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HomeMy WebLinkAboutZ-8833-A Staff AnalysisFILE NO.: Z-8833-A NAME: Massey Short -form PCD LOCATION: Located on the East side of Highway 300, just North of Chenal Parkway DEVELOPER: Jeff Massey 10225 Barret Road Roland, AR 72135 ENGINEER: McGetrick and McGetrick Engineers P.O. Box 30441 Little Rock, AR 72260 AREA: 3.39 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 2 R-2, Single-family Single-family residential PCD FT. NEW STREET: 0 LF Contractor's Office and Contractor's Maintenance Yard VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On January 24, 2013, the Little Rock Planning Commission provided a recommendation of approval of a rezoning request of this site and additional property located to the south of this site to allow the rezoning from R-2, Single-family to PCD. The requested rezoning contained 5.1 acres. The redevelopment of the site consisted of six (6) covered parking areas for recreational vehicles, boats, buses, trailers, etc. along with 60 uncovered parking spaces for this same type of vehicle storage. The item was presented to the Board of Directors on April 16, 2013. The Board of Directors approved the request to rezone the site to PCD. The Mayor vetoed the approval and the rezoning was denied. FILE NO.: Z-8833-A (Cont.) A. PROPOSAL/REQUEST/APPLICANT'S STATEME The request is to rezone 3-acres located on Highway 300 from R-2, Single-family to PCD, Planned Commercial Development, to allow the creation of two lots and the construction of a building on each lot to be used as a contractor's office and contractor's maintenance yard. There will be an area of outdoor storage for contractor's equipment located within a screened area behind the buildings. The proposal includes the allowance of this area to be graveled and not paved as typically required by City ordinance. The hours of operation are from 6 am to 8 pm six days per week. The property is located outside the City limits of Little Rock but is located within the City's Extraterritorial Planning Jurisdiction. B. EXISTING CONDITIONS: The property abuts the City limits on the south side. The site contains a non-residential building which was formerly used as a commercial business/truck repair. South of the site there is a single-family home and a beauty salon. 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 not received any comment from area property owners located within 200-feet of the site along with th West Little Rock Neighborhoods, the Aberdeen Court Pro Association and the Duqesne Place Property Owners Association of the public hearing. D. ENGINEERING COMME PUBLIC WORKS CONDITIONS; residents. All e Coalition of perty Owners were notified 1. Hwy 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 improvements to Hwy 300 including 5-foot sidewalks with the planned development. The new back of curb should be placed 29.5 feet from centerline adjacent to the subject property. 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. K FILE NO.: Z-8833-A (Cont.) 4. 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. 5. 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. 6. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots must share a single driveway access centered on the property line. The width of driveway must not exceed 36 feet. Driveways are required to be spaced 150 feet from property lines and 300 feet from other driveways. 7. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 8. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. AHTD is currently conducting a review of the application pertaining to required street improvements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Located outside the City limits, City sewer is not available. Provide Septic Certification and/or Approval from the Arkansas Department of Health. Entergy: This plat has been forwarded to Entergy Transmission since the property runs along the north edge of the T-line Easement with parking spaces shown in the easement. There do not appear to be any conflicts with Entergy Distribution. 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. A water main extension will be needed to provide water service to this property. 3. 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. 4. The Little Rock Fire Department needs to evaluate this site to determine whether additional public or private fire hydrant(s) will be required. If 3 FILE NO.: Z-8833-A (Cont. additional fire hydrant(s) are required, they will be installed at the Developer's expense. 5. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional 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 the Little Rock Fire Department is required. 6. Contact Central Arkansas Water regarding the size and location of the water meter. 7. 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. 8. 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. 9. 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. 10. 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 Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: Obtain septic approval from AHD and fire department approval from volunteer fire department. 2. Dedicate Right of Way as required to equal one-half of 90 feet (45 feet) from centerline. 3. Obtain driveway permit from Pulaski County Public Works (340-6800). 4. Need to plat lots. 2 new lots are being created. 4 FILE NO.: Z-8833-A (Cont.) 5. Obtain variance for construction to Master Road Plan standards for Hwy 300. 