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HomeMy WebLinkAboutZ-8407-A Staff AnalysisFILE NO.: Z-8407-A NAME: Dowler Properties Short -form PCD LOCATION: Located at 4201 Baseline Road DEVELOPER: Ron and Donna Dowler 4201 Baseline Road Little Rock, AR 72209 FNC;INFFR, White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 TOTAL SITE AREA: 2.1 acres NUMBER OF LOTS: 2 REZONING AREA: 1.15 acres CURRENT ZONING ALLOWED USES PCD - Expired FT. NEW STREET: 0 LF Office, Warehouse and Light Fabrication PROPOSED ZONING: PCD PROPOSED USE Office, Warehouse and Light Fabrication and Selected C-3 uses VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 20,057 adopted by the Little Rock Board of Directors on December 2, 2008, rezoned this property from R-2, Single-family to PCD. The applicant proposed to subdivide this 2.15 acre tact into two (2) lots and to rezone the resulting northern 1.15 acre lot to PCD. The southern lot remained zoned R-2, Single-family. The owners proposed the construction of a new 10,000 square foot office warehouse building and 10 parking spaces. The owners proposed to use the building for light fabrication of automobile parts. The parts would be assembled and warehoused at this facility until delivery or pickup. There would be no retail activity taking place at this site. A perimeter fence was to be installed on the site for security. Security lighting would also be installed. FILE NO.: Z-8407-A (Cont.) The site plan indicated the placement of ten parking spaces within the front yard area and a loading dock along the western facade of the building. A pylon sign was proposed located near the entrance drive. The hours of operation were from 8 am to 5 pm, Monday through Friday. The development was proposed with two lots. Lot 8A fronted on Baseline Road and would be developed with the office warehouse use. Lot 8B fronted Bruno Road and would remain zoned R-2, Single-family. Per Section 36-454(e) "the applicant shall have three years from the date of passage of the ordinance approving the preliminary approval to submit the final development plan". The applicant did not request a time extension as allowed in the PZD section of the ordinance, therefore the approval time has expired. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: As noted, the previously approved PCD has expired and the applicant is requesting to reinstate the approval. The development is the same development approved in 2008. The construction will consist of a 10,000 square foot office warehouse building and 10 parking spaces. There will be a loading dock along the western side of the building. The approval will allow the development of two (2) lots. The lot adjacent to Baseline Road will be rezoned to PCD. The southern lot abutting Bruno Road will remain zoned R-2, Single-family. The applicant is requesting to only final plat the lot fronting Baseline Road at this time. The final platting of the lot fronting Bruno Road will occur when the area is developed. B. EXISTING CONDITIONS: The site contains an office building which appears to be vacant. East of the site is a property zoned PD-C which is a welding shop and further east are additional commercial uses. North of the site is vacant 0-3, General Office District zoned property. East and south east of the property are a number of manufactured homes. The area proposed as Lot 8B is currently vacant. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200 feet of the site, the Upper Baseline Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. Upper Baseline Neighborhood Association called staff and indicated support of the request. 2 FILE NO.: Z-8407-A (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bruno Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25-feet from centerline will be required. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Bruno Road including 5-foot sidewalk with the planned development. Deferrals for one- half street improvements are no longer available for developers. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Remove the west driveway apron on Baseline Road and reinstall curb and gutter 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. 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) 379-1805 (Travis Herbner). 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 8. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 9. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Contact Little Rock Wastewater for additional details. Entergy: Approved as submitted. Center -Point Energy: No comment received. AT & T: 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 regarding the size and location of the water meters. 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. Contact Central Arkansas 9 FILE NO.: Z-8407-A Cont. Water if additional fire protection or metered water service is required. 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. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 RPZ assembly, successful test 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 (10) 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 ❑apartment: Maintain access of at least twenty (20) feet; fire hydrants per Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. County Planning: No comment. CATA: The property is located directly adjacent to CATA Route #15, the 65tn Street Route, located along Baseline Road and will be served in 2013 by Bus Route #23, the Baseline/Southwest Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning to re-establish the previously approved PCD (Planned Commercial District) to develop a light fabrication manufacturing facility on the site. Master Street Plan: Baseline Road is shown as a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Baseline Road. 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 Baseline Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. 