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HomeMy WebLinkAboutZ-7434-A Staff AnalysisFILE NO.: Z - NAME: Bowman Office Showroom Warehouse Short -form PCD LOCATION: on the west side of South Bowman Road approximately 800 feet south of the Kanis Road intersection DEVELOPER: Dickson Flake Partners P.O. Box 3546 Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 1.04 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Office/showroom/warehouse VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: An application was filed for the July 24, 2003, Planning Commission agenda to rezone the site from R-2 to PCD to allow the construction of a two bay automatic carwash on FILE NO.: Z -7434-A (Cont. the site and the placement of an island containing two vacuum stations. The applicant, prior to the public hearing, withdrew the request. A. PROPOSAL/REQUEST: The applicant proposes to construct a 17,325 square foot office/showroom/warehouse building on the site. The applicant has indicated potential users of the site would be users that would typically need a small office space in the front with warehouse space in the rear. The rear portion of the building would have overhead doors for loading and unloading. The doors are not proposed as dock doors. The applicant is proposing the placement of 63 parking spaces and two dumpsters on the site. The hours of operation are proposed as Monday through Saturday from 7:00 am to 10:00 pm. B. EXISTING CONDITIONS: The site contains a vacant single-family structure located in the mid-section of the site. There are single-family homes located to the north and south of this site very close to the property lines. The ice skating arena is located to the east of the site and a commercial development with multiple uses is located to the north of the adjoining single-family home. To the southeast of the site is a large office/warehouse development adjoining vacant 0-3 zoned property. The proposed development site is very deep, abutting the Cherry Creek Subdivision to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The John Barrow Neighborhood Association, the Gibralter Heights/Point West/Timber Ridge Neighborhood Association along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman 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 the street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalk with the planned development. Set new concrete apron back to the future edge of pavement. 3. Plans of all work in the right-of-way shall be submitted for approval prior to the start of work. Obtain barricade permit prior to doing any work in the right-of- way from Traffic Engineering (501) 379-1817 (Derrick Bergfield). 2 ILE NO.: Z -7434-A (Cont. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted an approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan and the proposed discharge location. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located in the area. No construction within existing sewer main easement. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Service Trades District for this property. The applicant has applied for a Planned Commercial Development for office, showroom, and warehousing uses. The request does not require a change to the Land Use Plan. 3 FILE NO.: Z-7434-A(Cont.) Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required to the north, south and west where adjacent to residential properties. An irrigations system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Joe White of White-Daters was present representing the applicant. Staff stated the request was to locate an office/showroom/warehouse facility on the site. Staff requested Mr. White provide additional information concerning days and hours of operation, relocation of the eastern dumpster away from the street, hours of service for the dumpsters and if deliveries would be taken behind the building. Public Works comments were addressed. Staff stated the proposed right-of-way indicated was sufficient to meet the required dedication for a minor arterial. Staff also indicated a grading permit would be required prior to the start of work. Staff stated storm water detention would be required on the site and requested the applicant provide the location of the storm water detention facility. Landscaping comments were addressed. Staff stated the proposed 50 -foot buffer along the west would need to provide year around screening. Staff noted no fence would be needed and the buffer could be supplemented with trees and shrubs if necessary. Staff also noted screening would be required along the north and south property lines. Mr. White stated screening in these areas would be provided. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated the dedication of right-of-way as requested by Public Works and indicated street improvements will be constructed along the entire property frontage. The applicant has also removed the eastern dumpster resulting in the removal of the dumpster nearest the street. The applicant has indicated the dumpster will be serviced during normal business hours. !I ILE NO.: Z -7434-A (Cont. The applicant has indicated the days and hours of operation to be from 7:00 am to 10:00 pm six days per week. The applicant has also indicated the proposed location of signage. The applicant has indicated signage will be a ground mounted monument style sign with a maximum of six feet in height and sixty-four square feet in area. Staff is supportive of the proposed days and hours of operation and the proposed signage and placement. The applicant has indicated the building to be 17,325 square feet and the site to contain 63 parking spaces. The