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HomeMy WebLinkAboutZ-8008-B Staff AnalysisFebruary 20, 2014 ITEM NO.: 7 NAME: Champion Construction Management Short -form PCD LOCATION: Located at 13402 Lawson Road npvpi nppQ, Champion Construction Management, Inc. 13311 Lawson Road Little Rock, AR 72206 SURVEYOR: James L. Butler 5323 JFK Boulevard North Little Rock, AR 72216 AQr_W1TP:(`T- Heiple & Wiedower Architects 319 President Clinton Avenue, Suite 201 Little Rock, AR 72201 AREA: 2.01 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PCD FILE NO.. Z-80 FT. NEW STREET: 0 LF Contractor's office and maintenance yard VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On May 11, 2006, the Little Rock Planning Commission denied a request to rezone this 2.0 acre site from R-2, Single-family to PCD to allow a contractor's office and storage yard to locate on the site. The site plan indicated the existing structures would be removed from the site and a new 3,000 square foot office building and 3,000 square foot warehouse building would be added to the site. The site plan indicated future February 20, 2014 SUBDIVISION ITEM NO.: 7 fCont.] FILE NO.: Z -8008-B construction of an additional 4,200 square feet of warehouse space. A covered storage area was indicated for immediate construction and a second covered storage area was indicated for future construction. An area of open storage was also indicated. The proposed building construction materials were brick and metal siding. The days and hours of operation were proposed as 7:00 am — 6:00 pm Monday through Saturday. The denial was appealed to the Little Rock Board of Directors but the applicant failed to perfect their appeal therefore the Board of Directors could not hear the appeal request. On September 14, 2006, the Little Rock Planning Commission denied a request to allow the development of the site as a contractor's office with indoor storage. The site plan reduced the proposed building construction area. The immediate plans included the construction of a 4,200 square foot office building and a 3,000 square foot warehouse facility. The site plan indicated the placement of future additional warehouse space totaling 4,200 square feet. The days and hours of operation proposed are from 7:00 am to 6:00 pm Monday through Saturday. The building was proposed as brick and metal siding. A total of 21 parking spaces were indicated on the proposed site plan. No open storage was proposed. The denial was not appealed to the Board of Directors. A. PROPOSAUREQUESUAPPLICANT'S STATEMENT: The request is a rezoning from R-2, Single-family to PCD to allow the redevelopment of this vacant site with a contractor's office and maintenance yard. The proposal includes the construction of a single story 3,000 square foot office building and 11 paved parking spaces along the front portion of the property. Within the rear portion of the property the applicant is proposing to construct a 50 -foot by 100 -foot storage building for storage of machinery and equipment. The plan indicates an area of existing trees to remain undisturbed. B. EXISTING CONDITIONS: The former structures have been removed. There are a number of trees on the site located near the rear of the property. This area is primarily residential with a few non-residential uses, which appear to have been in the area for a number of years. The applicant's current contractor's office and storage yard are located to the south of this site. Further to the east is an electrical contractor's office and storage yard. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of phone calls and e-mails in opposition of the requested rezoning. All property owners located within 200 -feet of the site along with the Plantation Acres Property Owners Association, the Crystal Valley Neighborhood Association and the John Barrow Neighborhood Association were notified of the public hearing. 2 February 20, 2014 SI IRnIVIozInm ITEM NO.: 7 Cont. FILE NO.: Z -8008-B D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Lawson Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Lawson Road including 5 -foot sidewalks with the planned development. The new back of curb should be 29.5 feet from the right-of-way centerline. 3. All driveways shall be concrete aprons per City Ordinance. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Provide septic certification from the Arkansas Department of Health concerning the proposed wastewater disposal system. Little Rock Wastewater — Outside service boundary, no comment. Entergy: Entergy has no objection to this application. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 3. Contact Central Arkansas Water if additional fire protection or metered water service is required. 3 February 20, 2014 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z -8008-B 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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 RPZA, 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. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: 1. Provide letter of application. 2. Provide source of title. 3. Provide state plan coordinates for two property corners. 4. Provide surveyor seal and signature. 5. Provide engineering seal and signature. 6. Provide legal description. 7. Provide vicinity map. 8. Show contours at maximum 4 -feet intervals. 9. Show natural features. 10. Show water courses across tract. 11. Show cultural features. 12. Label adjacent property owners/subdivisions. 13. Show applicable zoning designation. 