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HomeMy WebLinkAboutS-0662-A Staff AnalysisITEM NO.: 9. NAME: J.A. Riggs Tractor Subdivision Site Plan Review LOCATION: located at 9125 Interstate 30 Planning Staff Comments: S-662-A 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 May 9, 2007. The Office of Planning and Development must receive the proof of notice no later than May 16, 2007. 2. Provide the dimension of the street buffer proposed. 3. Provide a time frame for the phasing of the development. 4. Provide details of the proposed fencing including height and construction material. 5. Provide details of any existing signage and any proposed signage including building signage. Variance/Waivers: 1. A variance from the Zoning Ordinance to allow a reduced street buffer. Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The sidewalk should be completed along Chicot Road to the bridge. 2. 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. 3. 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). 4. 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. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. 9. Erosion controls must be installed to reduce discharge of polluted storm water. 10.The minimum Finish Floor elevation is required to be shown on plat and grading Item # 9 plans. 11. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. Additional on site fire protection will be required. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Additional fire hydrants may be required. Contact the Little Rock Fire Department for additional information. County Planning: CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: No comment. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The zoning buffer ordinance requires an average forty-three (43'-0") foot wide street buffer along the access road. Currently, this site plan is not meeting this minimum requirement. There should be no new development of any kind in this area. 3. The zoning buffer ordinance requires an average forty-four foot (44'-0") wise street buffer along Chicot Road. Currently, this site plan is not meeting this minimum requirement. There should be no new development of any kind in this area. 4. The landscape ordinance requires a minimum thirty foot wide (30'-0") landscape strip along Interstate 30. Currently, this site plan is not meeting this minimum requirement. A variance from this requirement must be obtained by the City Beautiful Commission prior to the issuance of a building permit. 5. This site is located within a scenic corridor for the City of Little Rock thus special attention should be given to this area. 6. The landscape ordinance requires a minimum nine foot wide landscape strip around the sites perimeter. A variance from this minimum requirement must be obtained by the City Beautiful Commission prior to the issuance of a building permit. 7. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7'/z feet in width and 300 square feet in area. Proposed plan does not currently reflect this minimum. Item # 9 8. A small amount of building landscaping is also required. 9. Four foot can be taken off of the parking lot depth in 5 areas substantially increasing the amount of overall green space on the site as well as assisting in meeting the city's minimum landscape requirements. 10. An automatic irrigation system to water landscaped areas will be required. 11. 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. 12. 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. Revised plat/plan. Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, May 9, 2007. Item # 9 June 7, 2007 ITEM NO.: F NAME: J.A. Riggs Tractor Subdivision Site Plan Review LOCATION: Located at 9125 Interstate 30 DEVELOPER: JA Riggs Tractor Company 9125 Interstate 30 Little Rock, AR 72209 ENGINEER: McClelland Consulting Engineers, Inc. P.O. Box 34087 Little Rock, AR 72203 ARCHITECT: Combined Efforts Design PLLC 201 South 20th Street, Suite 16 Rogers, AR 72758 AREA: 26.9 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 1 R-2, C-3, C-4 and 1-2 15 — Geyer Springs West 41.03 VARIANCES/WAIVERS REQUESTED: FILE NO.: S-662-A FT. NEW STREET: 0 LF 1. A variance from the Zoning Ordinance to allow a reduced street buffer. 2. A variance to allow an increased sign height and total sign area. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: Nearly 50 years ago JA Riggs Tractor Company moved from Downtown Little Rock and built a modern new facility on a site fronting a two-lane highway outside the southwest edge of the City. As Little Rock grew this area was annexed into the City, the two-lane highway became Interstate 30, and more June 7, 2007 ITEM NO.: F (Cont.) FILE NO.: S-662-A recently road and street modifications through and around the site has shrunk its size from over 40 acres to 27 acres. It is now surrounded on all sides by roads, the majority of them one way. These developments, coupled with aging facilities, has led JA Riggs to develop a Master Plan for a phased redevelopment of the site to be implemented over the next 20 years. The goals of the redevelopment and changes proposed are: GOALS FOR REDEVELOPMENT PROPOSED CHANGES • Improve access to and from the site. a Relocate primary customer access point to University Avenue. s Reorient all "customer -facing" operations toward University Avenue. 