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HomeMy WebLinkAboutS-1410 Staff AnalysisFILE NO.: Z-7496 NAME: Lock and Load Business Center Short -form PCD LOCATION: On the west side of the 10000 Block of Stagecoach Road DEVELOPER: Scott Garner 1-430 and Crystal Hill Road North Little Rock, AR 72118 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 9.45 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 C-3, General Commercial and Mini -warehouse development VARIAN C ESNVAIVERS REQUESTED: The creation of a lot without public street frontage. A. PROPOSAL/REQUEST: The applicant proposes to rezone this 9.5-acre tract to PCD to allow the site to develop with a commercial development and allow the creation of a two lots. Lot 1 will contain a 9600 square foot office/retail building with C-3, General FILE C n : Z-7496 (Cont. Commercial listed uses and the required parking. Lot 2 will be created as a lot without public street frontage and access will be provided from Lot 1 in the way of an ingress/egress/utility easement. Lot 2 will develop with a mini -warehouse development in three phases, The applicant is proposing Buildings 4 — 7 to develop in the first phase, Buildings 2, 3, 8 and 9 in the second Phase and Buildings 10 — 12 in the third and final phase. The proposal includes a total of 172,500 square feet of storage. The applicant has indicated an area for an office/ manager residence containing 2000 square feet. EXISTING CONDITIONS: The site contains an existing single-family home on a large tract. The area to the east of the site is a non -conforming salvage yard and there is a large tract of C-2 zoned property to the northeast. The area to the north of the site contains a PD- C for a mini -warehouse development and further north is the Harvest Foods shopping center. The area north and west of the site zoned MF-24 has developed as a retirement village with duplex housing. The area to the west of the site is zoned MF-18 and developed with multi -family housing. West of the site along Stagecoach Road is a vacant C-1 zoned site and a cemetery is located further west. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. Southwest Little Rock United for Progress and the Otter Creek Homeowners Association along with all property owners located within 200-feet of the site and all residents located within 300-feet of the site who could be identified were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: The proposed right-of-way dedication and boundary street improvements meet Master Street Plan requirements. 2. Driveway location does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Normally, a driveway centered on the property line would be required. If a shared 36' driveway is proposed, it should be centered on the property boundary. Access easements should be prepared and recorded by both property owners. 3. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and 2 E NO.: Z-7496 drainage plans will need to be submitted and approved prior to the start of construction. 4. The plan does not address stormwater detention requirements for Lot 2. Show the location of the proposed stormwater detention facilities for the 95% impervious site. 5. Provide the storm water flows (Q) entering and leaving the property. The proposed culvert must be sized in accordance with the Public Works Drainage Manual. The design must not back water up onto adjacent property, and provide a path of overflow for the 100 year design storm. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI and Public Works. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required to serve the rear lot. Central Arkansas Water requests that a 15-foot-wide utility easement be dedicated adjoining the west lot line of the front lot to allow for the water main extension to serve the rear lot. 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. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Contact the Little Rock Fire Department (Dennis Free) at 918- 3752 for additional information concerning access. Place fire hydrants per code. County _Planning: No comment received. CATA: No comment received. 3 FILE NO.: Z-7496(Cont.) F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a Planned Commercial Development for a general commercial center and a mini -warehouse. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek / Crystal Valley Neighborhood Action Plan. The Office and Commercial Development goal listed an action statement of limiting commercial and office development in the "heart" of the planning area to that which primarily serves the neighborhood (C-1 uses) while attracting enough business from other areas to be profitable. The plan defines the "heart" of the study area as roughly between Crystal Valley Road and Otter Creek Road along Stagecoach Road and being largely residential. The plan supports other more intense uses to locate on the peripheral of the study area where interstate traffic will support larger markets. The plan also lists action statements supporting the use of Planned Zoning Districts to encourage neighborhood friendly developments and strongly discourages the construction of large, warehouse type facilities, in the heart of the study area. Landscape: The proposed street buffer along Stagecoach Road fails to provide the fifty (50) foot average width required. Additionally, that portion of the proposed northern land use buffer adjacent to multi -family property is short of the fifty (50) foot width requirement by twenty-five (25) feet. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern, eastern and western perimeter where adjacent to residential properties. Credit toward satisfying this requirement can be given for building walls that have no windows or doors other than those required by ordinance. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (September 25, 2003) Mr. Joe White was present representing the request. Staff stated the request was to rezone a 9.5-acre tract from R-2 to PCD to allow the creation of a two -lot plat and the development of Lot 1 with a strip retail center and the second lot with mini -warehouse. Staff requested the applicant provide details concerning signage, days and hours of operation and any proposed fencing. Staff also 4 FILE NO.: Z-7496 (Cont. requested the applicant provide details concerning building construction and roof material and pitch. Staff suggested the applicant construct the development of split face block and the roof of non -reflective materials. Mr. White questioned the buffer requirement along the street and the northern perimeter. Staff stated the site was being reviewed as a single development thus necessitating a 50-foot buffer along the street. Staff stated if the site were reviewed as two lots the street buffer would be a minimum of nine feet. Staff stated this would not affect the northern buffer and the applicant could request a reduced buffer area since the buildings would be used for screening. Public Works comments were addressed. Staff stated the driveway location did not meet access and circulation requirements. Staff requested the applicant work with the adjacent property owner and secures a shared driveway location. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the September 25, 2003 Subdivision Committee meeting. The applicant has indicated the proposed signage will comply with signage allowed in commercial zones or a maximum of thirty-six (36) feet in height and one hundred sixty (160) square feet in area. The applicant is proposing the development to be constructed with two (2) lots with a strip retail center and mini -warehouse. The applicant is proposing the construction of a 9,600 square foot retail center on Lot 1 and 172,500 square feet of mini -warehouse on Lot 2. The mini -warehouse development will be constructed in three (3) phases. The applicant is proposing the placement of a 2,000 square foot office/manager's residents on Lot 2 as a part of the mini - warehouse development. The applicant proposes the mini -warehouse development to have twenty-four (24) hour access while the retail center will operate from 6:00 am to 12:00 am seven (7) days per week. Staff is supportive of the proposed hours of operation. The applicant has indicated an on -site dumpster for the retail center. The dumpster will be placed at the rear of the building and will be properly screened. The proposed development will result in the creation of a two (2)-lot plat. Lot 2 is proposed to be developed as a lot without public street frontage. The proposed configuration will require a variance from the Subdivision Ordinance to allow the creation of the lot without public street frontage. The applicant has indicated an ingress/egress/utility easement to access Lot 2. The applicant has also indicated 5 FILE NO.: Z-7496 Cont.) a cross access parking agreement between the two (2) lots. Staff is supportive of the variance to allow the creation of a lot without public street frontage. The applicant has indicated there will be no outdoor storage of boats, RV's, or campers on the site. The applicant has indicated the rear of the mini -warehouse buildings will be used as screening. The development will be constructed of split - face block and a hip roof. The applicant is requesting a reduced landscape buffer along the northern property line. The applicant has indicated a 30-foot buffer reducing to a 25-foot buffer. The typical minimum required buffer in this area would be 50-feet. Staff would recommend the buffer maintain a 30-foot constant distance from the property line. The applicant has indicated the rear of the buildings will be used as screening. The buildings will be constructed of split face block and the roof is to be constructed of a non -reflective material. The applicant has also indicated a hipped roof to allow the development to appear more aesthetically pleasing. In areas where fencing is required, the applicant has indicated an eight (8) foot wood fence. The proposed fence height is consistent with fencing allowed in commercial zones. The applicant has indicated a total of 33 parking spaces within the development. The proposed retail building to be constructed on Lot 1 is 9,600 square feet. Based on the typical minimum parking requirement for commercial property the applicant would be required 33 parking spaces. The applicant has requested C-3, General Commercial listed uses be allowable uses for Lot 1. Should a restaurant locate on the site staff would question if there is adequate parking. Staff would recommend potential users be limited by the available parking. The applicant has indicated a pass -through gate for potential customers of the mini -warehouse. Staff feels although the proposed parking (33 spaces) would typically be required to meet the parking demand of the retail center staff feels there will be sufficient parking to meet the needs of both developments. There are twenty-eight (28) parking spaces proposed in front of the building and five (5) spaces proposed in the rear of the building. Staff feels the rear five (5) spaces will serve both developments. Staff is supportive of the proposed parking indicated on the site -plan. The applicant has indicated there is not a Bill of Assurance in effect for the property. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the request to rezone the site to PCD to allow the creation of a two (2)-lot plat and the development of the site with a strip retail center on Lot 1 and a mini -warehouse development on Lot 2. .'-9 NO.: Z-7496 I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the combination of uses of Lot 1 not exceed the typical minimum parking requirement established in the Zoning Ordinance. Staff recommends approval of the requested variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. PLANNING COMMISSION ACTION: (OCTOBER 16, 2003) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated they felt the proposed use appropriate for the site. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation the combination of uses of Lot 1 not exceed the typical minimum parking requirement established in the Zoning Ordinance. Staff recommended approval of the requested variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. There was no further discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. 7