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HomeMy WebLinkAboutZ-6998 Staff AnalysisFILE NO.: Z-6998 NAME: Smith - Short -Form PD -C LOCATION: West side of Shackleford Road, approximately 500 feet north of Stagecoach Road DEVELOPER: Todd Smith c/o JOCON, Inc. 20 Tanglewood No. Little Rock, AR 72115 ENGINEER: Blaylock, Threet, Phillips and Associates 1601 Market Street Little Rock, AR 72211 AREA: 3.383 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single Family Residential PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Office with Showroom and Warehouse Deferral of street improvements to Shackleford Road A. PROPOSAL/REQUEST: The applicant proposes to rezone the 3.383 acre property on the west side of Shackleford Road, approximately 500 feet north of Stagecoach Road from R-2 to PD -C. The applicant proposes to construct a 13,750 square foot (maximum height - 20 feet) building to be used as an office with showroom and warehouse space. The applicant notes that 900 square feet of the building will be used as office space, 480 square feet as showroom area and 12,370 square feet as warehouse space. The proposed business will involve the rental of party and convention equipment (tables, chairs, table linens, tents, etc.). A portion of the warehouse will be used for the storage, cleaning and repair of this equipment and the laundering of the table linens. The proposed hours of operation will be from 7:30 a.m. - 6:00 p.m., Monday- FILE NO.: Z-6998 (Cont.) Saturday. The applicant notes that there may be instances which require later return of equipment. The proposed building will be located near the center of the property, approximately 60 feet back from the front property line. A small area of parking is proposed between the building and the front property line, with a single access drive from Shackleford Road. Please see the attached site plan for the proposed building, parking, landscaping and location of other proposed improvements to the property. As part of the PD -C request, the applicant is requesting a deferral of street improvements to Shackleford Road for five (5) years. Public Works has indicated support of the deferral request. B. EXISTING CONDITIONS: The property is undeveloped and wooded. There is a fence company to the south at the southwest corner of Shackleford and Stagecoach Roads. There is undeveloped R-2 zoned property to the north and west, with undeveloped C-1 zoned property to the west across Shackleford Road to the east. There is a new office -warehouse building across Shackleford Road to the southeast. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one (1) phone call from a person requesting information on this project. The Stagecoach -Dodd, Pecan Lake and SWLR UP Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Provide design of streets conforming to "MSP" (Master Street Plan). Either Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development or apply for hardship for 15% of development cost. 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. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. E FILE NO.: Z-6998 (Cont.) With Building Permit: 6.A Sketch Grading and Drainage Plan, per Sec. 29-186 (e), will be required. 7. A Grading Permit, per Sec. 29-186 (c) & (d), will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: F. Wastewater: Sewer available, not adversely affected. Entergy: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: A development fee based on the size of the connection applies in addition to normal changes for connections to this property. Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street -West Planning District. The Land Use Plan shows Service Trades District for this property. The applicant has applied for a Planned Development - Commercial district. The applicant wishes to build an office with showroom and warehouse for a party/convention supply rental business. The property is currently zoned R-2 Single Family. A land use plan amendment is not required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Pecan Lake, Westwood, Stagecoach -Dodd Neighborhood Action Plan within the Stagecoach -Dodd section of the plan. The Stagecoach -Dodd section of the plan has the objective of maintaining adequate separation between residential and non-residential uses. The Stagecoach -Dodd section of the plan also contains an action statement of "encouraging the 3 FILE NO.: Z-6998 (Cont.) development of non-residential uses west of Shackleford Road and north of David 0 Dodd Road." Landscape Issues: Areas set aside for street and land use buffers meet with ordinance requirements when averaged out with the transfers allowed. However, the street buffer and the western land use buffer both are 10 foot short of the full requirement of 21 feet. The southern buffer is 6 foot short of the full requirement of 16 feet. A total of 8% of the vehicular use are must be landscaped with interior islands of at least 150 square feet in area and 7 1� feet in width. Areas used for loading and unloading are excluded from the interior landscaping requirement. A 6 -foot high opaque screen is required along the southern, northern and western site perimeters which abut residentially zoned properties. Since this site is tree -covered, the City Beautiful Commission recommends preserving as many trees as feasible. Extra credit toward fulfilling landscape requirements can be given when preserving trees of 6 -inch caliper or larger. A total of 70% of all required land use buffer area must remain undisturbed. Landscaped area must be irrigated. Curb and gutter or another approved border is required to protect landscaped areas from vehicular traffic. Prior to obtaining a building permit it will be necessary to provide a landscape plan with the seal of a registered landscape architect. G. SUBDIVISION COMMITTEE COMMENT: (MARCH 29, 2001) Robert Jones was present, representing the application. Staff briefly