HomeMy WebLinkAboutZ-5703-D Staff AnalysisFILE NO.: Z -5703-D
NAME: Lot 3 Colonel Glenn Business Center Short -form PD -C,
LOCATION: Located on the Southeast corner of Colonel Glenn Road and
Shackleford Road
DEVELOPER:
Southern Dutch Properties of Tennessee Grand Partnership
c/o Hart Construction LLC
2121 Watt Street Suite A
Little Rock, AR 72227
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.6 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: POD
ALLOWED USES: Lot 1 C-3, General Commercial District & Lots 2 — 4
Office/Showroom/ Warehouse
PROPOSED ZONING: PD -C
PROPOSED USE: Machinery Sales and service with outdoor display of machinery
and/or equipment
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
In June of 1993, a request was filed 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
FILE NO.: Z -5703-D (Cont
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 (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 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.
Ordinance No. 20,536 adopted by the Little Rock Board of Directors on
February 7, 2012 allowed a revision to the PCD to allow the construction of a private
tennis center on Lot 4. This development has not occurred.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The project contains 2.6 acres located on proposed Lot 3 and is located near the
southeast corner of Colonel Glenn Road and South Shackleford Road. The
property is currently zoned Planned Office Development with a multiple lot
development plan. The applicant is proposing to construct one building that
would contain a small display area, a retail parts department and offices on the
north end of the overall development.
The building is proposed containing 13,460 square feet. The south end of the
building will be a shop area and wash bay for working and cleaning rental
equipment. The developer is proposing to construct an eight foot tall security
fence around the storage yard. On the Shackleford Road frontage the fence will
be opaque to screen the storage yard from the Public's view. The storage yard
will be graveled except for the 20 -foot approach to the shop bays which will be
paved.
2
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The developer is proposing an area of outdoor display along Shackleford Road.
The area of outdoor display will be used for display of the rental equipment for
the business. Equipment will also be displayed in an area on the northwest side
of the building under the covered entryway.
There will be building signage on the west and north ends of the building, and a
ground mounted sign on the Shackleford Road frontage. The sign located on the
north fagade of the building is located without public street frontage. The ground
sign is indicated with a maximum height of 10 -feet and a maximum sign area of
100 square feet.
The Shackleford Road widening improvements as required by the Master Street
Plan will be constructed in conjunction with this development. The required right
of way was previously dedicated.
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
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 not received any comment from area residents. All
property owners located within 200 -feet of the site along with the John Barrow
Neighborhood Association and the Stagecoach Dodd Neighborhood Association
were notified of the public hearing.
D. ENGINEERING COMMEN
PUBLIC WORKS CONDITIONS:
With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvements to Shackleford Road
including 5 -foot sidewalks with the planned development. The new back of
curb should be located 29.5 feet from centerline.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
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FILE NO.: Z -5703-D (Cont.
4. 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.
5. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Greg Simmons) for more information.
6. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Contact Little Rock Wastewater
Utility for any additional information.
Entergy: Entergy has facilities across the road from the proposed development.
Contact Entergy to work out details for service when needed.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's
expense.
3. Please submit plans for water facilities and/or fire protection system 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.
4. Contact Central Arkansas Water regarding the size and location of the water
meter.
5. 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 including metered connections off the private fire system. There
is an additional CIC -Main Charge associated with the water main in
Shackleford.
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FILE NO.: Z -5703-D (Cont.
6. 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.
7. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
8. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) 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 RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by 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 hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Approved as submitted. The site is located on CATA Route #14, the
Rosedale Bus Route serves the intersection of Colonel Glenn and Shackleford
Roads.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the 65th Street West Planning
District. The Land Use Plan shows Light Industrial (LI) for this property. This
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 rezoning from POD (Planned Office District) to PCD
(Planned Commercial District) to allow for the development of a tractor rental and
sales facility with outdoor display.
Master Street Plan: Colonel Glenn Road is a Principal Arterial and Shackleford
Road is a Minor Arterial on the Master Street Plan. A Principal Arterial is to serve
through 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 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.
FILE NO.: Z -5703-D
G
Bicycle Plan:
Glenn Roads
bicycles.
Landscape:
t.
A Class II Bike Lanes are shown along Shackleford and Colonel
Bike Lanes provide a portion of the pavement for the sole use of
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. An automatic irrigation system to water landscaped areas will be required.
3. 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.
4. The Landscape Ordinance requires a 9 -foot wide perimeter landscape strip
around the sites entirety. A variance from the City Beautiful Commission
must be obtained prior to the issuance of a building permit.
