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HomeMy WebLinkAboutZ-5959-B Staff AnalysisFILE NO.: Z -5959-B NAME: Ross Spark's Office Development Revised Short -form PD -C LOCATION: 3204 Old Shackleford Road DEVELOPER: Ross Spark's Builders P.O. Box 17108 Little Rock, AR 72222 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 1.3 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PD -C ALLOWED USES: Office -warehouse PROPOSED ZONING: Revised PD -C PROPOSED USE: Contractors Storage Yard VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: On May 2, 1995, the Board of Directors passed Ordinance No. 16,879 and 16,880. Ordinance No. 16,879 rezoned the property to PD -C for an office -warehouse, with C-3 permitted uses as alternative uses for the site. Ordinance No. 16,880 granted a deferral of street improvements to Old Shackleford Road for five (5) years or until other construction along Old Shackleford Road. FILE NO.: Z -5959-B Cont. The approved site plan for the property included a paved and landscaped parking area. The area was not developed and a permanent Certificate of Occupancy was also never issued. The Board of Directors adopted Ordinance No. 18,520 on July 3, 2001, approving a revision to the existing Planned Commercial Development to allow Cook Restoration to locate on the site. The request included a five-year deferral of street improvements to Old Shackleford Road and a two-year deferral of the hard surface parking area on the site. The applicant indicated any required landscaping upgrades would be made to the site. The site work has not been completed. A. PROPOSAUREQUEST: The applicant is requesting a revision to a previously approved single use planned development to allow the current owner to expand the facilities and utilize the site as a contractor's office with outdoor storage of equipment. The applicant has indicated in Phase I there will be two additions to the main structure, street improvements to collector standards, a paved 19 space parking area for the office and a fenced area in the rear of the project for equipment storage. The equipment storage area is proposed with a 6 -inch of gravel spread to eliminate dust and mud. The area would be used for equipment and material storage. Phase II will consist of a 40 -foot by 60 -foot expansion to the existing metal building. Phase III includes the construction of a 50 -foot by 70 -foot free standing building to be used as lease space with general and professional office uses requested as the potential uses. The structure is located at the rear of the property. The parking area will be expanded during this phase with the addition of 24 parking spaces. With this addition the contractor's equipment storage area will be reduced. B. EXISTING CONDITIONS: There are two (2) existing buildings on the site, a 1727 square foot office and a 2400 square foot warehouse structure. There is a gravel parking area along the building's south side. There are commercial uses across Old Shackleford Road to the east and southeast, with undeveloped property to the north (Summit Mall PCD) and west (R-2). There are several single-family residences and an auto repair business to the south, between this property and West 36th Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls concerning the proposed development. The John Barrow Neighborhood Association, all 2 FILE NO.: Z -5959-B residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed right-of-way dedication and boundary street improvements meet Master Street Plan requirements. 2. Storm water detention ordinance applies to this property. 3. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, drainage and plans for work in the right-of-way will need to be submitted and approved prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: A sewer main extension will be required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if additional water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required, especially with Phases 2 and 3. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. 3 FILE NO.: Z -5959-B (Cont., F. ISSUES/TECHNICAL/DESIGN: G Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development for contractor's office with a contractor's storage yard. A land use plan amendment for a change to Mixed Commercial Industrial is a separate item on this agenda. (LU03-11-04 — Item #19) City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The proposed Phase I parking lot does not provide for the eight (8) percent (582 square feet) of required landscaping within the interior of the parking lot. Interior islands must be at least 150 square feet in area and 7'/z feet in width to count toward fulfilling Landscape Ordinance requirements. The proposed Phase III parking lot is 333 square feet less than the 733 square feet of interior landscaping required. A portion of the proposed street buffer drops below the 11-'/ foot width minimum. The full requirement being 23 feet in width. Additionally, the western perimeter does not provide for the 23 -foot wide land use buffer. Additionally, a portion of the southern perimeter does allow for the minimum nine (9) foot wide land use buffer. An irrigation system to water landscaped areas will be required. SUBDIVISION COMMITTEE COMMENT: (September 