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HomeMy WebLinkAboutZ-7786-A Staff AnalysisFILE NO.: Z -7786-A NAME: Dennis Properties Revised Long -form PCD LOCATION: Located at 11421 Stagecoach Road DEVELOPER: Dennis Properties LLC 2791 Hilldale Road Alexander, AR 72202 FNr4INFFR- Black Corley and Owens, PA Architects 219 West South Street Benton, AR 72015 AREA: 20.074 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF PCD Office, Showroom with Warehouse (with retail sales enclosed) Revised PCD Office, Showroom with Warehouse (with retail sales enclosed) and add additional retail uses as allowable uses. VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On April 5, 2005, the Little Rock Board of Directors adopted Ordinance No. 19,293 establishing Dennis Short -form PCD. The applicant proposed the rezoning of the site located at 11421 Stagecoach Road from R-2, Single-family to PCD to allow the development of an office/warehouse development on the site. The site plan included the development of two buildings in two phases with 29,688 square feet of office/warehouse in the first phase and 39,688 square feet in Phase 2. The buildings were proposed as metal buildings with a glass office entry door and warehouse entry of overhead door in the front and in the rear of the buildings for each unit. FILE NO.: Z -7786-A (Cont. All units would face Stagecoach Road and would have large parking areas and large areas for business vehicles to access the front and back of the building for material pick up or delivery. The sizes of the rental units would vary depending on the tenant's need. Office, showroom, warehousing with retail sales was approved as an allowable use. The applicant indicated the site would be marketed to end-users with a need for warehouse and office space from individuals to corporations. The applicant indicated the primary use of the site would be for storage, warehouse, distribution, manufacturing of goods or those that need more office and operating space with a storage area. The perspective tenants proposed (but not limited to) were general contractors, construction companies of different trades, material supply companies and those who have products to sell to the public such as an electrical supply business both wholesale and retail, plumbing supply both wholesale and retail or paint and wallpaper store both wholesale and retail. The approval also included tool and equipment rental with no outdoor display. A. PROPOSAL/REQUEST: The applicant is proposing an amendment to the previously approved PCD to add additional uses as allowable uses to the site. There are no other modifications proposed with the amendment. The following list the additional requested allowable uses for the site: Ambulance post, Animal clinic, enclosed, Appliance repair, Auto glass muffler shop, Auto parts and accessories, Eating place without drive in or dine in service, enclosed, Storage company, moving company, Job printing, Light fabrication and assembly, Office general and professional, Plumbing, electrical, heat and air shop, Studio, broadcasting, recording, Studio, art, music and dance, Cabinet shop, Furniture repair, Fire station, Machine or welding shop, Machine sales and service, Photo studio, Swimming pool sales and supply, Taxidermist, Hardware, tZ sporting goods, Glass shop, installation and repair, Antique shop, Medical M appliance and fitting sales, Tire sales and installation, Paint and wall paper store, 1 Flooring sales, Material suppliers. B. EXISTING CONDITIONS: Phase I of the development as been constructed with an office/warehouse building. The remainder of the site is vacant and grass covered. Stagecoach Road is a two lane state highway adjacent to the site with open ditches for drainage. The eastern portion of the site is located in the floodway and a large power transmission line is located in this area. To the west of the site is an apartment development and northwest of the site is a city park. Other uses in the area include residential and non-residential uses. There is a strip center and mini -warehouse development located to the northeast. 2 FILE NO.: Z -7786-A (Cont. C. NEIGHBORHOOD COMMENTS: Southwest Little Rock United for Progress, the Otter Creek Homeowners Association, all property owners 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. As of this writing staff has received one informational phone call for an area resident. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) The applicant was not present at the Subdivision Committee meeting. Staff stated the revision to the PCD was to allow additional uses within the previously approved buildings. Staff stated there were no other modifications proposed with the amendment. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: No technical issues remained from the February 8, 2007, Subdivision Committee meeting. The applicant is proposing to add additional allowable uses to be considered as tenants for the site. The allowable uses of the site are Office/Showroom/Warehouse with limited retail sales, materials supplies and tool equipment rental with no outdoor display. The request includes the addition of the following uses as allowable uses for the site: Ambulance post, Animal clinic, enclosed, Appliance repair, Auto glass muffler shop, Auto parts and accessories, Eating place without drive in or dine in service, enclosed, Storage company, moving company, Job printing, Light fabrication and assembly, Office general and professional, Plumbing, electrical, heat and air shop, Studio, broadcasting, recording, Studio, art, music and dance, Cabinet shop, Furniture repair, Fire station, Machine or welding shop, Machine sales and service, Photo studio, Swimming pool sales and supply, Taxidermist, Hardware, sporting goods, Glass shop, installation and repair, Antique