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HomeMy WebLinkAboutZ-7562 Staff AnalysisJanuary 29, 2004 ITEM NO.: 10 NAME: Buchanan Short -form PID LOCATION: 3700 Old Shackleford Road DEVELOPER: Rector Phillips and Morse P.O. Box 7300 Little Rock, AR 72217 ENGINEER: Summerlin Associates, Inc. 1609 South Broadway Little Rock, AR 72206 FILE NO.- Z-7562 AREA: 13.16 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family District ALLOWED USES: Single-family Residential PROPOSED ZONING: PID PROPOSED USE: Selected 1-2, Light Industrial District Uses VARIAN CESMAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The site contains a 129,174 square foot warehouse manufacturing facility constructed in the 1970's. After annexation to the City, the light manufacturing January 29, 2004 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z-7662 business was grandfathered and allowed as a "non -conforming use". The property has been vacant for over a year and has lost its non -conforming status. The property is currently on the market for sale or lease but with the existing R-2, Single-family zoning classification, the site is difficult to market. The applicant is requesting the following specified uses be allowed as uses for the site: Appliance repair, Auction — General merchandise, Auto glass muffler shop, Auto or truck rental and leasing, Auto parts and accessories, Auto paint or body rebuilding shop, Auto repair garage, Bus or truck storage or garage, Cabinet or woodworking shop, Clothing manufacturing, Contractor or maintenance yard, Feed store, Furniture repair store, Hauling and storage company, Home center, Job printing, lithographer, printer or blueprinting plant, Laboratory, Laboratory manufacturing, Landscape service, Laundry, industrial, Lawn and garden center, enclosed, Light fabrication and assembly process, Machine or welding shop, Machinery sales and service, Mini -warehouse, Motor freight terminal, Office equipment sales and service, Office (general and professional), Office warehouse, Plant nursery, Plumbing, electrical, heating or air conditioning shop, Recycling facility, automated, Recycling facility (MFR), School, business, School, commercial, trade or craft, Secondhand store, used furniture or rummage shop, Small engine repair, Tool and equipment rental (inside) Truck and Tractor sales or repair, Warehousing and wholesaling, Wood products manufacturing. The office portion of the building is constructed of brick veneer with a metal roof and the warehouse portion of the building is constructed of metal with a metal roof. The office area contains approximately 7,302 square feet with the remainder of the square footage in warehouse space. The site contains approximately 100 parking spaces and is fully fenced. A portion of the building and parking area is located within the floodway. B. EXISTING CONDITIONS: The site contains a vacant warehouse building with approximately 100 parking spaces. Brodie Creek runs along the properties northern boundary. The bridge across the creek on Old Shackleford Road has washed-out and has not been replaced. Other uses in the area include single-family homes located along Old Shackleford Road. Old Shackleford road is a very narrow roadway with open ditches for drainage. There is an illegal dump located along the road near the plant entrance. There is a large manufactured home park located on Shackleford Road near the intersection of Old Shackleford Road and Shackleford Road. There are also large warehouse type buildings located in the area with the Church at Rock Creek currently using one of the structures as the church home. 2 January 29, 2004 SUBDIVISION ITEM NO.: 10 (Cont. C. NEIGHBORHOOD COMMENTS: FILE NO.: Z-7562 The John Barrow Neighborhood Association, all residents who could be identified located within 300 -feet of the site and all property owners located within 200 -feet of the site were notified of the public hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITION 1. As noted on the survey, a substantial area of the site lies within the regulated floodway and floodplain of Brodie Creek. No future construction of any structure, parking areas, or placement of fill materials are allowed within the floodway. No outdoor storage is allowed within floodway. 2. For any future construction of any kind that is outside the floodway, but within the floodplain, a special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. 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 before service is resumed. 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project for larger and/or additional meter(s) in addition to normal charges. 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: Approved as submitted. County Planning: No comment received. K, January 29, 2004 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7562 CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a Planned Development — Industrial for selected 1-2 light industrial uses. The request does not require a change to the Land Use Plan. 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. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 8, 2004) Mr. Maury Mitchell was present representing the request. Staff stated the building was an existing industrial building constructed prior to the city extending its limits into the area. Staff stated the site was currently zoned R-2, Single- family and the applicant was requesting a planned development to allow alternative uses for the site. Staff noted the applicant had requested specific uses from the 1-2, Light Industrial District zoning list as alternate uses. Public Works comments were addressed. Staff stated the survey indicated correctly, a substantial area of the site lies within the regulated floodway and floodplain of Brodie Creek. Staff stated no future construction of any structure, parking areas, or the placement of fill materials would be allowed within the floodway. Staff also noted no out -door storage was allowed within floodway. Staff stated any future construction would require a special grading permit. