HomeMy WebLinkAboutZ-7948-D Staff AnalysisSUBDIVISION COMMITTEE COMMENTS
FEBRUARY 20, 2019
ITEM NO.8: MORGAN ADDITION LOT 2
SHORT -FORM POD
NW CORNER OF HWY 10 AND MORGAN CEMETERY ROAD (Z -7948-D)
Planning Staff Comments:
1. Provide building height 17'-4" average height — 22'-8" roof ridge
2. Label building setback from property lines will comply
3. The site is currently wooded. Will any of the property? yes, west, south and north 50' "OS"
4. Wall signage is limited to the south and east facades. OK
5. Provide days and hours of operation 8am-513m -6 days a week
6. Provide number of employees at this site 3-4 each side; therefore, maximum total 6-8
7. Locate and describe any site lighting. Should be low-level and directional, shielded downward and
into the site. wall packs on back of building and any low-level directional pole lighting
in parking lot
8. Locate dumpster and required screening. yes, small dumpster requested with acceptable
screening
9. Locate and describe any proposed fencing. owner does not require any fencing
10. Provide Health Department approval of proposed septic system. Meinco has submitted to
Health, will provide approval early next week
11. Describe materials for driveway and parking; asphalt or concrete. concrete apron on MCR
access drive ---asphalt parking lot
Variance/Waivers:
+ Street improvements to Morgan Cemetery Road
Public Works:
1. Morgan Cemetery Road is classified on the Master Street Plan as a collector street. A dedication of
right-of-way 30 feet from centerline will be required. An additional 10 ft of right-of-way shall be
dedicated for a right turn lane for a length of 250 ft at principal arterial/collector intersections.
Developer will dedicate
2. A 75 feet radial dedication of right-of-way is required at the intersection of Morgan Cemetery Rd
and Cantrell Road. Developer will dedicate
3. With site development, provide design of street conforming to the Master Street Plan. Construct
one-half street improvement to Cantrell Road including 5 -foot sidewalks with planned development
ARDOT has routinely denied permitting improvements to this portion of Cantrell Road. AHTD
Comment Noted
4. With site development, provide design of street conforming to the Master Street Plan. Construct
one-half street improvement to Morgan Cemetery Road including 5 -foot sidewalks with planned
development. The new back of curb should be located 18 ft from centerline. Developer requests a
waiver of these improvements
5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. None
required
6. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). will comply
7. Storm water detention ordinance applies to this property. Show the proposed location for
stormwater detention facilities on the plan. Maintenance of the detention pond and all private
drainage improvements is the responsibility of the developer and/or 1 will comply.
8. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas
Department of Environmental Quality prior to the start of construction. Will comply
9. Street Improvement plans shall include signage and striping. Public Works must approve completed
plans prior to construction. Developer requests a waiver of these improvements
10. All driveways shall be concrete aprons per City Ordinance. Will comply
ITEM NO.: 8. CON' LZ -7948-D)
Utilities and Fare Department/County Planning:
Little Rock Water Reclamation Authority: Outside Service Boundary - No Comment.
Entergy: Entergy does not object to this proposal. There is an existing overhead power line on the south
side of the property running along Highway 10 but it does not appear to conflict with the proposal.
Care must be taken for the drive off Highway 10 for this property as it crosses underneath the power
line. All NESC required clearances must be maintained during and after construction of the drive.
Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comment received.
Central Arkansas Water: No comments received.
Fire Department: No comments
Building Codes:
Project is subject to full commercial plan review and approval prior to issuance of a building permit. For
information on submittal requirements and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; criche littlerock. ov or Steve Crain at 501-371-4875;
scrain@Llittlerock.gov
County Planning: No comments received.
Rock Region METRO: No comments
Planning Division_ This request is located Barrett Planning District.. The Land Use Plan shows Transition
(T) for this property. Transition is a land use plan designation that provides for an orderly transition between
residential uses and other more intense uses. Transition was established to deal with areas which contain
zoned residential uses and nonconforming nonresidential uses. A Planned Zoning District is required unless
the application conforms to the Design Overlay standards. Uses that may be considered are low-density
multi -family residential and office uses if the proposals are compatible with quality of life in nearby
residential areas. The applicant has applied for rezoning from R-2 (Single Family District) to POD (Planned
Office Development) to allow the development of an office building for contractor.
