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HomeMy WebLinkAboutZ-6555-A Staff AnalysisFILE NO.: Z -6555-A NAME: Lot 5 Evergreen Industrial Park Short -form PID LOCATION: Located on the Southwest corner of Mabelvale Circle and Mabelvale Pike DEVELOPER: Eagle Saints Outreach International Ministry P.O. Box 191312 Little Rock, AR 72219 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 2.54 acres CURRENT ZONIN ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF 1-1, Industrial Park District Industrial Park PID Church and 1-1, Light Industrial District Uses VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST- The project consists of construction of a new church facility on this presently vacant lot. The church is proposed to contain 8,000 square feet with an area indicated for expansion totaling an additional 8,000 square feet. The development is proposed with 96 parking spaces. The applicant is seeking to phase the parking with the development of 64 parking spaces in the first phase. Signage will be consistent with signage allowed in office zones. The request includes 1-2, Light Industrial District uses as alternative uses for the site. FILE NO.: Z -6555-A (Cont. B_ EXISTING CONDITIONS: The site is located in an area of mixed uses and zoning. This industrial subdivision was created a number of years ago and has not fully developed. Within the subdivision is a motor freight terminal and a casket company. Also located in the area are a number of manufactured homes and a manufactured home park is located across Mabelvale Pike to the east. There are several single family homes scattered in the immediate vicinity. The Arkansas Highway and Transportation Department Complex is located nearby, to the southwest. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 feet of the proposer] site along with the Southwest Little Rock Untied for Progress, Town and County Estates Neighborhood Association and all residents, who could be identified, located within 300 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Mabelvale Circle and Mabelvale Pike. 2. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Sidewalks with appropriate handicap ramps are required on Mabelvale Circle in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Move barricade on Mabelvale Circle to west property line. 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction if the a portion of the property is in the floodplain. 7. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on plat and grading plans since it is either in the floodplain or in the close vicinity of the floodplain. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 9. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 1► FILE NO.: Z -6555-A Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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). 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. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISS UESfTECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a Short form PID. The request does not require a change to the Land Use Plan. Master Street Plan: Mabelvale Pike is shown as a Collector on the Master Street Plan. Mabelvale Circle is shown as a Local Street. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicvcle Plan: A Class III bikeway is shown along Mabelvale Pike. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Q FILE NO.: Z -6555-A (Cont. Neighborhood Action Plan: This area is covered by the 651h Street West plan. The Land Use and Zoning goal states: "Limit expansion of non residential developments to areas shown as non residential on the FLU Plan." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires a seventeen (17') foot wide land use buffer along the southern property line. Seventy percent (70%) of this area is to remain undisturbed. 3. The property to the south is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern perimeter of the site. 4. Otherwise, the site plan appears to meet the City's minimal landscape and buffer ordinance requirements. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. 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: (October 18, 2007) Mr. Pat McGetrick was present representing the applicant. Staff presented an overview of the proposed development stating there were few technical issues associated with the request outstanding. Staff questioned if the church would offer a school, daycare or mother's day out program. Staff also requested the applicant provide the hours of dumpster service and the location of any proposed signage. Public Works comments were addressed. Staff stated the storm water detention ordinance would apply to the development of the site. Staff also stated the existing barricade should be moved to the west property line. Mr. McGetrick requested removal of the barricade. Staff stated the barricade was put in place to eliminate dumping and loitering. Staff stated the barricade should remain. Landscaping comments were addressed. Staff stated buffering was required along the southern property line. Staff also stated screening would be required along the southern perimeter as well. E FILE NO.: Z -6555-A Mr. McGetrick stated the owners were requesting a deferral of the paving requirement and questioned if staff would be supportive of the deferral. Staff questioned the number of members and if the parking could be phased. Mr. McGetrick stated phasing was an option and he would work with the owners to determine a phasing plan. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 most of the issues raised at the October 18, 2007, Subdivision Committee meeting. The applicant has provided the hours of dumpster service and the proposed signage plan. The signage is proposed consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. Building signage is proposed as fronting the abutting streets as typically allowed in offices zones or a maximum of ten percent of the fagade area. The revised site plan indicates the placement of a dumpster on the site located along Mabelvale Circle. The dumpster will be screened per the typical ordinance standards. The hours of dumpster service will be limited to daylight hours. A screening fence has been located on the site plan. The fence is proposed along the southern perimeter to screen the adjacent residentially zoned property. The applicant is proposing to phase the parking. The church presently has 100 members and a seating capacity of 200. The ordinance would typically require the placement of 50 parking spaces. The site plan indicates the development of 57 parking spaces in the first phase and 32 parking spaces in the second phase. The church proposes the construction of 8,000 square feet in the first phase and an additional 8,000 square feet in the second phase. The site plan indicates possible future uses include mother's day out and a day care center in conjunction with the church use. Staff is supportive of the request. Staff does not feel the rezoning of this site from 1-2, Light Industrial District to PID to allow the construction of a church and allowing 1-2 uses as alternative uses for the site will adversely impact the development or the area. To staff's knowledge there are no outstanding issues associated with the request. STAFF RECOMMENDATIONS Staff recommends 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. E FILE NO.: Z -6555-A (Cont. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) 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. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 9 November 8, 2007 ITEM NO_: 18 FILE NO.: Z -6555-A NAME: Lot 5 Evergreen Industrial Park Short -form PID LOCATION: Located on the Southwest corner of Mabelvale Circle and Mabelvale Pike DEVELOPER: Eagle Saints Outreach International Ministry P.O. Box 191312 Little Rock, AR 72219 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 2.54 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: 1-1, Industrial Park District ALLOWED USES: Industrial Park PROPOSED ZONING: PID PROPOSED USE: Church and 1-1, Light Industrial District Uses VARIAN CESNVAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The project consists of construction of a new church facility on this presently vacant lot. The church is proposed to contain 8,000 square feet with an area indicated for expansion totaling an additional 8,000 square feet. The development is proposed with 96 parking spaces. The applicant is seeking to phase the parking with the development of 64 parking spaces in the first phase. Signage will be consistent with signage allowed in office zones. The request includes 1-2, Light Industrial District uses as alternative uses for the site. November 8, 2007 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z -6555-A B. EXISTING CONDITIONS: The site is located in an area of mixed uses and zoning. This industrial subdivision was created a number of years ago and has not fully developed. Within the subdivision is a motor freight terminal and a casket company. Also located in the area are a number of manufactured homes and a manufactured home park is located across Mabelvale Pike to the east. There are several single family homes scattered in the immediate vicinity. The Arkansas Highway and Transportation Department Complex is located nearby, to the southwest. C_ NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 feet of the proposed site along with the Southwest Little Rock Untied for Progress, Town and County Estates Neighborhood Association and all residents, who could be identified, located within 300 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: A 20 foot radial dedication of right-of-way is required at the intersection of Mabelvale Circle and Mabelvale Pike. 2. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Sidewalks with appropriate handicap ramps are required on Mabelvale Circle in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Move barricade on Mabelvale Circle to west property line. 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction if the a portion of the property is in the floodplain. 7. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on plat and grading plans since it is either in the floodplain or in the close vicinity of the floodplain. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. o: November 8, 2007 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z -6555-A 9. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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). 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. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUESITECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a Short form PID. The request does not require a change to the Land Use Plan. Master Street Plan: Mabelvale Pike is shown as a Collector on the Master Street Plan. Mabelvale Circle is shown as a Local Street. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets 3 November 8, 2007 SUBDIVISION ITEM NO.: 1$ Cont. FILE NO.: Z -6555-A have a design standard the same as a Collector. 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 III bikeway is shown along Mabelvale Pike. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Neighborhood.. Action Plan: This area is covered by the 65th Street West plan. The Land Use and Zoning goal states: "Limit expansion of non residential developments to areas shown as non residential on the FLU Plan." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires a seventeen (17') foot wide land use buffer along the southern property line. Seventy percent (70%) of this area is to remain undisturbed. 3. The property to the south is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern perimeter of the site. 4. Otherwise, the site plan appears to meet the City's minimal landscape and buffer ordinance requirements. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. 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: (October 18, 2007) Mr. Pat McGetrick was present representing the applicant. Staff presented an overview of the proposed development stating there were few technical issues associated with the request outstanding. Staff questioned if the church would offer a school, daycare or mother's day out program. Staff also requested the applicant provide the hours of dumpster service and the location of any proposed signage. 