0 Replace and reposition all onsite signage to direct traffic to new entrance. • Improve site security and safety. • Customer access to equipment yard limited to drop off and pickup only. All other traffic diverted around equipment yard. o All access to equipment yard will be via controlled access gates. ■ Employee access and parking separated from customer access, shipping and receiving, and equipment yards. _ e Improve building and site function ■ Replace the majority of all existing and appearance. buildings over the next 20 years. Expand and improve landscaping, roads, parking and paving. ■ Use building to screen equipment service storage areas where possible. • Maintain and improve operations . Phase development to allow during the rebuilding process. buildings to be replaced with new, operations relocated, and the old ones demolished after that. • Relocate operations on -site to maintain or improve operational efficiencies. 2 June 7, 2007 ITEM NO.: F (Cont. FILE NO.: S-662-A Phase One of the plan primarily consists of a single story tilt -up concrete parts warehouse (52,350 square feet) with an attached two story office/retail sales space (23,800 square feet) to be built on the east side of the site now used for equipment display. A major relocation of site access and on -site circulation, paving, parking and utilities will also occur during this phase. No existing buildings will be removed during this phase. Phase Two consists of one small wash bay/truck dyno building (6,800 square feet) on the west side of the Phase One building. This would consist of a two- story office addition (29,500 square feet) and a single story equipment shop (23,550 square feet). At the end of this phase the existing main building that houses existing parts warehouse and equipment service shop will be demolished and replaced by employee and equipment service parking. It is anticipated that the building(s) will be built of a combination of tilt -up concrete, conventional steel framing, and pre-engineered metal building systems. Exterior appearance of all buildings will be color coordinated to conform to Caterpillar corporate identify requirements that consist of a light warm grey overall color with red, black, or yellow accents. This will be accomplished by using a combination of low maintenance materials consisting of pre -finished steel panels, exterior coating systems, brick or tile. The existing site consists of multiple tracts that were annexed into the City many years ago many have never been rezoned to a classification that conforms to the current or future anticipated use. Parallel to this site plan review process Riggs is requesting a rezoning of the site to 1-2, Light Industrial District as a separate item on this agenda (Z-3738-A) The project as planned does not comply with the landscaped buffer ordinance. The ordinance would typically require the placement of a 38-foot landscape street buffer along the abutting roadways. The existing site conditions and the planned development make it difficult for Riggs to comply with the ordinance requirements. The request, a key part of Riggs Master Plan, is the first of two phases of the planned redevelopment. At minimum, Phase one will be implemented immediately upon approval. Phase Two may be built at the same time contingent on project costs. If not constructed immediately it is anticipated Phase Two will be completed within five years. The applicant is seeking a variance to allow an increased sign height and total sign area. The signage proposed is a pole sign 60-feet in height and 100 square feet in area. 3 June 7, 2007 ITEM NO.: F Cont. FILE NO.: 5-662-A B. EXISTING CONDITIONS: The site contains a number of buildings currently being used by JA Riggs in their equipment business. Along the southern boundary of the site is the Cloverdale Ditch with a wooded area located south of the ditch. The front parking area is paved and the service yard of the site is graveled. To the east of the site, across University Avenue, is the Cloverdale Subdivision. To the west of the site, across Chicot Road, are commercial uses including a gas station, hotel and strip retail center. North of the site is 1-30. Chicot and South University Avenue were recently reconstructed. There is not a sidewalk located along Chicot Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Cloverdale Neighborhood Association, Southwest Little Rock United for Progress and all owners of property located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS. 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The sidewalk should be completed along Chicot Road to the bridge. 2. 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. 3. 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). 4. 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. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12 June 7, 2007 ITEM NO.: F (Cont.) FILE NO.: 5-662-A 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. 9. Erosion controls must be installed to reduce discharge of polluted storm water. 10. The minimum Finish Floor elevation is required to be shown on plat and grading plans. 11. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. Additional on site fire protection will be required. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Additional fire hydrants may be required. Contact the Little Rock Fire Department for additional information. County Planninq: CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: No comment. