HomeMy WebLinkAboutBOD Staff Report 61324OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
JULY 16, 2024 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled Local
Fares Exchange and Storage
— PCD, located on the south
side of Baseline Road
(10600 Block). (Z-6911-A)
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
Ordinance
Resolution
Approval
Information Report
Approved By
Emily Cox
Interim City Manager
The applicant requests to rezone the 19.78 acre property
from I-1 to PCD to allow a mixed use commercial
development.
I None
Approval of the Ordinance.
The applicant proposes to rezone 19.78 acres from I-1 to
PCD to allow for the development of a mixed -uses
commercial development that will contain an
office/warehouse use, commercial storage, open pavilion,
concessions/bathroom facility, food truck court and a
commissary kitchen. The office/warehouse, commercial
storage and commissary kitchen uses will be enclosed.
The property is located on the south side of Hwy 338
(Baseline Road), east of I-430 and north of I-30. The site
is undeveloped and wooded. Properties in the general area
contain a mixture of zoning and uses in all directions.
BACKGROUND
CONTINUED
Access to the site is provided by two (2), thirty (30) foot
concrete driveways extending from Baseline Road.
The site plan shows raised curb bisecting the northern
portion of the site. Buildings west of the median will
contain a 3,600 square foot open -space pavilion, a
600 square foot concessions/bathroom facility. East of the
open pavilion will contain a food truck court. The food
truck court will be rentable spaces and will not be enclosed.
Food truck use will be dependent on the tenant's
availability for breakfast, lunch, and dinner and will operate
from 6:OOam to 8: 30pm. This area will also contain a 6,400
square foot commissary (community) kitchen where
patrons may rent a portion of the kitchen for an allotted
time. The kitchen design will be self-contained for food
production and operate 24 hours a day. This entire area is
secured by perimeter fencing.
The site plan shows minimum front yard setbacks for all
three (3) structures ranging from 89.2 feet to over 250 feet
from the north property line and side yard setbacks showing
a minimum of 59.6 feet to 82.8 feet from the side (west)
property line. The commissary kitchen setback will be over
100 feet from the rear (south) property line.
The area east of the raised curb will contain two (2), 11,999
square foot buildings (approximately 1,000 square feet per
office/warehouse space) separated by
80.3 feet. The office/warehouses will be a triple net lease
to tenants and will operate from 7:OOam to 6:OOpm.
The site plan shows a front yard setback for the
office/warehouse of over 80 feet from the front property
line, a setback of over 200 feet from the side (east) property
line and over 300 feet from the rear (south) property line.
The southern portion of the development is separated by an
east -west, raised curb, and will contain two (2), 11,200
square foot buildings to be utilized for commercial and RV
storage. Internal access to the commercial and RV storage
area will be at the southeast corner of the site, just south of
the easternmost office/warehouse building.
2
BACKGROUND
CONTINUED
The site plan shows the eastern most commercial storage
building setback of over 250 feet from the side (east)
property line and over 200 feet from the rear (south)
property line.
The site plan shows parking along the front (north) and side
(east) property lines, on the west side of eastern most
office/warehouse, and along the east and south sides of the
commissary kitchen for a total of one -hundred -seventy-four
(174) parking spaces with six (6) handicap van accessible
parking spaces designated for the mixed -use development.
Staff feel the proposed parking for the site provides ample
maneuvering for passenger and commercial vehicular
circulation and is sufficient to serve the proposed uses.
On June 13, 2024, the Planning Commission voted
10 ayes, 0 noes and 1 absent, as part of the Consent Agenda,
to approve the PCD rezoning. There were no objectors
present.
All owners of property located within 300 feet of the site
and all neighborhood associations registered with The City
of Little Rock were notified of the public hearing.
Please see the attached Planning Commission minute
record for the complete staff analysis.
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ORDINANCE NO.
AN ORDINANCE APPROVING A PLANNED ZONING
DEVELOPMENT AND ESTABLISHING A PLANNED
COMMERCIAL DISTRICT TITLED LOCAL FARES
EXCHANGE AND STORAGE — PCD, LOCATED AT SOUTH
SIDE OF BASELINE ROAD (10600 BLOCK) (Z-6911-A), CITY OF
LITTLE ROCK, PULASKI COUNTY, ARKANSAS, AMENDING
THE OFFICIAL ZONING MAP OF THE CITY OF LITTLE
ROCK; AND FOR OTHER PURPOSES.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE
ROCK, ARKANSAS.
