HomeMy WebLinkAboutS-1514 Staff AnalysisITEM NO.: 8 ���"`S-1514
NAME: CalArk Subdivision Site Plan Review
LOCATION: located on the Southwest corner of Otter Creek Road and 1-30
Planning Staff Comments:
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 March 15, 2006. The Office of
Planning and Development must receive the proof of notice no later than March 24,
2006.
2. Provide details of the proposed landscaping treatment within the proposed reduced
buffer area. The cover letter indicates enhanced plantings, detail the proposed
"enhanced plantings".
3. The buffer ordinance typically requires the placement of 30-foot street buffer
(Section 36-522(a)(3)) when abutting an expressway. The site plan indicates the
placement of a reduced buffer along the southeastern portion of the site. Please
provide the dimension of the proposed buffer in this area.
4. Are gates being proposed as a part of the proposed development? If so indicate the
location of the gates and the means for accessing the gates.
5. Will all the existing buildings remain on the site? If they will not indicate the buildings
to be removed on the revised site plan.
6. Any additional site lighting must be low level and directional, directed inward to the
site and away from residentially zoned or used property.
7. Will there be any fencing added to the site? If so provide the location of the
proposed (and existing) fencing along with a note concerning the construction
material and height.
8. Are any new paved areas being proposed? If so indicate the location of the
proposed new paved areas along with a note concerning construction material.
9. Provide the location of all easements on the proposed site plan. A power line is
located on the site and an easement has not been identified.
Variance/Waivers: A variance to allow a reduced street buffer (Section 31-13(g))
adjacent to 1-30. r
Public Works Conditions:��
1. With the site development, provide the design of Otter Creek Road conforming to the
Master Street Plan. Construct one-half street improvement to this street with the
planned development. Curb and gutter should be constructed along Otter Creek
�- Road from entrance to bridge.
._.2. Prepare a letter of pending development addressing streetlights as required by
Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-
NJ 1813 (Steve Philpott) for more information regarding streetlight requirements.
Item # 8
3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
4. The minimum Finish Floor elevation is required to be shown on the plat and grading
plans. The finished floor elevation should be determined by a professional engineer.
The finished floor is to be constructed to one (1) foot or more above the base flood
elevation. All supporting mechanical equipment must be constructed above the
base flood elevation. The referenced FIRM panel numbers are incorrect. All
proposed plans should reference the current 2001 FIRM.
5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283
prior to construction.
6. All fill material stockpiled within the floodway and floodplain must be removed prior
to issuance of certificate of occupancy.
7. 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.
8. Structures are located within the regulatory floodway. Code requires floodways to
be unencroached with obstructions. Structures located within the floodplain must
comply with code at the time of construction. Provide dates for construction of
buildings located within the floodway.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available, not adversely affected.
Entergy
Center -Point Energy:
SBC:
Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional
water meter(s) are required. If larger or additional meters are installed, a Capital
Investment Charge based on the size of the meter connection(s) will apply to this
project in addition to normal charges. Additional fire hydrant(s) will be required. Contact
the Little Rock Fire Department to obtain information regarding the required placement
of the hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s). Contact Central Arkansas Water at 377-1225 for
additional information.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Planning Division: No comment.
Landscape:
Item # 8
Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, March 15, 2006.
Item # 8
Additional Landscaping Comments:
8. CalArk (5-151
Site plan must comply with the cities minimal landscape and buffer minimal ordinance
requirements.
Phase two and three construction has not been built as shown on the approved site plan
and/or the approved landscape plan. Phase four completion will also include any
additional landscaping requirements not currently being met. These outstanding issues
need to be resolved prior to the final certificate of occupancy being issued on any of the
projects
The landscape ordinance requires a minimum of thirty foot (30) of landscaping along
expressways. The plan proposes twelve foot (12) of landscaping along Interstate 30. A
variance from this minimum requirement will require approval from the City Beautiful
Commission.
An automatic irrigation system to water landscaped areas will be required.
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.
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.
