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HomeMy WebLinkAboutZ-7118 Staff AnalysisFILE NO.: Z-7118 NAME: Jones Street LLC Short -Form PID LOCATION: Northwest corner of 8th and Jones Streets DEVELOPER: Jones Street, LLC 2701 West 7t' Street Little Rock, AR 72205 AREA: .964 Acre ENGINEER: James Farris, PLS 1485 Southern Hills Drive Conway, AR 72034 NUMBER OF LOTS 6 FT. NEW STREET: 0 CURRENT ZONING: R-2 and R-3 Single -Family, R-4 Two -Family, I-2 Light Industrial PROPOSED ZONING: PID ALLOWED USES: Single -Family, Two -Family and Light Industrial PROPOSED USE: I-2, with Limited Light Industrial Uses VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to develop this six -lot site with a single 19,250 square foot office warehouse building. The applicant has indicated the building material will be a pre-engineered metal building with a single slope roof to the rear and a decorative fagade (24'-0" high masonry and E.I.F.S.) at the front and on both end walls. There are three rental bays proposed by the applicant with the ownership being maintained by the applicant. The applicant is requesting a PID for office/showroom/warehouse and the following I-2 uses: Appliance repair; Automobile, motorcycle display, sales and service; Auto parts and FILE NO.: Z-7118 (Cont.) accessories; Cabinet or woodworking shop; Day nursery or day care center; Day care center, adult; Furniture repair store; Job printing, lithographer, printing or blueprinting plant; Laboratory; Light fabrication and assembly process; Office equipment sales and service; Office (general and professional); Office warehouse; Photography studio; Plumbing, electrical, heating or air conditioning shop; Small engine repair; Studio (broadcasting or recording; Taxidermist; Warehousing and wholesaling; and Upholstery shop, furniture. The proposal includes 26 parking spaces as a part of the development. B. EXISTING CONDITIONS: The proposed site is vacant, cleared and grass covered with the residential structure being demolished approximately three years ago. To the north of the site is an office building, Roberts Construction Company. To the east of the site, Koffman Lumber and Ed's Supply Company, are newly constructed buildings. Interstate 630 is located to the south of the site and single-family residential homes are located to the west facing Appianway. There is a church to the northwest of the site and a cabinet shop to the northeast. C. NEIGHBORHOOD COMMENTS: All property owners within 200 feet of the site, all residents who could be identified within 300 feet of the site and the Capitol Hill Neighborhood Association and the Capitol View/Stifft Station Neighborhood Association were notified of the Public Hearing. As of this writing staff, has received one informational phone call from the neighborhood. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Jones Street and 8th Street are classified on the Master Street Plan as commercial streets. Dedication of right- of-way to 30 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 the planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 2 FILE NO.: Z-7118 (Cont.) E 4. File petition to abandon existing alley. 5. Stormwater detention ordinance applies to this property. 6. Easements for proposed stormwater detention facilities are required. 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 8. A Sketch Grading and Drainage Plan is required prior to Subdivision Committee meeting, or no later than 5 days before Planning Commission hearing. 9. This development involves issues related to street lighting. The property owner may be responsible for installation of new streetlights or modification (if required) of existing streetlights. Property owner must contact Traffic Engineering (Steve Philpott @ 340-4880) to verify street lighting requirements for this project. 10. As per current ordinances, the property does not have adequate frontage for two driveways. The single driveway should align with an opposing driveway. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located in the alley. If relocation of main is required for this project the relocation will be completed by the Developer at their expense. Entergy: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: Domestic service is not available directly off the 20" main in Jones Street. A water main extension will be required. Contact Marie Dugan at 992-2438 for details. 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 located near Bus Route #14 but has no effect on bus radius, turnout and route. 