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HomeMy WebLinkAboutZ-6054 Staff AnalysisFILE Z_6054 NAME: B. F. PROPERTIES -- LONG -FORM PLANNED DEVELOPMENT - COMMERCIAL LOCATION: At the southwest corner of the Stagecoach Rd. and Crystal Valley Rd. intersection. DEVELOPER: Bill Fitts B. F. PROPERTIES 8420 Stagecoach Rd. Little Rock, AR 72210 455-0612 AREA• 5.134 ACRES ENGINEER, Samuel L. Davis S. DAVIS CONSULTING, INC. 5301 West 8th. Street Little Rock, AR 72204 664-0324 NUMBER OF LOTS: 1 FT. NEW STREET: ZONING: R-2 PROPo 9 ED V- ES PLANNING DISTRICT: 17 CENSUS TRACT: 42.08 Mini-Warehouse/Industrial; Office; Residence VARIANCES RE UE TED: Approval of a waiver of Master Street Plan improvements for Stagecoach Rd./Highway 5. STATEMENT OF PR PO AL: The applicant proposes a planned development for a mini -warehouse facility. The site is a 5.134 acre tract; however, the floodway consumes a large portion of the tract, so that the area for development is 2.51 acres. Eleven buildings are planned; all are for mini -warehouse use, except that one building is to contain space for an off ice/manager's apartment. The total building coverage is 48,500 square feet, of which 47,625 square feet is for mini -warehouse use and 825 square feet is the office, with a residence above the office of an additional 825 square feet. Designated parking spaces for 11 vehicles are provided. The facility is to be fenced, with the east boundary fence being a 6 foot board fence; a gate is proposed. Site lighting is to be Arkansas Power and Light Co. "Night -watchers" along the perimeter and eave lighting on the buildings. The hours of operation are to be from 7:00 AM to 7:00 PM daily, except that on Sunday, the hours are to be from 1:40 PM to 7:00 PM. One 8 foot by 10 foot, 18 foot tall sign is proposed to be located at the drive entrance to the project. It is anticipated that construction on the project will commence as soon as possible. FILE N Z-6054 (Cont.) The applicant states that the typical minimum finished floor elevation is to be at 291 feet MSL (Mean Sea Level), and that this elevation is 1 foot above the 100 -year flood elevation. The applicant proposes to dedicate the required additional right- of-way, pursuant to the Master Street Plan requirements; that additional land to provide right-of-way width of 55 feet from the existing centerline of Stagecoach Rd. will be dedicated. The applicant points out, however, that, because of the location of a major Southwestern Bell Telephone fiber optic easement along the existing right-of-way, the Arkansas Highway and Transportation Department proposes to shift planned improvements to Stagecoach Rd./Highway 5 northward, and that the alignment of Stagecoach Rd./Highway 5 will not follow the existing centerline. He maintains that the requirement to dedicated additional right-of- way to provide a minimum of right-of-way of 55 feet from centerline will mean that excess right-of-way will be dedicated which will not be used. The applicant notes that the Arkansas Highway and Transportation Department plans to reconstruct Stagecoach Rd./Highway 5 in this section of the roadway, and has preliminary plans for the alignment. The applicant requests a waiver of the requirement to provide half -street improvements to Stagecoach Rd./Highway 5, especially since the alignment will be changed. The applicant also points out that approximately 240 feet of the frontage abuts the floodway, and is not developable area. The applicant proposes, though, to construct a deceleration lane at the drive entrance to the site. Alternatively, the applicant requests approval of C-3 "by -right" uses, and approval of two retail buildings with a total floor area of 35,760 square feet. (one building, located along the east property line, is proposed to be 60 feet deep by 384 feet long, containing 23,040 square feet; the other, located parallel with the south floodway line, is to be 60 feet deep by 212 feet long, containing 12,720 square feet.) Parking and landscaping, as required for the alternate uses, is proposed to be provided. This alternative proposal is a "back-up" request for future development, as dictated by the market for various uses. A. PROPOSAL/REQUEST: Review by the Planning Commission and a recommendation for approval to the Board of Directors for a planned development is requested. Review by the Planning Commission and a recommendation for approval of a waiver of half -street improvements to Stagecoach Rd./Highway 5 is requested. 2 FILE Z-6054 n B. C. E?