HomeMy WebLinkAboutZ-5959-C Staff AnalysisITEM NO.: 11. Z -5959-C
NAME: Sparks Revised Short -form PCD
LOCATION: located at 3201 Old 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 December 25, 2013. The Office of Planning and Development
must receive the proof of notice no later than January 3, 2014.
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.
7. All site lighting must be low level and directional, directed downward and into the
site.
Variance/Waivers: None requested.
Public Works Conditions:
1. Due to the proposed use of the property, the Master Street Plan specifies that Old
Shackleford Road for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 -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. 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. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved prior
to the start of construction.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements if sewer service is
required for this project. Contact Little Rock Wastewater for additional information.
Item # 11.
Entergy: No comment received.
Center -Point Ener : 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. A water main extension will be needed to provide water service to this property.
3. 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. 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).
5. 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.
6. 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.
7. 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.
8. Contact Central Arkansas Water regarding the size and location of the water meter.
9. 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.
10. 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.
Item # 11.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little
Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is located on Bus Route #14 serving Shackleford Crossing.
Parks and Recreation- No comment received.
Planning Division: This request is located in the 1-430 Planning District. The Land Use
Plan shows Mixed Use (MX) for this property. This category provides for a mixture of
residential, office and commercial uses to occur. A Planned Zoning District is required if
the use is entirely office or commercial or if the use is a mixture of the three. The
applicant has applied for a rezoning from PCD -Expired (Planned Commercial District) to
PCD (Planned Commercial District) to allow for the addition of a building and allow C-3,
General Commercial uses.
Master Street Plan: Old Shackleford Road is a Local Street on the Master Street Plan.
The primary function of a Local Street is to provide access to adjacent properties. Local
Streets that are abutted by non-residential zoning/use or more intensive zoning than
duplexes are considered as "Commercial Streets". This street may require dedication of
right-of-way and may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. All perimeter planting strips shall be brought into compliance with City's landscape
ordinance.
3. The property to the west is zoned R-2, single-family therefore, a twenty-one foot
(21') land use buffer is required.
4. The property to the south is zoned R-2, Single-family therefore, a minimum nine foot
(9') land use buffer is required.
5. As a component of all land use buffer requirements, opaque screening, whether a
fence or other device, a minimum of six (6) feet in height shall be required upon the
property line side of the buffer. The plantings, existing and purposed, shall be
provided within the landscape ordinance of the City, Section 15-81.
6. Interior landscape areas shall compromise eight percent (8%) of any vehicular use
area containing twelve (12) or more spaces.
7. All vehicular use areas which were not in compliance with the City's landscape
ordinance may continue as non -conforming until such time a building permit is
issued to rehabilitate a structure on the property exceeding (50) percent of current
Item # 11.
replacement cost of the structure. At such time (50) percent of the existing vehicular
use area shall be brought into compliance and shall continue to full compliance on a
graduated scale based on the percentage of rehabilitation cost.
8. Landscape areas shall be provided between the vehicular use area used for public
parking and the general vicinity of the building, excluding truck loading or service
areas not open to public parking. These areas shall be equal to an equivalent planter
strip three (3) feet wide along the vehicular use area.
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 11, 2013.
Item # 11.
FILE NO.: Z
NAME: Sparks Revised Short -form PD -C
LOCATION: Located at 3204 Shackleford Pass
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
CURRENT ZONING:
ALLOWED USES
PROPOSED ZONING:
PROPOSED USE
NUMBER OF LOTS: 1
PD -C - Expired
Contractors storage yard
P D -C
FT, NEW STREET: 0 LF
Contractors Storage Yard and Office -warehouse
VARIANCESMAIVERS 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 Shackleford Pass for five (5) years or until other construction
along Shackleford Pass occurred.
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.
FILE NO.: Z -5959-C (Cont
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
Shackleford Pass 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 had not been completed in 2003.
Ordinance No. 18,978 adopted by the Little Rock Board of Directors on November 18,
2003, allowed a revision to the 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 indicated there would be 2 -phases. In Phase I there would 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 was 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 consisted of a 40 -foot by 60 -foot expansion to the existing metal
building.
Phase III included the construction of a 50 -foot by 70 -foot free standing building to be
used as lease space with C-3, General Commercial District uses as the allowable uses.
The structure was indicated at the rear of the property. The parking area was to be
expanded during this phase with the addition of 24 parking spaces. With this addition
the contractor's equipment storage area would be reduced. The development has not
occurred and the PD -C zoning has expired.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting to reinstate the current PD -C zoning to include
adding multi -tenant office, warehouse and equipment storage to include existing
and planned new buildings on the property. The existing use as a contractor's
office, warehouse and outdoor equipment storage yard will remain. In addition to
the contractor's office and materials yard, the request includes the allowance of
C-3, General Commercial District uses and office warehouse as allowable uses
for the site.
The new building and expansion or alteration of the existing building will be built
in phases and adjusted to accommodate future tenant's needs within the
parameters of the approved PD -C zoning. This plan is consistent with the
original PD -C approved in 2003 in that the original PD -C and site plan included
phased future development of the property to include additional tenant buildings
and expansion of the existing building and parking and site improvements.
It is also consistent with the prior PD -C approved for the property in 1995 that
included office -warehouse with C-3 permitted uses.
K
FILE NO.: Z -5959-C
B. EXISTING CONDITIONS:
There are two (2) existing buildings on the site, a 1,727 square foot office and a
2,400 square foot warehouse structure. There is a gravel parking area along the
building's south side. There are commercial uses across Shackleford Pass to
the east and southeast. North of the site is Shackleford Crossing Shopping
Center and west of the site is R-2 Single-family zoned property. 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 from area
residents. All property owners located within 200 -feet of the site along with the
John Barrow Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Shackleford Pass for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 -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. 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. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if sewer service is
required for this project. Contact Little Rock Wastewater for additional
information.
