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HomeMy WebLinkAboutS-1314 Staff AnalysisJuly 12, 2001 ITEM NO.: 5 NAME: Staley - Subdivision Site Plan Review FILE NO.: S-1314 LOCATION: East side of Fourche Road, approximately 200 feet north of J. E. Davis Drive DEVELOPER: SURVEYOR: Staley, Inc. Edward Lofton 3400 J. E. Davis Dr. 15415 Oakcrest Little Rock, AR 72209 Little Rock, AR 72206 AREA: 5.0275 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: I-2 ALLOWED USES: Industrial PROPOSED USE: Office/Warehouse VARIANCES/WAIVERS REQUESTED: 1. A variance to allow reduced driveway spacing. 2. A deferral of street improvements for Fourche Road. BACKGROUND: The 5.0275 acre property located along the east side of Fourche Road, approximately 200 feet north of J. E. Davis is zoned I-2 Light Industrial. Based on the fact that the property owner is proposing a development which involves two (2) buildings, a subdivision (multiple building) site plan review is required by the Planning Commission. The office/warehouse use as proposed by the applicant is a permitted use in the I-2 zoning district. A. PROPOSAL/REQUEST: The applicant proposes to construct two (2) buildings on the site to serve as an office/warehouse for Staley, Inc. The project will be developed in three (3) phases. The applicant notes that the trees in the areas of Phases II and III will remain until construction of each phase. July 12, 2001 SUBDIVISION ITEM NO.: 5 FILE NO.: S-1314 Phase I includes a 40 foot by 60 foot equipment storage building to be located near the east property line. Initially, the access to this building will be from the south (J. E. Davis Dr.) through the existing Staley, Inc. development. There will be a future access point from the west, when Phases II and III of this proposed development are completed. Phase II includes a 10,000 square foot office building located within the western portion of the property and accessed from Fourche Road. A paved parking area for 61 vehicles is also proposed in Phase II. The proposed site plan shows two (2) access drives from Fourche Road to serve the development. The applicant is requesting a variance from the minimum driveway spacing standards to allow the two (2) drives. The applicant notes that the two (2) drives are requested to allow safe and efficient semi truck access to the property. The applicant is also requesting a deferral of the street improvements for Fourche Road for five (5) years or until development of Phase II, whichever occurs first. The Public Works Department indicated support of the driveway spacing variance and deferral of street improvements at the Subdivision Committee meeting. Phase III of the proposed development includes construction of a 30,000 square foot warehouse addition along the east side of the office building. The warehouse will have drive-in doors on the north side and dock -high doors on the south side. The applicant notes that the proposed building construction in each phase will be pre-engineered metal buildings. The buildings in Phases II and III will have concrete tilt -up wall panels. The maximum overall building heights will be approximately 18 feet. The applicant notes that the Phase II building will be constructed to accommodate a possible second floor. B. EXISTING CONDITIONS: The property is undeveloped and mostly wooded. There is additional undeveloped (I-2 zoned) property to the north, with an industrial use further north. The City of Little Rock Public Works Operation facility is located immediately east of this site. There are office and office/warehouse uses immediately south, with an apartment complex further south across J. E. Davis Drive. The Metropolitan Career - Technical Center property is located across Fourche Road to the west. 2 July 12, 2001 SUBDIVISION ITEM NO.: 5 C. NEIGHBORHOOD COMMENTS: FILE NO.: S-1314 The Upper Baseline and SWLR UP Neighborhood Associations were notified of the public hearing. As of this writing, staff has received one (1) phone call, which was from the Upper Baseline Neighborhood Association noting support of the application. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Fourche Road is classified as a commercial street. Dedication of ROW to 30 feet from centerline will be required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to this street including 5-foot sidewalk with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Eliminate one driveway (36 foot maximum). 5. Grading permit will be required on this development. 6. Stormwater detention ordinance applies to this property. 7.Easements for proposed stormwater detention facilities are required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No Comment received. ARKLA : No Comment received. Southwestern Bell: No Comment. Water: No objection. This appears to be one property. Multiple properties may require main installation. Multiple units on one property will require city approval of the meter request. Contact Julian Brown at 377-1226 for details. Fire Department: No Comment. County Planning: No Comment received. 3 July 12, 2001 SUBDIVISION ITEM NO.: 5 CATA: No Comments. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comments. Landscape Issues: FILE NO.: 5-1314 The on -site street buffer along Fourche Road must average 40 feet in width. This measurement must be taken from the street right-of-way. The 9-foot wide landscape strips along the eastern and western site perimeters must continue southward at least 50 feet from the right-of-way of Fourche Road. Prior to a building permit being issues, it will be necessary to have landscape plans stamped with the seal of Registered Landscape Architect. An irrigation system to water landscaped areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (DUNE 21, 2001) Ed Staley and Stephanie Jensen were present, representing the application. Staff briefly described the proposed site plan. The Public Works requirements were discussed at length. Mr. Staley noted that he would request a deferral of street improvements to Fourche Road for five (5) years or until development of Phase II. Public Works representation indicated support of the deferral issue. Mr. Staley noted that the required right-of-way for Fourche Road would be dedicated. Mr. Staley also noted that he would request a variance to allow two (2) driveways to serve as access from Fourche Road. He explained that the two (2) drives were needed to allow safe and efficient semi truck access to the property. Public Works representatives also indicated support of this variance. 4 July 12, 2001 SUBDIVISION ITEM NO.: 5 FILE NO.: S-1314 The landscape requirements were also discussed. Mr. Staley indicated that the site plan would be revised to comply with these issues. After the discussion, the Committee forwarded the site plan to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff on June 26, 2001. The revised plan addresses all of the issues as raised by staff at the Subdivision Committee meeting. The Planning Staff has reviewed the revised site plan and notes that the plan conforms to the Landscape and Buffer Ordinances. All of the proposed building setbacks and heights conform to the ordinance requirements for I-2 zoning. Public Works has also reviewed the revised plan and notes no outstanding issues. As noted in paragraph A., the applicant is requesting a variance to allow reduced spacing for the two (2) proposed driveways from Fourche Road. The northern drive is located approximately 46 feet from the north property line, with the south drive being 75 feet from the south property line. The drives are separated by approximately 209 feet. The ordinance typically requires that drives be setback at least 125 from side property lines and separated by at least 250 feet. Public Works supports the variance request based on the fact that the site will be served by semi trucks and the two (2) drives are needed to assure safe truck access and circulation. The applicant is also requesting a deferral of street improvements to Fourche Road for five (5) years or until Phase II construction, whichever occurs first. Public Works notes that the deferral request is reasonable, and therefore supports the deferral as requested. The proposed development would require a minimum of 46 parking spaces. The proposed site plan provides parking for 61 passenger vehicles. Staff supports the parking plan as proposed. Otherwise, to staff s knowledge there are no outstanding issues associated with this application. The applicant has 5 July 12, 2001 SUBDIVISION ITEM NO.: 5 FILE NO.: S-1314 done an above average job in addressing the issues as raised by staff during the review of this application. Staff feels that the proposed site plan will have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan subject to the following conditions: 1.Compliance with the requirements as noted in paragraphs D, E and F of this report. 2.Any wall-mounted/canopy signage must conform to the ordinance standards for industrial zoning. 3. The dumpster area must be screened on three (3) sides with an eight (8) foot high opaque fence or wall. 4.Staff recommends approval of the variance from the minimum driveway spacing standards. 5. Staff also recommends approval of the deferral of street improvements to Fourche Road for five (5) years or until development of Phase II, whichever occurs first. PLANNING COMMISSION ACTION: (JULY 12, 2001) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter present. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. 6