Loading...
HomeMy WebLinkAboutZ-8033 Staff AnalysisJune 22, 2006 ITEM NO.: G.1 FILE NO.: Z-8033 NAME: Mabelvale West Industrial Park Long -form PD -I, located on Warrior Drive LOCATION: Lot 1 Mabelvale West Industrial Park Subdivision DEVELOPER: Razorback Concrete 211 North 6th Street West Memphis, AR ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 7.5 acres NUMBER OF LOTS CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE 1-2, Light Industrial District Light Industrial Uses M Concrete Batch Plant VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 LF A preliminary plat for the Mabelvale West Industrial Park was approved by the Planning Commission at their November 10, 2005, public hearing. The plat area contained 54.3 acres and an access easement across the North 60 -feet of Lot 5 of Otter Creek Industrial Park built to City standard and dedicated as a public right-of-way. The proposed new roadway was approved in two phases. Phase I consisted of the portion of road lying within the North 60 -feet of Lot 5 of the Otter Creek Industrial Park. Phase II would consist of the development of the remainder of the roadway or 892 -feet. A waiver of Section 31-175 of the Subdivision Ordinance of the required sidewalk placement within the proposed subdivision was also approved. June 22, 2006 SUBDIVISION ITEM NO.: G.1 (Cont.) FILE NO.: Z-8033 A. PROPOSAL/REQUEST: The applicant is proposing the rezoning of this 7.5 acre site from 1-2, Light Industrial to PD -1 to allow the development of a concrete batch plat. The proposal includes the construction of a small office facility (1,000 square feet) and three (3) additional buildings related to the processing plant. Sixteen parking spaces have been indicated on the site plan; six spaces are designated for the office uses and ten employee spaces are proposed. The site plan indicates two areas of outdoor storage. One area is designated for storage of sand and the second is designated for the storage of gravel. The proposed site plan indicates a 50 -foot landscape strip along the western perimeter of the site and a minimum of 125.1 feet along the southern perimeter of the site. The applicant has indicated the facility will operate from 6:00 am to 10:00 pm Monday through Saturday. A single sign is proposed adjacent to Warrior Drive, consistent with signage allowed in industrial zones. B. EXISTING CONDITIONS: The property is located in an area that is developing as industrial and institutional uses. The property is bordered on the west by the Otter Creek Industrial Park, on the south by the Union Pacific Railroad and Mabelvale Junior High School is located to the east. There are a number of office and office/warehouse users located along the western perimeter of the site; along Otter Creek East Boulevard. Southwest Hospital is located across Mabelvale West Road, to the North. The site is wooded and appears to be relatively flat. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one 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, the Meyer Lane Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Due to spacing requirements, the code allows only one driveway. The width of driveway must not exceed 36 feet. 2 June 22, 2006 SI IRni\/I.qIr)N ITEM NO.: G.1 Cont. _ FILE NO.: Z-803 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalk with the planned development. 3. 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. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING. - Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Customer will require Three Phase Power. Contact Entergy at 954- 5158 for additional information. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension and installation of additional fire hydrant(s) will be required in order to provide adequate service to this property. 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 (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts 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: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Plannina: No comment. 3 June 22, 2006 SUBDIVISION ITEM NO.: G.1 (Cont.) FILE NO.: Z-8033 CATA: The site is not located on a CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Plannin_, Division: This request is located in the Otter Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a Planned District Industrial for a cement plant. A land use plan amendment for a change to Industrial is a separate item on this agenda (File No. LU06-16-01). Master Street Plan: Mabelvale West Road and the South Loop are shown as an Arterial on the plan. The South Loop is adjacent to the expanded area. An Arterial functions to move traffic -through and area the urban area or from activity centers to the Arterial system. These roads are designed to be four or more lanes and move large numbers of vehicles at high speed. The City Bond program proposes to build 'a connection' along the alignment of the South Loop, not the full Master Street Plan requirements. Additional right of way and street improvements may be required. Bicycle Plan: The Master Street Plan, bicycle section, proposes a Class I bike route along the proposed South Loop. A Class I route has a separate pavement for the sole use of bicycles. Citv Recognized Neighborhood Action Plan: The site is in the Chicot West, 1-30 East Neighborhoods Plan Area. The Plan does not have Objectives that directly related to this application. The Plan does recommend the completion of the South Loop and calls for businesses to landscape and keep clean their street frontage. Also the Plan expresses concerns about drainage and flood, both to correct current problems and require new develops cause no additional problems. Landscape: 1: Compliance with the City's Landscape and Buffer Ordinances is required. 2. A nine foot (9) wide landscape strip is required along the southern perimeter of the site. 3. An automatic irrigation system to water landscaped areas will be required. 4. 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. El June 22, 2006 SUBDIVISION ITEM NO.: G.1 (Cont. FILE NO.: Z-8033 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 6. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. G. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) Mr. Pat McGetrick 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 details of the proposed signage including height and area should be included on the site plan. Staff also questioned the screening mechanism to be put in place to provide screening of the activities taking place on the site. Staff stated all site lighting should be low level and directional, directed downward and into the site. Public Works comments were addressed. Staff stated the indicated driveways did not meet minimum ordinance standards. Staff also stated a grading permit would be required prior to development and the storm water detention ordinance would apply to any development on the site. Landscaping comments were addressed. Staff requested the applicant clearly identify all areas of the proposed site plan including the areas of paving and landscaping. Staff stated irrigation would be required and prior to the issuance of a building permit it would be necessary to provide a landscape plan stamped with the seal of a registered landscape architect. 