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HomeMy WebLinkAboutZ-7951 Staff AnalysisFILE NO.: Z-7951 NAME: La -Z -Boy Short -form PCD LOCATION: Located at 1000 South Shackleford Road DEVELOPER: Gary Lanier c/o Drew Basham 1701 Centerview Drive, Suite 201 Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.70 acres NUMBER OF LOTS: CURRENT ZONING: C-3 and 0-3 FT. NEW STREET: 0 LF ALLOWED USES: General Commercial District uses and General Office District uses PROPOSED ZONING: PCD PROPOSED USE: Furniture Store VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The La -z -Boy Showcase center is proposing a building expansion of 12,000 square feet. The applicant has indicated 6,000 square feet will be showroom and 6,000 square feet will be warehouse. The applicant has indicated building construction will take place along the western side of the site covering eight existing parking spaces. With the expansion, the site will not meet the current parking requirements for a development of this nature. The applicant is proposing to purchase a vacant tract located to the west of their existing site, currently zoned 0-3, for future development. The applicant has indicated the area as detention and indicated the possibility of a future employee parking lot. The applicant is proposing if a use other than a furniture store is proposed or if FILE NO.: Z-7951 (Cont. development occurs on the western lot a revision to the PCD zoning will be requested. B. EXISTING CONDITIONS: The site contains an existing La -z -Boy Furniture Store with the proposed detention area being vacant and wooded. Mason Drive is a narrow roadway, which provides access to this site and to properties located north of Kanis Road; both east and west of the roadway. The area is currently vacant and wooded. Portions of this area are zoned 0-3 and portions are zoned C-3. North of the site are office uses and south of the site are commercial uses. There is a extended stay hotel located south of the La -z -Boy site. There is a multi -story office building located immediately north of the La -z -Boy site with a second office building located north of the proposed parking lot. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Gibralter Height/Point West/Timber Ridge Neighborhood Association, the John Barrow Neighborhood 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. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Mason Drive (private) is proposed to access this lot and surrounding commercial zoned properties. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 60 feet is required and street width of 31 feet from back of curb to back of curb and 5 foot sidewalk on one side. 2. With site development, provide design of street conforming to the Master Street Plan. Construct street improvements to Mason Drive including 5 -foot sidewalks with planned development. 3. Construct a right turn lane off Kanis Road into Mason Drive. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. K FILE NO.: Z-7951 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNI Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy- No comment received. 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. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. A Capital Investment Charge based on the size of the meter connection(s) will apply to new connections in addition to normal charges. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s): 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: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route, F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Commercial Development for a parking lot and an addition to an existing furniture store. The request does not require a change to the Land Use Plan. Master Street Plan: Shackleford Road is shown as a Minor Arterial on the Master Street Plan and is built to standard at this point. Mason Drive is shown as a Local street and is not built to standard. Both streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: There are two bikeways to the west of the application. On Autumn Road north of Kanis Road is a Class Three and on Centerview Road south of Kanis is a Class Two. A Class Three bikeway shares the pavement with the automobiles and only has special signage designating the route. A Class Two requires a paved area on both sides of a roadway with a painted stripe 3 FILE NO.: Z-7951 (Cont. separating the vehicular traffic from the bikeway. These routes may be a smooth paved shoulder or a section of the paved roadway. Additional signage is required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Birchwood Walnut Valley Neighborhood Action Plan. The plan did not address this type of application specifically. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Areas set aside for buffers and landscape appear to meet with ordinance requirements. 3. Because of the size of the building expansion proposed, an upgrade in landscaping in the amount of thirty-six percent (36 %) toward compliance with the landscape ordinance will be required on the existing site. 4. A controlled automatic irrigation system is required. 5. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) Mr. Joe White of White-Daters and Associates was present representing the request. � Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated the proposed development was increasing the overall building square footage and expanding over an existing parking area. Staff stated although the site plan did require the indicated additional parking due to the expansion, the site was only losing eight parking spaces. Staff questioned the need for 55 additional parking spaces. Mr. White stated the developers were trying to comply with ordinance requirements. There was a general discussion concerning the proposed expansion and the placement of the additional parking spaces on the site. Staff noted the access to the parking spaces was substandard. Staff stated if the applicant intended to utilize Mason Drive, a 60 -foot right-of-way and 36 -feet of pavement would be required. Public Works comments were addressed. Staff stated the storm water detention ordinance would apply to the development of the site. Staff also stated a grading permit would be required prior to construction. Landscaping comments were addressed. Staff stated an upgrade in landscaping would be required as a result of the building expansion. Staff also stated prior to the issuance of a building permit, a landscape plan stamped with the seal of a registered landscape architect would be required. Staff noted comments from the various other reporting departments and agencies; suggesting the applicant contact them individually for further 51 FILE NO.: Z-7951 (Cont. clarification. