HomeMy WebLinkAboutZ-5703-C Staff AnalysisFILE NO.: Z -5703-C
NAME: Shackleford Commercial Revised Short -form POD
LOCATION: Located at 10303 Colonel Glenn Road
DEVELOPER:
CG — Shack Properties, LLC
P.O. Box 3546
Little Rock, AR 72203
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 11.4 acres
CURRENT ZONING
MBER OF LOTS: 4
ME
FT. NEW STREET: 0 LF
ALLOWED USES: Lot 1 C-3, General Commercial District & Lots 2 — 4
Office/Showroom/Warehouse
PROPOSED ZONING: Revised POD
PROPOSED USE: Add a private tennis center as an allowable use for Lot 4
VARIAN C.ESIWAIVERS REQUESTED: A deferral request of the required street
improvements to Shackleford Road.
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
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.
FILE NO.: Z -5703-C Cont.
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 (C-3 General Commercial District uses). The Little Rock Board of Directors
adopted Ordinance No. 19,137 on July 20, 2004, establishing Shackleford Commercial
Long -form POD. 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.
Ordinance No. 19,278 adopted by the Little Rock Board of Directors on February 15,
2005, allowed a revision to the previously approved POD to allow Lot 2 to develop as
three individual lots; one lot without public street frontage. The applicant indicated Lot 1
would remain as a future commercial development and proposed Lots 2 — 4 would
contain office/showroom/warehouse uses as allowable uses. Lot 1 was approved with
C-3, General Commercial District uses as allowable uses. The applicant indicated the
building layout had been slightly modified to decrease the size of the buildings. The
applicant indicated Lot 2 would contain a 40,000 square foot building, Lot 3 would
contain a 27,500 square foot building and Lot 4 would contain a 47,500 square foot
building. There were 191 parking spaces proposed with the development. The
proposed buildings on Lots 2 — 4 would be served with loading docks in the rear.
The proposed site plan also indicated a single sign on each of the proposed lots. Lot 1
was approved with a maximum sign height of thirty-six feet and a maximum sign area of
one hundred sixty square feet_ Signage for proposed Lots 2 — 4 would be consistent
with signage allowed in office zones or a maximum of six feet in height and sixty-four
square feet in area.
A. PROPOSAL/REQ JEST/APPLICANT'S STATEMENT:
The applicant is now proposing to amend the previously approved POD to add a
private tennis center, as an allowable use for Lot 4. Lot 2 has developed with a
strip center and is currently leased to a variety of users. The remaining lots are
vacant. The developer is proposing to construct an indoor tennis facility on Lot 4.
The building proposed is similar in size to the building approved in the original
POD. The current configuration of the building will allow six (6) indoor tennis
courts. The developer is requesting to be allowed to reduce the size of the
building should he choose to only construct four (4) courts. If the four (4) courts
are constructed this would shorten the length of the building by approximately
100- feet.
B. EXISTING CONDITIONS:
The site is located at the intersection of South Shackleford Road and Colonel
Glenn Road. Lot 2 is developed with a strip center, which is currently leased to a
number of office users. The remainder of the site was cleared with the
development of Lot 2. East of the site is an office warehouse site. West of the
2
FILE NO.: Z-5703-C(Cont.)
site is a lawn care service. North of the site are single-family residences. Other
uses in the area include mini -warehouse, office/warehouse and Clear Channel
Metroplex. Central Arkansas Water and Little Rock Wastewater Utility are
located to the southwest of this site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200 -feet of the site and the
John Barrow Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Shackleford Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Shackleford Road with
construction on Lot 3 including 5 -foot sidewalks with the planned
development.
3. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
4. Measures to control the increase in stormwater runoff from the increased
impervious surface should be implemented to not damage adjacent property.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
7. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
8. Streetlights are required by Section 31-403 of the Little Rock code of
ordinances. Provide plans for approval to Traffic Engineering. Streetlights
must be installed prior to platting/certificate of occupancy. Contact Traffic
Engineering 379-1813 (Steve Philpott) for more information.
9. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
3
FILE NO.: Z -5703-C (Cont.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: 20 -foot overhead easement on private property adjacent to new street
right of way is required. Contact Entergy 501-945-5151 for additional
information.