14. Provide development summary. 4 February 20, 2014 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z-8008- 15. Show source of water supply. 16. Provide approval of sanitary sewer system. 17. Provide letter of approval from local fire department. 18. Provide grading/storm drainage plan. 19. Obtain driveway permits from Pulaski County Public Works for any new driveways. 20. Verify ADA parking with total number of parking spaces. 21. Pay $33.00 review fee to County Planning. 22. Provide FEMA flood panel number and confirm SFHA status. 23. Provide grading plan storm water and drainage plan for Public Works review. CATA: Out of service area — nearest bus route is 1.5 miles away. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six (6) dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PCD (Planned Commercial District) to allow the development of an office/contractors yard on the site. Master Street Plan: Lawson Road is a Minor Arterial on the Master Street Plan. 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 Lawson Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Lawson Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 5 February 20, 2014 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -8008-B 2. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. 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. 3. The property to east is zoned R-2, Single-family therefore, a minimum twelve and a half (12.5) foot wide buffer (6% of the average lot width) is required on the east property line. 4. The property to the north is zoned AF, Agricultural and Forestry therefore, a minimum twenty-five (25) foot land use buffer (6% of the average lot width) is required at the north property line. 5. The property to the west is zoned AF, Agricultural and Forestry therefore, a minimum twelve and a half (12.5) foot land use buffer is required. 6. The zoning buffer ordinance requires a twenty-five (25) foot street buffer along Lawson Road. 7. Interior landscape areas shall comprise a minimum of eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. 8. Landscape within or adjacent to vehicular use areas shall be protected with wheel stops, curbing, or other vehicular controls. 9. An automatic irrigation system to water landscaped areas will be required. 10. 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. 11. 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. SUBDIVISION COMMITTEE COMMENT: (January 29, 2014) Mr. Bill Wiedower was present representing the applicant. Staff presented an overview of the development stating there were a number of outstanding technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff requested additional information concerning the proposed signage plan, the maximum building height and the proposed construction materials of the buildings. Staff also questioned the materials and equipment to be stored within the graveled storage area. 1.1 February 20, 2014 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -8008-B Public Works comments were addressed. Staff stated Lawson Road was classified on the Master Street Plan as a minor arterial which would require dedication of right of way to 45 -feet from centerline. Staff stated street improvements to Lawson Road would be required to meet the Boundary Street Ordinance requirements. Staff stated all driveways were to be concrete aprons per City Ordinance. Staff stated the City's Stormwater Detention Ordinance would apply to the development of the site. Landscaping comments were addressed. Staff stated buffers and screening were required along the northern, eastern and western perimeters. Staff stated a twenty-five foot street buffer was required along Lawson Road. Staff stated interior landscape areas should comprise a minimum of eight percent of any vehicular use area containing twelve or more parking spaces. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. 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 the technical issues raised at the January 29, 2014, Subdivision Committee meeting. The applicant has provided the proposed signage plan, the maximum building height and the proposed construction materials of the buildings. The request is for the placement of a contractor's office and storage yard on this 2.0 acre site located outside the City Limits but within the City's Extraterritorial Planning Jurisdiction. The proposal includes the construction of a new office building containing 3,000 square feet, 11 paved parking spaces and a 5,000 square foot warehouse building. The proposed construction materials of the office are brick and hardi siding with a metal roof. The storage building is proposed as prefinished metal. The applicant indicates the office building will be designed residential in character with a maximum building height of 15 -feet. Perimeter fencing will be a six (6) foot treated wood, opaque screening fence. The site plan indicates the placement of a dumpster on the site internal to the development. Screening will be provided per City Ordinance requirements. The dumpster hours are limited to 8:00 am to 5:00 pm. The site plan indicates the placement of a single ground mounted monument style sign not to exceed six feet in height and forty-eight (48) square feet in area. The site plan also indicates building signage is not anticipated but will be limited to a maximum of ten percent 7 February 20, 2014 SUBDIVISION ITEM NO.: 7 Cont.) FILE NO.: Z -8008-B of the front building fagade area if utilized. The days and hours of operation are proposed as 7:00 