6. Label easement or Right of Way for overhead power lines. 7. Show front 40' setbacks. 8. Show state plane coordinates for 2 property corners. 9. Show source of title. 10. Tie survey to two section corners. CATA: Approved as submitted. Located on the HWY 10 #25 Pinnacle Mountain Express Route Parks and Recreation: No comment received- F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. This category provides for single family homes at densities not to exceed 6 units per acre. Such residential development is typically characterized by conventional single family homes, but may 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 District) to PCD (Planned Commercial District) to allow the development of office/warehouse facilities with outdoor storage on the site. Master Street Plan: 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 Highway 300 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 Lanes are shown along 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. The property located to the south is zoned residentially. The zoning buffer ordinance would typically require the placement of a 28.86-foot landscape strip adjacent to this site. Seventy percent of the area is to remain undisturbed. Utility easements cannot count in computing the depth of the 5 FILE NO.: Z-8833-A (Cont. buffer. The parking area and a portion of the building are located within the required land use buffer. 3. Screening will be required along the northern, eastern and southern perimeters where adjacent to residentially zoned and/or used property. 4. A small amount of building landscaping will be required with the development of the site. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a registered landscape architect. G. SUBDIVISION COMMITTEE COMMENT: (August 1, 2013) Mr. Pat McGetrick of McGetrick Engineering was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff questioned if the storage areas would be graveled or paved. Staff also questioned if there would be dumpsters located on the site and the hours of service of the dumpster facilities. Staff requested Mr. McGetrick provide the proposed construction materials for the buildings. Public Works comments were addressed. Staff stated a dedication of right of way was required along Highway 300 to 45-feet from centerline. Staff also stated the City's Stormwater Detention Ordinance would apply to the development of the site and requested Mr. McGetrick show the proposed location of the detention facilities on the site plan. Staff stated the Highway Department was reviewing the request to determine if street improvements would be required. Landscaping comments were addressed. Staff stated a street buffer was required along Highway 300 with an average depth of 28.8 square feet. Staff stated screening was required along the northern, southern and eastern perimeters. Staff also stated an automatic irrigation system would be required to water landscaped areas. 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 a number of the issues raised at the August 1, 2013, Subdivision Committee meeting. The revised plan indicates the placement of a single drive shared between the two lots. The Arkansas Highway and Transportation Department has indicated no boundary street improvements to Highway 300 will be required. AHTD indicates [.1 FILE NO.: Z-8833-A Cont.) there is a concern with sight distance. The Engineer has certified there is ample sight distance from the relocated driveway and he will verify with AHTD prior to construction. The revised site plan includes a dumpster location for each of the individual lots and a note indicating the hours of dumpster service would be limited to daylight hours. The business hours of operation are from 6 am to 8 pm six (6) days per week. The detention areas have been indicated on the site plan. The request is to rezone 3-acres from R-2, Single-family to PCD, Planned Commercial Development, to allow the creation of two lots and the construction of a building on each lot to be used as a contractor's office and contractor's maintenance yard. Tract 1 is indicated containing 1.48 acres and Tract 2 containing 1.91 acres. The property is located outside the City limits of Little Rock but is located within the City's Extraterritorial Planning Jurisdiction. Since the property is located outside the City limits the development will not be allowed to connect to City sewer. The applicant has indicated septic systems will be provided for each of the individual lots. The applicant states prior to construction of the building, septic approval from the Arkansas Department of Health will be obtained. The building located on Tract 1 contains 5,000 square feet with 11 parking spaces. The building located on Tract 2 contains 10,000 square feet and 21 parking spaces. The site plan indicates an area of outdoor storage on each of the lots for storage of contractor's equipment and materials. The area will be screened with a six (6) foot opaque screening fence and located behind the buildings. The developer proposes the areas of storage will be graveled. Section 36-508 states all areas subject to wheeled traffic are to be paved. The applicant has indicated paving materials will not hold up to the machinery to be placed within this area. The applicant is requesting to be allowed to place a hard packed gravel within the storage area. Signage has not been indicated on the site plan. Staff recommends, if