Master Street Plan: North of the property is Morgan Cemetery Road and it is shown as a Collector on the
Master Street Plan. East of the property is Highway 10 and it is shown as a Principal Arterial on the Master
Street Plan. The primary function of a Collector Road is to provide a connection from Local Streets to
Arterials. The primary function of a Principal Arterial Street is to serve through traffic and to connect major
traffic generator or activity centers within an urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Highway 10 since it is a Principal Arterial. These
streets may require dedication of right-of-way and may require street improvements for entrances and exits
to the site
ITEM NO.: 8. CON' 2-7948-D
Bicycle Plan: A Class I Bike Path is shown along Highway 10. A Bike Path is to be a paved path physically
separate for the use of bicycles. Additional right-of-way or an easement is recommended. Nine -foot paths
are recommended to allow for pedestrian use as well (replacing the sidewalk).
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements and
the Highway 10 Scenic Corridor Overlay District.
2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet of landscaped
area exclusive of right-of-way. The landscaped area shall contain organic and/or combined man-
made/organic features such as berms, brick walls and dense plantings such that vehicular use
areas are screened when viewed from an elevation of forty-two (42) inches above the elevation
of the adjacent street. Trees shall be planted or be existing at least every twenty (20) feet and
have a minimum of two (2) inches in diameter when measured twelve (12) inches from the
ground at time of planting. Provide screening shrubs no less than thirty (30) inches in height at
installation with an average linear spacing of not less at three (3) feet within the required
landscape area
3. A land use buffer six (6) percent of the average width / depth of the lot will be required when an
adjacent property has a dissimilar use of a more restrictive nature. The property to the north is
zoned R-2. As a component of all land use buffer requirements, opaque screening, whether a
fence or other device, a minimum of six (6) feet in height shall be required upon the property
line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing
and purposed, shall be provided within the landscape ordinance of the city, section 15-81.
4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining
property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. The
Highway 10 DOD requires rear and side yards to have a landscaped buffer averaging a minimum
of twenty-five (25) feet from the property line. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
5. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet
wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building
landscape areas for each forty (40) linear feet of vehicular use area abutting the building.
6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space
needs to be evenly distributed throughout the parking area(s). The minimum size of an interior
landscape area shall be one hundred fifty (15 0) square feet for developments with one hundred
fifty (15 0) or fewer parking spaces. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1)
tree for every twelve (12) parking spaces.
7. A landscape irrigation system shall be required as per Highway 10 site design and development
standards.
8. The development of two (2) acres or more requires the landscape plan to be stamped with the
seal of a Registered Landscape Architect.
ITEM NO.: 8. CON'T Z -7948-D
9. The City Beautiful Commission recommends preserving as many existing trees as feasible on
this site. Credit toward fulfilling Landscape Ordinance requirements can be given when
preserving trees of six (6) inch caliper or larger.
Other: Provide notification of the owners of properties located within 200 feet of the site and submit proof
of notice including the certified abstract lot, copy of the notice form sent and postmarked certified mail
receipts. Notices must be sent no later than February 27, 2019. Proof of notice must be delivered to staff
no later than March 8, 2019. Submit responses to staff issues and 4 copies of revised plan (if required) no
later than February 27, 2019.
FILE NO.: Z -7948-D
NAME: Morgan Addition Lot 2 Short -form POD
LOCATION: Northwest corner of Highway 10 and Morgan Cemetery Road; located
outside City limits, in ETJ
DEVELOPER:
Industrial Properties Limited Partnership c/o Financial Centre Corporation
6020 Ranch Drive, Suite C-7
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Industrial Properties Limited Partnership, owner
White-Daters & Associates, authorized agent
SURVEYOR/ENGINEER:
White-Daters & Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.2 acres
WARD: N/A
CURRENT ZONING
ALLOWED USES
PROPOSED ZONING
PROPOSED USE
VARIANCEMAIVERS:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 29
R-2
Single Family Residence
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.01
POD, Planned Office Development District
Office
1. Variance from full half -street improvements to Highway 10 or Morgan Cemetery Road
FILE NO.: Z -7948-D (Cont.
BACKGROUND:
The two -lot Morgan Addition preliminary plat was approved in Nov. 2008. The adjacent
Lot 1 has been final -platted. This lot has not yet been final -platted. On December 18,
2008 a planned development request to develop this lot with a mixed commercial and
office use was denied by the planning commission.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting approval of a POD planned office development to allow
for development of a one-story, 3,600 square foot office building. The proposed
occupant is Yates Maintenance Heat and Air. The building is to serve as the
business's office. A 15 -space parking lot is proposed to be located behind the
building with access off of Morgan Cemetery Road. The applicant has chosen not
to utilize the shared driveway off of Cantrell Road which serves this lot and Lot 1
to the west. Use of that shared driveway would require bridging a drainage way.