described the proposed PD -C. Staff noted that several additional notes needed to be shown on the site plan. The Public Works requirements were briefly discussed. Mr. Jones noted that a 15 percent in -lieu contribution 4 FILE NO.: Z-6998 (Cont.) would be made for the required improvements to Shackleford Road or a deferral would be requested. The landscape and buffer requirements were also discussed. Mr. Jones noted that the site plan would be revised to provide the required buffers. After the discussion, the Committee forwarded the PD -C to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on April 4, 2001. The revised plan addresses the issues as raised by staff and the Subdivision Committee. The revised plan shows large areas of the site where existing trees will be preserved. The proposed site plan shows a total of 21 parking spaces. The ordinance would typically require a minimum of 14 spaces based on the amount of office/showroom and warehouse space. Staff supports the parking plan as proposed. The site plan also shows a ground -mounted sign location. This sign will not exceed the typical maximum sign standards for office zoning (maximum height - 6 feet, maximum area - 64 square feet). The applicant also notes that there may be a wall -mounted sign on the front of the building, not to exceed the typical ordinance allowance (sign area not to exceed 10 percent of the building fagade) . The applicant notes that the City ordinance requirements for landscaping and buffers will be complied with. The applicant proposes to utilize existing vegetation to satisfy the screening requirements along the north, south and west property lines. As noted in paragraph A., the applicant is requesting a five (5) year deferral of street improvements to Shackleford Road. Public Works supports the deferral for five (5) years or until adjacent development of the street improvements, whichever occurs first. Otherwise, there should be no outstanding issues associated with this development proposal. Staff feels that the proposed development will have no adverse impact on the general area. 5 FILE NO.: Z-6998 (Cont.) 1. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -C rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The proposed signage must conform to the City Ordinance requirements for signage in office zones. 3. The allowed use of the property will be office with showroom and warehouse. 4. The dumpster area must be screened on three (3) sides with an eight (8) foot high opaque fence or wall. 5. Any site lighting must be low-level and directed away from adjacent residential property. 6. Staff supports the deferral of street improvements to Shackleford Road for five (5) years or until adjacent development, whichever occurs first. PLANNING COMMISSION ACTION: (APRIL 19, 2001) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. 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. 6 April 19, 2001 ITEM NO.: 11 FILE NO.: Z-6998 NAME: Smith - Short -Form PD -C LOCATION: West side of Shackleford Road, approximately 500 feet north of Stagecoach Road DEVELOPER: ENGINEER: Todd Smith Blaylock, Threet, Phillips c/o JOCON, Inc. and Associates 20 Tanglewood 1601 Market Street No. Little Rock, AR 72115 Little Rock, AR 72211 3.383 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single Family Residential PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Office with Showroom and Warehouse Deferral of street improvements to Shackleford Road A. PROPOSAL/REQUEST: The applicant proposes to rezone the 3.383 acre property on the west side of Shackleford Road, approximately 500 feet north of Stagecoach Road from R-2 to PD -C. The applicant proposes to construct a 13,750 square foot (maximum height - 20 feet) building to be used as an office with showroom and warehouse space. The applicant notes that 900 square feet of the building will be used as office space, 480 square feet as showroom area and 12,370 square feet as warehouse space. The proposed business will involve the rental of party and convention equipment (tables, chairs, table linens, tents, etc.). A portion of the warehouse will be used for the storage, cleaning and repair of this equipment and the laundering of the table linens. The proposed hours of April 19, 2001 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6998 operation will be from 7:30 a.m. - 6:00 p.m., Monday - Saturday. The applicant notes that there may be instances which require later return of equipment. The proposed building will be located near the center of the property, approximately 60 feet back from the front property line. A small area of parking is proposed between the building and the front property line, with a single access drive from Shackleford Road. Please see the attached site plan for the proposed building, parking, landscaping and location of other proposed improvements to the property. As part of the PD -C request, the applicant is requesting a deferral of street improvements to Shackleford Road for five (5) years. Public Works has indicated support of the deferral request. B. EXISTING CONDITIONS: The property is undeveloped and wooded. There is a fence company to the south at the southwest corner of Shackleford and Stagecoach Roads. There is undeveloped R-2 zoned property to the north and west, with undeveloped C-1 zoned property to the west across Shackleford Road to the east. There is a new office -warehouse building across Shackleford Road to the southeast. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one (1) phone call from a person requesting information on this project. The Stagecoach -Dodd, Pecan Lake and SWLR UP Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Provide design of streets conforming to "MSP" (Master Street Plan). Either Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development or apply for hardship for 15% of development cost. 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. 