25, 2003) Mr. Joe White was present representing the request. Staff stated the request was to amend a previously approved planned development to allow a contractor's office and storage yard to locate on the site. Staff stated there were additional items needed to complete the review. Staff requested the applicant furnish details concerning signage, days and hours of operation and dumpster location. Public Works comments were addressed. Staff stated the proposed right-of-way dedications were adequate to meet the Master Street Plan requirement. Staff noted the storm water detention ordinance would apply to the site and a grading permit would be required prior to any development. Landscaping comments were addressed. Staff requested additional interior landscaping and an increase in a portion of the proposed street buffer. Staff stated the southern perimeter did not allow for the minimum nine -foot wide buffer. 4 FILE NO.: Z -5959-B (Con H There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the September 25, 2003 Subdivision Committee meeting. The applicant has indicated all building setback dimensions and has indicated the signage will comply with signage allowed in office zones (six feet in height and sixty-four square feet in area). The applicant has also indicated the days and hours of operation will be from 7:00 am to 7:00 pm daily. Staff is supportive of the proposed signage and the proposed hours of operation. The applicant has indicated the development will take place in three (3) phases with the bulk of the construction in Phase I being the construction of a hard surface parking area (19 spaces), the required street improvements and two additions to the existing building. The applicant is proposing the construction of a 400 square feet addition to connect the existing structure with an existing metal building and a 900 square foot addition to the south of the building. With the expansion the site will contain 5088 square feet of gross floor area. This would typically require 12 parking spaces. The proposed parking is sufficient to meet the parking demand of Phase I. The proposed Phase II addition would add an additional 2400 square feet of gross floor area and bringing the typical minimum parking requirement to 18 spaces. The applicant has indicated a third phase, which would add a 3500 square foot building on the site and the addition of 24 parking spaces. The typical minimum parking demand would be 8 spaces. The applicant has indicated general and professional office uses as the proposed uses for the building. Staff is supportive of the proposed building construction and the proposed parking and placement. The applicant has indicated locations for storage of equipment on the site plan. The site plan indicates this area to be graveled. The area for storage is decreased when the second building is added. The areas set aside are located in the rear of the site adjacent to wooded areas. Staff feels the placement of equipment in this area should have minimal impact on the surrounding area. The applicant has indicated the minimum 11-Y foot street buffer and increased the buffer area along the western perimeter to 25 -feet. The applicant has also indicated the minimum land use buffer along the south property line of 9 feet. The applicant has indicated there is not a Bill of Assurance in effect for the property. To Staff's knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the request to revised the previously 5 FILE NO.: Z-5959-B(Cont.) approved PCD to allow a contractors storage yard to become an allowable use for the site. E. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (OCTOBER 16, 2003) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated to their knowledge there were no outstanding issues associated with the request. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes, 2 absent and 1 recuse. D October 16, 2003 ITEM NO.: 19.1 FILE NO.: Z -5959-B NAME: Ross Spark's Office Development Revised Short -form PD -C LOCATION: 3204 Old Shackleford Road DEVELOPER: Ross Spark's Builders P.O. Box 17108 Little Rock, AR 72222 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 1.3 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PD -C ALLOWED USES: Office -warehouse PROPOSED ZONING: Revised PD -C PROPOSED USE: Contractors Storage Yard VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: On May 2, 1995, the Board of Directors passed Ordinance No. 16,879 and 16,880. Ordinance No. 16,879 rezoned the property to PD -C for an office -warehouse, with C-3 permitted uses as alternative uses for the site. Ordinance No. 16,880 granted a deferral of street improvements to Old Shackleford Road for five (5) years or until other construction along Old Shackleford Road. October 16, 2003 SUBDIVISION ITEM NO.: 19.1 Cont. FILE NO.: Z -5959-B The approved site plan for the property included a paved and landscaped parking area. The area was not developed and a permanent Certificate of Occupancy was also never issued. The Board of Directors adopted Ordinance No. 18,520 on July 3, 2001, approving a revision to the existing Planned Commercial Development to allow Cook Restoration to locate on the site. The request included a five-year deferral of street improvements to Old Shackleford Road and a two-year