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HomeMy WebLinkAboutZ-6885 Staff AnalysisFILE NO.: Z-6885 NAME: Petkovsek - Short -Form PD -I LOCATION: North side of East 2nd Street, approximately 400 feet east of John Street DEVELOPER: Glenn Petkovsek 521 East Markham Street Little Rock, AR 72201 AREA: approx. 1 acre ZONING: R-4 SiTRVEYOR : Donald W. Brooks 20820 Arch Street Pike Hensley, AR 72065 NUMBER OF LOTS: 1 ALLOWED USES: PROPOSED USE: VARIANCES/WAIVERS REQUESTED: A. PROPOSAL/REQUEST: FT. NEW STREET: 0 Single Family and Two -Family Residential Office/Warehouse, I-2 Permitted Uses None requested. The applicant proposes to rezone the property on the north side of East 2nd Street, approximately 404 feet east of John Street from R-4 to PD -I. The applicant proposes to construct a 24,080 square foot office/warehouse building on the site along with an associated parking area for 21 vehicles. The applicant has noted that up to 5,000 square feet of the building will be used for office space and the remainder for combined production and warehouse space. The maximum building height as noted is 33.5 feet. The proposed use of the property is a laser printing business with services for delivery of certified railing and compliance notices. The applicant is proposing I-2 permitted uses as alternate uses of the property. The proposed hours of operation are as follows: 8:00 a.m. - 5:00 p.m., Monday - Friday FILE NO.: Z-6885 (Cont. The applicant is providing for the 20 foot building area as requested by the Parks and Recreation DnTartment. This area is between the curb line of East 2n Street and the proposed building. T�e proposed site plan shows a deck along the north side of the proposed building. The applicant notes that the deck will only be used by the property owners as a scenic outside viewing area. The applicant is proposing two (2) curb cuts on East 2nd Street. The westernmost drive will access the building's parking area and the east drive will access the proposed covered dock. There are no ground -mounted signs or dumpster area shown on the site plan. The applicant has also submitted a west side building elevation. This elevation is attached for Planning Commission review. B. EXISTING CONDITIONS: The property is undeveloped and mostly covered with small trees and brush. The Arkansas River is located along the property's north boundary. The Fraternal Order of Police lodge is located immediately east, with undeveloped property further east. There is undeveloped property to the south across East 2nd Street, with a mixture of industrial and residential uses further south and southeast. There is an office/warehouse type building immediately west of this site and an office building further west along the north side of East 2nd Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. ,The Downtown, East Little Rock, Hanger Hill and River Market Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Proposed design of streets conforming to "MSP" is required. 2_ Sidewalks shall be conforming to Sec. 31-175 and the "MSP". 3_ Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 4. Stormwater Detention per Ordinance 14,487 and the "Drainage Manual" is required. K FILE NO.: Z-6885 (Cont.) 5. Prepare letter for streetlights as required by Sec. 31-403. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. A Sketch Grading and Drainage Plan per Sec. 29-186 (e) is required. 8.' A Grading Permit for Special Flood Hazard Area per Sec. 29-186 (b) will be required. 9. A Development Permit for Flood Hazard Area per Sec. 8-283 is required. 10. Contact the USACE-LRD for approval prior to start of work. 11. Current ordinance does not permit two drives. A lot requires a minimum frontage of 625 feet for two drives. 12. Driveway for dock is not acceptable. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available for property. Exact location of development required by Little Rock Wastewater Utility due to existing mains in the area. AP&L : No Comment. ARK A: No Comment received. Southwestern Bell: No Comment received. Water: A water main extension will be required to provide water service and fire protection to this building. Fire Department: Locate nearest fire hydrant. Check to see if address is in fire district. If so, no wooden decks will be allowed. Contact Dennis Free at 918-3752 for details. s County Plannin : No Comment received. CATA: No effect; near bus route #12- L. R. Parks and Recreation: Parks and Recreation requests that a 20 foot wide corridor measured from the curb line of East 2nd Street to the north be provided for the construction of a bikeway. The corridor would consist of a four (4) foot wide grass strip beginning at the curb line, with a six (6) foot concrete sidewalk/bikeway and a 10 foot landscape strip between the sidewalk/bikeway and the building. The Department of Parks 3 FILE NO.: Z-6885 (Cont. and Recreation has noted no objections property from the master park plan, as applicant agrees to provide the above sidewalk/bikeway and landscaping. F. ItSUES/TECHNICAL/DESIGN: Planning Division: to removing this long as the described This request is located in the East