3 FILE NO.: Z-7118 (Cont.) F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Service Trades District for this property. The applicant has applied for a Planned Industrial Development for an office/showroom/warehouse. The property is currently zoned R-2 and R-3 Single -Family, R-4 Two -Family and I-2 Light Industrial. A land use plan amendment is not required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Capitol View / Stifft Station Neighborhood Action Plan. The Private Investment Goal is supported by an objective recommending the review of the Future Land Use Plan to reflect areas in which non-residential uses are encouraged to locate. The Private Investment Goal is also supported by an action statement that calls for the protection of the residential character of the neighborhood. Landscape Issues: The plan submitted does not allow for the minimum 7.2 -foot wide on-site landscape strip along Jones Street nor the minimum 6.7 -foot wide landscape strip east of the proposed parking lot. Additionally, no provisions have been made for the minimum 618 square feet of building landscaping between the public parking and structure nor the 6% interior landscaping required within the paved area. All of these minimums have been reduced below normal standards because this site is located within the designated "mature area." An irrigation system to water landscaped areas will be required. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (December 6, 2001) Manly Roberts, James Willbanks and Phillip McColey were present representing the application. Staff briefly described the PID, noting additions, which were needed on the site plan. Staff also indicated the site was a vacant 4 FILE NO.: Z-7118 (Cont.) site although there were structures shown on the attached zoning and future land use maps. Mr. Bob Brown stated the proposed plan did not meet the minimum landscaping requirements. He indicated the project was located in an area of the city, which was designated as the "mature area" therefore, the applicant was offered some flexibility. Mr. Brown stated, the applicant would need to set aside a minimum 6.8 -foot wide landscaping strip adjacent to the street right-of-way and allow for 618 square feet of building landscaping between the public parking and the structure. He also stated, the applicant should make provisions for the 6% interior landscaping requirement within the pavement area. Mr. Roberts stated he would work with Mr. Brown to resolve the landscaping issues. Staff noted Wastewater comments indicated a sewer main was located in the north alleyway. If the applicant chose to keep the current building location, Wastewater had indicated the sewer main would need to be relocated. Tad Borkowski, Public Works staff, indicated the driveway location should be shifted to align with the driveway across Jones Street. He also stated the driveway locations did not meet the minimum allowance for driveway spacing. There was a discussion between the applicants and staff concerning the redesign of the driveway and parking. Mr. Roberts stated he would work with Public Works staff to resolve the issues related to engineering comments. After the discussion, the Committee forwarded the PID to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff noting most of the concerns raised by staff and the Subdivision Committee. The hours of operation, the signage details and the mix of uses were defined. The days and hours of operation will be Monday through Saturday from 7 am to 7 pm. There will not be a dumpster located on the site. The applicant proposes a ground - mounted sign to be located near the intersection of Jones and W. 8t' Street. The area of the sign is not to exceed the allowable sign area permitted in industrial zones (not to exceed 2 square feet for each linear foot of main street 5 FILE NO.: Z-7118 (Cont.) frontage up to a maximum of seventy-two square feet and not to exceed 30 feet in height). The proposed use mix of the building is 30% office/showroom and 70% warehouse. The applicant proposes 26 parking spaces as a part of the development. In office zoning a minimum of 14 parking spaces would be required and for warehouse and storage a minimum of 8 parking spaces for a total of 22 parking spaces based on the proposed square footage allocated for each activity. The proposed project would not exceed the typical minimum parking requirements. Although, the number of parking spaces proposed meets the minimum requirement for the office/showroom/warehouse use, staff has concerns about the amount of proposed parking with relation to the requested I-2 alternative uses. Staff feels that the amount of parking proposed will not be sufficient to meet potential demands, which would be associated with certain combinations of the alternate uses. Therefore, staff will recommend that any combination of the proposed uses within the proposed building not have a typical minimum parking requirement which exceeds 31 spaces (20 percent over the amount of parking proposed). The applicant proposed a total of 12 employees reporting to the site for employment. The proposal indicates a truck loading dock on the north end of the building. The alley will be paved and a portion of the alley will be utilized for unloading. The rear of the building will act as screening for the