March 30, 2006
ITEM NO.: 8 FILE NO: S-1514
NAME: CalArk Subdivision Site Plan Review
LOCATION: Located on the Southwest corner of Otter Creek Road and 1-30
DEVELOPER:
CalArk International
12024 1-30
P.O. Box 990
Mabelvale, AR 72103-0990
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 29.2 acres
CURRENT ZONING:
PLANNING DISTRICT:
CENSUS TRACT:
NUMBER OF LOTS: 1
C-4, Open Display District
16 — Otter Creek
41.03
FT. NEW STREET: 0 LF
VARIANCESIWAIVERS REQUESTED: A variance to allow a reduced street buffer
(Section 31-13(g)) adjacent to 1-30.
BACKGROUND:
CalArk Trucking Company is located at 12024 1 '30; a 30+ acre, C-4 zoned tract
bounded by Otter Creek Road on the north and 1-30 on the southeast. The trucking
company is located on the western 22 acres of the tract. On November 24, 1997, the
Board of Adjustment granted a two (2) year deferral of the paving requirements of
Section 36-508, allowing the trucking company to utilize a gravel parking area for the
company's trucks and employee vehicles. There was some question, at that time, of a
possible realignment of the Otter Creek Road overpass over 1-30, which could have
affected this site. That two-year deferral expired on November 24, 1999.
On November 11, 1999, the Planning Commission approved a preliminary plat, dividing
the easternmost 8± acres of the site into four (4) lots, which were to be sold for potential
March 30, 2006
SUBDIVISION
ITEM NO.: S (Cont.) FILE NO.: S-1514
development by other parties. CalArk stated it was uncertain how the truck terminal
facility would be "laid out" on the remainder of the property. It appeared that the
possible realignment of the overpass was no longer an issue. The four (4) lot plat was
approved without the realignment issue being of concern, other than for some specific
driveway placement. The plat expired.
On January 31, 2000, the Board of Adjustment approved an additional deferral, through
November 24, 2000. Although staff supported the additional 12 months, it was clear
that the support was only for a deferral through November 24, 2000.
On January 29, 2001, the Board of Adjustment approved an additional deferral, through
January 30, 2002. Staff did not support the deferral request, noting that the four lot
preliminary plat (which was the basis of the last deferral) had expired. Staff also noted
that at some point, the site must be developed to City code.
On March 25, 2002, the Board of Adjustment approved an additional deferral, through
March 25, 2003. Staff did not support the additional deferral request. The justification
offered by the applicant related to the current financial situation of the trucking
company. A condition of the approval was that the applicant appear at the September
2002 Board of Adjustment hearing and provide a status/progress report regarding the
paving issues.
The site has been paved with an alternative paving material. The site is compacted with
reclaimed asphalt surface materials.
A. PROPOSAL/REQUEST:
CalArk, the applicant, is proposing an expansion of their existing operation to add
a maintenance building, wash bay, truck entrance guard shack and 32 trucks
Idleaire facility. CalArk is requesting a variance for the required 30-foot buffer
along 1-30. In -lieu of the buffer, CalArk will landscape along 1-30 and Otter Creek
Road to screen their existing truck operation. Currently, there is a 40-foot grass
strip that lies between the frontage road and the CalArk parking area with a
12-foot landscape strip located on the applicant's property.
B. EXISTING CONDITIONS:
The site is currently developed as a truck facility for CalArk International. The
property extends from the 1-30-Frontage Road to Otter Creek Road and is
bordered by a utility transmission line and easement to the west. Other uses in
the area include industrial, commercial and office uses located at the 1-30/1-430
interchange.
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March 30, 2006
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: S-1514
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from area
residents. All property owners located within 200-feet of the site along with the
Otter Creek Homeowners Association and Southwest Little Rock United for
Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. With the site development, provide the design of Otter Creek Road
conforming to the Master Street Plan. Construct one-half street
improvement to this street with the planned development. Curb and gutter
should be constructed along Otter Creek Road from entrance to bridge.