am — 4:00 pm Monday through Friday. Staff is not supportive of the request. The development is inconsistent with the City's Future Land Use Plan, which currently designates this site as single-family. Although there are non-residential uses in the area most have been in the area a number of years or are located nearer the Colonel Glenn/Lawson Road/David O Dodd Road intersections. There are a number of new homes located in the area, which would lead staff to believe the area is primed for single-family development. Staff feels non-residential uses should be limited to those areas currently defined for such activities and this area should be maintained as single-family. I. STAFF RECOMMENDATION - Staff recommends denial of the request. PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014) Mr. Bill Wiedower of Heiple & Wiedower Architects was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Wiedower addressed the Commissioners on the merits of the request. He stated the construction company was located across Lawson Road and had purchased this property a number of years earlier. He stated the building was a small building and would be constructed residential in character. Mr. Wiedower stated the development would only occur on the front portion of the property and the rear 'A would remain wooded and undisturbed. He stated there were a number of commercial uses in the area. He stated the property would be enclosed with a screening fence and dense plantings would be placed along the eastern perimeter. Mr. Wiedower stated if the site was developed with a single-family subdivision up to 12 homes could be constructed on the property. He stated the contractor's office would generate little to no traffic. Mr. Mickey McGill addressed the Commission in opposition of the request. He stated the rezoning would reduce the quality of life for the area homeowners. He stated the applicant had indicated they wanted to move their office across the street but there was a "For Rent" sign on their current location. He stated their current site was less intrusive to the neighborhood since the property to the east had a dense shrub line and the property to the west was a church. Mr. McGill stated the buildings acted as a buffer so no one could see the storage yard. He stated the site plan indicated 15 parking spaces. He stated the first plan included the office building and two (2) warehouse buildings with a large graveled parking area. He stated the current proposal did have fewer buildings 0 February 20, 2014 SUBDIVISION ITEM NO.: 7 FILE NO.: Z -8008-B but questioned what would keep the developer from coming back and asking for the additional buildings in the future. Mr. McGill stated the elevation of the adjacent properties were such that the abutting homes would see over the six (6) foot fence. He stated the placement of the contractor's office at this location would decrease the value of homes in the area. He stated prospective buyers would not want to purchase a home located next to this type commercial business. He stated there were a number of elderly residents in the area and for most people their largest investment was their home. Mr. McGill stated there were other sites available for commercial development. He stated the sites may cost more but what would be the cost to the homeowners in the area if the site was rezoned for a commercial use. Ms. Susan Henson addressed the Commission in opposition of the request. She stated she lived on Roble Drive which was in the single-family subdivision, just south of the proposed development. She stated from her house she could hear the traffic on Lawson Road. She stated the rezoning would only increase traffic in the area. Ms. Henson stated the area was primarily residential. She stated the commercial uses were located nearer the City limits. Mr. David Holzhauer addressed the Commission in opposition of the request. He stated his home was across the street from the proposed development area. He stated his concerns were the noise of construction equipment, the equipment stored on site and the additional traffic that would be generated by the commercial use. Mr. Barry Beck addressed the Commission in opposition of the request. He stated the Commission had received 175 letters, petitions or e-mails from area residents in opposition of the request. He stated the area was a residential neighborhood. He stated the 80 -acres behind the proposed development would develop as a single-family subdivision in the future. He stated the development potential would be less if the commercial zoning was approved. He stated the construction company sent a registered letter to the area property owners stating their intent was to construct an office building which contained less square footage than their existing office building. He stated the business currently occupied 1,500 square feet in the building across Lawson Road. He stated the proposed office building and warehouse building were larger than their current location. He stated the six (6) foot fence would do little to no good in providing screening. He stated the development was proposed in the middle of residential homes and should not be allowed in the neighborhood. There was a general discussion concerning the proposed request. The chairman entertained a motion for approval of the item including all staff recommendations and comments except that of denial. The motion failed by a vote of 0 ayes, 9 noes and 2 absent. 