Center -Point Energy: No comment received.
AT & T: 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 Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are
required they will be installed at the developer's expense. Please submit plans
for water facilities and/or fire protection systems to Central Arkansas Water for
review. Plan revisions may be required after additional review. Contact Central
Arkansas Water regarding procedures for installation of water facilities and/or fire
service. Approval of plans by the Arkansas Department of Health Engineering
Division and the Little Rock Fire Department is required. Contact Central
Arkansas Water regarding the size and location of the water meter. A Capital
Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections off the
private fire system. There is an additional CIC Main Charge associated with the
water main in Shackleford Road. If there are facilities that need to be adjusted
and/or relocated, contact Central Arkansas Water. That work would be done at
the expense of the developer. Due to the nature of the facility, installation of an
approved reduced pressure zone backflow preventer assembly (RPZ) is required
on the domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the RPZ
assembly, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed in the State of Arkansas and approved by Central
Arkansas Water. The test results must be sent to Central Arkansas Water's
Cross Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project.
Fire Department: Place fire hydrants per code. Maintain access at least 20 -feet
wide. Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is located near CATA Bus Route #14 — the Rosedale route. The
Rosedale Route runs north of the property on Colonel Glenn Road. As the road
moves east, on the northeast corner of the property the road narrows. This
location would be a great location for a bus stop, to move out of traffic to directly
4
FILE NO.: Z -5703-C (Cont.
serve the office development. Sidewalk abruptly ends, so extend north to street
for easier accessibility at bus stop. Provide bus shelter for safer bus stop.
Parks and Recreation: No comment received.
F. ISS UESITECHNI CAL/DES I G N:
Planning Division: This request is located in the 65th West Planning District. The
Land Use Plan shows Light Industrial (LI) for this property. The Commercial
category provides for light warehouse, distribution or storage uses, and/or other
industrial uses that are developed in a well-designed "park like" setting. The
applicant has applied for a revision to the existing POD (Planned Office
Development) to add a tennis center to the current list of permitted uses.
Master Street Plan: Shackleford Road is shown as Minor Arterial and Colonel
Glenn Road is shown as a Principal Arterial on the Master Street Plan. A
Principal Arterial is to serve thorough traffic and to connect major traffic
generators or activity centers within the urbanized area. A Minor Arterial
provides connections to and through an urban area and their primary function is
to provide short distance travel within the urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on both
Colonel Glenn and Shackleford Roads since they are both Arterials. These
streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Shackleford Road. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. There is a small portion of this site that adjoins residentially zoned property
along the southeasterly property line. This area needs to remain undisturbed
or if there is no existing vegetation, large evergreen trees and shrubs must be
planted in conjunction with this application.
3. A small amount of building landscaping will be required.
4. Berming along the streets is encouraged.
5. It appears behind all of the buildings is completely asphalted. Recommend
the addition of some greenspace/permeable surface area.
6. An automatic irrigation system is required.
7. Prior to the issuance of a building permit, it will be necessary to provide
landscape plans stamped with the seal of a Registered Landscape Architect.
l•1
FILE NO.: Z -5703-C _ Cont.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2011)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating the applicant was
requesting the addition of a tennis center as an allowable use for proposed Lot 4.
Staff stated the remainder of the development would remain as previously
approved or office/warehouse uses for Lots 2 and 3 and Lot 1 with C-3, General
Commercial District uses. Staff requested Mr. White provide additional details
concerning the proposed tennis center. Staff questioned the hours of operation,
the number of staff, the number of clients and if the center would offer private
lessons.
Public Works comments were addressed. Staff stated a dedication of right of
way on Shackleford Road was required to 45 -feet from centerline. Staff also
stated the stormwater detention ordinance would apply to the development of the
site. Staff stated measures to control the increased in stromwater runoff from the
site due to the increased impervious surface should be implemented to not
damage adjacent property.
