uses and buffering between non-residential and residential uses. An action statement relevant to this case encourages non-residential development to take place west of Shackleford Road and north of David O' Dodd Road near the area where the applicant's property is located. Landscape: Areas set aside for buffers and landscaping appear to meet with ordinance requirements. 5 FILE NO.: Z -5703-B (Cont. An automatic irrigation system to water landscaped area will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (December 29, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated the applicant was requesting an amendment to the existing POD to allow the development of additional lot lines and a request to rezone the hard corner to C-3, General Commercial District. Staff noted previously they were not supportive of the hard corner being zoned C-3, General Commercial District and they did not feel anything had changed so it was unlikely they would support the "straight commercial zoning" at this point either. Staff noted the site was shown as Light Industrial on the Land Use Plan, which would typically not support a "straight commercial zoning". Staff stated the previously approval would allow for some form of commercial development on the corner but a review of the development would be required. Public Works comments were addressed. Staff stated the indicated dedication of right-of-way was acceptable and the indicated street construction was also acceptable. Staff stated turn lanes would be required at the arterial intersections. Staff stated a grading permit would be required prior to construction and the storm water detention ordinance would apply to the site. Staff noted comments from the Wastewater Utility Department. Staff stated the indicated manhole on the site was a private manhole and the developers would not be allowed to connect as indicated on the plan. Staff stated a sewer main extensions would be required to provide service to the development. Staff suggested Mr: White contact the Wastewater Utility for additional information. There was a general discussion concerning the required street improvements. Mr. White stated the development would be phased with Lot 2 being the first proposed lot for developed. He stated with the first phase, improvements would be constructed on Colonel Glenn Road across Lots 1 and 2 including the intersection. Mr. White stated as Lot 3 was developed the street improvements across Lots 1 and 3 on Shackleford Road would be constructed to the intersection. Mr. White stated if Lot 1 were the first to develop only the improvements adjacent to Lot 1 would be constructed on each road. Landscaping comments were addressed. Staff stated the indicated buffers and landscaping appeared to meet with the minimum ordinance requirements. Staff stated irrigation to water landscaped areas would be required. Staff noted a detailed landscape plan would be required prior to a building permit being issued. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. FILE NO.: Z -5703-B (Cont. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the December 29, 2004, Subdivision Committee meeting. The applicant has indicated the "hard corner" as POD indicating C-3, General Commercial District uses as allowable uses for proposed Lot 1. The applicant has also indicated dedication of right-of-way per the Master Street Plan and indicated street construction per arterial standards. The applicant has indicated the development will be phased with Lot 2 being the first proposed lot for development. With the first phase, improvements will be constructed on Colonel Glenn Road across Lots 1 and 2 including the intersection. As Lot 3 is developed, the street improvements across Lots 1 and 3 on Shackleford Road would be constructed to the intersection. The applicant has stated if Lot 1 is the first to develop, only the improvements adjacent to Lot 1 will be constructed on each road. The applicant has indicated a development with four lots ranging in size from 1.81 acres to 3.50 acres. The average lot size proposed is 2.85 acres. The applicant is requesting a variance from the Subdivision Ordinance to allow the development of a lot without public street frontage (Lot 4). The applicant has indicated a 40 -foot cross access and utility easement to serve the development along each lot line. Staff is supportive of the requested variance. The applicant has indicated the development of three buildings, each on individual lots. The proposed buildings will contain 40,000 square feet, 27,500 square feet and 47,500 square feet. The total building coverage for each is 25.16 percent, 25.87 percent and 29.71 percent respectively. The site plan includes the placement of 191 parking spaces. The proposed site plan includes the placement of 50 parking spaces on Lot 2, 69 parking spaces on Lot 3 and 72 parking spaces on Lot 4. The indicated parking would be adequate to meet the typical minimum parking demand provided sixty percent of the gross floor area is designated as warehousing activities. Based on sixty percent the typical minimum parking required would be 40 spaces for Lot 1, 66 parking spaces for Lot 2 and 57 parking spaces for Lot 3. Based on the available parking staff would recommend the site develop with no more than fifty percent office uses to allow for sufficient parking to meet the typical minimum parking required. The applicant has indicated signage for proposed Lots 2 — 4 will be consistent with signage allowed in office zones or a maximum of six feet in height and sixty- four square feet in area. The applicant has requested a variance from the Land Alteration Ordinance to allow advanced grading of the site. Staff is not supportive of this request. Staff feels grading should coincide with development. Staff feels the grading activities should take place with the issuance of a building permit for the indicated lots to limit an unnecessary clearing and/or potential scaring of the site. N FILE NO.: Z -5703-B Cont.) Staff is supportive of the overall merits of the proposed request but staff is not supportive of the applicant's request for a variance from the Land Alteration Ordinance. Staff feels the development of the site as an office/showroom/warehouse development for Lots 2 — 4 and the development of proposed Lot 1 with C-3, General Commercial District uses should have minimal impact on adjoining properties. Lot 1 to will be reviewed as an amendment to the POD when development is proposed. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends the site develop with no more than fifty percent office uses to allow for sufficient parking to meet the typical minimum parking required. Staff recommends grading of the site coincide with development of the indicated lots. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation the site develop with no more than fifty percent office uses to allow for sufficient parking to meet the typical minimum parking required. Staff stated they were supportive of the applicant's request for advanced grading of proposed Lot 1 with the street construction. There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 no and 1 absent. 0 January 20, 2005 ITEM NO.: 16.1 FILE NO.: Z -5703-B NAME: Shackleford Commercial Revised Long -form POD LOCATION: Located on the Southeast corner of Colonel Glenn Road and Shackleford Road DEVELOPER: Shackleford and Colonel Glenn LLC c/o Dickson Flake Partners P.O. Box 3546 Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 11.4 Acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 CURRENT ZONING: POD ALLOWED USES: General Commercial and Office/Showroom/Warehouse PROPOSED ZONING: POD PROPOSED USE: General Commercial and Office/Showroom/Warehouse VARIAN C ESNVAIVE RS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow advanced grading of the site. 2. A variance from the Subdivision Ordinance to allow the development of a lot without public street frontage (Lot 4). BACKGROUND; In June of 1993, the applicant filed a request for the consideration of a plan to construct a mini -storage complex in two phases on a portion of this site. The Little Rock Board of Directors at their September 21, 1993, Public Hearing approved a Planned Commercial Development by the adoption of Ordinance No. 16,491 to allow the proposed January 20, 2005 SUBDIVISION ITEM NO-: 16.1 (Cont.) FILE NO.: Z -5703-B development. There was no development within the allotted three years and the ordinance expired on September 21, 1996. The Board of Directors adopted Ordinance No. 17,760 at their July 7, 1998, Board of Director's meeting repealing the PCD zoning classification and restoring the R-2, Single-family District. A POD was recommended for approval by the Little Rock Planning Commission on June 30, 2004, to allow the creation of a two lot plat with office/showroom/warehouse uses as allowable uses on proposed Lot 2 and a future retail development on proposed Lot 1. The Little Rock Board of Directors adopted Ordinance No. 19,137 on July 20, 2004, establishing Shackleford Commercial Long -form POD. The applicant's original request was the creation of a two -lot plat and the rezoning of 1.58 acres at the hard corner of Colonel Glenn and Shackleford Roads to C-3, General Commercial District (proposed Lot 1). The applicant indicated both streets were proposed as arterial streets on the Master Street Plan and stated this would be an appropriate location for commercial zoning. The applicant also requested a Planned Office Development involving 9.85 acres with frontage on both streets (proposed Lot 2). The proposed development would provide 128,000 square feet of office/showroom/warehouse space in three buildings. The applicant indicated 133 parking spaces on the proposed site plan. Prior to the June 30, 2004, Planning Commission Public Hearing, the applicant amended his request to allow the development of the entire site as a POD with immediate plans for the development of office/showroom/warehouse in three buildings totaling 128,000 square feet on proposed Lot 2. The applicant indicated when development plans were secured, a revision to the POD would be filed to allow the development of proposed Lot 1 as a commercial use utilizing C-3, General Commercial District uses as allowable uses for the site. The proposed site plan indicated a shared thirty-six foot access and utility easement to serve the development. The proposed site plan also indicated a single sign on each of the proposed lots consistent with signage allowed in commercial zones. A. PROPOSAL/REQUEST: The applicant now proposes to revise the previously approved POD to allow previously proposed Lot 2 to develop as three individual lots; one lot without public street frontage. The applicant has indicated proposed Lot 1 will remain as a future commercial development and proposed Lots 2 — 4 will contain office/showroom/warehouse uses as allowable uses for the site. The applicant indicates the building layout has been slightly modified to decrease the size of the buildings. The applicant has indicated Lot 2 will contain a 40,000 square foot building, Lot 3 will contain a 27,500 square foot building and Lot 3 will contain a 47,500 square foot building. There are 191 parking spaces proposed with the development. The proposed buildings on Lots 2 — 4 will be served with loading docks in the rear. 2 January 20, 2005 SUBDIVISION ITEM NO.: 16.1(Cont.) _ FILE NO.: Z -5703-B The applicant has indicated the development will be phased with Lot 2 being the first proposed lot for development. With the first phase, improvements will be constructed