Little Rock Planning District. The applicant's property is located in an area shown as Industrial on the Future Land Use Plan. The request is for a zone change from R-4 Two Family to Planned Development -Industrial. The applicant wishes to develop the property for Industrial uses. This change does not require a land use plan amendment. However, the Park System Master Plan shows a chain of parks, open spaces connected by trails (Both existing and Proposed) along the south bank of the Arkansas River. The applicant' -s property is located along a portion of the Arkansas River shown as a Priority Two Open Space where a trail is proposed to link parks and open spaces located next to the river. City Recognized Neighborhood Action Plan: This area is not covered by a city recognized neighborhood plan. Landscape Issues: The site plan submitted is short of the 429 square foot interior landscaping requirement by the Landscape Ordinance by 153 square feet. G. SUBDIVISION COMMITTEE COMMENT: (JULY 13, 2000) Robert Hardin, Glenn Petkovsek and Greg Crawford were present, representing the application. Staff briefly described the PD -I site plan. The specifics for the requested bikeway were briefly discussed as were the Public Works requirements, including driveway locations. In response to a question from staff, the applicants noted that the deck along the north side of the building would be to serve the offices, which would be concentrated along the north side of the building, and be utilized for river viewing only. ►! FILE NO.: Z-6885 (Cont. The landscape requirements were discussed. It was noted that a small amount of additional interior landscaping was needed. After the discussion, the Committee forwarded the PD -I to -6he full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on July 19, 2000. The revised plan addresses most of the concerns as raised by staff and the Subdivision Committee. The required additional interior landscaping has been shown on the revised site plan. As noted in paragraph A., the applicant is providing a 20 foot wide bikeway area between the curb line of East 2nd Street and the proposed development. The property is shown on the Parks System Master Plan as Priority 2 Open Space. The Parks and Recreation Department has informed the applicant that there is no objection to removing this property from the Parks Master Plan, as long as the property owner agrees to provide the area for the future bikeway as described above. Staff will prepare an ordinance to this effect and submit it to the Board of Directors with this proposed rezoning application. The proposed site plan shows a total of 21 parking spaces to serve the proposed building. The ordinance would typically require a minimum of 26 spaces to serve the proposed use. Staff supports the parking plan as proposed. The applicant has informed staff that there will be very little customer traffic. The original site plan submitted -for staff review showed a covered dock area with access drive on the east property line. Public Works requested that the dock and driveway he moved to the west. The revised plan shows a dock area with driveway further to the west, but leaves the first dock with a label of "Alternate covered dock" and "Alternate Drive". Staff feels that this alternate dock area and drive should be removed from the site plan. Otherwise, to staff's knowledge, there are no outstanding issues associated with the proposed PD -I. The proposed development should have no adverse effect on the general area. 5 FILE NO.: Z-6885 (Cont.) I. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -I rezoning 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. 3. The 20 foot wide bikeway area must be provided as requested by Parks and Recreation. 4. Staff will draft an ordinance removing this property from the Master Parks Plan and submit to the Board of Directors with the rezoning request. 5. I-2 permitted uses will be allowed as alternate uses for the development. 6. The easternmost covered dock area and driveway must be removed from the site plan. PLANNING COMMISSION ACTION: (AUGUST 3, 2000) Andy Francis was present, representing the application. There were no objectors present. Staff briefly described the PD -I with a recommendation of approval with conditions. Staff noted that the applicant had removed the easternmost dock area and drive from the site plan, and that the applicant had agreed to construct a 9 foot bike path. Commissioner Earnest discussed the issue of this property and the Parks Master Plan. He discussed what this area along the river would look like in 20 to 30 years. He noted that a few years ago the City spent $50,000 to purchase the property immediately east of the FOP property. He noted that the Parks Department supported obtaining this property, but that the funds were not available. Commissioner Earnest asked if the City would have to purchase this property if the Planning Commission and City Board denied the application. Jim Lawson, Director of Planning and Development, noted that the City must declare an intent to purchase the property and do so within one year. This issue was briefly