Landscaping comments were addressed. Staff stated there was a small portion
of the site, which abutted residentially zoned property. Staff stated in this area
screening was required. Staff also stated it appeared behind the building was
entirely asphalt and suggested the applicant provide additional green space
and/or permeable surface in this area. Staff stated an automatic irrigation
system was required to water landscape areas and prior to the issuance of a
building permit a landscape plan prepared by a registered landscape architect
would be required.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the December 8, 2011, Subdivision Committee meeting. The applicant has
indicated the facility will be private, the hours of operation, the number of staff
and the number of clients. The applicant is requesting a deferral of the required
street improvements to Shackleford Road adjacent to proposed Lot 3. The
deferral request is for five (5) years or until the development of Lot 3, whichever
occurs first. Staff is supportive of the deferral request. The improvements to
9
FILE NO.: Z -5703-C Cont.
Colonel Glenn Road and the improvements adjacent to proposed Lot 1 on
Shackleford Road were installed with the development of Lot 2.
The applicant is requesting approval of a revision to the existing POD to add a
tennis center as an allowable use. The development is proposed with the
construction of a new building. The building is proposed 125 -feet by 380 -feet
(47,500 square feet) with a maximum building height of 48.5 feet and an average
building height per mid line calculation of 37 feet. The current configuration of
the building will allow six (6) indoor tennis courts. The developer is requesting to
be allowed to reduce the size of the building should he choose to only construct
four (4) courts. If the four (4) courts are constructed this would shorten the length
of the building by approximately 100 -feet. The site plan includes 69 parking
spaces located on the south side of the building.
The building is a metal frame construction with a polymer fabric exterior. Brick or
stone entry features will be located at the front of the building.
The facility will be a private facility for teaching pros and tennis clinics/academics.
The facility will not be used to host tournaments. During private lessons for
teaching pros, traffic to the site is anticipated to be eight persons plus instructors.
During tennis clinics/academics, that will increase to 40 students, plus
instructors. Days and hours of operation are proposed as 7 a.m. to 8 p.m.
Monday through Sunday. The facility will employ a maximum of ten persons.
Private lessons for adults will primarily be in the morning and lessons for children
will be in the afternoons. There will be no more than ten adults and two teaching
pros instructing at any one time. In the afternoons/ evenings there will be no
more than 16 children and three teaching pros.
Site lighting will be low-level and directed downward and into the site. Signage
will consist of a small plaque on the facade of the building and a single ground
mounted sign. A ground mounted monument sign is proposed on the lot with a
maximum height of six feet and 64 square feet in area. A small directional sign
will be placed on Shackleford Road within a sign easement.
There will be a dumpster located on the site in the rear of the building. The
dumpster will be screened per the typical ordinance requirements. The applicant
has indicated an eight -foot tall rubber coated chain link fence will be placed
around the perimeter of the property along the east and south sides. The
applicant has indicated screening will be installed adjacent to single-family zoned
or used property as required by the buffer ordinance.
Staff is supportive of the request. Staff does not feel the revision to the existing
POD to add a private tennis facility as an allowable use will significantly impact
the overall development or the area.
7
FILE NO.: Z -5703-C (Cont.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the deferral request for street construction along
Shackleford Road for a period of five (5) years or until the development of
proposed Lot 3, whichever occurs first.
PLANNING COMMISSION ACTION: (JANUARY 5, 2012)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff also presented a recommendation of approval of the
deferral request for street construction along Shackleford Road for a period of five (5)
years or until the development of proposed Lot 3, whichever occurred first.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 6 ayes,
0 noes, 4 absent and 1 recusal (JT Ferstl).
ITEM NO.: 4. Z -5703-C
NAME: Shackleford Commercial Revised Short -form POD
LOCATION: located at 10303 Colonel Glenn Road
Planninq 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. The notice must be mailed no later than December 21, 2011. The Office of
Planning and Development must receive the proof of notice no later than December
30, 2011.
2. Verify the ownership information in the project information section of the site plan.
3. The current zoning is POD not R-2, Single-family.
4. Will the facility be a private facility — define the use of the facility — will there be
private lessons, number of students per session, number of staff.
5. Provide the days and hours of operation.
6. Provide the total number of employees and the total number of students/clients the
center will serve.
7. Provide details of the proposed building construction. Provide the maximum roof
height for the building.
8. Will there be dumpster facilities located on the site. If so provide the location of the
site plan and include a note concerning screening.