single-family residences across the alley. There are to be no openings (no windows, no doors) other than those openings (emergency exits) required to meet the fire code. The applicant has elected to not pursue the abandonment of the alleyway to the north of the site or to the rear of the site as a part of this application. With the alleyway remaining, rear screening is not required. Should the applicant elect to abandon the rear alleyway, at some point in the future, screening will be required along the rear of the site to protect the single-family residence. The applicant has indicated the heat/air/mechanical equipment will be placed in the rear of the building or on the roof. Screening for noise will be required regardless of which of these alternatives is selected. FILE NO.: Z-7118 (Cont.) Otherwise, to staff's knowledge, there are no outstanding issues associated with this PID. The proposed PID zoning request for Jones Street LLC Short -Form PID should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E, F and G of this report. 2. Any combination of the proposed uses within the proposed building must not have a typical minimum parking requirement which exceeds 31 spaces. 3. There are to be no openings (no windows, no doors) other than those openings (fire exits) required to meet the fire code. PLANNING COMMISSION ACTION: (JANUARY 3, 2002) Mr. Manley Roberts was present representing the application. There were no objectors present. Staff presented the application with a recommendation of approval subject to compliance with the conditions outlined above in the "staff recommendation". Staff stated any combination of uses within the proposed building must not have a typical minimum parking requirement which would exceed 31 spaces. Staff also stated there were to be no openings on the rear of the building beyond those required by building code to meet fire safety requirements. There was no further discussion. The item was placed on the consent agenda for approval as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 7 January 3, 2002 ITEM NO.: 10 FILE NO.: Z77118 NAME: Jones Street LLC Short -Form PID LOCATION: Northwest corner of 8t' and Jones Streets DEVELOPER: ENGINEER: Jones Street, LLC James Farris, PLS 2701 West 7t' Street 1485 Southern Hills Drive Little Rock, AR 72205 Conway, AR 72034 AREA: .964 Acre NUMBER OF LOTS: 6 FT. NEW STREET: 0 CURRENT ZONING: R-2 and R-3 Single -Family, R-4 Two -Family, I-2 Light Industrial PROPOSED ZONING: PID ALLOWED USES: Single -Family, Two -Family and Light Industrial PROPOSED USE: I-2, with Limited Light Industrial Uses VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to develop this six -lot site with a single 19,250 square foot office warehouse building. The applicant has indicated the building material will be a pre-engineered metal building with a single slope roof to the rear and a decorative fagade (24'-0" high masonry and E.I.F.S.) at the front and on both end walls. There are three rental bays proposed by the applicant with the ownership being maintained by the applicant. The applicant is requesting a PID for office/showroom/warehouse and the following I-2 uses: Appliance repair; Automobile, motorcycle display, sales and service; Auto parts and 1 January 3, 2002 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7118 accessories; Cabinet or woodworking shop; Day nursery or day care center; Day care center, adult; Furniture repair store; Job printing, lithographer, printing or blueprinting plant; Laboratory; Light fabrication and assembly process; Office equipment sales and service; Office (general and professional); Office warehouse; Photography studio; Plumbing, electrical, heating or air conditioning shop; Small engine repair; Studio (broadcasting or recording; Taxidermist; Warehousing and wholesaling; and Upholstery shop, furniture. The proposal includes 26 parking spaces as a part of the development. B. EXISTING CONDITIONS: The proposed site is vacant, cleared and grass covered with the residential structure being demolished approximately three years ago. To the north of the site is an office building, Roberts Construction Company. To the east of the site, Koffman Lumber and Ed's Supply Company, are newly constructed buildings. Interstate 630 is located to the south of the site and single-family residential homes are located to the west facing Appianway. There is a church to the northwest of the site and a cabinet shop to the northeast. C. NEIGHBORHOOD COMMENTS: All property owners within 200 feet of the site, all residents who could be identified within 300 feet of the site and the Capitol Hill Neighborhood Association and the Capitol View/Stifft Station Neighborhood Association were notified of the Public Hearing. As of this writing staff, has received one informational phone call from the neighborhood. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Jones Street and 8t' Street are classified on the Master Street Plan as commercial streets. Dedication of right- of-way to 30 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 the 2 January 3, 2002 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z-7118 planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. File petition to abandon existing alley. 5. Stormwater detention ordinance applies to this property. 6. Easements for proposed stormwater detention facilities are required. 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 8. A Sketch Grading and Drainage Plan is required prior to Subdivision Committee meeting, or no later than 5 days before Planning Commission hearing. 9. This development involves issues related to street lighting. The property owner may be responsible for installation of new streetlights or modification (if required) of existing streetlights. Property owner must contact Traffic Engineering (Steve Philpott @ 340-4880) to verify street lighting requirements for this project. 10. As per current ordinances, the property does not have adequate frontage for two driveways. The single driveway should align with an opposing driveway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located in the alley. If relocation of main is required for this project the relocation will be completed by the Developer at their expense. Enter: No comment received ARKLA: No comment received. Southwestern Bell: No comment received. Water: Domestic service is not available directly off the 20" main in Jones Street. A water main extension will be required. Contact Marie Dugan at 992-2438 for details. Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. 3 January 3, 2002 SUBDIVISION ITEM NO.: 10 (Cont. F Count Plannin : No comment received. FILE NO.: Z-7118 CATA: Project site is located near Bus Route #14 but has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Service Trades District for :.this property. The applicant has applied for a Planned Industrial Development for an office/showroom/warehouse. The property is currently zoned R-2 and R-3 Single -Family, R-4 Two -Family and I-2 Light Industrial. A land use plan amendment is not required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Capitol View / Stifft Station Neighborhood Action Plan. The Private Investment Goal is supported by an objective recommending the review of the Future Land Use Plan to reflect areas in which non-residential uses are encouraged to locate. The Private Investment Goal is also supported by an action statement that calls for the protection of the residential character of the neighborhood. Landscape Issues: The plan submitted does not allow for the minimum 7.2 -foot wide on-site landscape strip along Jones Street nor the minimum 6.7 -foot wide landscape strip east of the proposed parking lot. Additionally, no provisions have been made for the minimum 618 square feet of building landscaping between the public parking and structure nor the 6% interior landscaping required within the paved area. All of these minimums have been reduced below normal standards because this site is located within the designated "mature area." An irrigation system to water landscaped areas will be required. 4 January 3, 2002 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7118 Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (December 6, 2001) Manly Roberts, James Willbanks and Phillip McColey were present representing the application. Staff briefly described the PID, noting additions, which were needed on the site plan. Staff also indicated the site was a vacant site although there were structures shown on the attached zoning and future land use maps. Mr. Bob Brown stated the proposed plan did not meet the minimum landscaping requirements. He indicated the project was located in an area of the city, which was designated as the "mature area" therefore, the applicant was offered some flexibility. Mr. Brown stated, the applicant would need to set aside a minimum 6.8 -foot wide landscaping strip adjacent to the street right-of-way and allow for 618 square feet of building landscaping between the public parking and the structure. He also stated, the applicant should make provisions for the 6% interior landscaping requirement within the pavement area. Mr. Roberts stated he would work with Mr. Brown to resolve the landscaping issues. Staff noted Wastewater comments indicated a sewer main was located in the north alleyway. If the applicant chose to keep the current building location, Wastewater had indicated the sewer main would need to be relocated. Tad Borkowski, Public Works staff, indicated the driveway location should be shifted to align with the driveway across Jones Street. He also stated the driveway locations did not meet the minimum allowance for driveway spacing. There was a discussion between the applicants and staff concerning the redesign of the driveway and parking. Mr. Roberts stated he would work with Public Works staff to resolve the issues related to engineering comments. After the discussion, the Committee forwarded the PID to the full Commission for final action. 