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HomeMy WebLinkAboutZ-6671 Staff AnalysisMay 27, 1999 ITEM NO.: 8 NAME: Grubbs - Short -Form PD -I FILE NO.: Z-6671 LOCATION: South side of Baseline Road, approximately 1,000 feet east of Interstate 430 7W_%MT.1r11DTi.R Grubbs, Garner, Hoskyn, Inc. 10501 Stagecoach Road Little Rock, AR 72209 AREA: 3.0 acres ZONING: R-2 T ?Jr-' TMV.T'.R McGetrick and McGetrick 319 East Markham St., Ste. 202 Little Rock, AR 72201 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Single Family Residential PROPOSED USE: Office, testing laboratory, maintenance facility VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the 3.0 acre site on the south side of Baseline Road (1,000 feet east of I-430) from R-2 to PD -I. The applicant proposes the following development of the property for the Grubbs, Garner and Hoskyn, Inc. Engineering firm: 1. A 6,048 square foot office building with a 3,960 square foot future addition. 2. A 5,000 square foot testing laboratory for the testing of concrete, paving and soil samples. 3. A 2,800 square foot facility for maintenance of vehicles and equipment. 4. Parking for 37 vehicles. May 27, 1999 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6671 5. No development is proposed within the south 0.84 acres of the property. A single access drive is proposed from Baseline Road, with building and parking locations as noted on the attached site plan. The applicant has noted that a dump truck will be parked on the site to collect the used test samples. The hours of operation are proposed to be from 7:00 a.m. to 6:00 p.m., Monday through Friday. A single wall -mounted sign is proposed to be located on the north side of the office building. The wall sign will not exceed 10 percent of the fagade area of the building. B. EXISTING CONDITIONS: The site currently contains two single family residences, one of which is a mobile home, within the north one-half of the property. The southern portion of the property is undeveloped and wooded. The property to the west contains two mobile homes and a mini-storage/RV storage business, with Gator Park (go-cart tracks, etc.) just further west. The property to the south is undeveloped and wooded, as is the property to the east. There is an existing state highway department maintenance facility to the north across Baseline Road, along Sibley Hole Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no negative comments concerning this rezoning. There was no established neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Baseline Road is listed on the Master Street Plan as a principal arterial, dedication of. right-of-way to 55 feet from centerline will be required. 2. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 5. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock 2 May 27, 1999 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6671 Code. Request should be forwarded to Traffic Engineering. 6. Baseline Road traffic count is 4,500 vehicles per day. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available in Baseline Road, not adversely affected. AP&L: No Comment. Arkla: No Comment. Southwestern Bell: No Comment. Water: On site fire protection will be required. Fire Department: Private fire hydrants may be required. Contact Dennis Free at 918-3752 for details. County Plannin : No Comment received. CATA: CATA does not currently serve the proposed site; there does not seem to be very much internal circulation room for larger vehicles, however only CATA vans, not larger buses would serve this site internally. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Geyer Springs West Planning District. The site is shown as Service Trades District on the Land Use Plan. The use is in conformance with the Land Use Plan category. Landsca a Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. A six foot high opaque screen is required along the eastern perimeters. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. The City Beautiful Commission recommends preserving as many existing trees as feasible. Extra credit toward compliance with the Landscape Ordinance can be given when preserving trees of six inch caliper or larger. 3 May 27, 1999 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6671 Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. G. ANALYSIS: The applicant submitted a revised site plan to staff on May 7, 1999. The revised plan addresses the concerns as raised by the Subdivision Committee, and meets the staff requirements. The revised site plan notes the right-of-way dedication as required by Public Works. The dumpster location and screening fences are also shown. The ordinance would typically require 37 parking spaces for this use. The applicant has provided 37 spaces on the site plan. Staff feels that the proposed use of the property is reasonable and should have no negative effect on the area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -I zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting should be low-level and directed away from adjacent property. SUBDIVISION COMMITTEE COMMENTS: (MAY 6, 1999) Pat McGetrick was present, representing the application. Staff gave a brief description of the proposed site plan. Mr. McGetrick noted that 37 parking spaces, dumpster location and screening fences would be shown on a revised site plan. Mr. McGetrick also noted that a dump truck would be parked on the site to collect the used concrete, pavement and soil samples to be discarded. There was a brief general discussion relating to this property and the general area. After the discussion, the Committee forwarded the PD -I to the full Commission for resolution. 