on Colonel Glenn Road across Lots 1 and 2 including the intersection. As Lot 3 is developed the street improvements across Lots 1 and 3 on Shackleford Road would be constructed to the intersection. The applicant has stated if Lot 1 is the first to develop, only the improvements adjacent to Lot 1 will be constructed on each road. The developer is requesting a grading permit for the entire development with phase one. According to the applicant, this will eliminate the need to haul fill material in or out of the development with each phase of construction. Fill material will be hauled into the site, but completed initially. The applicant has indicated the remainder of the site will be seeded to eliminate erosion concerns and help soften the scarring with the advanced grading. The proposed site plan also indicated a single sign on each of the proposed lots consistent with signage allowed in commercial zones. The indicated signage for proposed Lot 1 is a maximum of thirty-six feet in height and one hundred sixty square feet in area. The applicant has indicated signage for proposed Lots 2 — 4 will be consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. The applicant is requesting a variance from the Subdivision Ordinance to allow the development of proposed Lot 4 as a lot without public street frontage. The lot will be access by a common access and utility easement. The developer is also requesting Lot 1 to develop utilizing C-3, General Commercial District as allowable uses for the site as was previously approved. The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property. B. EXISTING CONDITIONS: The site was a non -conforming junkyard, with vehicles and vehicle parts scattered over the site. There are trees and high grass over the site. Property to the north, east, and west is zoned 1-2, Light Industrial. Part of the property to the north is zoned R-2, Single-family. The property to the south is zoned 1-1. Other uses in the area included a lawn service to the west of the site and a tree service to the northeast of the site. There is a scattering of single-family homes located along Colonel Glenn Road both northeast and northwest of the site. V January20, 2005 SUBDIVISION ITEM NO.: 16.1 (Cont.) FILE NO.: Z -5703-B C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All residents who could be identified located within 300 -feet of the site, the John Barrow Neighborhood Association, the Tall Timber Neighborhood Association, the Stagecoach Dodd Neighborhood Association and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: 1. The developer proposes on the plan to dedicate right-of-way and build to Master Street Plan requirements. 2. In addition to the improvements indicated, turn lanes are required at arterial intersections. On Shackleford, provide Y2 of a 70 -foot street to accommodate dual left hand turns, plus a right -turn lane with additional 10 -feet right-of-way dedication. Revise plans to show improvements and right-of-way. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Clarify which lots will be final platted with Phase I of the development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements is service is required for the project. The manhole shown on the plan is a private manhole and not a part of the Little Rock Wastewater Utility's System. Required main extension must tie into the Utility's System and not the private sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: A ten -foot underground or 15 -foot overhead easement is required adjacent to all lot lines. Contact Entergy at 945-5158 for additional information. Center -Point Energy: No comment received SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State 4 January 20, 2005 SUBDIVISION ITEM NO.: 16.1 (Cont.) FILE NO.: Z -5703-B of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located on a CATA Bus Route #14, Rosedale. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street -West Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a Planned Office Development for offices and warehouse uses. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda (Item No. 16, File No. LU05-12-01). Master Street Plan: Colonel Glenn Road is shown on the Master Street Plan as a Principal Arterial while Shackleford Road is shown as a Minor Arterial. Both Colonel Glenn and Shackleford Roads are built as rural two-lane roads with open drainage ditches and would need improvement to conform to the Master Street Plan specifications. The cross sections recommended by the Master Street Plan call for a right-of-way width of 110 feet for Colonel Glenn Road and 90 feet for Shackleford Road. The Master Street Plan does not show a bikeway for Colonel Glenn Road. A Class II Bikeway is shown for Shackleford Road, which may require additional right-of-way, lane markings, and signage for bike lanes on both sides of the road. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Stagecoach -Dodd section of the Pecan Lake / Westwood / Stagecoach -Dodd Neighborhood Action Plan. The opening paragraph of the Zoning and Land Use chapter recommends that non-residential developments be encourage to locate in the area bounded by 1-430, Shackleford, Colonel Glenn, 5 January 20, 2005 SUBDIVISION ITEM NO.: 16.1 (Cont. FILE NO.: Z -5703-B and David O -Dodd Roads. The Goal listed in the Zoning and Land Use chapter recommends maintaining and encouraging single family and low-density residential developments for most of the study area while placing non-residential uses in areas already shown for non-residential uses on the Future Land Use Plan. The objective listed supports a separation of uses and buffering between non-residential and residential uses. An action statement relevant to this case encourages non-residential development to take place west of