deferral of the hard surface parking area on the site. The applicant indicated any required landscaping upgrades would be made to the site. The site work has not been completed. A. PROPOSAUREQUEST: The applicant is requesting a revision to a previously approved single use planned development to allow the current owner to expand the facilities and utilize the site as a contractor's office with outdoor storage of equipment. The applicant has indicated in Phase I there will be two additions to the main structure, street improvements to collector standards, a paved 19 space parking area for the office and a fenced area in the rear of the project for equipment storage. The equipment storage area is proposed with a 6 -inch of gravel spread to eliminate dust and mud. The area would be used for equipment and material storage. Phase II will consist of a 40 -foot by 60 -foot expansion to the existing metal building. Phase III includes the construction of a 50 -foot by 70 -foot free standing building to be used as lease space with general and professional office uses requested as the potential uses. The structure is located at the rear of the property. The parking area will be expanded during this phase with the addition of 24 parking spaces. With this addition the contractor's equipment storage area will be reduced. B. EXISTING CONDITIONS: There are two (2) existing buildings on the site, a 1727 square foot office and a 2400 square foot warehouse structure. There is a gravel parking area along the building's south side. There are commercial uses across Old Shackleford Road to the east and southeast, with undeveloped property to the north (Summit Mall PCD) and west (R-2). There are several single-family residences and an auto repair business to the south, between this property and West 36th Street. 2 October 16, 2003 SUBDIVISION ITEM NO.: 19.1 Cont. FILE NO.: Z-5959-8 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls concerning the proposed development. The John Barrow Neighborhood Association, all residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed right-of-way dedication and boundary street improvements meet Master Street Plan requirements. 2. Storm water detention ordinance applies to this property. 3. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, drainage and plans for work in the right-of-way will need to be submitted and approved prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: A sewer main extension will be required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if additional water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required, especially with Phases 2 and 3. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. October 16, 2003 SUBDIVISION ITEM NO.: 19.1 Cont. FILE NO.: Z -5959-B County Planning- No comment received. CATA: No comment received. F. iSSUESITECHNICAUDESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development for contractor's office with a contractor's storage yard. A land use plan amendment for a change to Mixed Commercial Industrial is a separate item on this agenda. (LU03-11-04 — Item #19) City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The proposed Phase I parking lot does not provide for the eight (8) percent (582 square feet) of required landscaping within the interior of the parking lot. Interior islands must be at least 150 square feet in area and 7'h feet in width to count toward fulfilling Landscape Ordinance requirements. The proposed Phase III parking lot is 333 square feet less than the 733 square feet of interior landscaping required. A portion of the proposed street buffer drops below the 11-% foot width minimum. The full requirement being 23 feet in width. Additionally, the western perimeter does not provide for the 23 -foot wide land use buffer. Additionally, a portion of the southern perimeter does allow for the minimum nine (9) foot wide land use buffer. An irrigation system to water landscaped areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (September 25, 2003) Mr. Joe White was present representing the request. Staff stated the request was to amend a previously approved planned development to allow a contractor's office and storage yard to locate on the site. Staff stated there were additional items needed to complete the review. Staff requested the applicant furnish details concerning signage, days and hours of operation and dumpster location. 0 October 16, 2003 SUBDIVISION ITEM NO.: 19.1 Cont. FILE NO.: Z -5959-B Public Works comments were addressed. Staff stated the proposed right-of-way dedications were adequate to meet the Master Street Plan requirement. Staff noted the storm water detention ordinance would apply to the site and a grading permit would be required prior to any development. Landscaping comments were addressed. Staff requested additional interior landscaping and an increase in a portion of the proposed street buffer. Staff stated the southern perimeter did not allow for the minimum nine -foot wide buffer. There being no further items for discussion, 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 September 25, 2003 Subdivision Committee meeting. The applicant has indicated all building setback dimensions and has indicated the signage will comply with signage allowed in