4 FILE NO.: Z-8407-A (Cont. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning ordinance requires a fourteen (14) foot land use buffer along the southern property line next to the residentially zoned property. Seventy percent (70%) of this buffer is to remain undisturbed. 3. The zoning buffer ordinance requires an average fourteen (14) foot wide street buffer along Baseline Road; and is in no case to be less than half. The site appears to meet this minimal requirement. 4. The zoning ordinance requires a twelve foot (12) land use buffer along the western perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. 5. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is also required along the southern and western property lines next to the residentially zoned property. The dense evergreen plantings may suffice for screening, in that, it must screen year around. 6. A controlled automatic irrigation system is required for all new landscaped areas. 7. 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. 8. 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. G. SUBDIVISION COMMITTEE COMMENT: (November 15, 2012) Mr. Joe White of White-Daters and Associates was present. Staff presented an overview of the development stating the site was previously approved for a PCD to allow development of an office/warehouse use but the PCD approval had expired. Staff stated the applicant was seeking to reinstate the previous approval. Staff noted the comments provided were similar to comments in the original approval. Public Works comments were addressed. Staff stated deferrals of required street improvements were no longer accepted. Staff stated the required improvements to Bruno Road would be required at the time of final platting of Lot 8B. Staff stated the western driveway on Baseline road was to be removed. Staff also stated a grading permit would be required prior to beginning construction. Landscaping comments were addressed. Staff stated a land use buffer was required along the southern and western perimeters of the site. Staff stated screening would also be required in this area. Staff stated a street buffer of FILE NO.: Z-8407-A (Cont_ 14-feet wide was required along Baseline Road. Staff stated a landscape plan was required at the time of building permit submission. 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 issues raised at the November 15, 2012, Subdivision Committee meeting. The request is to reinstate the previously approved but expired PCD for this site. The applicant has indicated Lot 8B abutting Bruno Road will not be final platted at this time and at the time of final platting and development of Lot 8B the improvements to Bruno Road will be installed. The plan indicates the placement of a single ground mounted sign along Baseline Road. The sign is proposed with a maximum sign height of 36-feet and a maximum sign area of 160 square feet. Building signage is proposed consistent with signage allowed in commercial zones or a maximum of ten percent of the fagade area. The use of the property is for light fabrication including warehousing. The alternative uses for the site include office warehouse the uses identified in the C-3, General Commercial Zoning District; excluding Amusement, commercial, inside, Bar, lounge or tavern, Cigar, tobacco and candy store, Convenience food store with gas pumps and Pawn shop. The parking requirement for a light manufacturing, processing and wholesaling facility is one space per 600 gross square feet of floor area. The building is proposed to contain 10,000 square feet with 10 parking spaces. The parking ordinance would typically require the placement of 16 parking spaces to serve the use. The owners have indicated there is little to no customer traffic and there are only eight employees of the business. The site plan indicates areas for additional parking should the need arise in the future for additional spaces. A loading dock is proposed along the western fagade of the building. The site plan indicates the placement of landscaping and screening as required by the landscape and buffer ordinances. A screening fence will be installed along the western perimeter. Along the southern perimeter, a chain link fence will be installed and the screening requirement will be met by providing dense evergreen vegetation in this area. The development is proposed with two lots. Lot 8A will front on Baseline Road and will be developed with the office warehouse use. Lot 8B will front Bruno Road and will remain zoned R-2, Single-family. The improvements per the Master Street Plan have been complete to Baseline Road. The area along Bruno C-j FILE NO.: Z-8407-A (Cont. Road will remain as residential and no access to the road is planned with the commercial activity. The improvements to Bruno Road will be competed upon final platting of this lot. Staff is supportive of the request to reinstate the previously approved PCD. The request will allow a 2.15 acre lot to be subdivided into two (2) lots. The northern 1.15 acre lot will be rezoned to PCD. The development is proposed with the construction of a new building with 10,000 square feet. The building will be used for light fabrication of automobile parts. The automobile parts will be assembled and warehoused at this facility. No retail activity associated with this business will be taking place at this site. The request also includes the allowance of C-3, General Commercial Zoning District; excluding Amusement, commercial, inside, Bar, lounge or tavern, Cigar, tobacco and candy store, Convenience food store with gas pumps and Pawn shop as allowable uses. Staff recommends any alternate use of the property match the parking available on -site based on the typical parking requirements of the Zoning Ordinance. To staff's knowledge there are no outstanding technical issues associated with the request. Staff feels the development of the site will have minimal impact on the area. STAFF RECOMMENDATIO Staff recommends approval of the request to reinstate the previously approved PCD subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends any alternate use of the property match the parking available on -site based on the typical parking requirements of the Zoning Ordinance. PLANNING COMMISSION ACTION: (DECEMBER 13, 2012) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to reinstate the previously approved PCD subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation any alternate use of the property match the parking available on -site based on the typical parking requirements of the Zoning Ordinance. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff on the Consent Agenda. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 7 NO.: 6. Z-8407 NAME: Dowler Properties Short -form PCD LOCATION: located at 4201 Baseline Road Planning Staff Comments: 1. Provide notification of the property owners located within 200-feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 28, 2012. The Office of Planning and Development must receive the proof of notice no later than December 7, 2012. 2. Provide details of the proposed signage, ground mounted and building. The maximum sign height typically allowed for commercial zones is 36-feet in height and 160 square feet in area. Building signage is typically allowed at 10 percent of the fagade area facing a public right of way. 3. What activity will be taking place within the new building? Is this an expansion of the existing business located at this address? 4. Provide details of the proposed fencing including to construction materials and height. 5. Will Lot 8B remain zoned R-2, Single-family? 6. Will the gates operate during daylight hours or only during non -work hours? 7. Provide the location of the dumpster facility along with a note indicating the screening. 8. Provide the percentage of building coverage, the percentage of landscape area and the percentage of parking and drive areas. 9. Provide a legal description for Lot 8A if the area to the south is to remain zoned R-2, Single-family. 10.Are there any alternative uses being requested for the site? If so provide the proposed uses. 11.A minimum of 10-percent of the gross planned commercial mixed use district or planned office district area shall be designated as landscaped open space not to be used for streets or parking. Variance/Waivers: None requested. Public Works Conditions: 1. Bruno Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25-feet from centerline will be required. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Bruno Road including 5-foot sidewalk with the planned development. Deferrals for one-half street improvements are no longer available for developers. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Item # 6. 4. Remove the west driveway apron on Baseline Road and reinstall curb and gutter 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. 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) 379-1805 (Travis Herbner). 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 8. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 9. 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. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Contact Little Rock Wastewater for additional details. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: 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 regarding the size and location of the water meters. 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. Contact Central Arkansas Water if additional fire protection or metered water service is required. 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. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 RPZ assembly, successful test 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 (10) 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: Maintain access of at least twenty (20) feet; fire hydrants per Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. County Planning: No comment. Item # 6. CATA: The property is located directly adjacent to CATA Route #15, the 65th Street Route, located along Baseline Road and will be served in 2013 by bus route #23, the Baseline/Southwest Route. rks and Recreation: No comment received. Planning Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning to re-establish the previously approved PCD (Planned Commercial District) to develop an auto related commercial business on the site. Master Street Plan: Baseline Road is shown as a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Baseline Road. 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 Baseline 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. 2. The zoning ordinance requires a fourteen (14') foot land use buffer along the southern property line next to the residentially zoned property. Seventy percent (70%) of this buffer is to remain undisturbed. 3. The zoning buffer ordinance requires an average fourteen (14') foot wide street buffer along Baseline Road; and is in no case to be less than half. The site appears to meet this minimal requirement. 4. The zoning ordinance requires a twelve foot (12') land use buffer along the western perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. Currently, there is asphalt being proposed within this area; revise. 5. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is also required along the southern and western property lines next to the residentially zoned property. The dense evergreen plantings may suffice for screening, in that, it must screen year around. 6. A controlled automatic irrigation system is required for all new landscaped areas. 7. 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. 8. 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. Item # 6. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, November 21, 2012. Item # 6.