approved, signage is limited to signage allowed in office zones or a maximum of six (6) feet in height and sixty-four (64) square feet in area. Building signage should be limited to ten (10) percent of the fagade area abutting the public street. The buildings are proposed as single story buildings constructed with a residential appearance. The maximum building height proposed is 25-feet. The roof will be constructed of standing seam metal or with asphalt shingles. The front exterior of the buildings will be wood, brick, stucco or stone or a combination of materials. The applicant is requesting to use vinyl or metal siding 7 ILE NO.: Z-8833-A on the sides and rear of the buildings. There will be overhead doors on the rear of the buildings to allow access into the building for storage of equipment or materials. Staff is not supportive of the proposed rezoning of the site to allow the use of the property for a contractor's office and contractor's maintenance yard. Staff does not feel this site is appropriate for the contractor's office and contractor's maintenance yard. 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. Just to the south is an area shown on the City's Future Land Use Plan as Office and Multi -family. Staff feels the outdoor storage aspect of this development is too intense for this area. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was present. There were no registered objectors present. The Chair informed the applicant there were eight (8) Commissioners present. The Chair stated it was the Commission's practice that when fewer than nine (9) Commissioners were present the applicant was offered the option of deferral to a later meeting to allow more members to be present to hear the request. The Chair stated for an item to be approved six (6) positive votes were required. Mr. Pat McGetrick requested a deferral of the item. The Chair informed Mr. McGetrick the item would be deferred to the October 3, 2013, Subdivision Hearing. A motion was made to approve the deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2013) There has been no change to the application request since the previous public hearing. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 3, 2013) Mr. Pat McGetrick and Mr. Jeff Massey were present representing the request. There was one registered objector present. Staff presented the item with a recommendation of denial. 1.1 FILE NO.: Z-8833-A (Cont. Mr. McGetrick stated he was the engineer for the project. He stated the applicant had agreed to pave the rear parking area which was an amendment to the original application filed. He stated there would be limited outdoor storage of equipment. He stated there would be no materials stored outdoors. He stated the request was to allow the development of the site with two buildings. He stated the buildings would be residential in character and style. He stated the developer would place an 8-foot fence around the storage area. He stated the development would comply with the typical standards of the ordinances including landscaping. Mr. Massey stated his home was in this area. He stated he felt the development of an office use on the site was a good fit. He stated there was a power transmission line running along the sites southern perimeter and he did not feel the site would develop as residential. He stated his business was small and there were four to five employees. He stated he did not own a huge amount of equipment. Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition to the request. She stated the League was concerned with the open display aspect of the request. She stated she felt the placement of the use was more suitable for an open display area and not with a residential area. She stated she was also concerned with the placement of an 8-foot fence. She also questioned if an 8-foot fence would in fact screen the applicant's equipment. She stated she did not feel the use was appropriate for an area which was redeveloping as residential. Mr. Massey stated there was no open display with his business. He stated all the equipment would be screened from Highway 300. He provided the Commission with concept photos of the proposed building design. He stated the building would be craftsman style and constructed of materials compatible was residential home building. There was a general discussion by the Commission concerning the request and the placement of equipment within the rear of the building. The Commission questioned Mr. Massey if he was amending his request to place the paving within the rear of the building. Mr. Massey stated he was amending his request to commit to paving the site as typically required by City ordinance. The Commission questioned staff if the original application included outdoor storage of materials. Staff stated there was no mention of outdoor storage of materials in the original application. A motion was made to approve the request as amended including all staff recommendations and comments except that of denial. The motion carried by a vote of 7 ayes, 1 no, 2 absent and 1 open position. 9 ITEM NO.: 12. Z-8833-A NAME: Massey Short -form PCD LOCATION: located on the East side of Highway 300, just North of Chenal Parkway Planning Staff Comments: 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 August 7, 2013. The Office of Planning and Development must receive the proof of notice no later than August 16, 2013. 2. 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. 