0 November 8, 2007 SUBDIVISION ITEM NO.: 18 (Cont. FILE NO.: Z -6555-A Public Works comments were addressed. Staff stated the storm water detention ordinance would apply to the development of the site. Staff also stated the existing barricade should be moved to the west property line. Mr. McGetrick requested removal of the barricade. Staff stated the barricade was put in place to eliminate dumping and loitering. Staff stated the barricade should remain. Landscaping comments were addressed. Staff stated buffering was required along the southern property line. Staff also stated screening would be required along the southern perimeter as well. Mr. McGetrick stated the owners were requesting a deferral of the paving requirement and questioned if staff would be supportive of the deferral. Staff questioned the number of members and if the parking could be phased. Mr. McGetrick stated phasing was an option and he would work with the owners to determine a phasing plan. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 most of the issues raised at the October 18, 2007, Subdivision Committee meeting. The applicant has provided the hours of dumpster service and the proposed signage plan. The signage is proposed consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. Building signage is proposed as fronting the abutting streets as typically allowed in offices zones or a maximum of ten percent of the fagade area. The revised site plan indicates the placement of a dumpster on the site located along Mabelvale Circle. The dumpster will be screened per the typical ordinance standards. The hours of dumpster service will be limited to daylight hours. A screening fence has been located on the site plan. The fence is proposed along the southern perimeter to screen the adjacent residentially zoned property. The applicant is proposing to phase the parking. The church presently has 100 members and a seating capacity of 200. The ordinance would typically require the placement of 50 parking spaces. The site plan indicates the development of 57 parking spaces in the first phase and 32 parking spaces in the second phase. The church proposes the construction of 8,000 square feet in the first phase and an additional 8,000 square feet in the second phase. The site plan indicates 5 November 8, 2007 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z -6555-A possible future uses include mother's day out and a day care center in conjunction with the church use. Staff is supportive of the request. Staff does not feel the rezoning of this site from 1-2, Light Industrial District to PID to allow the construction of a church and allowing 1-2 uses as alternative uses for the site will adversely impact the development or the area. To staff's knowledge there are no outstanding issues associated with the request. STAFF RECOMMENDATIONS: Staff recommends 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. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) 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. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. N ITEM NO.: 18. Z -6555-A NAME: Lot 5 Evergreen Industrial Park Short -form PID LOCATION: located on the Southwest corner of Mabelvale Circle and Mabelvale Pike Planning Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than October 24, 2007. The Office of Planning and Development must receive the proof of notice no later than November 2, 2007. 2. Provide the number of members of the proposed church. 3. Will the church have activities such as daycare, mother's day out or a school? 4. Provide a note indicating the required screening of the proposed dumpster facility. Will the hours of service of the dumpster be limited? If so provide a note indicating the hours of dumpster service. 5. Are there alternative uses being proposed for the building. Variance/Waivers: None requested. Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Mabelvale Circle and Mabelvale Pike. 2. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Sidewalks with appropriate handicap ramps are required on Mabelvale Circle in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Move barricade on Mabelvale Circle to west property line. 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction if the a portion of the property is in the floodplain. 7. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on plat and grading plans since it is either in the floodplain or in the close vicinity of the floodplain. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 9. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). Item # 18 Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Enemy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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). 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. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a Short form PID. The request does not require a change to the Land Use Plan. Master Street Plan: Mabelvale Pike is shown as a Collector on the Master Street Plan. Mabelvale Circle is shown as a Local Street. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. 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 III bikeway is shown along Mabelvale Pike. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Neighborhood Action Plan: This area is covered by the 65th Street West plan. The Land Use and Zoning goal states: "Limit expansion of non residential developments to areas shown as non residential on the FLU Plan." Item # 18 Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires a seventeen (17') foot wide land use buffer along the southern property line. Seventy percent (70%) of this area is to remain undisturbed. 3. The property to the south is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern perimeter of the site. 4. Otherwise, the site plan appears to meet the City's minimal landscape and buffer ordinance requirements. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. 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, October 24, 2007. Item # 18