5 January 3, 2002 SUBDIVISION ITEM NO.: 10 (Cont. H. ANALYSIS: FILE NO.: Z-7118 The applicant submitted a revised site plan to staff noting most of the concerns raised by staff and the Subdivision Committee. The hours of operation, the signage details and the mix of uses were defined. The days and hours of operation will be Monday through Saturday from 7 am to 7 pm. There will not be a dumpster located on the site. The applicant proposes a ground - mounted sign to be located near the intersection of Jones and W. 8t' Street. The area of the sign is not to exceed the allowable sign area permitted in industrial zones (not to exceed 2 square feet for each linear foot of main street frontage up to a maximum of seventy-two square feet and not to exceed 30 feet in height). The proposed use mix of the building is 30% office/showroom and 70% warehouse. The applicant proposes 26 parking spaces as a part of the development. In office zoning a minimum of 14 parking spaces would be required and for warehouse and storage a minimum of 8 parking spaces for a total of 22 parking spaces based on the proposed square footage allocated for each activity. The proposed project would not exceed the typical minimum parking requirements. Although, the number -of parking spaces proposed meets the minimum requirement for the office/showroom/warehouse use, staff has concerns about the amount of proposed parking with relation to the requested I-2 alternative uses. Staff feels that the amount of parking proposed will not be sufficient to meet potential demands, which would be associated with certain combinations of the alternate uses. Therefore, staff will recommend that any combination of the proposed uses within the proposed building not have a typical minimum parking requirement which exceeds 31 spaces (20 percent over the amount of parking proposed). The applicant proposed a total of 12 employees reporting to the site for employment. The proposal indicates a truck loading dock on the north end of the building. The alley will be paved and a portion of the alley will be utilized for unloading. 0 January 3, 2002 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z-7118 The rear of the building will act as screening for the single-family residences across the alley. There are to be no openings (no windows, no doors) other than those openings (emergency exits) required to meet the fire code. The applicant has elected to not pursue the abandonment of the alleyway to the north of the site or to the rear of the site as a part of this application. With the alleyway remaining, rear screening is not required. Should the applicant elect to abandon the rear alleyway, at some point in the future, screening will be required along the rear of the site to protect the single-family residence. The applicant has indicated the heat/air/mechanical equipment will be placed in the rear of the building or on the roof. Screening for noise will be required regardless of which of these alternatives is selected. Otherwise, to staff's knowledge, there are no outstanding issues associated with this PID. The proposed PID zoning request for Jones Street LLC Short -Form PID should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E, F and G of this report. 2. Any combination of the proposed uses within the proposed building must not have a typical minimum parking requirement which exceeds 31 spaces. 3. There are to be no openings (no windows, no doors) other than those openings (fire exits) required to meet the fire code. PLANNING COMMISSION ACTION: (JANUARY 3, 2002) Mr. Manley Roberts was present representing the application. There were no objectors present. Staff presented the application with a recommendation of approval subject to compliance with the conditions outlined above in the "staff recommendation". 7 January 3, 2002 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z-7118 Staff stated any combination- of uses within the proposed building must not have a typical minimum parking requirement which would exceed 31 spaces. Staff also stated there were to be no openings on the rear of the building beyond those required by building code to meet fire safety requirements. There was no further discussion. The item was placed on the consent agenda for approval as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 8 January 3, 2002 ITEM NO.: 10 FILE NO.: Z77118 NAME: Jones Street LLC Short -Form PID LOCATION: ,blarthwest corner of 8th and Jones Streets DEVELOPER: Jones Street, LLC 2701 West 7th Street Little Rock, AR 72205 ENGINEER: James Farris, PLS 1485 Southern Hills Drive Conway, AR 72034 AREA: .964 Acre NUMBER OF LOTS: 6 FT. NEW STREET: 0 CURRENT ZONING: R-2 and R-3 Single -Family, R-4 Two -Family, I-2 Light Industrial PROPOSED ZONING: PID