�I TI NDITTaN The site is currently vegetation and trees. across and along the undeveloped, and is mostly cleared of Haw Branch of Fourche Creek runs south boundary of the tract. The current zoning of the site is R-2, with land to the east being R-2 zoned property. Abutting the site to the south is an OS zoned strip in which the creek lies. I-2 land lies across the creek floodway to the south. Across Stagecoach Rd., at the northeast corner of the tract, is a C-2 area, where the applicant's automotive sales business is located. Other land along the Stagecoach Rd. frontage opposite the tract is zoned R-2. ENGINEERING/UTILITY COMMENTS: Public Works Staff comments: Dedication of right-of-way and half -street improvements for Stagecoach Rd., per the Master Street Plan, will be required. The highway is a principal arterial, with a requirement for 110 feet of right-of-way and 66 feet of pavement. The radius of the highway centerline should be 1400 feet, versus the existing 470 foot radius. Arkansas Highway and Transportation Department will need to permit any planned construction. The site is partially in the Haw Branch of Fourche Creek. Sketch plan information, including a topography and Base Flood Elevation, with proposed finished floor elevations for all structures, must be provided. An SFHA development permit, grading permit, NPDES and Corps of Engineers approval are required prior to any construction. Proposed driveway locations and design need approval of the Traffic Engineer. Water Works comments that a pro -rata charge of $15 per front foot and $150 per acre applies in this area, and that this is in addition to the normal connection fees. On-site fire protection will be required. The location of the water meter may be different than the location shown on the plan. Wastewater comments that sewer service is available. Arkansas Power and Light Co. did not furnish comments. Arkansas Louisiana Gas Co. approved the submittal. 3 FILE Z-6054 Southwestern Bell Telephone Co. did not furnish comments. The Fire Department approved the submittal. D. IS5VE5/LEGAL TECHN_ICALLDE IG : Sec. 36-456 requires: a) that the areas to be conveyed and dedicated, or retained as an open space or drainage easements to be designated; b) a topographic cross section of the site, and contours, watercourses, floodplains, etc. be shown; and, c) that a preliminary plat be provided, with Sections 31-87 and following, setting the requirements for preliminary plats. Sec. 36-502 sets the requirements for parking. Warehouse uses are to provide 5 spaces, plus 1 space for each 2000 square feet of gross floor area. There is 47,625 square feet of warehouse area, requiring a total of 24 parking spaces. There is 825 square feet of office area, requiring 2 space. There is a residence requiring 1 space. The total parking required by the parking regulations, then, is 27 spaces; 11 are designated, plus available parking at each tenant's lease space. The Neighborhoods and Planning Site Plan Review Specialist notes that the proposed on-site buffer width along Stagecoach Rd. and along the east property line drop below the minimum requirement of 14 feet. The full buffer width requirement is 21 feet. Since the property to the east is zoned residential, a 6' high opaque wood fence, with the structural supports facing inward, or dense evergreen plantings, will be required along the eastern site perimeter. Since the adopted Land Use Plan shows the abutting area to the east as mixed commercial and industrial, and development is not likely to be residential, the Commission may approve a minimum landscape strip of 6 feet. E. ANALYSIS• The Planning staff reports that the requested Planned Development is located in the Otter Creek District, and that the adopted Land Use Plan recommends Mixed Commercial and Industrial uses. There is, then, no land use issue. The Land Use Plan recommends that the floodway on the subject tract be retained for park and open space use. The applicant has not indicated that he plans to dedicate the floodway to the City, but this area, as a minimum, should be set aside and designated on the plan as open space. Unless there is some reason to the contrary, 'the applicant should dedicate the floodway to the City. 4 FILE Z-6054 On-site parking appears sufficient. The deficiencies in the plans and submittals which are noted are, for the most part, minimal and can be completed by the applicant either prior to the Planning Commission hearing, or after the hearing, but before approval of the final plan. The landscape or buffer requirement along the east property