B. EXISTING CONDITIONS:
The site is wooded and undeveloped. An elementary school is located across
Morgan Cemetery Road to the east. Single family residences are located to the
north. An office building and a non -conforming auto service business are located
to the west. A high school is located across Highway 10. The property is located
outside of the city limits, within the city's zoning jurisdiction.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Duquesne Place and Citizens of West Pulaski County
Neighborhood Associations. No contact is registered with the city for the Bronte
Court or West Little Rock Neighborhood associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
Morgan Cemetery Road is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be required.
An additional 10 ft. of right-of-way shall be dedicated for a right turn lane for
a length of 250 ft. at principal arterial/collector intersections.
2. A 75 feet radial dedication of right-of-way is required at the intersection of
Morgan Cemetery Rd and Cantrell Road.
3. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Cantrell Road
including 5 -foot sidewalks with planned development ARDOT has routinely
denied permitting improvements to this portion of Cantrell Road.
2
FILE NO.: Z -7948-D (Cont.
4. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Morgan Cemetery
Road including 5 -foot sidewalks with planned development. The new back
of curb should be located 18 ft. from centerline.
5. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
6. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
7. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner.
8. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
9. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
10. All driveways shall be concrete aprons per City Ordinance.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Outside Service Boundary - No
Comment.
Entergy: Entergy does not object to this proposal. There is an existing overhead
power line on the south side of the property running along Highway 10 but it does
not appear to conflict with the proposal. Care must be taken for the drive off
Highway 10 for this property as it crosses underneath the power line. All NESC
required clearances must be maintained during and after construction of the drive.
Contact Entergy in advance to discuss electrical service requirements, or
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comment received.
Central Arkansas Water: No comments received.
Fire Department: No comments
County Planning: No comments received -
3
FILE NO.: Z-7948-D(Cont.)
F. BUILDING CODES/LANDSCAPE-
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichev@litllerock.gov or
Steve Crain at 501-371-4875; scrain _littlerock.gov
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements and the Highway 10 Scenic Corridor Overlay District.
2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40)
feet of landscaped area exclusive of right-of-way. The landscaped area shall
contain organic and/or combined man-made/organic features such as berms,
brick walls and dense plantings such that vehicular use areas are screened
when viewed from an elevation of forty-two (42) inches above the elevation of
the adjacent street. Trees shall be planted or be existing at least every twenty
(20) feet and have a minimum of two (2) inches in diameter when measured
twelve (12) inches from the ground at time of planting. Provide screening
shrubs no less than thirty (30) inches in height at installation with an average
linear spacing of not less at three (3) feet within the required landscape area
3. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The property to the north is zoned R-2. As a component of all land use
buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line side
of the buffer. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement. The
plantings, existing and purposed, shall be provided within the landscape
ordinance of the city, section 15-81.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. The Highway 10 DOD requires rear and side yards to
have a landscaped buffer averaging a minimum of twenty-five (25) feet from
the property line. One (1) tree and three (3) shrubs or vines shall be planted for
every thirty (30) linear feet of perimeter planting strip.
5. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and four
4
FILE NO.: Z -7948-D Cont.
(4) shrubs shall be planted in the building landscape areas for each forty
(40) linear feet of vehicular use area abutting the building.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
7. A landscape irrigation system shall be required as per Highway 10 site design
and development standards.
8. The development of two (2) acres or more requires the landscape plan to
be stamped
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: This request is located Barrett Planning District. The Land Use
Plan shows Transition (T) for this property. Transition is a land use plan
designation that provides for an orderly transition between residential uses and
other more intense uses. Transition was established to deal with areas which
contain zoned residential uses and nonconforming nonresidential uses. A Planned
Zoning District is required unless the application conforms to the Design Overlay
standards. Uses that may be considered are low-density multi -family residential
and office uses if the proposals are compatible with quality of life in nearby
residential areas. The applicant has applied for rezoning from R-2 (Single Family
District) to POD (Planned Office Development) to allow the development of an
office building for contractor.
Master Street Plan: North of the property is Morgan Cemetery Road and it is
shown as a Collector on the Master Street Plan. East of the property is Highway
10 and it is shown as a Principal Arterial on the Master Street Plan. The primary
function of a Collector Road is to provide a connection from Local Streets to
Arterials. The primary function of a Principal Arterial Street is to serve through
traffic and to connect major traffic generator or activity centers within an urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Highway 10 since it is a Principal Arterial. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
5
FILE NO.: Z -7948-D (Co
W
Bicvcle Plan: A Class I Bike Path is shown along Highway 10. A Bike Path is to
be a paved path physically separate for the use of bicycles. Additional right-of-
way or an easement is recommended. Nine -foot paths are recommended to allow
for pedestrian use as well (replacing the sidewalk).