Shackleford Road and north of David O' Dodd Road near the area where the applicant's property is located. Landscape: Areas set aside for buffers and landscaping appear to meet with ordinance requirements. An automatic irrigation system to water landscaped area will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (December 29, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated the applicant was requesting an amendment to the existing POD to allow the development of additional lot lines and a request to rezone the hard corner to C-3, General Commercial District. Staff noted previously they were not supportive of the hard corner being zoned C-3, General Commercial District and they did not feel anything had changed so it was unlikely they would support the "straight commercial zoning" at this point either. Staff noted the site was shown as Light Industrial on the Land Use Plan, which would typically not support a "straight commercial zoning". Staff stated the previously approval would allow for some form of commercial development on the corner but a review of the development would be required. Public Works comments were addressed. Staff stated the indicated dedication of right-of-way was acceptable and the indicated street construction was also acceptable. Staff stated turn lanes would be required at the arterial intersections. Staff stated a grading permit would be required prior to construction and the storm water detention ordinance would apply to the site. Staff noted comments from the Wastewater Utility Department. Staff stated the indicated manhole on the site was a private manhole and the developers would not be allowed to connect as indicated on the plan. Staff stated a sewer main extensions would be required to provide service to the development. Staff suggested Mr. White contact the Wastewater Utility for additional information. There was a general discussion concerning the required street improvements. Mr. White stated the development would be phased with Lot 2 being the first N. January 20, 2005 SUBDIVISION ITEM NO.: 16.1 (Cont) FILE NO.: Z -5703-B proposed lot for developed. He stated with the first phase, improvements would be constructed on Colonel Glenn Road across Lots 1 and 2 including the intersection. Mr. White stated as Lot 3 was developed the street improvements across Lots 1 and 3 on Shackleford Road would be constructed to the intersection. Mr. White stated if Lot 1 were the first to develop only the improvements adjacent to Lot 1 would be constructed on each road. Landscaping comments were addressed. Staff stated the indicated buffers and landscaping appeared to meet with the minimum ordinance requirements. Staff stated irrigation to water landscaped areas would be required. Staff noted a detailed landscape plan would be required prior to a building permit being issued. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further 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 plan to staff addressing most of the issues raised at the December 29, 2004, Subdivision Committee meeting. The applicant has indicated the "hard corner" as POD indicating C-3, General Commercial District uses as allowable uses for proposed Lot 1. The applicant has also indicated dedication of right-of-way per the Master Street Plan and indicated street construction per arterial standards. The applicant has indicated the development will be phased with Lot 2 being the first proposed lot for development. With the first phase, improvements will be constructed on Colonel Glenn Road across Lots 1 and 2 including the intersection. As Lot 3 is developed, the street improvements across Lots 1 and 3 on Shackleford Road would be constructed to the intersection. The applicant has stated if Lot 1 is the first to develop, only the improvements adjacent to Lot 1 will be constructed on each road. The applicant has indicated a development with four lots ranging in size from 1.81 acres to 3.50 acres. The average lot size proposed is 2.85 acres. The applicant is requesting a variance from the Subdivision Ordinance to allow the development of a lot without public street frontage (Lot 4). The applicant has indicated a 40 -foot cross access and utility easement to serve the development along each lot line. Staff is supportive of the requested variance. The applicant has indicated the development of three buildings, each on individual lots. The proposed buildings will contain 40,000 square feet, 27,500 square feet and 47,500 square feet. The total building coverage for each is 25.16 percent, 25.87 percent and 29.71 percent respectively. The site plan 7 January 20, 2005 SUBDIVISIO ITEM NO.: 16.1 (Cont. FILE NO.: Z -5703-B includes the placement of 191 parking spaces. The proposed site plan includes the placement of 50 parking spaces on Lot 2, 69 parking spaces on Lot 3 and 72 parking spaces on Lot 4. The indicated parking would be adequate to meet the typical minimum parking demand provided sixty percent of the gross floor area is designated as warehousing activities. Based on sixty percent the typical minimum parking required would be 40 spaces for Lot 1, 66 parking spaces for Lot 2 and 57 parking spaces for Lot 3. Based on the available parking staff would recommend the site develop with no more than fifty percent office uses to allow for sufficient parking to meet the typical minimum parking required. The applicant has indicated signage for proposed Lots 2 — 4 will be consistent with signage allowed in office zones or a maximum of six feet in height and sixty- four square feet in area. The applicant has requested a variance from the Land Alteration Ordinance to allow advanced grading of the site. Staff is not supportive of this request. Staff feels grading should coincide with development. Staff feels the grading