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HomeMy WebLinkAboutZ-8833 Staff AnalysisITEM NO.: 4, NAME: Baker Long -form PCD LOCATION: located in the 7000 Block of Highway 1-300 Planninq Staff Comments: Z-8833 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 January 9, 2013. The Office of Planning and Development must receive the proof of notice no later than January 18, 2013. 2. Will the parking area be paved or will some other surface be used? 3. Will the gate be open during the hours indicated on the site plan or will the development have controlled access? 4. Will the single-family residence act as the office for the storage area? If not where will the leasing office location be? 5. Provide details of the proposed construction materials for the storage buildings. Will the buildings be totally enclosed or only the rear portion of the building? Provide the maximum building height and the proposed roofing material. 6. Are special permissions required for parking of vehicles under the power transmission lines? Variance/Waivers: Waiver of the boundary street ordinance requirements to Highway 300. Public Works Conditions: 1. Highway 300 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 Highway 300 including 5- foot sidewalk with the planned development. The new back of curb should be located 29.5 feet from the centerline. 3. All driveways shall be concrete aprons per City Ordinance. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. 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. 7. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. Streetlights are required by Section 31-403 of the Little Rock code. Provide Item # 4 plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg Simmons) for more information. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The proposed driveway must be located at least 150 feet from the property line. 10. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 11. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. Utilities and Fire Department/County Planning: Wastewater: Portion of the site is outside the Service Boundary and no sewer available. Portion of site inside Service Area would be served by Northwest Territory Pump Station. No connections allowed to this system at this time due to easement problems on original system installed by Developer of area. Contact Little Rock Wastewater Utility for additional information. 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. A water main extension will be needed to provide water service to this property. 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. 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. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. 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 Item # 4. Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 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. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Planning Division- This request is located in the Pinnacle Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for a rezoning from R-2 (Single Family) to PCD (Planned Commercial District) to allow for the development of a boat/RV storage facility along with the existing beauty shop and house. Master Street Plan: State Highway 300 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 State Highway 300. 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 State Highway 300. 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. A twenty-eight foot (28') wide land use buffer is required to separate this proposed development from the residential property on the northern perimeter of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 3. A twenty foot (20') wide land use buffer is required to separate this proposed development from the residential property on the eastern perimeter of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 4. The zoning street buffer ordinance requires an average twenty foot (20') wide street buffer along Hwy. 300 and is no case to be less than half. Currently, this site plan isn't meeting this minimal ordinance requirement. Item # 4 5. The landscape ordinance requires a nine foot (9') wide landscape strip around the sites entirety; including the adjoining property; unless, it is to be re -platted as one parcel. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and eastern perimeters, next to the residentially zoned property. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. An automatic irrigation system to water landscaped areas will be required. 8. 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. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 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, January 9, 2013. Item # 4 FILE NO.: Z NAME: Baker Long -form PCD LOCATION- Located in the 7000 Block of Highway 300 DEVELOPER: Darrell Baker c/o McGetrick Engineering 11419 Stagecoach Road, Suite 2100 Little Rock, AR 72210 FNC,INFFR- McGetrick Engineering 11419 Stagecoach Road, Suite 2100 Little Rock, AR 72210 AREA: 5.0 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PCD FT. NEW STREET: 0 LF PROPOSED USE: Recreational vehicle storage, Single-family and Beauty salon VARIANCESNVAIVERS REQUESTED: 1. A waiver of the Boundary Street Ordinance requirement for improvements to HWY 300. 2. A variance from Sections 30-43 and 31-210 to allow the driveway to be located nearer the property line than the typically required 150-feet. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT - The request is a rezoning of 5.1 acres contained in two (2) tracts from R-2, Single-family to PCD. Currently one tract has an existing residential house and a small beauty salon. These two uses are proposed to remain as a part of the PCD. The second tract has a block building that has been used for bus FILE NO.: Z-8833 (Cont. maintenance. This building will be removed. Redevelopment of the site consists of six (6) covered parking areas for recreational vehicles, boats, buses, trailers, etc. There will also be 60 uncovered parking spaces for this same type of vehicles. The site will be fenced with a controlled access entry gate. The request includes a waiver of the boundary street ordinance requirements for street improvements abutting the site to Highway 300. B. EXISTING CONDITIONS: Roughly the south one-half of the property is located within the City limits and the northern one-half is located outside the City limits. On the area located within the City limits there is a single-family home and a beauty salon. Within the area outside the City limits there is a non-residential building which was formerly used as a commercial business/truck repair. The immediate area is primarily residential uses with homes located on large tracts. There are non-residential uses and zoning located north of the site at the intersection of East Pinnacle Road (C-1, Neighborhood Commercial) and West Pinnacle Road (PCD) on the north side. There is undeveloped 0-3, General Office District zoned property to the south of this site. Further south is undeveloped C-3, General Commercial District zoned property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 feet of the site, the Aberdeen Court POA, the Duqesne Place POA and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Highway 300 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 Highway 300 including 5-foot sidewalk with the planned development. The new back of curb should be located 29.5 feet from the centerline. 3. All driveways shall be concrete aprons per City Ordinance. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 2 I�I��t•l;�alf�:�:��c�(K•Ti�# 6. 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. 7. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg Simmons) for more information. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The proposed driveway must be located at least 150'feet from the property line. 10. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 11. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Portion of the site is outside the Service Boundary and no sewer available. Portion of site inside Service Area would be served by Northwest Territory Pump Station. No connections allowed to this system at this time due to easement problems on original system installed by Developer of area. Contact Little Rock Wastewater Utility for additional information. 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. A water main extension will be needed to provide water service to this property. 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. 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. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas 3 FILE NO.: Z-8833 (Co Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. 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. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 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. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Mountain Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for a rezoning from R-2 (Single Family) to PCD (Planned Commercial District) to allow for the development of a boat/RV storage facility along with the existing beauty shop and house. Master Street Plan: State Highway 300 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 CI FILE NO.: Z-8833 Cont. pedestrians on State Highway 300. 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 State Highway 300. 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. A twenty-eight foot (28') wide land use buffer is required to separate this proposed development from the residential property on the northern perimeter of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 3. A twenty foot (20) wide land use buffer is required to separate this proposed development from the residential property on the eastern perimeter of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 4. The zoning street buffer ordinance requires an average twenty foot (20') wide street buffer along Hwy. 300 and is no case to be less than half. Currently, this site plan isn't meeting this minimal ordinance requirement. 5. The landscape ordinance requires a nine foot (9) wide landscape strip around the sites entirety; including the adjoining property; unless, it is to be re -platted as one parcel. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and eastern perimeters, next to the residentially zoned property. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. An automatic irrigation system to water landscaped areas will be required. 8. 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. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (January 3, 2013) Mr. Pat McGetrick of McGetrick Engineering was present representing the request. Staff presented an overview of the development stating the site was located both inside and outside the City limits of the City of Little Rock. Staff questioned paving materials for the proposed parking areas. Staff also questioned if the development would have a controlled access gate. �6i FILE NO.: Z-8833 (Cont. Public Works comments were addressed. Staff stated the request included a waiver of the required street construction to Highway 300. Staff stated they were not supportive of the waiver request. Staff stated all driveways were to be constructed as concrete aprons. Staff stated the stormwater detention ordinance would apply to the development of the site and requested Mr. McGetrick provide the location for the proposed stormwater detention facilities. Staff stated retaining walls exceeding 15-feet in height would require a variance for construction. Mr. McGetrick stated the walls would be less than the maximum height allowed by ordinance. Landscaping comments were addressed. Staff stated a 28-foot wide land use buffer was required on the northern perimeter of the site. Staff stated a 20-foot land use buffer was required along the eastern perimeter. Staff stated the required street buffer along Highway 300 was 20-feet. Staff stated the current plan did not appear to comply with the minimum street buffer requirement. Staff stated screening was required adjacent to the residentially zoned property along the northern, eastern and southern perimeters. 