office zones (six feet in height and sixty-four square feet in area). The applicant has also indicated the days and hours of operation will be from 7:00 am to 7:00 pm daily. Staff is supportive of the proposed signage and the proposed hours of operation. The applicant has indicated the development will take place in three (3) phases with the bulk of the construction in Phase I being the construction of a hard surface parking area (19 spaces), the required street improvements and two additions to the existing building. The applicant is proposing the construction of a 400 square feet addition to connect the existing structure with an existing metal building and a 900 square foot addition to the south of the building. With the expansion the site will contain 5088 square feet of gross floor area. This would typically require 12 parking spaces. The proposed parking is sufficient to meet the parking demand of Phase I. The proposed Phase II addition would add an additional 2400 square feet of gross floor area and bringing the typical minimum parking requirement to 18 spaces. The applicant has indicated a third phase, which would add a 3500 square foot building on the site and the addition of 24 parking spaces. The typical minimum parking demand would be 8 spaces. The applicant has indicated general and professional office uses as the proposed uses for the building. Staff is supportive of the proposed building construction and the proposed parking and placement. The applicant has indicated locations for storage of equipment on the site plan. The site plan indicates this area to be graveled. The area for storage is 5 October 16, 2003 SUBDIVISION ITEM NO.: 19.1 Cont. FILE NO.: Z -5959-B decreased when the second building is added. The areas set aside are located in the rear of the site adjacent to wooded areas. Staff feels the placement of equipment in this area should have minimal impact on the surrounding area. The applicant has indicated the minimum 11-Y2 foot street buffer and increased the buffer area along the western perimeter to 25 -feet. The applicant has also indicated the minimum land use buffer along the south property line of 9 feet. The applicant has indicated there is not a Bill of Assurance in effect for the property. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the request to revised the previously approved PCD to allow a contractors storage yard to become an allowable use for the site. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (OCTOBER 16, 2003) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated to their knowledge there were no outstanding issues associated with the request. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes, 2 absent and 1 recuse. N. ITEM NO.: 19.1 V�'1� FILE NO.: Z -5959-B NAME: Ross Spark's Office Development Short -form PCD LOCATION: 3204 Old Shackleford Road ��1�.�1►�1,p `arc' is ^' Planning_ Staff Comments: mil -14- 1 . i.-14-1. Provide notification of property owners located with�iM6et of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the dimensions of all building setbacks on the proposed site plan. 3. Provide the details of any proposed signage on the site plan (height/area/location). 4. Provide the number of employees. 5. Provide the days and hours of operation of the business. 6. Is there to be a dumpster located on the site? If so indicate the location on the site plan along with the required screening. Variance/Waivers:rev t.. `6 :+ 1. None requested. Public Works: 40 1.L'IVJ 1. The proposed right-of-way dedication and boundary street improvements met Master Street Plan requirements. 2. Storm water detention ordinance applies to this property. 3. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, drainage and plans for work in the right-of-way will need to be submitted and approved prior to the start of construction. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. Ae SBC: No comment received.,,,��. Central Arkansas Water: Contact Central Arkansas Water if additional water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required, especially with Phases 2 and 3. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development for contractor's office with a contractor's storage yard. A land use plan amendment for a change to Mixed Commercial Industrial is a separate item on this agenda. City Recognized Nei hborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The proposed Phase I parking lot does not provide for the eight (8) percent (582 square feet) of required landscaping within the interior of the parking lot. Interior islands must be at least 150 square feet in area and 7 Y2 feet in width to count toward fulfilling Landscape Ordinance requirements. The proposed Phase III parking lot is 333 square feet less than the 733 square feet of interior landscaping required. A portion of the proposed street buffer drops below the 11 '/ foot width minimum. The full requirement being 23 feet in width. Additionally, the western perimeter does not provide for the 23 foot wide land use buffer. Additionally, a portion of the southern perimeter does allow for the minimum nine (9) foot wide land use buffer. An irrigation system to water landscaped areas will be required. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, October 1, 2003.