line must, however, be met, and this will entail some minimal site re -design. The Commission may impose, based on the Land Use Plan, only the landscape requirement of a 6 foot minimum landscape strip along the east property line in lieu of the minimum 14 foot land use buffer requirement. The matter of the requested waiver of Master Street Plan improvements to Stagecoach Rd. needs to be addressed by Public Works. If, indeed, the alignment is to be changed, then it makes no sense for the applicant to construct half street improvements. Either a deferral or an "in -lieu" payment may be appropriate. F. STAFF RECOMMENDATIONS: Staff recommends approval of the planned development, as proposed, subject to amending the site plan to conform to the landscape requirement. Staff recommends approval of the imposition of the landscape requirement along the east property line in lieu of the land use buffer requirement. A recommendation by Public Works on the requested waiver needs to be made. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Mr. Bob McFarlane, representing the applicant, was present. Staff outlined the request, and the Committee reviewed with the applicant the comments contained in the discussion outline. The Public Works staff outlined their concerns regarding the location of the main entrance drive, and the alignment of Stagecoach Rd. was discussed. Mr. McFarlane presented a Highway Department drawing of the proposed alignment, and a Southwestern Bell drawing of the location of the fiber optic installation. The Public Works staff suggested that staff and Mr. McFarlane meet again to discuss the right-of-way issue. Mr. McFarlane indicated that other staff concerns would be addressed, and that an amended site plan would be prepared. The Committee forwarded the item to the full Commission for the public hearing. 5 FILE Z-6054(Cont.) P I MMi I❑ ACTION: (OCTOBER 31, 1995) Staff reported that all issues had been resolved. The item was included on the Consent Agenda for a recommendation to the Board of Directors of approval, and the recommendation was approved with the approval of the Consent Agenda with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. October X31, 1995 ITEM 7 FILE NO.: Z- r n54 NAME: B. F. PROPERTIES -- LONG -FORM PLANNED DEVELOPMENT - COMMERCIAL LOCATION: At the southwest corner of the Stagecoach Rd. and Crystal Valley Rd. intersection. DEVELOPER: Bill Fitts B. F. PROPERTIES 8420 Stagecoach Rd. Little Rock, AR 72210 455-0612 AREA• 5.134 ACRES ENGI ER: Samuel L. Davis S. DAVIS CONSULTING, INC. 5301 West 8th. Street Little Rock, AR 72204 664-0324 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 PROP SED USES: Mini-Warehouse/Industrial; Office; Residence PLANNING DISTRICT: 17 CENSUS TRACT: 42.08 VARIANCES RE [IE TED: Approval of a waiver of Master Street Plan improvements for Stagecoach Rd./Highway 5. STATEMENT OF PROPOSAL: The applicant proposes a planned development for a mini -warehouse facility. The site is a 5.134 acre tract; however, the floodway consumes a large portion of the tract, so that the area for development is 2.51 acres. Eleven buildings are planned; all are for mini. -warehouse use, except that one building is to contain space for an office/manager's apartment. The total building coverage is 48,500 square feet, of which 47,625 square feet is for mini -warehouse use and 825 square feet is the office, with a residence above the office of an additional 825 square feet. Designated parking spaces for 11 vehicles are provided. The facility is to be fenced, with the east boundary fence being a 6 foot board fence; a gate is proposed. Site lighting is to be Arkansas Power and Light Co. "Night -watchers" along the perimeter and eave lighting on the buildings. The hours of operation are to be from 7:00 AM to 7:00 PM daily, except that on Sunday, the hours are to be from 1:00 PM to 7:00 PM. One 8 foot by 10 foot, 18 foot tall sign is proposed to be located at the drive entrance to the project. It is anticipated that construction on the project will commence as soon as possible. October �1, 1995 BDIVIOION ITEM NO.,• 7 on FILE NO.: z-6054 The applicant states that the elevation is to be at 291 feet this elevation is 1 foot above typical minimum finished floor MSL (Mean Sea Level), and that the 100 -year flood elevation. The applicant proposes to dedicate the required additional right- of-way, pursuant to the Master Street Plan requirements; that additional land to provide right-of-way width of 55 feet from the existing centerline of Stagecoach Rd. will