typical minimum parking demand for an office/showroom/warehouse activity would be thirteen parking spaces. The proposed parking is more than adequate to meet the typical minimum parking demand. The applicant has indicated the minimum nine foot wide landscape strip along the north and south property lines along with a note concerning the proposed screening. The applicant has indicated screening will be provided through dense evergreen plantings or a six foot wood fence with its face side directed outward. The applicant has also indicated a fifty foot undisturbed buffer along the rear of the property. The applicant has also noted should the fifty foot buffer not provide the year around screening, additional plantings will be provided. Staff is supportive of the proposed landscaping and buffering. The proposed development should have minimal to no adverse impact on adjoining properties. The site is shown as Service Trades District on the City's Future Land Use Plan, which allows activities similar to the proposed development. The applicant is requesting a PCD, as required by the land use classification, to develop the site as an office/showroom/warehouse. To Staff's knowledge there are no outstanding issues associated with the proposed request. I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Joe White was present representing the request. There was one registered objector present. Staff stated the John Barrow Neighborhood Association had indicated support of the proposed rezoning request subject to compliance with the conditions outlined in the staff report. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. 4i FILE NO.: Z -7434-A Cont. Mr. David Meroney was present in opposition of the proposed request. He stated his home was located on Cherry Laurel Drive and from his back yard he could see the proposed site. He stated his concerns with allowing the area to develop with non- residential uses. Mr. Meroney stated there were sites in the area currently zoned for non-residential uses and questioned why the applicant did not locate on one of the zoned site. Mr. Joe White addressed the Commission on behalf of the applicant. He stated the development was leaving a 50 -foot undisturbed buffer to the west of the development and the applicant had agreed to install additional plantings if the buffer did not provide year around screening. Mr. White stated the request was for an office/showroom/warehouse development, which was consistent with the Future Land Use Plan. Commissioner Rector noted the request was consistent with the City's adopted Future Land Use Plan. A motion was made to approve the request. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. D December 4, 2003 ITEM NO.: 20 FILE NO.: Z -7434-A NAME: Bowman Office Showroom Warehouse Short -form PCD LOCATION: on the west side of South Bowman Road approximately 800 feet south of the Kanis Road intersection DEVELOPER: Dickson Flake Partners P.O. Box 3546 Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 1.04 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Office/showroom/warehouse VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: An application was filed for the July 24, 2003, Planning Commission agenda to rezone the site from R-2 to PCD to allow the construction of a two bay automatic carwash on December 4, 2003 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: Z -7434-A the site and the placement of an island containing two vacuum stations. The applicant, prior to the public hearing, withdrew the request. A. PROPOSAUREQUEST: The applicant proposes to construct a 17,325 square foot office/showroom/warehouse building on the site. The applicant has indicated potential users of the site would be users that would typically need a small office space in the front with warehouse space in the rear. The rear portion of the building would have overhead doors for loading and unloading. The doors are not proposed as dock doors. The applicant is proposing the placement of 63 parking spaces and two dumpsters on the site. The hours of operation are proposed as Monday through Saturday from 7:00 am to 10:00 pm. B. EXISTING CONDITIONS: The site contains a vacant single-family structure located in the mid-section of the site. There are single-family homes located to the north and south of this site very close to the property lines. The ice skating arena is located to the east of the site and a commercial development with multiple uses is located to the north of the adjoining single-family home. To the southeast of the site is a large office/warehouse development adjoining vacant 0-3 zoned property. The proposed development site is very deep, abutting the Cherry Creek Subdivision to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The John Barrow Neighborhood Association, the Gibralter Heights/Point WestlTimber Ridge Neighborhood Association along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman 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 the street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalk with the planned development. Set new concrete apron back to the future edge of pavement. 2 December 4, 2003 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: Z -7434-A 3. Plans of all work in the right-of-way shall be submitted for approval prior to the start of work. Obtain barricade permit prior to doing any work in the right-of- way from Traffic Engineering (501) 379-1817 (Derrick Bergfield). 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted an approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan and the proposed discharge location. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located in the area. No construction within existing sewer main easement. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. KI December 4, 2003 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: Z -7434-A F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Service Trades District for this property. The applicant has applied for a Planned Commercial Development for office, showroom, and warehousing uses. The request does not require a change to the Land Use Plan. Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required to the north, south and west where adjacent to residential properties. An irrigations system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Joe White of White-Daters was present representing the applicant. Staff stated the request was to locate an office/showroom/warehouse facility on the site. Staff requested Mr. White provide additional information concerning days and hours of operation, relocation of the eastern dumpster away from the street, hours of service for the dumpsters and if deliveries would be taken behind the building. Public Works comments were addressed. Staff stated the proposed right-of-way indicated was sufficient to meet the required dedication for a minor arterial. Staff also indicated a grading permit would be required prior to the start of work. Staff stated storm water detention would be required on the site and requested the applicant provide the location of the storm water detention facility. Landscaping comments were addressed. Staff stated the proposed 50 -foot buffer along the west would need to provide year around screening. Staff noted no fence would be needed and the buffer could be supplemented with trees and shrubs if necessary. Staff also noted screening would be required along the north and south property lines. Mr. White stated screening in these areas would be provided. 4 December 4, 2003 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: 7-7434-A There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated the dedication of right-of-way as requested by Public Works and indicated street improvements will be constructed along the entire property frontage. The applicant has also removed the eastern dumpster resulting in the removal of the dumpster nearest the street. The applicant has indicated the dumpster will be serviced during normal business hours. The applicant has indicated the days and hours of operation to be from 7:00 am to 10:00 pm six days per week. The applicant has also indicated the proposed location of signage. The applicant has indicated signage will be a ground mounted monument style sign with a maximum of six feet in height and sixty-four square feet in area. Staff is supportive of the proposed days and hours of operation and the proposed signage and placement. The applicant has indicated the building to be 17,325 square feet and the site to contain 63 parking spaces. The typical minimum parking demand for an office/showroom/warehouse activity would be thirteen parking spaces. The proposed parking is more than adequate to meet the typical minimum parking demand. The applicant has indicated the minimum nine foot wide landscape strip along the north and south property lines along with a note concerning the proposed screening. The applicant has indicated screening will be provided through dense evergreen plantings or a six foot wood fence with its face side directed outward. The applicant has also indicated a fifty foot undisturbed buffer along the rear of the property. The applicant has also noted should the fifty foot buffer not provide the year around screening, additional plantings will be provided. Staff is supportive of the proposed landscaping and buffering. The proposed development should have minimal to no adverse impact on adjoining properties. The site is shown as Service Trades District on the City's Future Land Use Plan, which allows activities similar to the proposed development. The applicant is requesting a PCD, as required by the land use classification, to develop the site as an office/showroom/warehouse. To Staffs knowledge there are no outstanding issues associated with the proposed request. 5 December 4, 2003 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: Z -7434-A STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Joe White was present representing the request. There was one registered objector present. Staff stated the John Barrow Neighborhood Association had indicated support of the proposed rezoning request subject to compliance with the conditions outlined in the staff report. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Mr. David Meroney was present in opposition of the proposed request. He stated his home was located on Cherry Laurel Drive and from his back yard he could see the proposed site. He stated his concerns with allowing the area to develop with non- residential uses. Mr. Meroney stated there were sites in the area currently zoned for non-residential uses and questioned why the applicant did not locate on one of the zoned site. Mr. Joe White addressed the Commission on behalf of the applicant. He stated the development was leaving a 50 -foot undisturbed buffer to the west of the development and the applicant had agreed to install additional plantings if the buffer did not provide year around screening. Mr. White stated the request was for an office/showroom/warehouse development, which was consistent with the Future Land Use Plan. Commissioner Rector noted the request was consistent with the City's adopted Future Land Use Plan. A motion was made to approve the request. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. R