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The zoning buffer ordinance requires an average forty-three (43'-0") foot wide street buffer along the access road. Currently, this site plan is not 5 June 7, 2007 ITEM NO.: F Cont.) FILE NO.: S-662-A meeting this minimum requirement. There should be no new development of any kind in this area. 3. The zoning buffer ordinance requires an average forty-four foot (44'-0") wide street buffer along Chicot Road. Currently, this site plan is not meeting this minimum requirement. There should be no new development of any kind in this area. 4. The landscape ordinance requires a minimum thirty foot wide (30'-0") landscape strip along Interstate 30. Currently, this site plan is not meeting this minimum requirement. A variance from this requirement must be obtained by the City Beautiful Commission prior to the issuance of a building permit. 5. The landscape ordinance requires a minimum nine foot wide landscape strip around the sites perimeter. A variance from this minimum requirement must be obtained by the City Beautiful Commission prior to the issuance of a building permit. 6. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 300 square feet in area. Proposed plan does not currently reflect this minimum. 7. A small amount of building landscaping is also required. 8. Four foot can be taken off of the parking lot depth in 5 areas substantially increasing the amount of overall green space on the site as well as assisting in meeting the City's minimum landscape requirements. 9. An automatic irrigation system to water landscaped areas will be required. 10. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 11. The City Beautiful Commission recommends preserving as many existing trees as feasible on this 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: (May 3, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating the development was the first step in implementation of the newly developing Master Plan for J.A. Riggs. Staff stated the request included a variance to allow a reduced street buffer. Staff stated all on -site areas would be paved with the exception of the equipment storage area. Staff stated the time frame for completion of the two phases proposed for development was two to five years. 9 June 7, 2007 ITEM NO.: F Cont.)FILE NO.: S-662-A Public Works comments were addressed. Staff stated a 25-foot access easement should be indicated on the proposed site plan adjacent to the drainage structures. Staff also stated a sidewalk along Chicot Road was required to extend from the current terminus to the southern boundary of the property. Staff also stated a minimum finish floor elevation was required to be shown on the plat and grading plans. Landscape comments were addressed. Staff stated a nine foot minimum landscape strip was required around the perimeter of the site and a 30-foot minimum landscape strip was required along 1-30. Staff stated variances from this minimum requirement would require approval from the City Beautiful Commission. Staff noted the indicated site plan did not include the typically required street buffers along University Avenue and Chicot Road. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The revised site plan indicates the reduced street buffer along the abutting roadways. The revised plan also indicates a 25-foot access easement along the floodway as required by Section 31-176 of the Little Rock Code of Ordinances. The applicant is seeking site plan approval for the implementation of a master plan for the company. The site plan indicates the plan will be constructed in two phases with the first phase beginning immediately upon approval and the second phase being completed within five years. The first phase consists of a single story parts warehouse (52,350 square feet) with an attached two story office/retail sales space (23,800 square feet) to be built on the east side of the site now used for equipment display. As a part of this phase access to the site and on -site circulation, paving, parking and utilities will occur. No existing buildings will be removed during this construction phase. The second phase consists of one small wash bay/truck dyno building (6,800 square feet) on the west side of the parts warehouse - office/retail sales building. This building is proposed with a two-story office addition (29,500 square feet) and a single story equipment shop (23,550 square feet). At the end of this phase the existing main building that houses parts warehouse and equipment service shop will be demolished and replaced by employee and equipment service parking. 