be dedicated. The applicant points out, however, that, because of the location of a major Southwestern Hell Telephone fiber optic easement along the existing right-of-way, the Arkansas Highway and Transportation Department proposes to shift planned improvements to Stagecoach Rd./Highway 5 northward, and that the alignment of Stagecoach Rd./Highway 5 will not follow the existing centerline. He maintains that the requirement to dedicated additional right-of- way to provide a minimum of right-of-way of 55 feet from centerline will mean that excess right-of-way_will be dedicated which will not be used. The applicant notes that the Arkansas Highway and Transportation Department plans to reconstruct Stagecoach Rd./Highway 5 in this section of the roadway, and has preliminary plans for the alignment. The applicant requests a waiver of the requirement to provide half -street improvements to Stagecoach Rd./Highway 5, especially since the alignment will be changed. The applicant also points out that approximately 240 feet of the frontage abuts the floodway, and is not developable area. The applicant proposes, though, to construct a deceleration lane at the drive entrance to the site. Alternatively, the applicant requests approval of C-3 "by -right" uses, and approval of two retail buildings with a total floor area of 35,760 square feet. (One building, located along the east property line, is proposed to be 60 feet deep by 384 feet long, containing 23,040 square feet; the other, located parallel with the south floodway line, is to be 60 feet deep by 212 feet long, containing 12,720 square feet.) Parking and landscaping, as required for the alternate uses, is proposed to be provided. This alternative proposal is a "back-up" request for future development, as dictated by the market for various uses. A. PROPOSAL/REOUES : Review by the Planning Commission and a recommendation for approval to the Board of Directors for a planned development is requested. Review by the Planning Commission and a recommendation for approval of a waiver of half -street improvements to Stagecoach Rd./Highway 5 is requested. October 31, 1995 BDIVI I ITEM 7 ont FILE ND Z-6054 B. EXISTING C01MI'I`10-a: The site is currently undeveloped, and is mostly cleared of vegetation and trees. Haw Branch of Fourche Creek runs across and along the south boundary of the tract. The current zoning of the site is R-2, with land to the east being R-2 zoned property. Abutting the site to the south is an OS zoned strip in which the creek lies. I-2 land lies across the creek floodway to the south. Across Stagecoach Rd., at the northeast corner of the tract, is a C-2 area, where the applicant's automotive sales business is located. Other land along the Stagecoach Rd. frontage opposite the tract is zoned R-2. C. ENGINEERING/UTILITY COMMENT : Public Works Staff comments: Dedication of right-of-way and half -street improvements for Stagecoach Rd., per the Master Street Plan, will be required. The highway is a principal arterial, with a requirement for 110 feet of right-of-way and 66 feet of pavement. The radius of the highway centerline should be 1400 feet, versus the existing 470 foot radius. Arkansas Highway and Transportation Department will need to permit any planned construction. The site is partially in the Haw Branch of Fourche Creek. Sketch plan information, including a topography and Base Flood Elevation, with proposed finished floor elevations for all structures, must be provided. An SFHA development permit, grading permit, NPDES and Corps of Engineers approval are required prior to any construction. Proposed driveway locations and design need approval of the Traffic Engineer. Water Works comments that a pro -rata charge of $15 per front foot and $150 per acre applies in this area, and that this is in addition to the normal connection fees. On-site fire protection will be required. The location of the water meter may be different than the location shown on the plan. Wastewater comments that sewer service is available. Arkansas Power and Light Co. did not furnish comments. Arkansas Louisiana Gas Co. approved the submittal. 