SECTION 1. That the zoning classification of the following described property be
changed from I-1, Industrial Park District, to PCD, Planned Commercial District:
Z-6911-A — DESCRIBED AS PART OF THE NORTH HALF OF THE
NORTHWEST QUARTER OF SECTION 3, TOWNSHIP 1 SOUTH,
RANGE 13 WEST, LITTLE ROCK, PULASKI COUNTY,
ARKANSAS, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SAID
SECTION 3; THENCE SOUTH 00110'53" WEST, ALONG THE
WEST LINE OF SAID SECTION 3, 40.00 FEET TO A POINT ON
THE SOUTH RIGHT OF WAY LINE OF BASELINE ROAD;
THENCE SOUTH 89037'49" EAST, ALONG SAID RIGHT OF WAY
LINE, 835.11 FEET TO A FOUND 5/8 INCH REBAR AND THE
POINT OF BEGINNING; THENCE SOUTH 89°37'49" EAST,
CONTINUING ALONG SAID RIGHT OF WAY LINE, 880.09 FEET;
THENCE SOUTH 00002'57" EAST, 967.02 FEET TO A FOUND 2
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INCH PIPE; THENCE SOUTH 89103139" WEST, 884.02 FEET TO A
FOUND 2 INCH PIPE; THENCE NORTH 00°10'26" EAST, 987.19
FEET TO THE POINT OF BEGINNING.
ALL OF THE ABOVE DESCRIBED REAL PROPERTY IS
TRANSFERRED SUBJECT TO COVENANTS, CONDITIONS,
EASEMENTS, ECEPTIONS, RESERVATIONS, RESTRICTIONS,
RIGHT AND RIGHTS -OF -WAY OF RECORD.
SECTION 2. That the preliminary site development plan/plat be approved as
recommended by the Little Rock Planning Commission.
SECTION 3. That the change in zoning classification contemplated for Local
Fares Exchange and Storage — PCD, located at South side of Baseline Road (10600 Block)
(Z-6911-A) is conditioned upon obtaining final plan approval within the time specified by
Chapter 36, Article VII, Section 36-454 (e) of the Code of Ordinances.
SECTION 4. That this Ordinance shall not take effect and be in full force until the
final plan approval.
SECTION 5. That the map referred to in Chapter 36 of the Code of Ordinances of
the City of Little Rock, Arkansas, and designated district map be and is hereby amended to the
extent and in the respects necessary to affect and designate the change provided for in
Section 1 hereof.
SECTION 6. Severability. In the event any title, section, paragraph, item,
sentence, clause, phrase, or word of this ordinance is declared or adjudged to be invalid or
unconstitutional, such declaration or adjudication shall not affect the remaining portions of the
ordinance which shall remain in full force and effect as if the portion so declared or adjudged
invalid or unconstitutional was not originally a part of the ordinance.
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SECTION 7. Repealed All laws, ordinances, resolutions, or parts of the same
that are inconsistent with the provisions of this ordinance are hereby repealed to the extent of
such inconsistency.
PASSED:
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney
APPROVED:
Mayor
Page 3 of 3
FILE NO.: Z-6911-A
NAME: Local Fares Exchange & Storage — PCD
LOCATION: South side of Baseline Road (10600 Block)
DEVELOPER:
Redi-Door Storage, Incorporated (Owner)
904 Schofield Lane
Farmington, NM 87401
OWNER/AUTHORIZED AGENT:
Richardson Engineering (Agent)
Eric Richardson, PE
325 W. South Street
Benton, AR 72015
SURVEYOR/ENGINEER:
Rasbury Surveying, LLC
308 W. South Street
Benton, AR 72015
AREA: 19.78 acres
NWITMIAM
CURRENT ZONING
VARIANCE/WAIVERS:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 16
1-1
None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 41.03
The applicant proposes to rezone 19.78 acres from 1-1 to PCD to allow for the
development of a mixed -uses commercial development that will contain an
office/warehouse use, commercial storage, open pavilion, concessions/bathroom
facility, food truck court and a commissary kitchen. The office/warehouse,
commercial storage and commissary kitchen uses will be enclosed.