7 June 7, 2007 ITEM NO.: F (Cont. FILE NO.: S-662-A The existing site consists of multiple tracts that were annexed into the City many years ago many have never been rezoned to a classification that conforms to the current or future anticipated use. As a separate item on this agenda (Z-3738-A) the applicant is requesting a rezoning of the site from various zoning classifications to 1-2, Light Industrial District. As proposed the plan does not fully comply with the landscaped buffer ordinance. The landscape ordinance requires a minimum nine foot wide landscape strip around the site's perimeter. The site plan does meet this typical minimum requirement. The zoning buffer ordinance typically requires a forty-three foot wide average street buffer along the access road, a forty-four foot wide average street buffer along Chicot Road and a thirty foot wide minimum landscape strip along Interstate 30. Currently, this site plan is not meeting these minimum requirements. The applicant will seek a variance from the City Beautiful Commission to allow the reduced landscape strip along Interstate 30. Staff is supportive of the variance request. The applicant is seeking a variance to allow an increased sign height and total sign area. The signage proposed is a pole sign 60-feet in height and 100 square feet in area. The ordinance typically allows a maximum sign height of 30-feet and a maximum sign area of 72-square feet. Staff is supportive of an increased sign area and height but staff recommends the applicant be limited to a single ground mounted sign along the Frontage Road (north perimeter) and the height of the sign be measured as allowed in Section 36-557(b) of the Zoning Ordinance. This section allows sign heights for all ground -mounted on -premise signs located on properties immediately adjacent to and contiguous to an expressway or freeway to be measured from the elevation of the centerline of the traffic lanes (excluding frontage roads) adjacent to subject property to the top of the sign structure. It shall be the responsibility of the sign owner to submit all necessary information when this approach is used. Staff is supportive of the proposed site plan review and the variances associated with the request. The request is a key part of Riggs Master Plan and is the first of two phases of the planned redevelopment. Staff does not feel the requested variance to allow a reduced landscape strip along the abutting roadways or the increased sign area and sign height will adversely impact the development or the area. To staffs knowledge there are no outstanding issues associated with the request. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. L3 June 7, 2007 ITEM NO.: F (Cont. FILE NO.: S-662-A Staff recommends approval of the variance request to allow a reduced street buffer along the abutting roadways. Staff recommends approval of the variance request to allow an increased sign area and increased sign height along the northern perimeter of the site. Staff recommends the height be measured as allowed in Section 36-557(b) of the zoning ordinance. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present. There were no registered objectors present. The Chairman explained to the applicant that when fewer than eight (8) Commissioners were present the Commission routinely allowed the applicant to seek a deferral to a later public hearing date to allow for additional Commissioner to be present when deciding the applicant's request. The Chair stated one of the Commissioners present would be recusing from the vote on this item which did not allow the required six votes to approve the request. The Chair offered two dates for the deferral request one June 7, 2007, the second July 5, 2007, and questioned the applicant as to which date they desired their request to be heard. The applicant stated the June 7, 2007, public hearing date was acceptable. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the June 7, 2007, public hearing docket. A vote of 5 ayes, 0 noes, 4 absent, 1 recusal (Troy Laha) and 1 open position was registered. STAFF UPDATE: Staff indicated in the Analysis Section the applicant would be required to seek a variance from the City Beautiful Commission concerning the allowance for a reduced landscape strip along Interstate 30. This statement is incorrect. The applicant is meeting the typical minimum requirements of the Landscape Ordinance and will not be required to seek approval from the City Beautiful Commission. The applicant is seeking a variance from the typical buffer ordinance requirements, which is approval by the Commission, for a reduced landscape strip along the abutting roadways. PLANNING COMMISSION ACTION: (JUNE 7, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff stated there was an incorrect statement in the agenda indicating the applicant would be required to seek approval from the City Beautiful Commission. Staff stated the indicated landscaping did comply June 7, 2007 ITEM NO.: F (Cont. FILE NO.: 5-662-A with the minimum requirements of the Landscape ordinance. Staff presented a recommendation of approval of the variance request to allow a reduced street buffer along the abutting roadways. Staff stated the applicant's revised site plan did comply with the typical requirements of the Landscape Ordinance therefore no approvals from City Beautiful Commission were required. Staff also presented a recommendation of approval of the variance request to allow an increased sign area and increased sign height along the northern perimeter of the site. Staff presented a recommendation the height of the sign be measured as allowed in Section 36-557(b) of the zoning ordinance. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 8 ayes, 0 noes, 1 absent, 1 abstention (Commissioner Laha) and 1 open position. June 7, 2007 ITEM NO.: F FILE NO.: S-662-A NAME: J.A. Riggs Tractor Subdivision Site Plan Review LOCATION: Located at 9125 Interstate 30 DEVELOPER: JA Riggs Tractor Company 9125 Interstate 30 Little Rock, AR 72209 INre1101a:"-. McClelland Consulting Engineers, Inc. P.O. Box 34087 Little Rock, AR 72203 AR(-HITFr..T- Combined Efforts Design PLLC 201 South 20th Street, Suite 16 Rogers, AR 72758 AREA: 26.9 acres CURRENT ZONING: CENSUS TRACT NUMBER OF LOTS: 1 R-2, C-3, C-4 and 1-2 15 — Geyer Springs West 41.03 VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance from the Zoning Ordinance to allow a reduced street buffer. 