3 October 31, 1995 HDIVI I ITEM 7 n FILE NO.: Z - 6Q54 Southwestern Bell Telephone Co. did not furnish comments. The Fire Department approved the submittal. D. 12_$ES/LEGAL TECHNICAL DESIGN: Sec. 36-456 requires: a) that the areas to be conveyed and dedicated, or retained as an open space or drainage easements to be designated; b) a topographic cross section of the site, and contours, watercourses, floodplains, etc. be shown; and, c) that a preliminary plat be provided, with Sections 31-87 and following, setting the requirements for preliminary plats. Sec. 36-502 sets the requirements for parking. Warehouse uses are to provide 5 spaces, plus 1 space for each 2000 square feet of gross floor area. There is 47,625 square feet of warehouse area, requiring a total of 24 parking spaces. There is 825 square feet of office area, requiring 2 space. There is a residence requiring 1 space. The total parking required by the parking regulations, then, is 27 spaces; 11 are designated, plus available parking at each tenant's lease space. The Neighborhoods and Planning Site Plan Review specialist notes that the proposed on-site buffer width along Stagecoach Rd. and along the east property line drop below the minimum requirement of 14 feet. The full buffer width requirement is 21 feet. Since the property to the east is zoned residential, a 6' high opaque wood fence, with the structural supports facing inward, or dense evergreen plantings, will be required along the eastern site perimeter. Since the adopted Land Use Plan shows the abutting area to the east as mixed commercial and industrial, and development is not likely to be residential, the Commission may approve a minimum landscape strip of 6 feet. E. ANALYSIS: The Planning staff reports that the requested Planned Development is located in the Otter Creek District, and that the adopted Land Use Plan recommends Mixed Commercial and Industrial uses. There is, then, no land use issue. The Land Use Plan recommends that the floodway on the subject tract be retained for park and open space use. The applicant has not indicated that he plans to dedicate the floodway to the City, but this area, as a minimum, should be set aside and designated on the plan as open space. Unless 4 October 31, 1995 SUBDIVISIOI�I ITEM NO.: 7 n FILE O: Z-6 4 there is some reason to the contrary, the applicant should dedicate the floodway to the City. On-site parking appears sufficient. The deficiencies in the plans and submittals which are noted are, for the most part, minimal and can be completed by the applicant either prior to the Planning Commission hearing, or after the hearing, but before approval of the final plan. The landscape or buffer requirement along the east property line must, however, be met, and this will entail some minimal site re -design. The Commission may impose, based on the Land Use Plan, only the landscape requirement of a 6 foot minimum landscape strip along the east property line in lieu of the minimum 14 foot land use buffer requirement. The matter of the requested waiver of Master Street Plan improvements to Stagecoach Rd. needs to be addressed by Public Works. If, indeed, the alignment is to be changed, then it makes no sense for the applicant to construct half street improvements. Either a deferral or an "in -lieu" payment may be appropriate. F. STAFF RECOMMENDATIONS: Staff recommends approval of the planned development, as proposed, subject to amending the site plan to conform to the landscape requirement. Staff recommends approval of the imposition of the landscape requirement along the east property line in lieu of the land use buffer requirement. A recommendation by Public Works on the requested waiver needs to be made. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 12, 1995) Mr. Bob McFarlane, representing the applicant, was present. Staff outlined the request, and the Committee reviewed with the applicant the comments contained in the discussion outline. The Public Works staff outlined their concerns regarding the location of the main entrance drive, and the alignment of Stagecoach Rd. was discussed. Mr. McFarlane presented a Highway Department drawing of the proposed alignment, and a Southwestern Bell drawing of the location of the fiber optic installation. The Public Works staff suggested that staff and Mr. McFarlane meet again to discuss the right-of-way issue. Mr. McFarlane indicated that other staff concerns would be addressed, and that an amended site plan would be prepared. The Committee forwarded the item to the full Commission for the public hearing. 5 r October� 31, 1995 Lq BDIVI I ITEM NO 7 n FILE N Z-5 4 pliAiWIN G COMMT 4>10N ACTIO : (OCTOBER 31, 1995) Staff reported that all issues had been resolved.. The item was included on the Consent Agenda for a recommendation to the Board of Directors of approval, and the recommendation was approved with the approval of the Consent Agenda with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. 6