ALLOWED USES: Single -Family, Two -Family and Light Industrial PROPOSED USE: I-2, with Limited Light Industrial Uses VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to develop this six -lot site with a single 19,250 square foot office warehouse building. The applicant has indicated the building material will be_ a pre-engineered metal building with a single slope roof to the rear and a decorative fagade (24'-0" high masonry and E.I.F.S.) at the front and on both end walls. There are three rental bays proposed by the applicant with the ownership being maintained by the applicant. The applicant is requesting a PID for office/showroom/warehouse and the following I-2 uses: Appliance repair; Automobile, motorcycle display, sales and service; Auto parts and 1 January 3, 2002 SUBDIVISION ITEM NO.: 10 (Cont B. FILE NO.: Z-7118 accessories; Cabinet or woodworking shop; Day nursery or day care center; Day care center, adult; Furniture repair store; Job printing, lithographer, printing or blueprinting plant; Laboratory; Light fabrication and assembly process; Office equipment sales and service; Office (general and professional); Office warehouse; Photography studio; Plumbing, electrical, heating or air conditioning shop; Small engine repair; Studio (broadcasting or recording; Taxidermist; Warehousing and wholesaling; and Upholstery shop, furniture. The proposal includes 26 parking spaces as a part of the development. EXISTING CONDITIONS: The proposed site is vacant, cleared and grass covered with the residential structure being demolished approximately three years ago. To the north of the site is an office building, Roberts Construction Company. To the east of the site, Koffman Lumber and Ed's Supply Company, are newly constructed buildings. Interstate 630 is located to the south of the site and single-family residential homes are located to the west facing Appianway. There is a church to the northwest of the site and a cabinet shop to the northeast. C. NEIGHBORHOOD COMMENTS: E All property owners within 200 feet of the site, all residents who could be identified within 300 feet of the site and the Capitol Hill Neighborhood Association and the Capitol View/Stifft Station Neighborhood Association were notified of the Public Hearing. As of this writing staff, has received one informational phone call from the neighborhood. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Jones Street and 8t' Street are classified on the Master Street Plan as commercial streets. Dedication of right- of-way to 30 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 the 2 January 3, 2002 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7118 planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. File petition to abandon existing alley. 5. Stormwater detention ordinance applies to this property. 6. Easements for proposed stormwater detention facilities are required. 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 8. A Sketch Grading and Drainage Plan is required prior to Subdivision Committee meeting, or no later than 5 days before Planning Commission hearing. 9. This development involves issues related to street lighting. The property owner may be responsible for installation of new streetlights or modification (if required) of existing streetlights. Property owner must contact Traffic Engineering (Steve Philpott @ 340-4880) to verify street lighting requirements for this project. 10. As per current ordinances, the property does not have adequate frontage for two driveways. The single driveway should align with an opposing driveway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located in the alley. If relocation of main is required for this project the relocation will be completed by the Developer at their expense. Enter: No comment received. ARX{ : No comment received. Southwestern Bell: No comment received. Water: Domestic service is not available directly off the 20" main in Jones Street. A water main extension will be required. Contact Marie Dugan at 992-2438 for details. Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. 3 January 3, 2002 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7118 C unty Plan nin : No comment received. CATA: Project site is located near Bus Route #14 but has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Plannin Division: This request is located in the Downtown Planning District. The Land Use Plan shows Service Trades District for ..this property. The applicant has applied for a Planned Industrial Development for an office/showroom/warehouse. The property is currently zoned R-2 and R-3 Single -Family, R-4 Two -Family and I-2 Light Industrial. A land use plan amendment is not required. City Recognized Nei hborhood Action Plan: The applicant's property lies in the area covered by the Capitol View / Stifft Station Neighborhood Action Plan. The Private Investment Goal is supported by an objective recommending the review of