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HomeMy WebLinkAboutZ-5945 Staff AnalysisFebruary 21, 1995 ITEM NO.: 12 FILE NO.: Z-5945 NAME LOCATION• OWNER/APPLICANT: PROPOSAL• ORDINANCE DESIGN STANDARDS: 1. Site Location Looper office/Warehouse - Conditional Use Permit 7223 Geyer Springs Road Danny Looper A conditional use permit is requested to allow for the phased development of a multi -building office/warehouse complex on this C-3 zoned, 3.3± acre site. A variance is requested to allow a reduced rear yard setback of 15 feet for a portion of the project which is located at the northeast corner of the property. A rear yard setback of 25 feet is required in the C-3 zone. The property is located approximately 220 feet east of Geyer Springs Road, at its intersection with Forbing Road. 2. Compatibility with Neighborhood This 3.3± acre tract is located in an area of mixed zoning and uses ranging from -single family residential to mini -warehouses. A large area of commercial and industrial zoning extends along this portion of Geyer Springs Road. The property currently contains a sub -standard, nonconforming mobile home park. The redevelopment of this property as an office/warehouse complex is compatible with the neighborhood. Attention must be given to properly screening/buffering this site from the adjacent single-family residential properties. 3. On -Site Drives and Parking The applicant proposes to access the site via a 50 foot access easement off of Geyer Springs Road. The site plan proposes 99 on-site parking spaces. The percentage of mixture of office and warehouse determines the required parking. Based on a mix of 30% office and 70% warehouse, February 21, 1995 SUBDIVISION ITEM ND • 12 (Cont.) FTLE NO_: Z-5945 this 42,900 square foot development requires 51 on-site parking spaces. 4. Scrgening and Buffer Compliance with the City's Landscape and Buffer Ordinances is required. A six foot tall, opaque wood fence with its face directed outward or dense evergreen plantings are required adjacent to the residential properties to the east and north. A three foot wide landscape strip is required between the public parking areas and the buildings. 5. City Engineer Comments Recommend improving the access drive to Geyer Springs Road and recommend a minimum street width of 24 feet with curb and gutter. The apron should be concrete at Geyer Springs Road. Stormwater detention and boundary survey requirements will be required. A sketch grading and drainage plan meeting the requirements of Section 29-186 are required before construction. A grading permit is required. 6. Utility and Fire Department Comments On-site fire protection is required. The Little Rock Fire Department will need to evaluate the site to determine the location of required private fire hydrants. Regulation city no parking/tow away signs are required by the Little Rock Fire Department. 7. Analysis The applicant requests a conditional use permit to allow for the phased development of a multi -building office/warehouse complex on this C-3 zoned 3.3± acre site. The property is currently occupied by a nonconforming mobile home park containing approximately 24 mobile homes. The proposed development consists of a total of five buildings with a total building area of 42,900 square feet. The applicant proposes to construct the shell of each building and then finish out the interior to meet the needs of the tenants. The proposed use mixture is 30% office and 70% warehouse. The 30% office square footage is a maximum. Some tenants may not require that much office space and may require a greater percentage of warehouse space. Residentially zoned property is adjacent to the east and north of this site. As such, the relationship of this commercial development to the residential property must be addressed. The perimeters adjacent to the residential property must be properly landscaped, screened and buffered. 2 February 21, 1995 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: 5-5945 The walls of the buildings facing the residential property shall have no openings, doors or signage except as may be required by the building code or Fire Department as a safety device. All parking lot lighting must be low-level and directional, aimed away from adjacent residential properties. Staff feels that the proposed development is a reasonable use of this property and supports the application. 8. Staff Recommendation Staff recommends approval of the conditional use permit to allow for the phased development of an office/warehouse complex on this C-3 zoned property subject to the following conditions: 1. The use mixture within each leased area is to be 30% office and 70% warehouse. The 30% office square footage is a maximum, allowing individual tenants to have less square footage devoted to office than 30%. 2. Compliance with the City's Landscape and Huffer Ordinances 3. The wall of the buildings facing residential property are not to have any openings, doors or signage except as may be required by building codes or the Fire Department as a safety device. 4. Compliance with the City Engineer's Comments 5. Compliance with the Utility and Fire Department Comments 6. All lighting is to be low-level and directional, aimed away from adjacent residential properties. A maximum light pole height of 20 feet and no lighting allowed on the back of the buildings facing the residential properties is recommended. 7. Dumpsters shall be screened on at least three sides to a height of 8 feet and shall be located away from the perimeters adjacent to residential properties. Staff recommends approval of the variance to allow a reduced rear yard setback of 15 feet for the one building located at the northeast corner of the property. The reduced setback area will be landscaped and buffered to comply with City Code. 3 February 21, 1995 S BDIVISION ITEM NO.: 12 Cont. FILE NO.: Z-5945 SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 2, 1995) Danny Looper and James Butler were present representing the application. Staff presented the item and noted the landscaping, City Engineer, Utility and Fire Department comments outlined above. David Scherer, of the City Engineer's Office, gave further details on the suggested improvements to the access drive to Geyer Springs Road. Bob Brown, Plans Review Specialist, pointed out the landscaping and buffer requirements. In response to a question from staff, Mr. Looper stated that there would be no openings in the wall of the buildings which face residential property. Mr. Looper was asked to provide a percentage of the mix of office and warehouse space. (The proposed use mix of 30% office and 70% warehouse was later provided to staff.) Mr. Looper was directed to provide details on any proposed signage and the parking lot lighting. It was suggested that the parking lot lighting be low --level and directional, aimed away from the adjacent residential properties. A light pole height of 20 feet was suggested by staff. Mr. Looper and Mr. Butler were directed to provide a revised site plan incorporating the needed changes. The Committee determined there were no other outstanding issues and forwarded the item to the full Commission. PLANNING_COMMISSION ACTION: (FEBRUARY 21, 1995) The applicant was present. There were no objectors present. Staff presented the item and informed the Commission that the applicant had submitted a revised site plan and additional information which addressed staff's concerns. The item was placed on the Consent Agenda and approved subject to the following conditions: 1. The use mixture within each leased area is to be 30% office and 70% warehouse. The 30% office square footage is a maximum, allowing individual tenants to have less square footage devoted to office than 30%. - 2. Compliance with the City's Landscape and Buffer Ordinances. 4 February 21, 1995 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z-5945 3. The wall of the buildings facing residential property are not to have any openings, doors or signage except as may be required by building codes or the Fire Department as a safety device. 4. Compliance with the City Engineer's Comments 5. Compliance with the Utility and Fire Department Comments 6. All lighting is to be low-level and directional, aimed away from adjacent residential properties. A maximum light pole height of 20 feet and no lighting allowed on the back of the buildings facing the residential properties is recommended. 7. Dumpsters shall be screened on at least three sides to a height of 8 feet and shall be located away from the perimeters adjacent to residential properties. The Commission also approved a variance to allow a reduced rear yard setback of 15 feet for the one building located at the northeast corner of the property. The vote was 9 ayes, -0 noes and 2 absent. 5