2 April 19, 2001 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6998 5. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. With Building Permit: 6.A Sketch Grading and Drainage Plan, per Sec. 29-186 (e), will be required. 7. A Grading Permit, per Sec. 29-186 (c) & (d), will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No Comment received. ARKLA : No Comment received. Southwestern Bell: No Comment received. Water: A development fee based on the size of the connection applies in addition to normal changes for connections to this property. Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street -West Planning District. The Land Use Plan shows Service Trades District for this property. The applicant has applied for a Planned Development - Commercial district. The applicant wishes to build an office with showroom and warehouse for a party/convention supply rental business. The property is currently zoned R-2 Single Family. A land use plan amendment is not required. 3 April 19, 2001 SUBDIVISION ITEM NO.: 11 (Cont.) _ FILE NO.: Z-6998 City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Pecan Lake, Westwood, Stagecoach -Dodd Neighborhood Action Plan within the Stagecoach -Dodd section of the plan. The Stagecoach -Dodd section of the plan has the objective of maintaining adequate separation between residential and non-residential uses. The Stagecoach -Dodd section of the plan also contains an action statement of "encouraging the development of non-residential uses west of Shackleford Road and north of David O Dodd Road." Landscape Issues: Areas set aside for street and land ordinance requirements when averaged allowed. However, the street buffer use buffer both are 10 foot short of of 21 feet. The southern buffer is full requirement of 16 feet. se buffers meet with out with the transfers and the western land the full requirement foot short of the A total of 8% of the vehicular use are must be landscaped with interior islands of at least 150 square feet in area and 7 1.1 feet in width. Areas used for loading and unloading are excluded from the interior landscaping requirement. A 6 -foot high opaque screen is required along the southern, northern and western site perimeters which abut residentially zoned properties. Since this site is tree -covered, the City Beautiful Commission recommends preserving as many trees as feasible. Extra credit toward fulfilling landscape requirements can be given when preserving trees of 6 -inch caliper or larger. A total of 70% of all required land use buffer area must remain undisturbed. Landscaped area must be irrigated. Curb and gutter or another approved border is required to protect landscaped areas from vehicular traffic. 4 April 19, 2001 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6998 Prior to obtaining a building permit it will be necessary to provide a landscape plan with the seal of a registered landscape architect. G. SUBDIVISION COMMITTEE COMMENT: (MARCH 29, 2001) Robert Jones was present, representing the application. Staff briefly described the proposed PD -C. Staff noted that several additional notes needed to be shown on the site plan. The Public Works requirements were briefly discussed. Mr. Jones noted that a 15 percent in -lieu contribution would be made for the required improvements to Shackleford Road or a deferral would be requested. The landscape and buffer requirements were also discussed. Mr. Jones noted that the site plan would be revised to provide the required buffers. After the discussion, the Committee forwarded the PD -C to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on April 4, 2001. The revised plan addresses the issues as raised by staff and the Subdivision Committee. The revised plan shows large areas of the site where existing trees will be preserved. The proposed site plan shows a total of 21 parking spaces. The ordinance would typically require a minimum of 14 spaces based on the amount of office/showroom and warehouse space. Staff supports the parking plan as proposed. The site plan also shows a ground -mounted sign location. This sign will not exceed the typical maximum sign standards for office zoning (maximum height - 6 feet, maximum area - 64 square feet). The applicant also notes that there may be a wall -mounted sign on the front of the building, not to exceed the typical ordinance allowance (sign area not to exceed 10 percent of the building fagade) . 5 April 19, 2001 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6998 The applicant notes that the City ordinance requirements for landscaping and buffers will be complied with. The applicant proposes to utilize existing vegetation to satisfy the screening requirements along the north, south and west property lines. As noted in paragraph A., the applicant is requesting a five (5) year deferral of street improvements to Shackleford Road. Public Works supports the deferral for five (5) years or until adjacent development of the street improvements, whichever occurs first. Otherwise, there should be no outstanding issues associated with this development proposal. Staff feels that the proposed development will have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -C rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The proposed signage must conform to the City Ordinance requirements for signage in office zones. 3. The allowed use of the property will be office with showroom and warehouse. 4. The dumpster area must be screened on three (3) sides with an eight (8) foot high opaque fence or wall. 5. Any site lighting must be low-level and directed away from adjacent residential property. 6. Staff supports the deferral of street improvements to Shackleford Road for five (5) years or until adjacent development, whichever occurs first. PLANNING COMMISSION ACTION: (APRIL 19, 2001) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. 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. 6