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 cover letter and site plan to staff addressing a number of the issues raised at the January 3, 2013, Subdivision Committee meeting. The applicant has indicated the proposed construction materials and the paving for the parking areas. The applicant is requested a variance for the driveway to be located nearer the property line (125-feet) than the 150-feet typically required per the Subdivision Ordinance and the Master Street Plan. The revised plan indicates landscape strips to meet the buffer and landscape ordinance requirements. The proposal is to allow the rezoning of this 5.1 acres contained in two (2) tracts from R-2, Single-family to Planned Commercial Development (PCD). The southern -most tract contains a residential house and a small beauty salon. The applicant proposes these two items to remain as a part of the PCD. The residential structure will remain as residential. The second tract will be redeveloped with six (6) covered parking areas for recreational vehicles, boats, buses, trailers, etc. There will also be 60 uncovered parking spaces for this same type of vehicles. This area will be paved with a hard surface material. The hours of operation are from 6:00 am to 8:00 pm seven (7) days per week. C] FILE NO.: Z-8833 (Cont.) The development will be secured with a six foot fence around the perimeter of the site. A controlled access gate will remain closed at all times and customers will be provided access codes to access the site. All leasing for the site will be from the mini -warehouse development located just to the southeast of this site also owned by the applicant. The applicant has indicated screening will be provided as required by City ordinance. Either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings will be installed along the perimeters, next to the residentially zoned property, as required. The land use buffers and street buffers have been indicated to comply with the minimum standards of the buffer and landscape ordinances. The development is proposed with individual signs for the beauty salon and the storage area. The sign for the salon will be a maximum of six feet in height and seventy-two square feet in area. The sign for the storage area will be a maximum of ten feet in height and one hundred square feet in area. Building signage will be limited to a maximum of ten percent of the fagade area on facades with public street frontage. The request includes a waiver of the Boundary Street Ordinance requirements for street improvements abutting the site to Highway 300. Highway 300 is classified on the Master Street Plan as a minor arterial. The development is required to construct % street improvements to include a five (5) foot sidewalk and widening of the roadway to 29.5-feet from the existing centerline. Staff is not supportive of the proposed rezoning of the site to allow the use of the property for storage of recreational vehicles etc. Staff does not feel this site is appropriate for the storage activities. The Land Use Plan shows Residential Low Density (RL) for this property. The area is developed primarily as residential with single-family homes located on large tracts. The area to the south is shown as Office and Multi -family on the City's Future Land Use Plan. In addition, staff is not supportive of this waiver of the required Boundary Street Improvements. As with new development within ,the City and the Extraterritorial Planning jurisdiction staff feels the developer should install the improvements to meet ordinance requirements. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JANUARY 24, 2013) Mr. Darrell Baker was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial. N FSWA01*] F-*I-* c�W1OreNTI Mr. Baker addressed the Commission on the merits of the request. He stated his office was located 1000 yards from this site on Chenal Parkway. He stated all leasing would take place from his existing mini -storage location. He stated the only persons accessing the site would be the persons who had items stored on -site. He stated he felt this was a great opportunity for this site. He stated the single-family residence located on -site would remain and would serve as the eyes and ears for the storage area. He stated there would be limited visibility of the stored items from the roadway due to building placement and screening fences. He stated he was willing to widen the street but did not want to widen the street in the initial phase. There was a lengthy discussion concerning the road widening and the mechanism for deferral or payment in -lieu for the required widening. Staff stated they could not take payment in -lieu for the roadway located outside the City limits. Staff stated in addition the length of the frontage did not allow for payment in -lieu. The Commission questioned staff as to the City's position concerning deferral request. Staff stated they were reviewing alternatives for developing and constructing street improvements but the City had not changed its policy on deferral request ad a deferral was still currently an option. Mr. Baker stated he desired to amend his application request to allow for a deferral of the required street improvements. Staff stated typically deferrals were granted for five (5) years or until abutting development occurred. The Commission questioned staff as to their opposition for the request. Staff stated the commercial areas were located along Cantrell Road/Highway 10 stepping down to office adjacent to this site. Staff stated they felt this area should redevelop as office or low density residential. A motion was made to approve the rezoning request as amended including all staff recommendations and comments except that of denial. The motion carried by a vote of 6 ayes, 3 noes, 1 absent and 1 open position. A motion was made to approve the deferral request for the boundary street ordinance requirements for a period of five years or until abutting development occurred. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. 0