4 May 27, 1999 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6671 PLANNING COMMISSION ACTION: (MAY 27, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Staff noted that the applicant stated that the south 0.84 acre will not be developed at this time and left in*its natural state (there will be no clearing in this area). The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. 5 FILE NO.: Z-6671 NAME: Grubbs - Short -Form PD -I LOCATION: South side of Baseline Road, approximately 1,000 feet east of Interstate 430 nV..VF.T.OPER WMnT7dT.'WD Grubbs, Garner, Hoskyn, Inc. McGetrick and McGetrick 10501 Stagecoach Road 319 East Markham St., Ste. 202 Little Rock, AR 72209 Little Rock, AR 72201 AREA: 3.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single Family Residential PROPOSED USE: Office, testing laboratory, maintenance facility VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the 3.0 acre site on the south side of Baseline Road (1,000 feet east of I-430) from R-2 to PD -I. The applicant proposes the following development of the property for the Grubbs, Garner and Hoskyn, Inc. Engineering firm: 1. A 6,048 square foot office building with a 3,960 square foot future addition. 2. A 5,000 square foot testing laboratory for the testing of concrete, paving and soil samples. 3. A 2,800 square foot facility for maintenance of vehicles and equipment. 4. Parking for 37 vehicles. FILE NO.: Z-6671 (Cont.) 5. No development is -proposed within the south 0.84 acres of the property. A single access drive is proposed from Baseline Road, with building and parking locations as noted on the attached site plan. The applicant has noted that a dump truck will be parked on the site to collect the used test samples. 0 The hours of operation are proposed to be from 7:00 a.m. to 6:00 p.m., Monday through Friday. A single wall -mounted sign is proposed to be located on the north side of the office building. The wall sign will not exceed 10 percent of the fagade area of the building. B. EXISTING CONDITIONS: The site currently contains two single family residences, one of which is a mobile home, within the north one-half of the property. The southern portion of the property is undeveloped and wooded. The property to the west contains two mobile homes and a mini-storage/RV storage business, with Gator Park (go-cart tracks, etc.) just further west. The property to the south is undeveloped and wooded, as is the property to the east. There is an existing state highway department maintenance facility to the north across Baseline Road, along Sibley Hole Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no negative comments concerning this rezoning. There was no established neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Baseline Road is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 feet from centerline will be required. 2. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 5. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. Request should be forwarded to Traffic Engineering. 2 FILE NO.: Z-6671 (Cont.) 6. Baseline Road traffic count is 4,500 vehicles per day. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available in Baseline Road, not adversely affected. AP&L: No Comment. Arkla: No Comment. Southwestern Bell: No Comment. Water: On site fire protection will be required. Fire Department: Private fire hydrants may be required. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: CATA does not currently serve the proposed site; there does not seem to be very much internal circulation room for larger vehicles, however only CATA vans, not larger buses would serve this site internally. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Geyer Springs West Planning District. The site is shown as Service Trades District on the Land Use Plan. The use is in conformance with the Land Use Plan category. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. A six foot high opaque screen is required along the eastern perimeters. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. The City Beautiful Commission recommends preserving as many existing trees as feasible. Extra credit toward compliance with the Landscape Ordinance can be given when preserving trees of six inch caliper or larger. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 3 FILE NO.: Z-6671 (Cont. G. ANALYSIS: The applicant submitted a revised site plan to staff on May 7, 1999. The revised plan addresses the concerns as raised by the Subdivision Committee, and meets the staff requirements. The revised site plan notes the right-of-way dedication as required by Public Works. The dumpster location and screening fences are also shown. The ordinance would typically require 37 parking spaces for this use. The applicant has provided 37 spaces on the site plan. Staff feels that the proposed use of the property is reasonable and should have no negative effect on the area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -I zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting should be low-level and directed away from adjacent property. SUBDIVISION COMMITTEE COMMENTS: (MAY 6, 1999) Pat McGetrick was present, representing the application. Staff gave a brief description of the proposed site plan. Mr. McGetrick noted that 37 parking spaces, dumpster location and screening fences would be shown on a revised site plan. Mr. McGetrick also noted that a dump truck would be parked on the site to collect the used concrete, pavement and soil samples to be discarded. There was a brief general discussion relating to this property and the general area. After the discussion, the Committee forwarded the PD -I to the full Commission for resolution. PLANNING COMMISSION ACTION: (MAY 27, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. 4 FILE NO.: Z-6671 (Cont.) Staff noted that the applicant stated that the south 0.84 acre will not be developed at this time and left in its natural state (there will be no clearing in this area). The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. 5