FILE NO.: Z-6911-A Cont.
B. EXISTING CONDITIONS:
The property is located on the south side of Hwy 338 (Baseline Road), east of
1-430 and north of 1-30. The site is undeveloped and wooded. Properties in the
general area contain a mixture of zoning and uses in all directions.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with The City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Any work involving one (1) or more acres of disturbed area require a State of
Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
2. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
3. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-1-2 (A-B).
4. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations
per City's stormwater management and drainage manual. Contact Planning
and Development Dept., Engineering Division at 501-371-4817 or at
501-918-5348 or PermitsC&Iittlerock. gov to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $100.00 for the less than '/2 acre, $200.00 for '/2 to
1 acre, and $200.00 for the first acre and $100.00 for each additional acre for
project greater than 1 acre.
5. Per City Rev. Code 29-99, stormwater detention for developments is required.
Provide stormwater detention infrastructure to satisfy this requirement.
6. A drainage study showing all hydrologic calculations for the site and all
2
FILE NO.: Z-6911-A Cont.
hydraulic calculations for the proposed storm sewer pipe system, swales and
ditches, detention ponds, outlet structures, and inlets is required per City's
stormwater management and drainage manual. For final drainage report,
sign, date, and seal the report per AR State Board of Professional Engineers
and Professional Surveyors rules Article 12, Section B (1) (a). Provide
engineer's certification statement saying this drainage report was conducted
by yourself or directly under your supervision and attesting to the accuracy of
the information within this report.
T Detention infrastructure design standards shall comply with the City's
Stormwater Management and Drainage Manual (2016) including City Code
Chapters 29, 30, and 31.
8. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
9. Boundary street improvements are required per master street plan. Boundary
street improvements shall include, but not be limited to, reconstruction of one-
half section of the abutting street if the existing street is not up to city
standards. Repair, replace, or extend existing damaged, missing, and
noncompliant curb and gutter, sidewalk, access ramps or concrete driveway
aprons within the public right-of-way adjacent to the site. Remove abandoned
driveway cuts and replace with curb, gutter, and sidewalk. All work within the
public right-of-way shall conform to ARDOT standard drawings and
PROWAG Final Rule standards.
10. Baseline Road is classified as a principal arterial per City's master street
plan. Therefore, per City's boundary street ordinance and the City's master
street plan, construction of boundary street improvements along property's
northern frontage along Baseline Road for a principal arterial standard and
dedication of additional right of way per master street plan is required. For
Baseline Road, ninety (90) feet of total right way with typical lane cross
sections with five (5) lanes at major intersections with additional right of way
is required per City's master street plan. Total right of way dedication
required is forty-five (45) feet from street centerline. Additional right of way
dedicated from the centerline of right of way more than forty-five (45) feet
may be required by Department staff depending on the location of the
centerline of the street in relation to the centerline of the right of way if both
centerlines do not coincide currently for Baseline Road. Additional right of
way required to be dedicated per master street plan beyond existing state
(ARDOT) right of way for Baseline Road (AR State Hwy. 338) shall be
dedicated to the City of Little Rock.
11, Since City required boundary street improvements will take place in ARDOT
right of way, these improvements required by City's boundary street
ordinance is subject to approval from ARDOT District 6. Please contact
ARDOT District 6 Permit officer at 501-569-2266 to submit for review and
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FILE NO.: Z-6911-A (Cont.
approval of boundary street improvement construction plans within ARDOT
right of way.
12. Whenever access to State Highways is needed for residential or commercial
purposes, an access driveway permit is required. These permits are issued
by the Permit officer for the District in which the driveway will be located.
Please contact ARDOT District 6 permit officer at 501-569-2266.
13. A special permit is issued for work on the Arkansas Department of
Transportation right of way that is not an access driveway. The permit is
issued by the Permit officer for the District in which the special permit is
requested. Please contact ARDOT District 6 permit officer at 501-569-2266.