2. A variance to allow an increased sign height and total sign area. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: Nearly 50 years ago JA Riggs Tractor Company moved from Downtown Little Rock and built a modern new facility on a site fronting a two-lane highway outside the southwest edge of the City. As Little Rock grew this area was annexed into the City, the two-lane highway became Interstate 30, and more RECEIVED JUN June 7, 2007 ITEM NO.: F (Cont.) FILE NO.: S-662-A recently road and street modifications through and around the site has shrunk its size from over 40 acres to 27 acres. It is now surrounded on all sides by roads, the majority of them one way. These developments, coupled with aging facilities, has led JA Riggs to develop a Master Plan for a phased redevelopment of the site to be implemented over the next 20 years. The goals of the redevelopment and changes proposed are: GOALS FOR REDEVELOPMENT PROPOSED CHANGES ■ Improve access to and from the site. • Relocate primary customer access point to University Avenue. • Reorient all "customer -facing" operations toward University Avenue. Replace and reposition all onsite signage to direct traffic to new entrance. • Improve site security and safety. • Customer access to equipment yard limited to drop off and pickup only. All other traffic diverted around equipment yard. e All access to equipment yard will be via controlled access gates. ■ Employee access and parking separated from customer access, shipping and receiving, and equipment yards. • Improve building and site function • Replace the majority of all existing and appearance. buildings over the next 20 years. ■ Expand and improve landscaping, roads, parking and paving. ■ Use building to screen equipment service storage areas where possible. • Maintain and improve operations • Phase development to allow during the rebuilding process. buildings to be replaced with new, operations relocated, and the old ones demolished after that. • Relocate operations on -site to maintain or improve operational efficiencies. 2 June 7, 2007 ITEM NO.: F (Cont.) FILE NO.: S-662-A Phase One of the plan primarily consists of a single story tilt -up concrete parts warehouse (52,350 square feet) with an attached two story office/retail sales space (23,800 square feet) to be built on the east side of the site now used for equipment display. A major relocation of site access and on -site circulation, paving, parking and utilities will also occur during this phase. No existing buildings will be removed during this phase. Phase Two consists of one small wash bay/truck dyno building (6,800 square feet) on the west side of the Phase One building. This would consist of a two- story office addition (29,500 square feet) and a single story equipment shop (23,550 square feet). At the end of this phase the existing main building that houses existing parts warehouse and equipment service shop will be demolished and replaced by employee and equipment service parking. It is anticipated that the building(s) will be built of a combination of tilt -up concrete, conventional steel framing, and pre-engineered metal building systems. Exterior appearance of all buildings will be color coordinated to conform to Caterpillar corporate identify requirements that consist of a light warm grey overall color with red, black, or yellow accents. This will be accomplished by using a combination of low maintenance materials consisting of pre -finished steel panels, exterior coating systems, brick or tile. The existing site consists of multiple tracts that were annexed into the City many years ago many have never been rezoned to a classification that conforms to the current or future anticipated use. Parallel to this site plan review process Riggs is requesting a rezoning of the site to 1-2, Light Industrial District as a separate item on this agenda (Z-3738-A) The project as planned does not comply with the landscaped buffer ordinance. The ordinance would typically require the placement of a 38-foot landscape street buffer along the abutting roadways. The existing site conditions and the planned development make it difficult for Riggs to comply with the ordinance requirements. The request, a key part of Riggs Master Plan, is the first of two phases of the planned redevelopment. At minimum, Phase one will be implemented immediately upon approval. Phase Two may be built at the same time contingent on project costs. If not constructed immediately it is anticipated Phase Two will be completed within five years. The applicant is seeking a variance to allow an increased sign height and total sign area. The signage proposed is a pole sign 60-feet in height and 100 square feet in area. 3 June 7, 2007 ITEM NO.: F (Cont.) _ FILE NO.: S-662-A B. EXISTING CONDITIONS: The site contains a number of buildings currently being used by JA Riggs in their equipment business. Along the southern boundary of the site is the Cloverdale Ditch with a wooded area located south of the ditch. The front parking area is paved and the service yard of the site is graveled. To the east of the site, across University Avenue, is the Cloverdale Subdivision. To the west of the site, across Chicot Road, are commercial uses including a gas station, hotel and strip retail center. North of the site is 1-30. Chicot and South University Avenue were recently reconstructed. There is not a sidewalk located along Chicot Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Cloverdale Neighborhood Association, Southwest Little Rock United for Progress and all owners of property located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The sidewalk should be completed along Chicot Road to the bridge. 