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HomeMy WebLinkAboutZ-7786-B Staff AnalysisITEM NO.: 11. Z -7786-B NAME: Dennis Properties Revised Long -form PCD LOCATION: located at 11421 Highway 5 Planning Staff Comments - 1 . omments: 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 September 21, 2011. The Office of Planning and Development must receive the proof of notice no later than September 30, 2011. 2. Is the use two separate uses with two separate businesses licenses/two separate entrances or is the use a bar with restaurant service? 3. All site lighting must be low level and directional, directed downward and into the site. VarianceAA/aivers: None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer is available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. They will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off private fire systems. Due to the Item # 11. FILE NO.: Z -7786-B NAME: Dennis Properties Revised Long -form PCD LOCATION: Located at 11421 Highway 5 DEVELOPER: HBBJ Stagecoach LLC #10 Otter Creek Court, Suite B Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineers #10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 20.074 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 0 PCD FT. NEW STREET: 0 LF Office, Showroom with Warehouse (with retail sales enclosed) and a specific listing of commercial/retail uses Revised PCD Add eating -place inside with bar service as an allowable use VARIANCESIWAIVERS 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-B (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. ,On April 3, 2007, the Little Rock -Board of Directors adopted Ordinance No. 19,737 revising the previously approved PCD for this site: The amendment added additional uses as allowable uses to the site. The listing of uses added is as follows: 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. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to amend the previously approved PCD to add eating -place inside with bar service as an allowable uses. The site is fully developed with 63,495 square feet of retail/office/warehouse space. The eating -place inside is proposed to occupy 7,187 square feet of the total square footage of the site. The applicant has indicated on the site plan additional striping within the paved areas to add sufficient parking to serve the proposed use. With the additional striping there will be 186 parking spaces to serve the development. The days and hours of operation for the development will be from 6:00 am to 2:00 am daily. The Arkansas State Highway Department is currently working in this area to widen Highway 5 — Stagecoach Road. The widening project has taken most of the previously installed landscaping on this site. The right of way now places the new right of way at the edge of pavement for the parking located on the eastern FJ FILE NO.: Z -7786-B Cont. side of the development and within the parking on the western side of the development. There is very little area left for landscaping along the street side. The existing sign will be relocated outside the newly acquired highway right of way. B. EXISTING CONDITIONS: The development is complete and contains two (2) office/warehouse buildings. Stagecoach Road is a two lane state highway adjacent to the site with open ditches for drainage but construction is beginning to widen the road to a four -lane road. 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. C. NEIGHBORHOOD COMMENTS. As of this writing, staff has received an informational phone call from an area property owner. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 feet of the site, Southwest Little Rock United for Progress and the Otter Creek Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available to this project. Entergy: There is an existing 30 -foot easement on 3 -Phase line south off Highway 5 and turning west to the transformer pole. Include this easement on the proposed plan. Contact Entergy for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public FILE NO.: Z-7786-6 (Cont. and/or private fire hydrant(s) are required. They will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off private fire systems. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 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. Fire Department: Maintain a minimum 20 -foot access around the sites perimeter. Contact the Little Rock Fire Department for additional information. County Planning: Approved as submitted. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: 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 request to allow a revision to the previously approved Planned Commercial Development to add additional parking within the existing paved areas and add a restaurant with bar service as an allowed use for the development Master Street Plan: Stagecoach Road is a Minor Arterial. 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. These streets may require El FILE NO.: Z -7786-B (Cont. dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I is shown just south of this property. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. A franchise agreement may be needed for any landscaping/parking to be located within the highway right-of-way. 3. It is recommended to relocate the existing landscaping, out of the right-of-way area, prior to the destruction or grading of the area for the new roadway. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the request. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff requested Mr. McGetrick provide clarification on the proposed uses. Staff stated any dead, diseased or missing landscaping was to be replaced with the request. The Committee determined there were no other issues and forwarded the item to the full Commission. H. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing via a revised site plan. The request is to amend the previously approved PCD to add eating -place inside with bar service as an allowable uses. The previous approval allowed for a restaurant use but was limited to pick-up service only. The site is fully developed with 63,495 square feet of retail/office/warehouse space. The proposed restaurant will occupy 7,187 square feet of the total square footage of the site. The applicant has indicated on the site plan additional striping within the paved areas to add sufficient parking to serve the proposed use. With the additional striping there will be 186 parking spaces to serve the development. The site is developed with a number of office, retail and warehouse type uses. Based on parking for a shopping center (1 space per 225 gross square feet) a total of 282 parking spaces would be required to serve the development. For an office warehouse development and a restaurant use a total of 107 parking spaces (5 plus 1 per 2,000 gross square feet for office 5 FILE NO.: Z-7786-B(Cont.) warehouse and 1 per 100 gross square feet for restaurant) would be required. Staff is not concerned with the parking plan as proposed. A number of the uses will not be operating when the restaurant is open allowing for the sharing of the on-site parking. To staffs knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the addition of a restaurant with bar service is an appropriate use for the site. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) The applicant was present. 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 paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 9