SUBDIVISION COMMITTEE COMMENT:
(February 20, 2019)
Joe White was present representing the application. Staff presented the item and
noted additional information was needed. The applicant was asked to provide the
building height and to label the building setbacks from the property lines. Staff
requested the days and hours of operation and the anticipated number of
employees. The applicant was advised to locate the dumpster and required
screening and to locate and describe any site lighting. Staff noted any site lighting
should be low-level and directional, shielded downward and into the site. Staff
asked if there would be any fencing. The applicant was asked to provide Health
Department approval of the septic system and to describe the materials to be used
for the parking and drives.
Public Works comments were presented and discussed. It was noted that ARDOT
had stated no improvements would be permitted to Highway 10 and County
Planning had stated they would not require improvements to Morgan Cemetery
Road. Staff noted the City was still requiring right-of-way dedication and half -street
improvements to Morgan Cemetery Road as per the Master Street Plan. Staff
stated they would review the approved plat for this two -lot subdivision to see what
was required for improvements to and access to Morgan Cemetery Road.
Landscape comments were presented. Comments from the other reviewing
agencies and departments were noted.
The applicant was advised to respond to staff issues by February 27, 2019. The
committee forwarded the item to the full commission.
ANALYSIS:
The applicant is requesting approval of a POD to allow for development of this
vacant 2.2 acre lot. The lot is part of a two -lot subdivision that was preliminary -
platted in November 2005. The lot adjacent to the west (Lot 1) has been final -
platted. This lot has not yet been final -platted. The property is located outside of
the city limits, within the city's extraterritorial zoning jurisdiction.
The proposed development is to consist of a one-story, 3,600 square foot office
building. The applicant indicates the building will be divided into two equal -sized
suites with office space in the front and garage space at the rear. A 15 space
parking lot is proposed to be located behind the building with access off of Morgan
Cemetery Road. The approved plat included a shared driveway off of Highway 10.
For this lot to use the shared driveway would require bridging a drainage way so
the applicant chose to use the side street for access.
FILE NO.: Z-7948-D(Cont.)
The proposed building will have a height of 22'8" to the roof ridge. The building
setbacks exceed the minimum under the Highway 10 Design Overlay District. The
perimeter landscape areas also exceed the minimums of the DOD. Signage will
consist of wall signage on the south and east facades of the building and a single
ground mounted sign not to exceed feet in height and 64 square feet in area.
A small dumpster is proposed to be located behind the building. It will be screened
to comply with code. The days and hours of operation are proposed as 8:00 a.m.
— 5:00 p.m., six days a week. Each business suite is anticipated to have 3 — 4
employees. Lighting will consist of wall packs on the building and low-level
directional pole lighting in the parking lot. No fencing is proposed.
The applicant has indicated right-of-way dedication as required by the master
Street Plan. Health Department approval for a septic system will be provided.
The site is wooded and the applicant indicates preserving much of the natural
vegetation on the west, south and north perimeters. A 50 -foot undisturbed buffer
is being provided on the north perimeter.
The only outstanding issue concerns the issue of required half -street
improvements to Morgan Cemetery Road. ARDOT has stated no improvements
may be made to State Highway 10. The County has stated they will not require
improvements to Morgan Cemetery Road but will defer to the City on that issue.
Morgan Cemetery Road is classified as a collector street. When the preliminary
plat was approved in 2005, required street improvements to Morgan Cemetery
Road were deferred until the final -platting of this lot, Lot 2. Staff had called for
construction of the required half -street improvement in conjunction with the final
plat and development of the lot. The applicant has requested a variance from the
full requirements of the code. The property is located outside of the City limits and
near Arkansas State Park lands. Due to adopted State of Arkansas Annexation
code concerning annexation of properties within close proximity of state park
lands, staff recommends approval of a variance from the Boundary Street
Ordinance for the one half street construction to Morgan Cemetery Road adjacent
to the subject property. With the approval of the variance, the applicant proposes
to widen and repave Morgan Cemetery Road to 20 feet in width from Highway 10
to the north perimeter of the property.
J. STAFF RECOMMENDATION:
Staff recommends approval of the requested POD subject to compliance with the
comments and conditions outlined in paragraphs D, E and F and the staff analysis
in the agenda staff report.
Staff recommends approval of the requested variance from the required full
half -street improvements to Morgan Cemetery Road.
U
FILE NO.: Z -7948-D Cont.
PLANNING COMMISSION ACTION: (MARCH 14, 2019)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff, including all staff comments and conditions. The
vote was 10 ayes, 0 noes and 1 absent.
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