Entergy: Entergy has no objection to proposal. Electrical lines exist along the
roadway in front of the property which will need to remain.
Center -Point Energy: No comment received.
AT & T: No comment received.
3
FILE NO.: Z -5959-C (Cont.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. 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. 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).
5. 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.
6. 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.
7. 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.
8. Contact Central Arkansas Water regarding the size and location of the
water meter.
9. 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.
10. 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
S1
FILE NO.: Z -5959-C (Cont.)
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: The site is located on Bus Route #14 serving Shackleford Crossing.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the 1-430 Planning District. The
Land Use Plan shows Mixed Use (MX) for this property. This category provides
for a mixture of residential, office and commercial uses to occur. A Planned
Zoning District is required if the use is entirely office or commercial or if the use is
a mixture of the three. The applicant has applied for a rezoning from PCD -
Expired (Planned Commercial District) to PCD (Planned Commercial District) to
allow for the addition of a building and allow C-3, General Commercial uses.
Master Street Plan: Shackleford Pass is a Local Street on the Master Street
Plan. The primary function of a Local Street is to provide access to adjacent
properties. Local Streets that are abutted by non-residential zoning/use or more
intensive zoning than duplexes are considered as "Commercial Streets". This
street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. All perimeter planting strips shall be brought into compliance with City's
landscape ordinance.
3. The property to the west is zoned R-2, single-family therefore, a twenty-one
foot (21') land use buffer is required.
4. The property to the south is zoned R-2, Single-family therefore, a minimum
nine foot (9') land use buffer is required.
I•i
NO.: Z -5959-C (Cont.
5. As a component of all land use buffer requirements, opaque screening,
whether a fence or other device, a minimum of six (6) feet in height shall be
required upon the property line side of the buffer. The plantings, existing and
purposed, shall be provided within the landscape ordinance of the City,
Section 15-81.
6. Interior landscape areas shall compromise eight percent (8%) of any
vehicular use area containing twelve (12) or more spaces.
7. All vehicular use areas which were not in compliance with the City's
landscape ordinance may continue as non -conforming until such time a
building permit is issued to rehabilitate a structure on the property exceeding
(50) percent of current replacement cost of the structure. At such time
(50) percent of the existing vehicular use area shall be brought into
compliance and shall continue to full compliance on a graduated scale based
on the percentage of rehabilitation cost.
8. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These areas shall be equal to an
equivalent planter strip three (3) feet wide along the vehicular use area.
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.
G. SUBDIVISION COMMITTEE COMMENT: (December 5, 2013)
Mr. Bryan Sparks was present representing the request. Staff presented an
overview of the item stating there were additional items necessary to complete
the review process. Staff requested additional information concerning the days
and hours of operation, the proposed uses of the site and if there would be a
dumpster located on the site. Staff requested all building setbacks be
dimensioned on the plan.
Public Works comments were addressed. Staff stated the City's stormwater
detention ordinance would apply to the future development of the site. Staff
stated prior to construction a grading permit would be required. Staff also stated
a dedication or right of way to 30 -feet from centerline was required along
Shackleford Pass.
Landscaping comments were addressed. Staff stated all perimeter landscape
strips were to be brought into compliance with the City's landscape ordinance.
Staff stated screening was required along the sites western and southern
L
FILE NO.: Z -5959-C (Cont.
perimeters. Staff also stated all vehicular use areas which were not in
compliance with the City's landscape ordinance would require an upgrade at the
time of building permit for rehabilitation of the existing structure.
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 plan to staff addressing most of the issues
raised at the December 5, 2013, Subdivision Committee meeting. The applicant
has indicated all building setback dimensions and has indicated the signage will
comply with signage allowed in office zones or a maximum of six feet in height
and sixty-four square feet in area. The building signage will be limited to a
maximum of ten (10) percent of the facade area on the building fronting
Shackleford Pass and ten (10) percent of the fagade area on the southern fagade
of the proposed new building. The applicant has also indicated the days and
hours of operation will be from 5:00 am to 12:00 am daily.
The applicant is requesting to reinstate the current PD -C zoning to include
adding a planned new building on the property. The existing use as a
contractor's office, warehouse and outdoor equipment storage yard will remain
plus the request includes the addition of C-3, General Commercial District uses
and office warehouse as allowable for the site. There will continued to be areas
of outdoor equipment storage.
Presently the entire rear yard area of the site is graveled and being used for
storage of vehicles and equipment. The request includes two areas of
equipment storage and to allow the areas to remain as graveled surfaces. Within
the western portion of the site the applicant is proposing the addition of a 50 -foot
by 120 -foot office, office/warehouse building. There are 12 existing parking
spaces and the applicant is proposing the addition of 24 -parking spaces with the
new building construction.
The site plan includes the minimum landscape strip of 9 -feet along the southern
and western perimeters. The applicant is requesting the western land use buffer
be reduced to the 9 -foot minimum. A screening fence will be installed along the
northern, western and southern perimeters.
To Staff's knowledge there are no outstanding issues associated with the
proposed request. Staff is supportive of the request to reinstate the previously
approved P -DC to allow a contractors storage yard to become an allowable use
for the site.
7
FILE NO.: Z -5959-C (Cont_
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: (JANUARY 9, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request as filed subject to
compliance with the conditions outlined in paragraphs D, E and F of this report.
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 open position.
E:3