9 ITEM NO.: 7 NAME: Champion Construction Management Short -form PCD LOCATION: located at 13402 Lawson Road Planning Staff Comments: �Z:1iI1I:11:3 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than February 5, 2014. The Office of Planning and Development must receive the proof of notice no later than February 14, 2014. 2. Will there be a dumpster located on the site? If so provide a note concerning the required screening of the proposed dumpster. 3. If there is a dumpster will the hours of service be limited to daylight hours? If so note the hours of dumpster service on the site plan. 4. Provide details of the proposed signage including location, height and area. Provide details of any proposed building signage including the total percentage of fagade area to be covered. 5. Provide details of any proposed fencing to be located on the site indicating the proposed construction material. A note on the plan indicates a 6 -foot high opaque fence. 6. Provide the proposed building elevation along with the proposed construction materials. 7. Provide details of the proposed sanitary sewer - will septic be used to serve the proposed new buildings? If so provide approval from the Arkansas Department of Health. 8. Provide the maximum building height for the proposed structures. 9. The site plan states the area to be used for storage of equipment will be a graveled surface. The zoning ordinance requires all areas subject to wheeled traffic are to be paved. (section 36-508) 10. Provide the days and hours of operation proposed for the proposed use. 11.All site lighting must be low level and directional, directed downward and into the site. Variance/Waivers: None requested. Public Works Conditions: 1. Lawson Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Lawson Road including 5 -foot Item # 7. sidewalks with the planned development. The new back of curb should be 29.5 feet from the right-of-way centerline. 3. All driveways shall be concrete aprons per City Ordinance. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. Utilities and Fire Department/County Planning: Wastewater: Provide septic certification from the Arkansas Department of Health concerning the proposed wastewater disposal system. Little Rock Wastewater — Outside service boundary, no comment. Entergy: Entergy has no objection to this application. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer 3. Contact Central Arkansas Water if additional fire protection or metered water service is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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 RPZA, 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. Item # 7. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: 1. Provide letter of application. 2. Provide source of title. 3. Provide state plan coordinates for two property corners. 4. Provide surveyor seal and signature. 5. Provide engineering seal and signature. 6. Provide legal description. 7. Provide vicinity map. 8. Show contours at maximum 4 -feet intervals. 9. Show natural features. 10. Show water courses across tract. 11. Show cultural features. 12. Label adjacent property owners/subdivisions. 13. Show applicable zoning designation. 14. Provide development summary. 15. Show source of water supply. 16. Provide approval of sanitary sewer system. 17. Provide letter of approval from local fire department. 18. Provide grading/storm drainage plan. 19. Obtain driveway permits from Pulaski County Public Works for any new driveways. 20. Verify ADA parking with total number of parking spaces. 21. Pay $33.00 review fee to County Planning. 22. Provide FEMA flood panel number and confirm SFHA status. 23. Provide grading plan storm water and drainage plan for Public Works review. CATA: Out of service area — nearest bus route is 1.5 miles away. Parks and Recreation: No comment received. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six (6) dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PCD (Planned Commercial District) to allow the development of an office/contractors yard on the site. Master Street Plan: Lawson Road is a Minor Arterial on the Master Street Plan. 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 Item # T be limited to minimize negative effects of traffic and pedestrians on Lawson Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Lawson Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. 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. 3. The property to east is zoned R-2, Single-family therefore, a minimum twelve and a half (12.5) foot wide buffer (6% of the average lot width) is required on the east property line. 4. The property to the north is zoned AF, Agricultural and Forestry therefore, a minimum twenty-five (25) foot land use buffer (6% of the average lot width) is required at the north property line. 5. The property to the west is zoned AF, Agricultural and Forestry therefore, a minimum twelve and a half (12.5) foot land use buffer is required. 6. The zoning buffer ordinance requires a twenty-five (25) foot street buffer along Lawson Road. 7. Interior landscape areas shall comprise a minimum of eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. 8. Landscape within or adjacent to vehicular use areas shall be protected with wheel stops, curbing, or other vehicular controls. 9. An automatic irrigation system to water landscaped areas will be required. 10. 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. 11. 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. Revised pl_at/p]an Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, February 5, 2014. Item # 7.