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has submitted a revised cover letter to staff addressing most of the issues raised at the January 8, 2004 Subdivision Committee meeting. The applicant has indicated any signage would comply with signage allowed in industrial zones or a maximum of thirty feet in height and seventy-two square feet in area. Staff is supportive of the proposed signage. The applicant has also indicted the existing fencing as chain link fencing six feet in height. The existing fencing complies with fencing allowed in industrial zones. 4 January 29, 2004 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z-7562 The applicant has indicated the days and hours of operation to be consistent with other industrial uses in the area or 7 am to 11 pm six days per week. Staff is supportive of the requested days and hours of operation. The applicant has indicated the following uses are potential uses for the site; Appliance repair, Auction — General merchandise, Auto glass muffler shop, Auto or truck rental and leasing, Auto parts and accessories, Auto paint or body rebuilding shop, Auto repair garage, Bus or truck storage or garage, Cabinet or woodworking shop, Clothing manufacturing, Contractor or maintenance yard, Feed store, Furniture repair store, Hauling and storage company, Home center, Job printing, lithographer, printer or blueprinting plant, Laboratory, Laboratory manufacturing, Landscape service, Laundry, industrial, Lawn and garden center, enclosed, Light fabrication and assembly process, Machine or welding shop, Machinery sales and service, Mini -warehouse, Motor freight terminal, Office equipment sales and service, Office (general and professional), Office warehouse, Plant nursery, Plumbing, electrical, heating or air conditioning shop, Recycling facility, automated, Recycling facility (MFR), School, business, School, commercial, trade or craft, Secondhand store, used furniture or rummage shop, Small engine repair, Tool and equipment rental (inside) Truck and Tractor sales or repair, Warehousing and wholesaling, Wood products manufacturing. Staff is supportive of the requested uses. All the listed uses are enclosed uses and there is to be no outdoor storage. Staff does not believe any of the potential uses would negatively impact the area. The applicant has indicated no new construction will take place on the site without a revision to the PID and proper clearances for the City. The applicant has also indicated proper fire protection will be provided if and when the building is occupied. The applicant has indicated any additional site lighting will be low level in intensity and directional, directed inward away from residentially zoned properties. To Staff's knowledge there are no outstanding issues associated with the proposed request. The site was constructed as an industrial use prior to the City annexing the area. Staff feels the proposed listing of uses is appropriate for the site and if developed in this manner should not have any adverse impact of the surrounding area. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. 5 January 29, 2004 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z-7562 PLANNING COMMISSION ACTION: (JANUARY 29, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. D FILE NO.: Z-7562 NAME: Buchanan Short -form PID LOCATION: 3700 Old Shackleford Road DEVELOPER: Rector Phillips and Morse P.O. Box 7300 Little Rock, AR 72217 ENGINEER: Summerlin Associates, Inc. 1609 South Broadway Little Rock, AR 72206 AREA: 13.16 Acres CURRENT ZONING ALLOWED USES: NUMBER OF LOTS: 1 FT. NEW STREET: 0 R-2, Single-family District Single-family Residential PROPOSED ZONING: PID PROPOSED USE: Selected 1-2, Light Industrial District Uses VARIANCESIWAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The site contains a 129,174 square foot warehouse manufacturing facility constructed in the 1970's. After annexation to the City, the light manufacturing business was grandfathered and allowed as a "non -conforming use". The FILE NO.: Z-7562 (Cont. property has been vacant for over a year and has lost its non -conforming status. The property is currently on the market for sale or lease but with the existing R-2, Single-family zoning classification, the site is difficult to market. The applicant is requesting the following specified uses be allowed as uses for the site: Appliance repair, Auction — General merchandise, Auto glass muffler shop, Auto or truck rental and leasing, Auto parts and accessories, Auto paint or body rebuilding shop, Auto repair garage, Bus or truck storage or garage, Cabinet or woodworking shop, Clothing manufacturing, Contractor or maintenance yard, Feed store, Furniture repair store, Hauling and storage company, Home center, Job printing, lithographer, printer or blueprinting plant, Laboratory, Laboratory manufacturing, Landscape service, Laundry, industrial, Lawn and garden center, enclosed, Light fabrication and assembly process, Machine or welding shop, Machinery sales and service, Mini -warehouse, Motor freight terminal, Office equipment sales and service, Office (general and professional), Office warehouse, Plant nursery, Plumbing, electrical, heating or air conditioning shop, Recycling facility, automated, Recycling facility (MFR), School, business, School, commercial, trade or craft, Secondhand store, used furniture or rummage shop, Small engine repair, Tool and equipment rental (inside) Truck and Tractor sales or repair, Warehousing and wholesaling, Wood products manufacturing. The office portion of the building is constructed of brick veneer with a metal roof and the warehouse portion of the building is constructed of metal with a metal roof. The office area contains approximately 7,302 square feet with the remainder of the square footage in warehouse space. The site contains approximately 100 parking spaces and is fully fenced. A portion of the building and parking area is located within the floodway. B. EXISTING CONDITIONS: The site contains a vacant warehouse building with approximately 100 parking spaces. Brodie Creek runs along the properties northern boundary. The bridge across the