discussed. Commissioner Earnest noted that the long-term use of the property and the general area should be discussed. He also noted that the potential development of the properties further east should be discussed. ri FILE NO.: Z-6885 (Cont.) Commissioner Rector noted that it was ultimately up to the City Board as whether or not to purchase the property. Commissioner Faust also commented on the future development of the properties further east and noted that this rezoning would not been the best interest of the City. Commissioner Berry asked about the Presidential Library boundary. Stephen Giles, City Attorney, briefly discussed the district boundaries. Commissioner Berry discussed removal of the property from the Parks Master Plan. He did not support the removal of the property from the Plan. There was a motion to approve the PD -I rezoning as recommended by staff. The motion failed by a vote of 2 ayes, 5 nays, 3 absent and 1 abstention (Adcock). 7 August 3, 2000 ITEM NO.: 5 FILE NO.: Z-6885 NAME: Petkovsek - Short -Form PD -I LOCATION: North side of East 2nd Street, approximately 400 feet east of John Street DEVELOPER: SURVEYOR: Glenn Petkovsek Donald W. Brooks 521 East Markham Street 20820 Arch Street Pike Little Rock, AR 72201 Hensley, AR 72065 AREA: approx. 1 acre NUMBER OF LOTS: 1 FT. NEW.STREET: 0 ZONING: R-4 ALLOWED USES: Single Family and Two -Family Residential PROPOSED USE: Office/Warehouse, I-2 Permitted Uses VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property on the north side of East 2nd Street, approximately 400 feet east of John Street from R-4 to PD -I. The applicant proposes to construct a 24,080 square foot office/warehouse building on the site along with an associated parking area for 21 vehicles. The applicant has noted that up to 5,000 square feet of the building will be used for office space and the remainder for combined production and warehouse space. The maximum building height as noted is 33.5 feet. The proposed use of the property is a laser printing business with services for delivery of certified mailing and compliance notices. -The applicant is proposing I-2 permitted uses as alternate uses of the property. The proposed hours of operation are as follows: August 3, 2000 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6885 8:00 a.m. - 5:00 p.m., Monday - Friday The applicant is providing for the 20 foot building area as requested by the Parks and Recreation DeCPartment. This area is between the curb line of East 2n Street and the proposed building. The proposed site plan shows a deck along the north side of the proposed building. The applicant notes that the deck will only be used by the property owners as a scenic outside viewing area. The applicant is proposing two (2) curb cuts on East 2nd Street. The westernmost drive will access the building's parking area and the east drive will access the proposed covered dock. There are no ground -mounted signs or dumpster area shown on the site plan. The applicant has also submitted a west side building elevation. This elevation is attached for Planning Commission review. B. EXISTING CONDITIONS: The property is undeveloped and mostly covered with small trees and brush. The Arkansas River is located along the property's north boundary. The Fraternal Order of Police lodge is located immediately east, with -undeveloped property further east. There is undeveloped property to the south across East 2nd Street, with a mixture of industrial and residential uses further south and southeast. There is an office/warehouse type building immediately west of this site and an office building further west along the north side of East 2nd Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The Downtown, East Little Rock, Hanger Hill and River Market Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Proposed design of streets conforming to "MSP" is required. 2. Sidewalks shall be conforming to Sec. 31-175 and the "MSP". 2 August 3, 2000 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6885 3. Driveways shall conform to Sec. 31-210 or Ordinance 1.8,031. 4. Stormwater Detention per Ordinance 14,487 and the "Drainage Manual" is required. 5. Prepare letter for streetlights as required by Sec. 31-403. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. A Sketch Grading and Drainage Plan per Sec. 29-186 (e) is required. 8. A Grading Permit for Special Flood Hazard Area per Sec. 29-186 (b) will be required. 9. A Development Permit for Flood Hazard Area per Sec. 8-283 is required. 10. Contact the USACE-LRD for approval prior to start of work. 11. Current ordinance does not permit two drives. A lot requires a minimum frontage of 625 feet for two drives. 12. Driveway for dock is not acceptable. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available for property. Exact location of development required by Little Rock Wastewater Utility due to existing mains in the area. AP&L : No Comment. ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: A water main extension will be required to provide water service and fire protection to this building. Fire Department: Locate nearest fire hydrant. Check to see if address is in fire district. If so, no wooden decks will be allowed. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: No effect; near bus route #12. 3 August 3, 2000 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6885 L. R. Parks and Recreation: Parks and Recreation requests that a 20 foot wide corridor measured from the curb line of East 2nd Street to the north be provided for the construction of a bikeway. The corridor would consist of a four (4) foot wide grass strip beginning at the curb line, with a six (6) foot concrete sidewalk/bikeway and a 10 foot landscape strip between the sidewalk/bikeway and the building. The Department of Parks and Recreation has noted no objections to removing this property from the master park plan, as long as the applicant agrees to provide the above described sidewalk/bikeway and landscaping. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the East Little Rock Planning District. The applicant's property is located in an area shown as Industrial on the Future Land Use Plan. The request is for a zone change from R-4 Two Family to Planned Development -Industrial. The applicant wishes to develop the property for Industrial uses. This change does not require a land use plan amendment. However, the Park System Master Plan shows a chain of parks, open spaces connected by trails (Both existing and Proposed) along the south bank of the Arkansas River. The applicant's property is located along a portion of the Arkansas River shown as a Priority Two Open Space where a trail is proposed to link parks and open spaces located next to the river. City Recognized Neighborhood Action Plan: This area is not covered by a city recognized neighborhood.plan. Landscape Issues: The site plan submitted is short of the 429 square foot interior landscaping requirement by the Landscape Ordinance by 153 square feet. 4 August 3, 2000 SUBDIVISION ITEM NO.: 5 (Cont.) G. SUBDIVISION COMMITTEE COMMENT: FILE NO.: Z-6885 (JULY 13, 2000) Robert Hardin, Glenn Petkovsek and Greg Crawford were present, representing the application. Staff briefly described the PD -I site plan. The specifics for the requested bikeway were briefly discussed as were the Public Works requirements, including driveway locations. In response to a question from staff, the applicants noted that the deck along the north side of the building would be to serve the offices, which would be concentrated along the north side of the building, and be utilized for river viewing only. The landscape requirements were discussed. It was noted that a small amount of additional interior landscaping was needed. After the discussion, the Committee forwarded the PD -I to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on July 19, 2000. The revised plan addresses most of the concerns as raised by staff and the Subdivision Committee. The required additional interior landscaping has been shown on the revised site plan. As noted in paragraph A., the applicant is providing a 20 foot wide bikeway area between the curb line of East 2nd Street and the proposed development. The property is shown on the Parks System Master Plan as Priority 2 Open Space. The Parks and Recreation Department has informed the applicant that there is no objection to removing this property from the Parks Master Plan, as long as the property owner agrees to provide the area for the future bikeway as described above. Staff will prepare an ordinance to this effect and submit it to the Board of Directors with this proposed rezoning application. The proposed site plan shows a total of 21 parking spaces to serve the proposed building. The ordinance would 5 August 3, 2000 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6885 typically require a minimum of 26 spaces to serve the proposed use. Staff supports the parking plan as proposed. The applicant has informed staff that there will be very little customer traffic. The original site plan submitted for staff review showed a covered dock area with access drive on the east property line. Public Works requested that the dock and driveway he moved to the west. The revised plan shows a dock area with driveway further to the west, but leaves the first dock with a label of "Alternate covered dock" and "Alternate Drive". Staff feels that this alternate dock area and drive should be removed from the site plan. Otherwise, to staff's knowledge, there are no outstanding issues associated with the proposed PD -I. The proposed development should have no adverse effect on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -I rezoning 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. 3. The 20 foot wide bikeway area must be provided as requested by Parks and Recreation. 4. Staff will draft an ordinance removing this property from the Master Parks Plan and submit to the Board of Directors with the rezoning request. 5. I-2 permitted uses will be allowed as alternate uses for the development. 