activities should take place with the issuance of a building permit for the indicated lots to limit an unnecessary clearing and/or potential scaring of the site. Staff is supportive of the overall merits of the proposed request but staff is not supportive of the applicant's request for a variance from the Land Alteration Ordinance. Staff feels the development of the site as an office/showroom/warehouse development for Lots 2 — 4 and the development of proposed Lot 1 with C-3, General Commercial District uses should have minimal impact on adjoining properties. Lot 1 to will be reviewed as an amendment to the POD when development is proposed. I_ STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends the site develop with no more than fifty percent office uses to allow for sufficient parking to meet the typical minimum parking required. Staff recommends grading of the site coincide with development of the indicated lots. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of 0 January 20, 2005 SUBDIVISION ITEM NO.: 16.1 Coat. FILE NO.: Z-5703-B the above report. Staff also presented a recommendation the site develop with no more than fifty percent office uses to allow for sufficient parking to meet the typical minimum parking required. Staff stated they were supportive of the applicant's request for advanced grading of proposed Lot 1 with the street construction. There was no further discussion of the item. The chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 no and 1 absent. D ITEM NO.: 16. 1, FILE NO.: Z -5703-B NAME: Shackleford Commercial Revised Long -form POD LOCATION: located on the Southeast corner of Colonel Glenn Road and Shackleford Road Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. The approved site plan is for a POD not a PCD. Is the developer now requesting to be allowed a PCD on the site? If not change the names of the proposed site plan. Also change the uses in the general notes section of the site plan. 3. Provide an access and utility easement between the indicated lots to allow each of the indicated lots to be served and allow the use of the loading docks. 4. Provide details of the proposed street phasing. 5. Will there be dumpsters located on the site. If so indicate the locations on the proposed site plan along with a note concerning the required screening. 6. Is the intent to rezone proposed Lot 1 to C-3, General Commercial District or maintain the lot for future development of a commercial use as allowed in C-3, General Commercial District through the POD? Variance/Waivers: A variance from the Land Alteration Ordinance to allow advanced grading of the site. Public Works: 1. The developer proposes on the plan to dedicate right-of-way and build to Master Street Plan requirements. 2. In addition to the improvements indicated, turn lanes are required at arterial intersections. On Shackleford, provide '/ of a 70 -foot street to accommodate dual left hand turns, plus a right -turn lane with additional 10 -feet right-of-way dedication. Revise plans to show improvements and right-of-way. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Clarify which lots will be final platted with Phase I of the development. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements is service is required for the project. The manhole shown on the plan is a private manhole and not a part of the Little Rock Wastewater Utility's System. Required main extension must tie into the Utility's System and not the private sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: County Planning: No comment. CATA: The site is not located on a CATA bus route. Planning Division: This request is located in the 65th Street -West Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a Planned Office Development for offices and warehouse uses. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda (Item No. 16, File No. LU05-12-01). Master Street Plan: Colonel Glenn Road is shown on the Master Street Plan as a Principal Arterial while Shackleford Road is shown as a Minor Arterial. Both Colonel Glenn and Shackleford Roads are built as rural two-lane roads with open drainage ditches and would need improvement to conform to the Master Street Plan specifications. The cross sections recommended by the Master Street Plan call for a right-of-way width of 110 feet for Colonel Glenn Road and 90 feet for Shackleford Road. The Master Street Plan does not show a bikeway for Colonel Glenn Road. A Class II Bikeway is shown for Shackleford Road, which may require additional right-of-way, lane markings, and signage for bike lanes on both sides of the road. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Stagecoach -Dodd section of the Pecan Lake / Westwood / Stagecoach - Dodd Neighborhood Action Plan. The opening paragraph of the Zoning and Land Use chapter recommends that non-residential developments be encourage to locate in the area bounded by 1-430, Shackleford, Colonel Glenn, and David O -Dodd Roads. The Goal listed in the Zoning and Land Use chapter recommends maintaining and encouraging single family and low-density residential developments for most of the study area while placing non-residential uses in areas already shown for non-residential uses on the Future Land Use Plan. The objective listed supports a separation of uses and buffering between non-residential and residential uses. An action statement relevant to this case encourages non-residential development to take place west of Shackleford Road and north of David O' Dodd Road near the area where the applicant's property is located. Landscape: Areas set aside for buffers and landscaping appear to meet with ordinance requirements. An automatic irrigation system to water landscaped area will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, December 29, 2004.