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the October 20, 2005, Subdivision Committee meeting. The applicant is proposing to purchase a vacant tract located to the west of their existing site, currently zoned 0-3, for future development. The applicant has indicated the area as detention and with future plans for an employee parking lot. The applicant has removed the proposed parking area from the western lot and indicated if parking should become an issue in the future, they will seek a revision to their PCD zoning to allow a parking facility to be developed on the site. The applicant has indicated a landscaping upgrade and final landscape plans will be submitted at the time of building permit for the proposed expansion area. Staff is supportive of the applicant's request. The La -z -Boy Showcase center is proposing a building expansion of 12,000 square feet; 6,000 square feet showroom and 6,000 square feet warehouse. Building construction will take place along the western side of the site covering eight existing parking spaces. The current square footage and the proposed building expansion does not comply with the current typical minimum parking requirements for a development of=this nature. The development would typically require 89 parking spaces. The site plan includes the placement of 35 parking spaces. Staff is supportive of the reduced number of parking spaces provided. The site contains a furniture store which typically does not generate a great parking demand. To staff's knowledge, there are no outstanding issues associated with the request. Staff feels if the site is developed as proposed, there should be minimal impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E, F and H of the above agenda staff report. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) Mr. Joe White of White-Daters and Associates 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 outlined in paragraphs D, E, F and H of the agenda staff report. 5 FILE NO.: Z-7951 (Cont. There was no further discussion of the item placement of the item on the Consent Agenda vote of 9 ayes, 0 noes and 2 absent. n The Chair entertained a motion for for Approval. The motion carried by a November 10, 2005 ITEM NO.: 19 NAME: La -Z -Boy Short -form PCD LOCATION: Located at 1000 South Shackleford Road DEVELOPER: Gary Lanier c/o Drew Basham 1701 Centerview Drive, Suite 201 Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.70 acres CURRENT ZONING: NUMBER OF LOTS: 1 C-3 and 0-3 FILE NO.: Z-7951 NEW STREET: 0 LF ALLOWED USES: General Commercial District uses and General Office District uses PROPOSED ZONING: PCD PROPOSED USE: Furniture Store VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL./REQUEST: The La -z -Boy Showcase center is proposing a building expansion of 12,000 square feet. The applicant has indicated 6,000 square feet will be showroom and 6,000 square feet will be warehouse. The applicant has indicated building construction will take place along the western side of the site covering eight existing parking spaces. With the expansion, the site will not meet the current parking requirements for a development of this nature. The applicant is proposing to purchase a vacant tract located to the west of their existing site, currently zoned 0-3, for future development. The applicant has indicated the area as detention and indicated the possibility of a future employee parking lot. The applicant is proposing if a use other than a furniture store is proposed or if November 10, 2005 SUBDIVISION ITEM NO.: 19 (Cont.) _ FILE NO.: Z-7951 development occurs on the western lot a revision to the PCD zoning will be requested. B. EXISTING CONDITIONS: The site contains an existing La -z -Boy Furniture Store with the proposed detention area being vacant and wooded. Mason Drive is a narrow roadway, which provides access to this site and to properties located north of Kanis Road; both east and west of the roadway. The area is currently vacant and wooded. Portions of this area are zoned 0-3 and portions are zoned C-3. North of the site are office uses and south of the site are commercial uses. There is a extended stay hotel located south of the La -z -Boy site. There is a multi -story office building located immediately north of the La -z -Boy site with a second office building located north of the proposed parking lot. , C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Gibralter Height/Point West/Timber Ridge Neighborhood Association, the John Barrow Neighborhood 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. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Mason Drive (private) is proposed to access this lot and surrounding commercial zoned properties. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 60 feet is required and street width of 31 feet from back of curb to back of curb and 5 foot sidewalk on one side. 2. With site development, provide design of street conforming to the Master Street Plan. Construct street improvements to Mason Drive including 5 -foot sidewalks with planned development. 3. Construct a right turn lane off Kanis Road into Mason Drive. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. Show the proposed oil November 10, 2005 SUBDIVISION ITEM NO.: 19 (Cont. E. F. FILE NO.: Z-7951 location for storm water detention facilities on the plan. 7. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. 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. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. A Capital Investment Charge based on the size of the meter connection(s) will apply to new connections in addition to normal charges. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Plannina: No comment. CATA: The site is not located on a dedicated CATA Bus Route. ISSUES/TECHNICAL/DESIGN: Planning -Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Commercial Development for a parking lot and an addition to an existing furniture store. The request does not require a change to the Land Use Plan. Master Street Plan: Shackleford Road is shown as a Minor Arterial on the Master Street Plan and is built to standard at this point. Mason Drive is shown as a Local street and is not built to standard. Both streets may require dedication of right-of-way and may require street improvements. 3 November 10, 2005 SUBDIVISION ITEM NO.: 19 (Cont. FILE NO.: Z-7951 Bicycle Plan: There are two bikeways to the west of the application. On Autumn Road north of Kanis Road is a Class Three and on Centerview Road south of Kanis is a Class Two. A Class Three bikeway shares the pavement with the automobiles and only has special signage designating the route. A Class Two requires a paved area on both sides of a roadway with a painted stripe separating the vehicular traffic from the bikeway. These routes may be a smooth paved shoulder or a section of the paved roadway. Additional signage is required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Birchwood Walnut Valley Neighborhood Action Plan. The plan did not address this type of application specifically. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Areas set aside for buffers and landscape appear to meet with ordinance requirements. 3. Because of the size of the building expansion proposed, an upgrade in landscaping in the amount of thirty-six percent (36 %) toward compliance with the landscape ordinance will be required on the existing site. 4. A controlled automatic irrigation system is required. 5. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated the proposed development was increasing the overall building square footage and expanding over an existing parking area. Staff stated although the site plan did require the indicated additional parking due to the expansion, the site was only losing eight parking spaces. Staff questioned the need for 55 additional parking spaces. Mr. White stated the developers were trying to comply with ordinance requirements. There was a general discussion concerning the proposed expansion and the placement of the additional parking spaces on the site. Staff noted the access to the parking spaces was substandard: Staff stated if the applicant intended to utilize Mason Drive, a 60 -foot right-of-way and 36 -feet of pavement would be required. Public Works comments were addressed. Staff stated the storm water detention ordinance would apply to the development of the site. Staff also stated a grading permit would be required prior to construction. 2 November 10, 2005 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z-7951 Landscaping comments were addressed. Staff stated an upgrade in landscaping would be required as a result of the building expansion. Staff also stated prior to the issuance of a building permit, a landscape plan stamped with the seal of a registered landscape architect would be required. Staff noted comments from the various other reporting departments and agencies; suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the October 20, 2005, Subdivision Committee meeting. The applicant is proposing to purchase a vacant tract located to the west of their existing site, currently zoned 0-3, for future development. The applicant has indicated the area as detention and with future plans for an employee parking lot. The applicant has removed the proposed parking area from the western lot and indicated if parking should become an issue in the future, they will seek a revision to their PCD zoning to allow a parking facility to be developed on the site. The applicant has indicated a landscaping upgrade and final landscape plans will be submitted at the time of building permit for the proposed expansion area. Staff is supportive of the applicant's request. The La -z -Boy Showcase center is proposing , a building expansion of 12,000 square feet; 6,000 square feet showroom and 6,000 square feet warehouse. Building construction will take place along the western side of the site covering eight existing parking spaces. The current square footage and the proposed building expansion does not comply with the current typical minimum parking requirements for a development of this nature. The development would typically require 89 parking spaces. The site plan includes the placement of 35 parking spaces. Staff is supportive of the reduced number of parking spaces provided. The site contains a furniture store which typically does not generate a great parking demand. To staff's knowledge, there are no outstanding issues associated with the request. Staff feels if the site is developed as proposed, there should be minimal impact on the adjoining properties. i•1 November 10, 2005 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z-7951 STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E, F and H of the above agenda staff report. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) Mr. Joe White of White-Daters and Associates 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 outlined in paragraphs D, E, F and H of the 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. R ITFM NO • 19 NAME: La -Z -Boy Short -form PCD FILE NO.: Z-7951 �,�C3�.►�..�t.o3� l Z� �z�o S�G� , LOCATION: located at 1000 South Shackleford Road Planning Staff Comments: C`�`-� 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. 2. Provide the building setbacks on the proposed site plan. 3. Provide details of any proposed fencing. 4. Provide the location of the dumpster on the site plan along with a note concerning the required screening. 5. Provide details of the proposed and existing signage. 6. Provide proof of the ingress/egress easement of the purpose of the access easement. 7. The indicated access is 30 -feet with 24 -feet of pavement. Typically a commercial street is constructed with 36 -feet of pavement. If allowed the indicated roadway as access the City if opening a large area of developable land that could potentially take access to the roadway. Variance/Waivers: 1. A variance to allow an existing 30 -foot ingress/egress easement to serve as access to the site. Public Works Conditions: 1. Mason Drive (private) is proposed to access this lot and surrounding commercial zoned properties. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 60 feet is required and street width of 31 feet from back of curb to back of curb and 5 foot sidewalk on one side. 2. With site development, provide design of street conforming to the Master Street Plan. Construct street improvements to Mason Drive including 5 -foot sidewalks with planned development. 3. Construct a right turn lane off Kanis Road into Mason Drive. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention 'facilities on the plan. 7. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy Center -Point Energy: SBC: Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. A Capital Investment Charge based on the size of the meter connection(s) will apply to new connections in addition to normal charges. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Areas set aside for buffers and landscape appear to meet with ordinance requirements. 3. Because of the size of the building expansion proposed, an upgrade in landscaping in the amount of thirty-six percent (36 %) toward compliance with the landscape ordinance will be required on the existing site. 4. A controlled automatic irrigation system is required. 5. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. RevisedIp at/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, October 26, 2005.