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 associated with the request raised at the April 20, 2006, Subdivision Committee meeting. The applicant has removed the western most drive allowing a single 36 -foot wide drive into the development. The revised site plan also indicates areas to be designated as landscaped area and area for existing trees to remain. The site plan indicates a minimum of 125 -feet of buffering is to remain along the southern perimeter and a minimum of 190 -feet of buffering will remain along the eastern perimeter abutting the roadway. Along the western perimeter a 50 -foot setback is being proposed and only a portion of the area will remain in its current natural state. 5 June 22, 2006 SUBDIVISION ITEM NO.: G.1 (Cont. ILE NO.: Z-8033 The proposal includes the construction of a small office facility (1,000 square feet) and three (3) additional buildings related to the processing plant. Sixteen parking spaces have been indicated on the site plan; six spaces are designated for the office uses and ten employee spaces are proposed. The site plan indicates two areas of outdoor storage. One area is designated for storage of sand and the second is designated for the storage of gravel. The site plan indicates a bermed enclosed wash area to clean trucks when returning to the site. A single dumpster has been located on the site plan near the office area. The site plan indicates the dumpster will be screened per current ordinance standards. The applicant has indicated the facility will operate from 6:00 am to 10:00 pm Monday through Saturday. A single sign is proposed adjacent to Warrior Drive, consistent with signage allowed in industrial zones or a maximum of 30 -feet in height and 72 square feet in area. Staff is not supportive of the proposed use. The proposed use of the site as a concrete batch plant is a heavy industrial uses and inconsistent with the current Future Land Use Plan. The area has developed primarily with office/warehouse type uses and most do not have outdoor activities with the exception of the equipment rental company located at the intersection of Mabelvale West Road and Otter Creek East Road. The site is also located near an elementary school which could potentially impact the outdoor activities of the youth: Staff feels the proposed use should be located in an area with similar outdoor activities or an area indicated on the Land Use Plan for heavy industrial uses. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a request dated May 3, 2006, requesting the item be deferred to the June 22, 2006, Public Hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0 June 22, 2006 SUBDIVISION ITEM NO.: GA (Cont.) FILE NO.. Z-8033 STAFF UPDATE: There as been no change in the application since the previous public hearing. Staff continues to recommend denial of the applicant's request to place the proposed use on the site. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a request dated June 22, 2006, requesting the item be withdrawn from consideration. Staff stated the withdrawal would require a waiver of the Commission's By-laws with regard to the late withdrawal request. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. A motion was made to approve the By-law waiver. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was made to approve the withdrawal request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. II ITEM NO.: 17.1. Z-8033 NAME: Mabelvale West Industrial Park Long -form PD -I, located on Warrior Drive LOCATION: Lot 1 Mabelvale West Industrial Park Subdivision Planning Staff Comments: 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 April 26, 2006. The Office of Planning and Development must receive the proof of notice no later than May 5, 2006. 2. Provide details of the indicted signage including height and area. 3. Will a dumpster be located on the site and if so indicate the location along with a note concerning the required screening. 4. Provide details of the proposed fencing including height and construction material. 5. What measures will be put in place to provide screening of the activities taking place on the site. 6. Site lighting must be low level and directional, directed downward and into the site. 7. More clearly label the site plan indicating the landscaped areas, storage areas, paved areas. Variance/Waivers: Public Works Conditions: 1. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Due to spacing requirements, the code allows only one driveway. The width of driveway must not exceed 36 feet. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalk with the planned development. 3. 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. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. If disturbed area is one (1) or more acres, 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: Item # 17.1 Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 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. A water main extension and installation of additional fire hydrant(s) will be required in order to provide adequate service to this property. 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 (CAW) 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 CAW. The test results must be sent to CAVVs Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts 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: 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 CATA Bus Route. Planning Division: This request is located in the Otter Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a Planned District Industrial for a cement plant. A land use plan amendment for a change to Industrial is a separate item on this agenda (File No. LU06-16-01). Master Street Plan: Mabelvale West Road and the South Loop are shown as an Arterial on the plan. The South Loop is adjacent to the expanded area. An Arterial functions to move traffic through and area the urban area or from activity centers to the Arterial system. These roads are designed to be four or more lanes and move large numbers of vehicles at high speed. The City Bond program proposes to build 'a connection' along the alignment of the South Loop, not the full Master Street Plan requirements. Additional right of way and street improvements may be required. Bicvcle Plan: The Master Street Plan, bicycle section, proposes a Class I bike route along the proposed South Loop. A Class I route has a separate pavement for the sole use of bicycles. Item 4 17.1 City Recognized Neighborhood Action Plan: The site is in the Chicot West, 1-30 East Neighborhoods Plan Area. The Plan does not have Objectives that directly related to this application. The Plan does recommend the completion of the South Loop and calls for businesses to landscape and keep clean their street frontage. Also the Plan expresses concerns about drainage and flood, both to correct current problems and require new develops cause no additional problems. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A nine foot (9) wide landscape strip is required along the southern perimeter of the site. 3. An automatic irrigation system to water landscaped areas will be required. 4. 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. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 6. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, April 26, 2006. Item # 17.1