14. Street design standards shall comply with the latest version of the AASHTO
A Policy on Geometric Design of Highways and Streets.
15. A Special Flood Hazard Development Permit is required to be obtained
prior to beginning construction. The Special Flood Hazard Development
Permit application can be found at htt s:llwww.littlerock. ovlcit -
administrationlcit -de artrnentsl ublic-worksl. Special Flood Hazard
Development Permits are issued by the Public Works Department at
701 West Markham Street and no fee collected for issuance. Contact Vince
Floriani in Public Works at 501-371-4823 or VFlorianiCEDlittlerock.gov to
schedule an appointment for issuance or to answer any questions.
16. In accordance with City Code 31-176 0), a vehicular access easement shall
be provided adjacent to floodways to allow for public maintenance of
drainageways. This easement shall not be less than twenty-five (25) feet
wide, measured from the edge of the floodway on either side of the drainage
channel.
17. Submit traffic impact study (TIA) for Department staff's review showing the
additional projected traffic expected to be generated by the proposed
development. TIA should show the following:
1. An evaluation of the existing traffic conditions in the vicinity of
the proposed site.
2. An analysis of projected traffic volumes entering and exiting
the proposed development at the nearby access drives and
intersections used to serve the site.
3. Identify the effects of traffic operations for the existing traffic
in combination with site -generated traffic associated with the
proposed development.
4. Evaluate traffic operations for the study intersections and
access drives that will serve the site and make
recommendations for mitigative improvements which may be
necessary and appropriate for safe and acceptable traffic
operations.
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FILE NO_: Z-6911-A Cont.
5. Assess the adequacy of the site to accommodate projected
traffic parking and queueing on site via parking and queueing
analysis.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authori :
1. Display northern and eastern sewer mains on site plans.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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 Little Rock Fire Department
is required.
3. 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.
4. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZ) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water (CAW) 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 CAW. The test
results must be sent to CAW'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.
5. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone backflow preventer shall be required.
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FILE NO.: Z-6911-A(Cont.)
6. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
Fire Department:
Maintain Access:
Fire _Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied, and the applicant
must submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provided with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
buildings are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
0
FILE NO.: Z-6911-A Cont.
30' Tall Buildings - Maintain aerial fire_ apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
— D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceeds 30', approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be placed with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply
with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allows manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
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-6911-A (Cont.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed, and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
If you have any additional questions, please contact our office. Contact
Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N. Ingram
(501) 918-3756.
Parks and Recreation: No comments received.
Countv Planni: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments received.
G. TRANS PORTATION/PLANNIN
Rock Region Metro: No comments received.
Planning Division:
The request is in the Otter Creek Planning District. The Land Use Plan shows
Mixed Office and Commercial (MOC) for the requested area. The Mixed Office
and Commercial (MOC) category provide for a mixture of office and commercial
uses to occur. Acceptable uses are office or mixed office and commercial. A
Planned Zoning District is required if the use is mixed office and commercial. The
application is to rezone from 1-1 to PCD. Food Court and Storage.
North across Baseline Road is an auto salvage lot. To the east and west are faith -
based institutions. On the south are various commercial and office uses.
r;�
FILE NO.: Z-6911-A Cont.)
This site is not located in an Overlay District.
Master Street Plan:
Baseline Rd is a Principal Arterial on the Master Street Plan. Principal Arterials are
roads designed to serve through traffic, and to connect major traffic generators or
activity centers within urbanized areas. The standard Right of way of 110 feet is
required. Sidewalks are required on both sides. This street may require dedication
of right-of-way and may require street improvements.
Bicycle Plan:
Baseline Rd is on the Master Bike Plan as a Proposed Class 2 Bike Lane. Class 2
Bike Lanes provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to rezone 19.78 acres from 1-1 to PCD to allow for the
development of a mixed -uses commercial development that will contain an
office/warehouse use, commercial storage, open pavilion, concessions/bathroom
facility, food truck court and a commissary kitchen. The office/warehouse,
commercial storage and commissary kitchen uses will be enclosed.