the Future Land Use Plan to reflect areas in which non-residential uses are encouraged to locate. The Private Investment Goal is also supported by an action statement that calls for the protection of the residential character of the neighborhood. Landsca a Issues: The plan submitted does not allow for the minimum 7.2 -foot wide on-site landscape strip along Jones Street nor the minimum 6.7 -foot wide landscape strip east of the proposed parking lot. Additionally, no provisions have been made for the minimum 618 square feet of building landscaping between--the—public—parking---and.. s-trudture—.nox__ -the. _696 interior landscaping required within the paved area. All of these minimums have been reduced below normal standards because this site is located within the designated "mature area." - An irrigation system to water landscaped areas will be required. 4 January 3, 2002 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7118 Buildin Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (December 6, 2001) Manly Roberts, James Willbanks and Phillip McColey were present representing the application. Staff briefly described the PID, noting additions, which were needed on the site plan. Staff also indicated the site was a vacant site although there were structures shown on the attached zoning and future land use maps. Mr. Bob Brown stated the proposed plan did not meet the minimum landscaping requirements. He indicated the project was located in an area of the city, which was designated as the "mature area" therefore, the applicant was offered some flexibility. Mr. Brown stated, the applicant would need to set aside a minimum 6.8 -:Foot wide landscaping strip adjacent to the street right-of-way and allow for 618 square feet of building landscaping between the public parking and the structure. He also stated, the applicant should make provisions for the 6% interior landscaping requirement within the pavement area. Mr. Roberts stated he would work with Mr. Brown to resolve the landscaping issues. Staff noted Wastewater comments indicated a sewer main was located in the north alleyway. If the applicant chose to keep the current building location, Wastewater had indicated the sewer main would need to be relocated. Tad Borkowski, Public Works staff, indicated the driveway location should be shifted to align with the driveway across Jones Street. He also stated the driveway locations did not meet the minimum allowance for driveway spacing. There was a discussion between the applicants and staff - conce-r-n-ing—the—redesign-- of - -the - dr-iveway_and parking-.- ---Mr Roberts stated he would work with Public Works staff to resolve the issues related to engineering comments. After the discussion, the Committee forwarded the PID to the full Commission for final action. 5 January 3, 2002 SUBDIVISION ITEM NO.: 10 (Cont. H. ANALYSIS: FILE NO.: Z-7118 The applicant submitted a revised site plan to staff noting most of the concerns raised by staff and the Subdivision Committee. The hours of operation, the signage details and the mix of uses were defined. The days and hours of operation will be Monday through Saturday from 7 am to 7 pm. There will not be a dumpster located on the site. The applicant proposes a ground - mounted sign to be located near the intersection of Jones and W. 8u' Street. The area of the sign is not to exceed the allowable sign area permitted in industrial zones (not to exceed 2 square feet for each linear foot of main street frontage up to a maximum of seventy-two square feet and not to exceed 30 feet in height). The proposed use mix of the building is 30% office/showroom and 70% warehouse. The applicant proposes 26 parking spaces as a part of the development. In office zoning a minimum of 14 parking spaces would be required and for warehouse and storage a minimum of 8 parking spaces for a total of 22 parking spaces based on the proposed square footage allocated for each activity. The proposed project would not exceed the typical minimum parking requirements. Although, the number 'of parking spaces proposed meets the minimum requirement for the office/showroom/warehouse use, staff has concerns about the amount of proposed parking with relation to the requested I-2 alternative uses. Staff feels that the amount of parking proposed will not be sufficient to meet potential demands, which would be associated with certain combinations of the alternate uses. Therefore, staff will recommend that any combination of the proposed uses within the proposed building not have a _typical minimum _parking_ requireme.tzt_which __exceeds__31._spaces— (20 percent over the amount of parking proposed). The applicant proposed a total of 12 employees reporting to the site for employment. The proposal indicates a truck loading dock on the north end of the building. The alley will be paved and a portion of the alley will be utilized for unloading. 