3. Will there be any fencing located around the perimeters of the site? If so note on the site plan the location of the fencing, the proposed construction material and the total height. 4. Will there be a dumpster located on the site? If so note the location of the dumpster facility along with a note indicating the screening of the dumpster. 5. 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. 6. The request includes the placement of office/warehouse and an outdoor storage area. Is the proposed use a contractors storage yard? 7. Will the areas of outdoor storage be paved or is the area proposed as a graveled storage yard? 8. The days and hours of operation are proposed from 6 am to 8 pm six days per week. 9. Provide the proposed construction materials for the new buildings. 10. Provide the maximum building height for the proposed structures. VarianceANaivers: None requested. Public Works Conditions: 1. Hwy 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 improvements to Hwy 300 including 5-foot sidewalks with the planned development. The new back of curb should be placed 29.5 feet from centerline adjacent to the subject property. 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. 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. 5. 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 Item # 12. Simmons) for more information. 6. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots must share a single driveway access centered on the property line. The width of driveway must not exceed 36 feet. Driveways are required to be spaced 150 feet from property lines and 300 feet from other driveways. 7. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 8. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. AHTD is currently conducting a review of the application pertaining to required street improvements. Utilities and Fire Department/County Planning: Wastewater: Located outside the City limits, City sewer is not available. Provide Septic Certification and/or Approval from the Arkansas Department of Health. Entergy: This plat has been forwarded to Entergy Transmission since the property runs along the north edge of the T-line Easement with parking spaces shown in the easement. There do not appear to be any conflicts with Entergy Distribution. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Wate 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. 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. 4. The Little Rock Fire Department needs to evaluate this site to determine whether additional public or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 5. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional 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 the Little Rock Fire Department is required. 6. Contact Central Arkansas Water regarding the size and location of the water meter. 7. 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. 8. 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. 9. 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. Item # 12. 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. 10. 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 Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: 1. Obtain septic approval from AHD and fire department approval from volunteer fire department. 2. Dedicate Right of Way as required to equal one-half of 90 feet (45 feet) from centerline. 3. Obtain driveway permit from Pulaski County Public Works (340-6800). 4. Need to plat lots. 2 new lots are being created. 5. Obtain variance for construction to Master Road Plan standards for Hwy 300. 6. Label easement or Right of Way for overhead power lines. 7. Show front 40' setbacks. 8. Show state plane coordinates for 2 property corners. 9. Show source of title. 10. Tie survey to two section corners. CATA: Approved as submitted. Located on the HWY 10 #25 Pinnacle Mountain Express Route Parks and Recreation: No comment received. Planninq Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. This category provides for single family homes at densities not to exceed 6 units per acre. Such residential development is typically characterized by conventional single family homes, but may 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 District) to PCD (Planned Commercial District) to allow the development of office/warehouse facilities with outdoor storage on the site. Master Street Plan: 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 Highway 300 since it Item # 12. 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 Lanes are shown along 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. The property located to the south is zoned residentially. The zoning buffer ordinance would typically require the placement of a 28.86-foot landscape strip adjacent to this site. Seventy percent of the area is to remain undisturbed. Utility easements can not count in computing the depth of the buffer. The parking area and a portion of the building are located within the required land use buffer. 3. Screening will be required along the northern, eastern and southern perimeters where adjacent to residentially zoned and/or used property. 4. A small amount of building landscaping will be required with the development of the site. 5. An automatic irrigation system to water landscaped areas will be required. 6. 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. 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, August 7, 2013. Item # 12.