creek on Old Shackleford Road has washed-out and has not been replaced. Other uses in the area include single-family homes located along Old Shackleford Road. Old Shackleford road is a very narrow roadway with open ditches for drainage. There is an illegal dump located along the road near the plant entrance. There is a large manufactured home park located on Shackleford Road near the intersection of Old Shackleford Road and Shackleford Road. There are also large warehouse type buildings located in the area with the Church at Rock Creek currently using one of the structures as the church home. C. NEIGHBORHOOD COMMENTS: The John Barrow Neighborhood Association, all residents who could be identified located within 300 -feet of the site and all property owners located within 200 -feet FILE NO.: Z-7562 (Cont. of the site were notified of the public hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: As noted on the survey, a substantial area of the site lies within the regulated floodway and floodplain of Brodie Creek. No future construction of any structure, parking areas, or placement of fill materials are allowed within the floodway. No outdoor storage is allowed within floodway. 2. For any future construction of any kind that is outside the floodway, but within the floodplain, a special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. 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 before service is resumed. 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project for larger and/or additional meter(s) in addition to normal charges. 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: Approved as submitted. County Planning: No comment received. CATA: No comment received. 3 FILE NO.: Z-7562 Cont. F. ISSUES/TECHN ICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a Planned Development — Industrial for selected 1-2 light industrial uses. The request does not require a change to the Land Use Plan. 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. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 8, 2004) Mr. Maury Mitchell was present representing the request. Staff stated the building was an existing industrial building constructed prior to the city extending its limits into the area. Staff stated the site was currently zoned R-2, Single- family and the applicant was requesting a planned development to allow alternative uses for the site. Staff noted the applicant had requested specific uses from the 1-2, Light Industrial District zoning list as alternate uses. Public Works comments were addressed. Staff stated the survey indicated correctly, a substantial area of the site lies within the regulated floodway and floodplain of Brodie Creek. Staff stated no future construction of any structure, parking areas, or the placement of fill materials would be allowed within the floodway. Staff also noted no out -door storage was allowed within floodway. Staff stated any future construction would require a special grading permit. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has submitted a revised cover letter to staff addressing most of the issues raised at the January 8, 2004 Subdivision Committee meeting. The applicant has indicated any signage would comply with signage allowed in industrial zones or a maximum of thirty feet in height and seventy-two square feet in area. Staff is supportive of the proposed signage. The applicant has also indicted the existing fencing as chain link fencing six feet in height. The existing fencing complies with fencing allowed in industrial zones. The applicant has indicated the days and hours of operation to be consistent with other industrial uses in the area or 7 am to 11 pm six days per week. Staff is supportive of the requested days and hours of operation. en FILE NO.: Z-7562 (Cont. The applicant has indicated the following uses are potential uses for the site; Appliance repair, Auction — General merchandise, Auto glass muffler shop, Auto or truck rental and leasing, Auto parts and accessories, Auto paint or body rebuilding shop, Auto repair garage, Bus or truck storage or garage, Cabinet or woodworking shop, Clothing manufacturing, Contractor or maintenance yard, Feed store, Furniture repair store, Hauling and storage company, Home center, Job printing, lithographer, printer or blueprinting plant, Laboratory, Laboratory manufacturing, Landscape service, Laundry, industrial, Lawn and garden center, enclosed, Light fabrication and assembly process, Machine or welding shop, Machinery sales and service, Mini -warehouse, Motor freight terminal, Office equipment sales and service, Office (general and professional), Office warehouse, Plant nursery, Plumbing, electrical, heating or air conditioning shop, Recycling facility, automated, Recycling facility (MFR), School, business, School, commercial, trade or craft, Secondhand store, used furniture or rummage shop, Small engine repair, Tool and equipment rental (inside) Truck and Tractor sales or repair, Warehousing and wholesaling, Wood products manufacturing. Staff is supportive of the requested uses. All the listed uses are enclosed uses and there is to be no outdoor storage. Staff does not believe any of the potential uses would negatively impact the area. The applicant has indicated no new construction will take place on the site without a revision to the PID and proper clearances for the City. The applicant has also indicated proper fire protection will be provided if and when the building is occupied. The applicant has indicated any additional site lighting will be low level in intensity and directional, directed inward away from residentially zoned properties. To Staffs knowledge there are no outstanding issues associated with the proposed request. The site was constructed as an industrial use prior to the City annexing the area. Staff feels the proposed listing of uses is appropriate for the site and if developed in this manner should not have any adverse impact of the surrounding area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION_ACTION: (JANUARY 29, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 5