HomeMy WebLinkAboutZ-7947 Staff AnalysisOCTOBER 31, 2005
ITEM NO.: 10
File No.: Z-7947
Owner: Ring Container Technologies
Applicant: Garver Engineering
Address: Southeast Corner of Frazier Pike and Slackwater Harbor Drive
Description: Tract H, Area 104, Little Rock Port Industrial Park
Zoned: 1-3
Variance Requested: Variances are requested from the parking provisions of Section
36-502 and the buffer provisions of Section 36-522 to allow a new industrial
development with a reduced number of parking spaces and reduced buffers.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Undeveloped
Proposed Use of Property: Production Plant
STAFF REPORT
A. Public Works Issues:
1. Parking on the street is not allowed
B. Landscape and Buffer Issues:
The zoning ordinance requires a street buffer with a minimum width of thirty-
one (31) feet along Slackwater Harbor Drive and in no case less than fifteen
(15) feet.
Trees proposed along Slackwater Harbor Drive are in the right-of-way and will
require a franchise agreement with the City of Little Rock.
An automatic irrigation system to water landscaped areas will be required.
OCTOBER 31, 2005
ITEM NO.: 10 (CON'T.)
Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
The City Beautiful Commission recommends preserving as many existing trees
as feasible. Credit toward fulfilling Landscape Ordinance requirements can be
given when preserving trees of six (6) inch caliper or larger.
C. Staff Analysis:
The 13.33 acre, 1-3 zoned property at the southeast corner of Frazier Pike and
Slackwater Harbor Drive is currently undeveloped. The property is relatively
flat and at street grade. Site work has taken place and foundation work for a
new building is currently taking place.
The applicant proposes to construct a new 75,000 square foot production plant
on the property, as noted on the attached site plan. The proposed plant will
produce containers for Skippy Peanut Butter. There will be a small parking lot
for 20 vehicles located on the west side of the building, with an access drive
from Frazier Pike. There will be a large truck access drive from Slackwater
Harbor Drive, leading to loading docks located on the north side of the
building. The applicant is requesting two (2) variances in association with the
proposed production development.
The first variance is from Section 36-502(b)(4)a. of the City's Zoning
Ordinance which requires 125 off-street parking spaces for this proposed
manufacturing use. The applicant notes in the attached letter that the entire
plant will have only 30 employees which work a three (3) shift operation, or 10
employees per shift. Therefore, the applicant is requesting a variance to allow
the parking lot with 20 spaces.
The second variance is from Section 36-522(b)(4)b.3. which requires a street
buffer width of 31 feet along Slackwater Harbor Drive, with the width dropping
to not less than 15 feet at any point. The applicant is proposing a nine (9) foot
buffer width along Slackwater Harbor Drive along the area designated for
maneuvering the large trucks adjacent to the loading docks on the north side
of the building. The applicant is also requesting a variance to allow the nine
(9) foot buffer width for approximately 150 feet of the overall 800 foot north
property line.
Staff is supportive of the requested variances. Staff views the requests as
reasonable. Although the proposed number of parking spaces is only 16
percent of the overall minimum requirement, staff feels that it is reasonable to
allow the reduction for the very specific proposed use. If the building is ever
changed to another use, staff would like for additional Board of Adjustment
2
OCTOBER 31, 2005
ITEM NO.: 10 (CON'T.
review to take place. With respect to the requested buffer variance, the
applicant notes that the proposed building and truck access location is dictated
by the area required to be set aside for the rail service on the south side of the
building. Additionally, a rather wide 120 foot right-of-way exists for Slackwater
Harbor Drive. Therefore, the distance between the paved truck use area and
the paved street will not be out of character with other similar developments in
this industrial district. Staff feels the proposed reduced number of parking
spaces and the reduced street buffer along the north property line will have no
adverse impact on the adjacent property or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested parking and buffer variances
associated with the new development, subject to the following conditions:
1. Compliance with the Public Works and Landscape and Buffer
requirements as noted in paragraphs A and B of the staff report.
2. The proposed trees located in the Slackwater Harbor Drive right-of-way
will require a franchise permit from the Public Works Department.
3. If this business ever vacates the property, parking requirements for a
new business must be reviewed by the Board of Adjustment.
BOARD OF ADJUSTMENT: (OCTOBER 31, 2005)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by staff
by a vote of 4 ayes, 0 nays and 1 absent.
r