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HomeMy WebLinkAboutS-1501 Staff AnalysisAugust 18, 2005 ITEM NO.: 6 NAME: Dassault Falcon Jet Subdivision Site Plan Review LOCATION: Located at 3810 East 10t" Street DEVELOPER: Dassault Falcon Jet 3801 East 10t" Street Little Rock, AR 72202 ENGINEER: FTN Associates, Ltd. 3 Inwood Circle, Suite 220 Little Rock, AR 72211 ARCHITECT: Hurd Long Architects & Design Consultants 319 President Clinton Avenue, Suite 201 Little Rock, AR 72201 FILE NO.: S-150 AREA: 70.49 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: -2, Light Industrial PLANNING DISTRICT: 25 — Port Planning District CENSUS TRACT: 2 VARIANCESM/AIVERS REQUESTED: 1. A waiver of the required right of way dedication for West 10t" Street. 2. A variance to allow a reduced building setback along West 10t" Street (28-feet), 3. A variance to allow an increased building height of 50-feet. 4. A variance to allow a reduced landscape strip along West 10t" Street to 6-feet 9-inches. August 18, 2005 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: S-1501 A. PROPOSAUREQUEST: Dassault Falcon Jet is requesting a site plan review for the proposed new service center building to be located at their facility located at 3801 East 10th Street. The building project is the first phase of a 2 or 3 phase expansion project of the DFJ Facility that at present consists of 610,000 square feet of aircraft service hangars, aircraft painting hangars, interior design offices, interiors fabrications and installation shops, cafeteria and administrative offices. Currently DFJ leases property from the Little Rock National Airport along the south side of East 10th Street. The proposed Phase One project is a free-standing 52,970 square foot aircraft service center building to be located on the northeast corner of the existing leased property. The project will add additional aircraft service space for aircraft presently in service and or in production, along with space for a new line of larger Falcon Aircraft coming into production within the next year. The proposal includes three main elements: 1) 31,700 square feet of aircraft service hangar with foam fire suppression sprinkler system and 6 — 50 foot section by 28-foot tall hangar doors allowing access for as many as 6 aircraft. 2) 15,470 square feet of service center offices with three-hour firewall separation from hangar area and water fire sprinkler system. 3) 5,700 square feet of FBO offices and adjacent hangar storage area with water sprinkler system. The project consists of pre-engineered metal building construction to match the existing buildings, roof top mechanical systems, aircraft parking and access ramps on the south side of the building, water detention and drainage structures also on the south side of the building, automobile parking for 130 additional cars (DFJ presently has parking for 1300 cars on site) on the north side of the building along with landscape in and around the parking lot. As noted, the applicant has indicated the immediate plans are for development of Phase I of the proposal with areas identified for Phases 2 and 3. The applicant has indicated Phase 2 will occur in 2 to 3 years and Phase 3 in 5 to 6 years. The applicant has indicated the additional properties have been indicated on the Airport Master Plan and will be secured by the Airport Commission prior to the development of Phases 2 and 3. The applicant is requesting a waiver of the required right of way dedication and the required street improvements to East 10th Street. The applicant has indicated with the future expansions the owners will request the abandonment of the existing East 10th Street right of way. The applicant has indicated they feel with the future request for abandonment looming, the dedication would be senseless. 2 August 18, 2005 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO_: S-1501 The applicant has also indicated a reduced front yard setback along East 10tn Street. The site plan includes the placement of the storage building at 22-feet from the existing right of way at the northeast corner. Industrially zoned property would typically require the placement of structures at 50-feet from the front property line. B. EXISTING CONDITIONS: The area proposed for the expansion is currently vacant. To the south of the site is airport property with a runway located nearby. There are a number of aviation related businesses located in the area around the airport property. To the north of the site are a number of residential uses including single-family residences, multi -family housing and a church. The airport has purchased most of the area south of East 9th and east of Ventura and the airport is negotiating with property owners of the remaining homes for acquisition. These homes will be removed with the first phase of the airport's expansion plan. C. NEIGHBORHOOD COMMEN All property owners located within 200-feet of the site and the East Little Rock Neighborhood Association were notified of the public hearing. As of this writing staff has received several informational phone calls from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Right of way and street improvements as indicated on the plans would meet Master Street Plan requirements. 10th Street is to be constructed to industrial collector standards. This project is within a designated sidewalk exclusion zone. 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. Storm water detention ordinance applies to this property as indicated on the plans. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available not adversely affected. 3 August 18, 2005 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: S-1501 EnterQy: A 30-foot overhead easement is required from East 9th to East 10tn Street along Bedford Street. Contact Entergy at 954-5151 for additional information. Center -Point Energy: Approved Phase I of the development. Phase III has a conflict with existing facilities on Maxwell. Contact Center -Point Energy at 377-4539 for additional details. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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. It appears that East 10th Street would be closed with future phases which would require relocation of the existing 16-inch water main in that area. Otherwise, this development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Additional fire hydrants may be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: There is a dedicated CATA Bus Route (CATA Bus Route #6 — the E. 6th Street Route) located one block north of this site. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: The plan submitted does not provide for the minimum 17 foot 9 inch wide street buffer required along East 10th Street. The full average requirement is 37 'h feet in width. 4 August 18, 2005 SUBDIVISION ITEM NO.: 6 (Cont.1 FILE NO.: S-1501 The landscape ordinance requires a minimum 6 foot 9 inch wide perimeter planting strip along East 10th Street. Additionally, the landscape ordinance requires interior landscape islands to be at least 225 square feet in area and 6 feet 9 inches in width. Variances from landscape ordinance standards require City Beautiful Commission approval. 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. These requirements take into account the reductions allowed within the designated mature area of the City. G. SUBDIVISION COMMITTEE COMMENT: (July 28, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide details of any proposed fencing, total building height, any existing or proposed signage, proposed dumpster locations, and total building coverage. Staff also requested the applicant provide the days and hours of operation of the facility. Public Works comments were addressed. Staff stated the applicant was requested a waiver of the required right of way dedication to East 10th Street. Staff indicated they were supportive of the waiver request since the airport was securing properties to the north of East 10th Street and the master plan included the closure of East 10th Street within three to five years. Staff stated a grading permit would be required prior to construction. Landscape comments were addressed. Staff stated the proposed site plan did not allow for the required landscape strip along East 10th Street. The applicant stated they were seeking a waiver of the required landscaping since an abandonment of the right of way would be requested in the near future. Staff stated to meet the minimum landscape requirement of the Landscape Ordinance, a strip not less than 6-feet 9-inches was needed along East 10th Street. The applicant stated the Landscape Ordinance minimum requirement would be meet. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 5 August 18, 2005 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: S-1501 H. ANALYSIS: The applicant provided a revised site plan to staff addressing most of the issues raised at the July 28, 2005, Subdivision Committee meeting. The applicant has provide details of proposed fencing, the total building height, existing and proposed signage, the proposed dumpster locations and the total building coverage. The applicant has also indicated the days and hours of operation for the facility. The applicant has indicated the facility operates 24 hours per day seven days per week with three shifts. The applicant has also indicated fencing will be added to the site for security along the perimeters of the site and adjacent to West 10th Street. The applicant has indicated there will not be any new signage or new dumpsters locations in this phase of construction. The applicant has indicated the total building height is 50-feet. The property is zoned 1-2 which would typically allow a maximum building height of 45-feet. The applicant is requesting a variance to allow an increased building height of 50-feet for the proposed development. The applicant has indicated the nature of the business and the height required for the hanger doors necessitates the need for an increased building height. The applicant is requesting a waiver of the required right of way dedication and the required 50 foot building setback along East 10th Street. The applicant has indicated as a part of the airport's master plan a request for the abandonment of East 10th Street will be sought in the near future. The applicant has indicated a 28-foot building setback along East 10th Street. The applicant has indicated with the future abandonment of East 10th Street the increased building setback would not serve the intended purpose. The applicant is also requesting a variance to allow a reduced landscape strip along East 10th Street to 6-feet 9-inches. The street buffer requirement would be 17-foot 9-inches. The indicted landscaping is adequate to meet the minimum requirements of the landscape ordinance but not the zoning ordinance. The applicant has indicated once again the justification for the reduced buffering is related to the abandonment of the right of way for East 10th Street in the near future. The applicant has indicated all perimeter and interior landscaping requirements will be met per current City Ordinances. Staff is supportive of the applicant's request and the indicated variances and requested waiver. The existing site contains approximately 610,000 square feet of buildings. The applicant has indicated a three-phase expansion. The applicant has indicated the first phase will consist of 52,970 square feet. Of the total to be added, 31,700 square feet will be used as hangar space and 15,470 0 August 18, 2005 SUBDIVISION ITEM NO.: fi Cont. FILE NO.: S-1501 square feet for a service center office. There will be 5,700 square feet of office and hangar storage to also be constructed in the first phase. The applicant has indicated the second and third phases have not yet been determined. To staffs knowledge there are no outstanding issues associated with the proposed request. The applicant is requesting the review of the proposed site plan per the Subdivision Ordinance for a multiple building site plan review. With the exceptions as noted, the site plan appears to comply with the minimum requirements of the ordinance. In staffs opinion there should be minimal impact on the adjoining properties if developed as proposed. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends aproval of the requested waiver of the required right of way dedication for East 10 h Street. Staff recommends approval of the requested variance to allow a reduced building setback along East 10th Street (28-feet). Staff recommends approval of the requested variance to allow an increased building height of 50-feet. Staff recommends approval of the requested variance to allow a reduced landscape strip along East 10th Street to 6-feet 9-inches. PLANNING COMMISSION ACTION: (AUGUST 18, 2005) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation of approval of the requested waiver of the required right of way dedication for East 10th Street, the requested variance to allow a reduced building setback along East 10th Street (28-feet), the requested variance to allow an increased building height of 50-feet and the requested variance to allow a reduced landscape strip or street buffer along East 10th Street to 6-feet 9-inches. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7