9. All site lighting must be low level and directional, directed downward and into the
site.
10. Provide details of any proposed signage including ground signage and building
signage.
11. Will there be any fencing located on the site? If so provide a note concerning the
location, construction material and total height.
Vadance/Waivers: None requested.
Public Works Conditions:
1. Shackleford Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvement to Shackleford Road with construction
on Lot 3 including 5 -foot sidewalks with the planned development.
3. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
4. Measures to control the increase in stormwater runoff from the increased impervious
surface should be implemented to not damage adjacent property.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right -
Item # 4.
of -way prior to occupancy.
7. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
8. Streetlights are required by Section 31-403 of the Little Rock code of ordinances.
Provide plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve
Philpott) for more information.
9. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
Obtain barricade permit prior to doing any work in the right-of-way from Traffic
Engineering at (501) 379-1805 (Travis Herbner).
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project.
Enter : 20 -foot overhead easement on private property adjacent to new street right
of way is required. Contact Entergy 501-945-5151 for additional information.
Center -Point Energy: No comment received.
AT & T: 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 Little Rock Fire Department needs to
evaluate this site to determine whether additional public and/or private fire hydrant(s)
will be required. If additional fire hydrant(s) are required they will be installed at the
developer's expense. Please submit plans for water facilities and/or fire protection
systems to Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Center Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and the Little Rock Fire Department is required. Contact
Central Arkansas Water regarding the size and location of the water meter. A Capital
Investment Charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all connections off the private fire
system. There is an additional CIC Main Charge associated with the water main in
Shackleford Road. If there are facilities that need to be adjusted and/or relocated,
contact Central Arkansas Water. That work would be done at the expense of the
developer. Due to the nature of the facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZ assembly, successful tests of
the assembly must be completed by a Certified Assembly Tester licensed in the State of
Arkansas and approved by Central Arkansas Water. The test results must be sent to
Central Arkansas Water's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if you would
like to discuss backflow prevention requirements for this project.
Fire Department: Place fire hydrants per code. Maintain access at least 20 -feet wide.
Contact the Little Rock Fire Department for additional information.
Item # 4.
County Planning: No comment.
CATA: The site is located near CATA Bus Route #14 — the Rosedale route. The
Rosedale Route runs north of the property on Colonel Glenn Road. As the road moves
east, on the northeast corner of the property the road narrows. This location would be a
great location for a bus stop, to move out of traffic to directly serve the office
development. Sidewalk abruptly ends, so extend north to street for easier accessibility
at bus stop. Provide bus shelter for safer bus stop.
Parks and Recreation: No comment received.
Planning Division: This request is located in the 65th West Planning District. The Land
Use Plan shows Light Industrial (LI) for this property. The Commercial category
provides for light warehouse, distribution or storage uses, and/or other industrial uses
that are developed in a well-designed "park like" setting. The applicant has applied for a
revision to the existing POD (Planned Office Development) to add a tennis center to the
current list of permitted uses.
Master Street Plan: Shackleford Road is shown as Minor Arterial and Colonel Glenn
Road is shown as a Principal Arterial on the Master Street Plan. A Principal Arterial is
to serve thorough traffic and to connect major traffic generators or activity centers within
the urbanized area. A Minor Arterial provides connections to and through an urban area
and their primary function is to provide short distance travel within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on both Colonel Glenn and Shackleford Roads since they are both
Arterials. These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan; A Class II Bike Lane is shown along Shackleford Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. There is a small portion of this site that adjoins residentially zoned property along the
southeasterly property line. This area needs to remain undisturbed or if there is no
existing vegetation addition large evergreen trees and shrubs must be planted in
conjunction with this application.
3. The scale on this drawing is inaccurate. Should reflect 1" = 50'-0"
4. A small amount of building landscaping will be required.
5. Berming along the streets is encouraged.
6. It appears behind all of the buildings is completely asphalted. Recommend the
addition of some greenspace/permeable surface area.
7. An automatic irrigation system is required.
8. Prior to the issuance of a building permit, it will be necessary to provide landscape
plans stamped with the seal of a Registered Landscape Architect.
Item # 4
9. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, December 14, 2011.
Item # 4