The property is located on the south side of Hwy 338 (Baseline Road), east of
1-430 and north of 1-30. The site is undeveloped and wooded. Properties in the
general area contain a mixture of zoning and uses in all directions.
Access to the site is provided by two (2), thirty (30) foot concrete driveways
extending from Baseline Road.
The site plan shows raised curb bisecting the northern portion of the site. Buildings
west of the median will contain a 3,600 square foot open -space pavilion, a
600 square foot concessions/bathroom facility. East of the open pavilion will
contain a food truck court. The food truck court will be rentable spaces and will
not be enclosed. Food truck use will be dependent on the tenant's availability for
breakfast, lunch, and dinner and will operate from 6:OOam to 8: 30pm. This area
will also contain a 6,400 square foot commissary (community) kitchen where
patrons may rent a portion of the kitchen for an allotted time. The kitchen design
will be self-contained for food production and operate 24 hours a day. This entire
area is secured by perimeter fencing.
�*7
FILE NO.: Z-6911-A (Cont.)
The site plan shows minimum front yard setbacks for all three (3) structures
ranging from 89.2 feet to over 250 feet from the north property line and side yard
setbacks showing a minimum of 59.6 feet to 82.8 feet from the side (west) property
line. The commissary kitchen setback will be over 100 feet from the rear (south)
property line.
The area east of the raised curb will contain two (2), 11,999 square foot buildings
(approximately 1,000 square feet per office/warehouse space) separated by
80.3 feet. The office/warehouses will be a triple net lease to tenants and will
operate from 7:OOam to 6:OOpm.
The site plan shows a front yard setback for the office/warehouse of over 80 feet
from the front property line, a setback of over 200 feet from the side (east) property
line and over 300 feet from the rear (south) property line.
The southern portion of the development is separated by an east -west, raised curb,
and will contain two (2), 11,200 square foot buildings to be utilized for commercial
and RV storage. Internal access to the commercial and RV storage area will be at
the southeast corner of the site, just south of the easternmost office/warehouse
building.
The site plan shows the eastern most commercial storage building setback of over
250 feet from the side (east) property line and over 200 feet from the rear (south)
property line.
The site plan shows parking along the front (north) and side (east) property lines,
on the west side of eastern most office/warehouse, and along the east and south
sides of the commissary kitchen for a total of one -hundred -seventy-four (174)
parking spaces with six (6) handicap van accessible parking spaces designated
for the mixed -use development. Staff feel the proposed parking for the site
provides ample maneuvering for passenger and commercial vehicular circulation
and is sufficient to serve the proposed uses.
The applicant did not submit a signage plan with this application. All signs must
comply with Section 36-555 of the City's Zoning Ordinance (signs permitted in
commercial zones).
The applicant is proposing two (2) dumpster areas. One is located off the northwest
corner of the pavilion. The second will be located near the southeast corner of the
commissary kitchen. Both dumpster areas must be screened as per Section
36-523 of the City's Zoning Ordinance.
All site lighting proposed must be low-level and directed away from adjacent
properties.
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FILE NO.: Z-6911-A (Cont.
Staff is supportive of the overall concept of the PCD rezoning. The applicant's
proposed uses will continue to revitalize and benefit the growth and development
of this portion of the city. The proposed uses are along a heavily traveled major
state highway (Highway 338). Staff feels the proposed uses will have no adverse
impact on the surrounding properties. The floodway area along the east property
line must remain zoned OS (Open Space).
However, staff does not support the proposed location of the detention area, as it
lies within the flood plain that is located within the east portion of the site. The final
location of the detention area shall be determined upon applicant's submittal of a
building permit application and must be approved by the Planning Department's
Civil Engineering staff.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD rezoning, subject to compliance
with the comments and conditions outlined in paragraphs D, E and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 9, 2024)
The application came off consent agenda with one person in opposition. The applicant
was not present. There was a motion to defer the application to the June 13, 2024 agenda.
The motion was seconded. The vote was 8 ayes, 0 nays, 2 absent and one abstention
(Russell). The application was deferred.
PLANNING COMMISSION ACTION: (JUNE 13, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the "staff analysis"
above. The item remained on the Consent Agenda for Approval. The vote was 10 ayes,
0 nays and 1 absent. The application was approved.
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