2. 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. 3. 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). 4. 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. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 0 June 7, 2007 ITEM NO.: F Cont. FILE NO.: S-662-A 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. 9. Erosion controls must be installed to reduce discharge of polluted storm water. 10. The minimum Finish Floor elevation is required to be shown on plat and grading plans. 11. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. Additional on site fire protection will be required. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Additional fire hydrants may be required. Contact the Little Rock Fire Department for additional information. County Planning: CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The zoning buffer ordinance requires an average forty-three (43'-0") foot wide street buffer along the access road. Currently, this site plan is not 5 June 7, 2007 ITEM NO.: F (Cont. FILE NO.: S-662-A meeting this minimum requirement. There should be no new development of any kind in this area. 3. The zoning buffer ordinance requires an average forty-four foot (44'-0") wide street buffer along Chicot Road. Currently, this site plan is not meeting this minimum requirement. There should be no new development of any kind in this area. 4. The landscape ordinance requires a minimum thirty foot wide (30'-0") landscape strip along Interstate 30. Currently, this site plan is not meeting this minimum requirement. A variance from this requirement must be obtained by the City Beautiful Commission prior to the issuance of a building permit. 5. The landscape ordinance requires a minimum nine foot wide landscape strip around the sites perimeter. A variance from this minimum requirement must be obtained by the City Beautiful Commission prior to the issuance of a building permit. 6. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 %2 feet in width and 300 square feet in area. Proposed plan does not currently reflect this minimum. 7. A small amount of building landscaping is also required. 8. Four foot can be taken off of the parking lot depth in 5 areas substantially increasing the amount of overall green space on the site as well as assisting in meeting the City's minimum landscape requirements. 9. An automatic irrigation system to water landscaped areas will be required. 10. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 11. The City Beautiful Commission recommends preserving as many existing trees as feasible on this 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: (May 3, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating the development was the first step in implementation of the newly developing Master Plan for J.A. Riggs. Staff stated the request included a variance to allow a reduced street buffer. Staff stated all on -site areas would be paved with the exception of the equipment storage area. Staff stated the time frame for completion of the two phases proposed for development was two to five years. M. June 7, 2007 ITEM NO.: F (Cont. FILE NO.: S-662-A Public Works comments were addressed. Staff stated a 25-foot access easement should be indicated on the proposed site plan adjacent to the drainage structures. Staff also stated a sidewalk along Chicot Road was required to extend from the current terminus to the southern boundary of the property. Staff also stated a minimum finish floor elevation was required to be shown on the plat and grading plans. Landscape comments were addressed. Staff stated a nine foot minimum landscape strip was required around the perimeter of the site and a 30-foot minimum landscape strip was required along 1-30. Staff stated variances from this minimum requirement would require approval from the City Beautiful Commission. Staff noted the indicated site plan did not include the typically required street buffers along University Avenue and Chicot Road. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The revised site plan indicates the reduced street buffer along the abutting roadways. The revised plan also indicates a 25-foot access easement along the floodway as required by Section 31-176 of the Little Rock Code of Ordinances. The applicant is seeking site plan approval for the implementation of a master plan for the company. The site plan indicates the plan will be constructed in two phases with the first phase beginning immediately upon approval and the second phase being completed within five years. The first phase consists of a single story parts warehouse (52,350 square feet) with an attached two story office/retail sales space (23,800 square feet) to be built on the east side of the site now used for equipment display. As a part of this phase access to the site and on -site circulation, paving, parking and utilities will occur. No existing buildings will be removed during this construction phase. The second phase consists of one small wash bay/truck dyno building (6,800 square feet) on the west side of the parts warehouse - office/retail sales building. This building is proposed with a two-story office addition (29,500 square feet) and a single story equipment shop (23,550 square feet). At the end of this phase the existing main building that houses parts warehouse and equipment service shop will be demolished and replaced by employee and equipment service parking. 