6 Item No. 10 Jones Street LLC Short Form PID (Z-7118) Planning Staff Comments: 1. Correct the direction of the North Arrow. 2. Label sidewalks. 3. Location of existing and proposed easements (utility) and public improvements (drainage, sewer, water). 4. On the site plan provide the legal description of the total site proposed for development, including a statement of present and proposed ownership and present and proposed zoning. 5. Indicate right-of-way for West 81" Street and Jones Street. 6. Show proposed screening behind the building. 7. Indicate building height on the site plan. 8. Will there be a dumpster on the site? If so, show on the site plan with required screening (3 sides with 8' opaque fence or wall.) 9. Will there be a ground -mounted sign on the site? If so show on the site plan with details (height and area). 10. Specify days and hours of operation. 11. Specify uses along with alternative uses — indicate a percentage mix of uses (-%showroom, - %office, -%warehouse). (Will this be one tenant or multiple tenants.) 12. Provide an estimated number of employees. 13. Site lighting must be low level and directed away from adjacent residentially zoned property. 14. Describe the rear treatment of the building (doors, windows). 15. Revise the plan to pull all driveways and parking to the south '/2 of the alleyway. 16. Will there be a loading dock or truck bay as a part of the development? If so indicate on the site plan along with the proposed access for truck traffic. 17. Indicate all set -backs from the property lines. 18. The south property line dimension is labeled incorrectly. Indicate dimension from the property line and not the center of the alley. 19. Indicate building materials, roof materials, location of mechanical equipment. 20. Show roof screening from the rear to protect adjacent single-family residents. 21. Dimension all property lines. Variance/Waivers: None requested. Public Works: 1. Jones Street and 8`" Street are classified on the Master Street Plan as commercial streets. Dedication of right-of-way to 30 feet from centerline will be required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement 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. File petition to abandon existing alleyways. 5. Stormwater detention ordinance applies to this property. 6. Easements for proposed stormwater detention facilities are required. 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 8. A Sketch Grading and Drainage Plan is required prior to subdivision committee meeting, or no later than 5 days before Planning Commission hearing. 9. This development involves issues related to street lighting. The property owner may be responsible for installation of new street lights or modification (if required) of existing street lights. Property owner must contact Traffic Engineering (Steve Philpott @ 340-4880) to verify street lighting requirements for this project. Page 2 Jones Street LLC Short Form PID (Z-7118) 10. As per current ordinances, the property does not have adequate frontage for two driveways. The single driveway should align with an opposing driveway. Utilities and Fire Departmeat(County Plan-ning Wastewater: Existing sewer main located in alley. If relocation of main is required for this project the relocation will be completed by the Developer at their expense. Contact Jim Boyd at 376-2903 for details. ENTERGY: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: Domestic service is not available directly off the 20" main in Jones Street. A water main extension will be required. Contact Marie Dugan at 992-2438 for details. Fire Department: Place fire hydrants per code. Contact Dennis Free at 918-3752 for details. County Planning: No comment received. CATA: Project site is located on Bust Route 45 but has no effect on bus radius, turnout and route. Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Service Trades District for this property. The applicant has applied for a Planned Industrial Development for office / showroom / warehouse. The property is currently zoned R-2 and R-3 Single -Family, R-4 Two -Family and I-2 Light Industrial. A land use plan amendment is not required. Landscape: The plan submitted does not allow for the minimum 7.2 foot wide on-site landscape strip along Jones Street nor the minimum 6.7 foot wide landscape strip east of the proposed parking lot. Additionally, no provisions have been made for the minimum 618 square feet of building landscaping between the public parking and structure nor the 6% interior landscaping required within the paved area. All of these minimums have been reduced below normal standards because this site is located within the designated "mature area." An irrigation system to water landscaped areas will be required. Page 3 Jones Street LLC Short Form PID (Z-7118) Submit 4 copies of the revised site plan (to include the additional information as noted above) to staff no later than Wednesday, December 12, 2001.