shop, Medical appliance and fitting sales, Tire sales and installation, Paint and wall paper store, Flooring sales, Material suppliers. As in the original approval staff feels all the allowable uses of the site should be maintained indoors with no outdoor storage area of equipment, product, merchandise or inventory. The applicant has amended the request to eliminate the request for a restaurant with dine -in service and be allowed a restaurant without dine -in service. Based on the existing parking a restaurant with dine -in service would severely impact the parking for the site. The site plan was approved for the placement of 71,779 3 FILE NO.: Z -7786-A Cont. square feet of building space and 108 parking spaces. Based on typical minimum parking requirements for a commercial development 191 parking spaces would typically be required. Staff is supportive of allowing an eating place to locate on the site with no tables for dine -in service and the use provide a "take and go" service such as a pizza or sandwich shop. Otherwise to staff's knowledge there are no outstanding issues associated with the request. Staff feels the additional uses as proposed should have minimal impact on the development and the area. G. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraph F of the above agenda staff report. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraph F of the above agenda staff report. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. El March 1, 2007 ITEM NO.: 11 FILE NO.: Z -7786-A NAME: Dennis Properties Revised Long -form PCD LOCATION: Located at 11421 Stagecoach Road DEVELOPER: Dennis Properties LLC 2791 Hilldale Road Alexander, AR 72202 ENGINEER: Black Corley and Owens, PA Architects 219 West South Street Benton, AR 72015 AREA: 20.074 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 2 PCD FT. NEW STREET: 0 LF Office, Showroom with Warehouse (with retail sales enclosed) Revised PCD Office, Showroom with Warehouse (with retail sales enclosed) and add additional retail uses as allowable uses. VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND; On April 5, 2005, the Little Rock Board of Directors adopted Ordinance No. 19,293 establishing Dennis Short -form PCD. The applicant proposed the rezoning of the site located at 11421 Stagecoach Road from R-2, Single-family to PCD to allow the development of an office/warehouse development on the site. The site plan included the development of two buildings in two phases with 29,688 square feet of office/warehouse in the first phase and 39,688 square feet in Phase 2. The buildings were proposed as metal buildings with a glass office entry door and warehouse entry of overhead door in the front and in the rear of the buildings for each unit. March 1, 2007 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z - All units would face Stagecoach Road and would have large parking areas and large areas for business vehicles to access the front and back of the building for material pick up or delivery. The sizes of the rental units would vary depending on the tenant's need. Office, showroom, warehousing with retail sales was approved as an allowable use. The applicant indicated the site would be marketed to end-users with a need for warehouse and office space from individuals to corporations. The applicant indicated the primary use of the site would be for storage, warehouse, distribution, manufacturing of goods or those that need more office and operating space with a storage area. The perspective tenants proposed (but not limited to) were general contractors, construction companies of different trades, material supply companies and those who have products to sell to the public such as an electrical supply business both wholesale and retail, plumbing supply both wholesale and retail or paint and wallpaper store both wholesale and retail. The approval also included tool and equipment rental with no outdoor display. A. PROPOSAL/REQUEST: The applicant is proposing an amendment to the previously approved PCD to add additional uses as allowable uses to the site. There are no other modifications proposed with the amendment. The following list the additional requested allowable uses for the site: Ambulance post, Animal clinic, enclosed, Appliance repair, Auto glass muffler shop, Auto parts and accessories, Eating place without drive in or dine in service, enclosed, Storage company, moving company, Job printing, Light fabrication and assembly, Office general and professional, Plumbing, electrical, heat and air shop, Studio, broadcasting, recording, Studio, art, music and dance, Cabinet shop, Furniture repair, Fire station, Machine or welding shop, Machine sales and service, Photo studio, Swimming pool sales and supply, Taxidermist, Hardware, sporting goods, Glass shop, installation and repair, Antique shop, Medical appliance and fitting sales, Tire sales and installation, Paint and wall paper store, Flooring sales, Material suppliers. B. EXISTING CONDITIONS: Phase I of the development as been constructed with an office/warehouse building. The remainder of the site is vacant and grass covered. Stagecoach Road is a two lane state highway adjacent to the site with open ditches for drainage. The eastern portion of the site is located in the floodway and a large power transmission line is located in this area. To the west of the site is an apartment development and northwest of the site is a city park. Other uses in the area include residential and non-residential uses. There is a strip center and mini -warehouse development located to the northeast. 2 March 1, 2007 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z -7786-A C. NEIGHBORHOOD COMMENTS: Southwest Little Rock United for Progress, the Otter Creek Homeowners Association, all property owners 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. As of this writing staff has received one informational phone call for an area resident. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) The applicant was not present at the Subdivision Committee meeting. Staff stated the revision to the PCD was to allow additional uses within the previously approved buildings. Staff stated there were no other modifications proposed with the amendment. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: No technical issues remained from the February 8, 2007, Subdivision Committee meeting. The applicant is proposing to add additional allowable uses to be considered as tenants for the site. The allowable uses of the site are Office/Showroom/Warehouse with limited retail sales, materials supplies and tool equipment rental with no outdoor display. The request includes the addition of the following uses as allowable uses for the site: Ambulance post, Animal clinic, enclosed, Appliance repair, Auto glass muffler shop, Auto parts and accessories, Eating place without drive in or dine in service, enclosed, Storage company, moving company, Job printing, Light fabrication and assembly, Office general and professional, Plumbing, electrical, heat and air shop, Studio, broadcasting, recording, Studio, art, music and dance, Cabinet shop, Furniture repair, Fire station, Machine or welding shop, Machine sales and service, Photo studio, Swimming pool sales and 'supply, Taxidermist, Hardware, sporting goods, Glass shop, installation and repair, Antique shop, Medical appliance and fitting sales, Tire sales and installation, Paint and wall paper store, Flooring sales, Material suppliers. As in the original approval staff feels all maintained indoors with no outdoor merchandise or inventory. 3 the allowable uses of the site should be storage area of equipment, product, March 1, 2007 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -7785-A The applicant has amended the request to eliminate the request for a restaurant with dine -in service and be allowed a restaurant without dine -in service. Based on the existing parking a restaurant with dine -in service would severely impact the parking for the site. The site plan was approved for the placement of 71,779 square feet of building space and 108 parking spaces. Based on typical minimum parking requirements for a commercial development 191 parking spaces would typically be required. Staff is supportive of allowing an eating place to locate on the site with no tables for dine -in service and the use provide a "take and go" service such as a pizza or sandwich shop. Otherwise to staff's knowledge there are no outstanding issues associated with the request. Staff feels the additional uses as proposed should have minimal impact on the development and the area. G. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraph F of the above agenda staff report. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraph F of the above agenda staff report. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 0 ITEM NO.: 11. Z -7786-A NAME: Dennis Properties Revised Long -form PCD LOCATION: located at 11421 Stagecoach Road Planning Staff Comments_ 1. Provide notification of property owners located within 200 feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than February 14, 2007. The Office of Planning and Development must receive the proof of notice no later than February 22, 2007. 2. The site plan indicates the placement of 71,776 square feet of building space and 108 on-site parking spaces. Based on parking for commercial development 191 parking spaces would be required. 3. The following list the requested additions to the present allowable uses (office, showroom and warehouse) for the site: Ambulance post, Animal clinic, enclosed, Appliance repair, Auto glass muffler shop, Auto parts and accessories, Eating place without drive in service, enclosed, Storage company, moving company, Job printing, Light fabrication and assembly, Office general and professional, Plumbing, electrical, heat and air shop, Studio, broadcasting, recording, Studio, art, music and dance, Cabinet shop, Furniture repair, Fire station, Machine or welding shop, Landscape company, Machine sales and service, Photo studio, Swimming pool sales and supply, Taxidermist, Hardware, sporting goods, Glass shop, installation and repair, Antique shop, Medical appliance and fitting sales, Tire sales and installation, Paint and wall paper store, Flooring sales, Material suppliers. 4. A number of the uses generally require outdoor storage. Staff does not support outdoor storage of materials or equipment on this site. All materials or equipment are to be maintained indoors. Vadance/Waivers: None requested. Public Works Conditions: No comment. Utilities and Fire DepartmentJCounty Planning: Item # 11 Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Commercial Industrial for this property. The applicant has applied for a revision to a Planned Commercial Development to expand the allowable uses. The request does not require a change to the Land Use Plan. Master Street Plan: Stagecoach Road is shown as a Minor Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Stagecoach Road since it is a Minor Arterial. Bicycle Plan: A Class II bike route is shown on Stagecoach Road. A Class II bikeway is located on the street as either a 5 foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Nei hborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek Crystal Valley Neighborhood Action Plan. The Office and Commercial Development goal has this objective relevant to this case: "Aggressively using Planned Zoning Districts to influence more neighborhood -friendly and better quality developments." Revised plat/ Ian: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, February 14, 2007. Item # 11