7 June 7, 2007 TEM NO.: F (Cont. FILE NO.: S-662-A The existing site consists of multiple tracts that were annexed into the City many years ago many have never been rezoned to a classification that conforms to the current or future anticipated use. As a separate item on this agenda (Z-3738-A) the applicant is requesting a rezoning of the site from various zoning classifications to 1-2, Light Industrial District. As proposed the plan does not fully comply with the landscaped buffer ordinance. The landscape ordinance requires a minimum nine foot wide landscape strip around the site's perimeter. The site plan does meet this typical minimum requirement. The zoning buffer ordinance typically requires a forty-three foot wide average street buffer along the access road, a forty-four foot wide average street buffer along Chicot Road and a thirty foot wide minimum landscape strip along Interstate 30. Currently, this site plan is not meeting these minimum requirements. The applicant will seek a variance from the City Beautiful Commission to allow the reduced landscape strip along Interstate 30. Staff is supportive of the variance request. The applicant is seeking a variance to allow an increased sign height and total sign area. The signage proposed is a pole sign 60-feet in height and 100 square feet in area. The ordinance typically allows a maximum sign height of 30-feet and a maximum sign area of 72-square feet. Staff is supportive of an increased sign area and height but staff recommends the applicant be limited to a single ground mounted sign along the Frontage Road (north perimeter) and the height of the sign be measured as allowed in Section 36-557(b) of the Zoning Ordinance. This section allows sign heights for all ground -mounted on -premise signs located on properties immediately adjacent to and contiguous to an expressway or freeway to be measured from the elevation of the centerline of the traffic lanes (excluding frontage roads) adjacent to subject property to the top of the sign structure. It shall be the responsibility of the sign owner to submit all necessary information when this approach is used. Staff is supportive of the proposed site plan review and the variances associated with the request. The request is a key part of Riggs Master Plan and is the first of two phases of the planned redevelopment. Staff does not feel the requested variance to allow a reduced landscape strip along the abutting roadways or the increased sign area and sign height will adversely impact the development or the area, To staffs knowledge there are no outstanding issues associated with the request. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 0 June 7, 2007 iTEM NO.: F Cont. FILE NO.: S-662-A Staff recommends approval of the variance request to allow a reduced street buffer along the abutting roadways. Staff recommends approval of the variance request to allow an increased sign area and increased sign height along the northern perimeter of the site. Staff recommends the height be measured as allowed in Section 36-557(b) of the zoning ordinance. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present. There were no registered objectors present. The Chairman explained to the applicant that when fewer than eight (8) Commissioners were present the Commission routinely allowed the applicant to seek a deferral to a later public hearing date to allow for additional Commissioner to be present when deciding the applicant's request. The Chair stated one of the Commissioners present would be recusing from the vote on this item which did not allow the required six votes to approve the request. The Chair offered two dates for the deferral request one June 7, 2007, the second July 5, 2007, and questioned the applicant as to which date they desired their request to be heard. The applicant stated the June 7, 2007, public hearing date was acceptable. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the June 7, 2007, public hearing docket. A vote of 5 ayes, 0 noes, 4 absent, 1 recusal (Troy Laha) and 1 open position was registered. STAFF UPDATE: Staff indicated in the Analysis Section the applicant would be required to seek a variance from the City Beautiful Commission concerning the allowance for a reduced landscape strip along Interstate 30. This statement is incorrect. The applicant is meeting the typical minimum requirements of the Landscape Ordinance and will not be required to seek approval from the City Beautiful Commission. The applicant is seeking a variance from the typical buffer ordinance requirements, which is approval by the Commission, for a reduced landscape strip along the abutting roadways. F—M Area. Vicinity Map Lullill Case: S-662-A Location: 9125 Interstate 30 N Ward: 7 PD: 15 CT: 41.03 0 500 1,000 Feet TRS: T1NR13W36 i% S-662-A*,1.q. RIGGS TRACTORS SUBDIVISION SITE PLAN REVIEW June 7, 2007 ITEM NO.: H NAME: J. A. Riggs Rezoning from R-2, C-3, C-4 and 1-2 to 1-2 LOCATION: Located at 9125 Interstate 30 DEVELOPER: JA Riggs Tractor Company 9125 Interstate 30 Little Rock, AR 72209 ENGINEER: McClelland Consulting Engineers, Inc. P.O. Box 34087 Little Rock, AR 72203 ARCHITECT: Combined Efforts design PLLC 201 South 20th Street, Suite 16 Rogers, AR 72758 AREA: 26.9 acres CURRENT ZONING PLANNING DISTRICT: / rk If I I TP A /1 _ NUMBER OF LOTS: 1 R-2, C-3, C-4 and 1-2 15 — Geyer Springs West 41.03 VARIANCESYWAIVERS REQUESTED: None requested. SURROUNDING LAND USE AND ZONING North — Interstate 30; zoned 1-2 South —Vacant; zoned C-3 East — South University Avenue — City Park; zoned PR West — Motel and Gas Station; zoned C-3 FILE NO.: Z-3738-A FT. NEW STREET: 0 LF June 7, 2007 ITEM NO.: H (Cont.) FILE NO.: Z-3738-A A. PUBLIC WORKS COMMENTS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The sidewalk should be completed along Chicot Road to the bridge. 2. 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. 3. 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). 4. 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. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. 9. Erosion controls must be installed to reduce discharge of polluted, storm water. 10. The minimum Finish Floor elevation is required to be shown on plat and grading plans. 11. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a dedicated CATA Bus Route. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Cloverdale Neighborhood Association, Southwest Little Rock United for Progress 2 June 7, 2007 ITEM NO.: H (Cont.) FILE NO.: Z-3738-A and all owners of property located within 200-feet of the site were notified of the Public Hearing. D. LAND USE ELEMENT: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Industrial for this property. The applicant has applied for a multiple building site plan review of JA Riggs Master Plan to improve access to and from the site and improve building and site function and appearance and a rezoning from R-2, C-3 and C-4 to 1-2. The request does not require a change to the Land Use Plan. Master Street Plan: Chicot Road is shown as a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: A Class III bike route is shown on Chicot Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Cloverdale Watson Neighborhood Action Plan. The Land Use and Zoning goal states, "Encourage the use of Planned Zoning Districts for business developments." E. STAFF ANALYSIS: J.A. Riggs owns approximately 27 acres located between Chicot Road, South University Avenue and the 1-30 Frontage Road. The property is currently zoned C-3, CA 1-2 and R-2 and J.A. Riggs is requesting to rezone the property to 1-2, Light Industrial District. The rezoning is proposed to allow the development of the property consistent with the company's overall master plan. The plan will be developed in two phases with the anticipated time frame for completion of the entire project within five years. J.A. Riggs Tractor is currently using the property for business operation including parts warehouse, office, equipment storage and equipment repair. The site contains a number of buildings currently being used by JA Riggs in their equipment business. Along the southern boundary of the site is the Cloverdale Ditch with a wooded area located south of the ditch. The front parking area is paved and the service yard of the site is graveled. To the east of the site, across University Avenue, is the Cloverdale Subdivision. To the west of the site, across Chicot Road, are commercial uses including a gas station, hotel and strip retail center. North of the site is 1-30. Chicot and South 3 June 7, 2007 ITEM NO.: H (Cont.) FILE NO.: Z-3738-A University Avenue were recently reconstructed. There is not a sidewalk located along Chicot Road. The City's Future Land Use Plan designates this property as "Industrial". A Land Use Plan Amendment is not necessary for the rezoning of the site. Staff is supportive of the proposed rezoning request. The property proposed for rezoning is located within the boundary of Riggs property and indicated in the Company's Overall Master Plan. Staff feels the proposed rezoning of the property for J.A. Riggs facilities is appropriate and should have no adverse impact on the surrounding properties and the general area. F. STAFF RECOMMENDATIONS: Staff recommends approval of the requested 1-2 rezoning. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present. There were no registered objectors present. The Chairman explained to the applicant that when fewer than eight (8) Commissioners were present the Commission routinely allowed the applicant to seek a deferral to a later public hearing date to allow for additional Commissioner to be present when deciding the applicant's request. The Chair stated one of the Commissioners present would be recusing from the vote on this item which did not allow the required six votes to approve the request. The Chair offered two dates for the deferral request one June 7, 2007, the second July 5, 2007, and questioned the applicant as to which date they desired their request to be heard. The applicant stated the June 7, 2007, public hearing date was acceptable. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the June 7, 2007, public hearing docket. A vote of 5 ayes, 0 noes, 4 absent, 1 recusal (Troy Laha) and 1 open position was registered. rd