6. The easternmost covered dock area and driveway must be removed from the site plan. PLANNING COMMISSION ACTION: (AUGUST 3, 2000) Andy Francis was present, representing the application. There were no objectors present. Staff briefly described the PD -I with a recommendation of approval with conditions. Staff noted that the applicant had removed the easternmost dock area and drive from the site plan, and that the applicant had agreed to construct a 9 foot bike path. D August 3, 2000 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6885 Commissioner Earnest discussed the issue of this property and the Parks Master Plan. He discussed what this area along the river would look like in 20 to 30 years. He noted that a few years ago the City spent $50,000 to purchase the property immediately east of the FOP.property. He noted that the Parks Department supported obtaining this property, but that the funds were not available. Commissioner Earnest asked if the City would have to purchase this property if the Planning Commission and City Board denied the application. Jim Lawson, Director of Planning and Development, noted that the City must declare an intent to purchase the property and do so within one year. This issue was briefly discussed. Commissioner Earnest noted that the long-term use of the property and the general area should be discussed. He also noted that the potential development of the properties further east should be discussed. Commissioner Rector noted that it was ultimately up to the City Board as whether or not to purchase the property. Commissioner Faust also commented on the future development of the properties further east and noted that this rezoning would not be in the best interest of the City. Commissioner Berry asked about the Presidential Library boundary. Stephen Giles, City Attorney, briefly discussed the district boundaries. Commissioner Berry discussed removal of the property from the Parks Master Plan. He did not support the removal of the property from the Plan. There was a motion to approve the PD -I rezoning as recommended by staff. The motion failed by a vote of 2 ayes, 5 nays, 3 absent and 1 abstention (Adcock). 7 August 3, 2000 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-6885 ; G. SUBDIVISION COMMITTEE COMMENT: (JULY 13, 2000) Robert Hardin, Glenn Petkovsek and Greg Crawford were present, representing the application. Staff briefly described the PD -I site plan. The specifics for the requested bikeway were briefly discussed as were the Public Works requirements, including driveway locations. In response to a question from staff, the applicants noted that the deck along the north side of the building would be to serve the offices, which would be concentrated along the north side of the building, and be utilized for river viewing only. The landscape requirements were discussed. It was noted that a small amount of additional interior landscaping was needed. After the discussion, the Committee forwarded the PD -I to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on July 19, 2000. The revised plan addresses most of the concerns as raised by staff and the Subdivision Committee. The required additional interior landscaping has been shown on the revised site plan. As noted in paragraph A the applicant is providing a 2.0 foot wide bikeway area between the curb line of East 2nd Street and the proposed development. The property is shown on the Parks System Master Plan as Priority 2 Open Space. The Parks and Recreation Department has informed the applicant that there is no objection to removing this property from the Parks Master Plan, as long as the property owner agrees to provide the area for the future bikeway as described above. Staff will prepare an ordinance to this effect and submit it to the Board of Directors with this proposed rezoning application. The proposed site plan shows a total of 21 parking spaces to serve the proposed building. The ordinance would 5 August 3, 2000 SUBDIVISION ITEM N0.•: 5 (Cont.) typically require a minimum of 26 proposed use. Staff supports the The applicant has informed staff little customer traffic. FILE NO.: Z-6885 spaces to serve the parking plan as proposed. that there will be very The original site plan submitted for staff review showed a covered dock area with access drive on the east property line. Public Works requested that the dock and driveway he moved to the west. The revised plan shows a dock area with driveway further _to the west, but leaves the first dock with a label of "Alternate covered dock" and "Alternate Drive". Staff feels that this alternatear u and drive should be removed from the site plan. Otherwise, to staff's knowledge, there are no outstanding issues associated with the proposed PD -I. The proposed development should have no adverse effect on the general :area . I. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -I rezoning 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. 3.The 20 foot wide bikeway area must be provided as requested by Parks and Recreation. 4. Staff will draft an ordinance removing this property from the Master Parks Plan and submit to the Board of Directors with the rezoning request. 5. I-2 permitted uses will be allowed as alternate uses for the development. 6. The easter ❑st covprpd dock area and drivewa must_be r��d fro the smote plan. G