5. The street buffer requirement on Shacklefrod Road is a landscape strip
averaging 17.4 -feet and in no case less than 9 -feet.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). Interior islands must be a minimum of one hundred fifty (150) square
feet in area to qualify and be seven and one half (7 Y2) feet in width.
7. A small amount of building landscaping will be required.
8. All areas subject to wheeled traffic are to be constructed of a hard surface
material. The site plan indicates the rear of the building with a graveled
surface.
SUBDIVISION COMMITTEE COMMENT: (August 1, 2013)
The applicant was present representing the request. Staff presented an
overview of the development stating there were a number of outstanding
technical issues associated with the request. Staff requested the applicant
provide the proposed signage plan, the material of the screening fence and the
areas for proposed for outdoor display. Staff also questioned the days and hours
of operation.
Public Works comments were addressed. Staff stated a dedication of right of
way would be required along Shackleford Road. Staff also stated the installation
of streetlights would be required prior to the issuance of a certificate of
occupancy. Staff stated a grading permit would be required prior to construction.
Staff also stated the City's stormwater detention ordinance would apply to
development of the site.
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FILE NO.: Z -5703-D (Cont.
Landscaping comments were addressed. Staff stated an automatic irrigation
system would be required prior to development of the site. Staff also stated prior
to the issuance of a building permit a landscape plan stamped with the seal of 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 issues raised at
the August 1, 2013, Subdivision Committee meeting. The applicant has
indicated the proposed signage plan, the material of the screening fence and the
areas proposed for outdoor display.
The project contains 2.6 acres and is located near the southeast corner of
Colonel Glenn Road and South Shackleford Road. The property is currently
zoned Planned Office Development with a multiple lot development plan. Only
one of the four proposed lots has developed. The applicant is proposing to
construct one building on the property for machinery sales and service which
allows the repair of equipment, selling and servicing of machinery. The site plan
indicates a small area of outdoor display along South Shackleford Road and in
an open area under the roof of the proposed building on the north end of the
building.
The building is proposed containing 14,800 square feet. The office and parts
area will contain 6,000 square feet. The south end of the building will be a shop
area and wash bay for working and cleaning equipment containing 7,200 square
feet. The site plan also includes a 20 -foot by 80 -foot area along the south end of
the building, under roof, for outdoor storage. Overhead doors will be placed
along Shackleford Road (the western fagade) and on the east side of the building
facing the access easement.
The developer is proposing to construct an eight foot tall opaque security fence
around the storage yard. The fence is proposed as a vinyl coated chain link
fence with a natural colored privacy screen. Along Shackleford Road the
applicant is proposing to place evergreen trees and shrubs placed a minimum of
20 -feet on center to soften the impact of the fence and aid in screening the site.
Staff feels the number of plantings, the size, variety and the spacing of the
plantings should be placed to provide a visual screen of the fence within three
years of development. Staff recommends trees are to be placed a minimum of
20 -feet on center with a minimum of three shrubs placed between the trees.
The storage yard is proposed to be graveled except for the 20 -foot approach to
the shop bays which will be paved. Section 36-508 states all areas subject to
wheeled traffic are to be paved. The applicant has indicated paving materials will
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FILE NO.: Z -5703-D (Cont.)
not hold up to the machinery which will be stored and repaired within this area.
The applicant is requesting to be allowed to place a hard packed gravel within
the storage area
There will be building signage on the west and north ends of the building, and a
ground mounted sign on the Shackleford Road frontage. The signage is limited
to a maximum of ten percent of the facade area on which the signage is placed.
The signage on the north fagade is located on an access drive and does not
have public street frontage. The ground sign is proposed as a monument style
sign with a maximum height of ten (10) feet and a maximum sign area of 100
square feet. Staff is supportive of the signage as proposed.
The Shackleford Road widening improvements as required by the Master Street
Plan will be constructed in conjunction with this development. The required right
of way was previously dedicated.
Staff is supportive of the request. The rezoning request would allow the
development of this site with an equipment sales and rental business with limited
outdoor display. Staff feels the developers have done a good job in minimizing
the impact of the proposed development on the adjacent properties.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comment and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Staff recommends along Shackleford Road trees be placed a minimum of 20 -feet
on center with a minimum of three shrubs placed between the trees.
PLANNING COMMISSION ACTION:
(AUGUST 22, 2013)
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 presented a recommendation along Shackleford Road
trees be placed a minimum of 20 -feet on center with a minimum of three evergreen
shrubs placed between the trees.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and
3 absent.
ITEM NO.: 7. Z -5703-D
NAME: Lot 3 Colonel Glenn Business Center Short -form PD -C.
LOCATION- located on the Southeast corner of Colonel Glenn Road and Shackleford
Road
Planning Staff Comments:
1. Provide notification of the abutting property owners including the certified abstract
list, notice form with affidavit executed and proof of mailing. The notice must be
mailed no later than August 7, 2013. The Office of Planning and Development must
receive the proof of notice no later than August 16, 2013.
2. Section 36-508 — Requires drives and parking areas subject to wheeled vehicle
traffic to be paved with a hard surface material. The plan includes the placement of
graveled drives and parking areas.
3. Provide the days and hours of operation for the facility.
4. Provide the proposed signage plan including building and ground signage. Indicate
the facades where building signage will be placed and provide the percentage of
fagade area to be covered with signage. Provide the location of the proposed
ground sign and note the total height and total sign area.
5. The plan indicates opaque security fencing. What is the planned material of the
fencing?
6. The screening fence does not appear to extend along the southern perimeter of the
site. Every use, or any part thereof, that is not conducted within a building
completely enclosed on all sides shall be enclosed within a wall or fence six (6) feet
in height. Such wall or fence shall completely screen all operations conducted within
such wall or fence from observation. No exterior storage area shall encroach into
any of the required yards.
7. The plan indicates the placement of two areas of outdoor display. Will the outdoor
display areas be constructed of a hard surface material or are the areas proposed as
grass or graveled? It appears the display area along Shackleford Road is elevated.
8. Section 36-302 — All the lot used for the parking of vehicles, for the storage and
display of merchandise and all driveways used for vehicle ingress and egress shall
be paved with a sealed surface pavement and maintained in such a manner that no
dust will be provided by continued use.
a. All servicing of vehicles and assembly of equipment carried on as an
incidental part of the sales operation shall be conducted within a
completely enclosed building.
b. There shall be no open display of any kind whatsoever in the first 20 -feet
of the required front yard setback.
Variance/Waivers: None requested.
Public Works Conditions:
1. With site development, provide design of street conforming to the Master Street
Item # 7.
Plan. Construct one-half street improvements to Shackleford Road including 5 -foot
sidewalks with the planned development. The new back of curb should be located
29.5 feet from centerline.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
3. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
4. 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.
5. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg
Simmons) for more information.
6. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site shall be repaired by
the responsible party prior to issuance of a certificate of occupancy.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for
any additional information.
Entergy: Entergy has facilities across the road from the proposed development.
Contact Entergy to work out details for service when needed.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine whether
additional public or private fire hydrant(s) will be required. If additional fire hydrant(s)
are required, they will be installed at the Developer's expense.
3. Please submit plans for water facilities and/or fire protection system 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.
4. Contact Central Arkansas Water regarding the size and location of the water meter.
5. 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
including metered connections off the private fire system. There is an additional
CIC -Main Charge associated with the water main in Shackleford.
6. 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.
Item # 7.
7. Contact Central Arkansas Water if additional fire protection or metered water service
is required.
8. Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZA) 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 RPZA, successful tests of the assembly
must be completed by a Certified Assembly Tester licensed by 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 hydrant(s) per code. Maintain access. Contact the Little
Rock Fire Department for additional information.
County Planning: No comment.
CATA: Approved as submitted. The site is located on CATA Route #14, the Rosedale
Bus Route is serves the intersection of Colonel Glenn and Shackleford Roads.
Parks and Recreation: No comment received.
Planninq Division: This request is located in the 65th Street West Planning District. The
Land Use Plan shows Light Industrial (LI) for this property. This 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
rezoning from POD (Planned Office District) to PCD (Planned Commercial District) to
allow for the development of a tractor rental and sales facility with outdoor display.
Master Street Plan: Colonel Glenn Road is a Principal Arterial and Shackleford Road is
a Minor Arterial on the Master Street Plan. A Principal Arterial is to serve through 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 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 Lanes are shown along Shackleford and Colonel Glenn
Roads. 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. An automatic irrigation system to water landscaped areas will be required.
3. 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 # 7.
4. The Landscape Ordinance requires a 9 -foot wide perimeter landscape strip around
the sites entirety. A variance from the City Beautiful Commission must be obtained
prior to the issuance of a building permit.
5. The street buffer requirement is a landscape strip averaging 17.4 -feet and in no case
less than 9 -feet.
6. Eight percent (8%) of the vehicular use area must be designated for green space;
this green space needs to be evenly distributed throughout the parking area(s).
Interior islands must be a minimum of one hundred fifty (150) square feet in area to
qualify and be seven and one half (7 Y2) feet in width.
7. A small amount of building landscaping will be required.
8. All areas subject to wheeled traffic are to be constructed of a hard surface material.
The site plan indicates the rear of the building with a graveled surface.
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, August 7, 2013.
Item # 7_