2. Prepare a letter of pending development addressing streetlights as required
by Section 31-403 of the Little Rock code. Contact Traffic Engineering `at
(501) 379-1813 (Steve Philpott) for more information regarding streetlight
requirements.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. The minimum Finish Floor elevation is required to be shown on the plat and
grading plans. The finished floor elevation should be determined by a
professional engineer. The finished floor is to be constructed to one (1) foot
or more above the base flood elevation. All supporting mechanical
equipment must be constructed above the base flood elevation. The
referenced FIRM panel numbers are incorrect. All proposed plans should
reference the current 2001 FIRM.
5. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
6. All fill material stockpiled within the floodway and floodplain must be
removed prior to issuance of certificate of occupancy.
7. 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.
8. Structures are located within the regulatory floodway. Code requires
floodways to be unencroached with obstructions. Structures located within
the floodplain must comply with code at the time of construction.' Provide
dates for construction of buildings located within the floodway.
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March 30, 2006
SUBDIVISION
ITEM NO.: 8 Cont. FILE NO.: S-1514
E.
F9
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: 290-foot written transmission easement exists along and adjacent to
the west property line. Entergy currently maintains a 30-foot wide standard
distribution easement regarding existing facilities along and adjacent to the north
and west property lines to keep tree growth away from power lines. Contact
Entergy at 954-5158 for additional information.
Center -Point Energy: No comment received.
SBC: Approved as submitted.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required. If larger or additional meters are installed,
a Capital Investment Charge based on the size of the meter connection(s) will
apply to this project in addition to normal charges. Additional fire hydrant(s) will
be required. Contact the Little Rock Fire Department to obtain information
regarding the required placement of the hydrant(s) and contact Central Arkansas
Water regarding procedures for installation of the hydrant(s). Contact Central
.Arkansas Water at 377-1225 for additional information.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
Counly Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer
ordinance requirements.
2. Phase two and three construction has not been built as shown on the
approved site plan and/or the approved landscape plan. Phase four
completion will also include any additional landscaping requirements not
currently being met. These outstanding issues need to be resolved prior to
the final certificate of occupancy being issued on any of the projects.
3. The landscape ordinance requires a minimum of thirty foot (30) of
landscaping along expressways. The plan proposes twelve foot (1.2) of
landscaping along Interstate 30. A variance from this minimum requirement
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March 30, 2006
UBDIVISION
ITEM NO.:
FILE NO.: S-1514
will require approval from the City Beautiful Commission.
4. An automatic irrigation system to water landscaped areas will be required.
5. 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.
6. 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: (March 8, 2006)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the proposed request indicating there
were additional items necessary to complete the review process. Staff stated the
request included a reduced street buffer along 1-30. Staff requested the applicant
provide dimensions of the buffer along the 1-30 Frontage Road. Staff also
requested the applicant provide details of the "enhanced plantings" - in the
reduced buffer area. Staff questioned if any fencing existed or was proposed as
a part of the development. Staff also questioned if any new paved area was
being proposed.
Public Works comments were addressed. Staff stated street improvements
would be required along Otter Creek Road conforming to the current `Master
Street Plan design. Staff also stated the minimum finish floor elevation was
required on the plan and should be shown at a minimum of one foot above the
base flood elevation. Staff stated special grading permits would be required for a
flood hazard area.
Landscaping comments were addressed. Staff stated Phase two and three
construction has not been built as shown on the approved site plan and the
approved landscape plan. Staff stated Phase four completion would also include
any additional landscaping requirements not currently being met. Staff stated
these outstanding issues needed to be resolved prior to the final certificate of
occupancy being issued on any of the projects. Staff stated the landscape
ordinance required a minimum of thirty foot (30) of landscaping along
expressways. Staff stated the plan proposed a twelve foot (12) landscaping strip
along Interstate 30. Staff stated a variance from this minimum requirement
would require approval from the City Beautiful Commission.
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.
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March 30, 2006
SUBDIVISION
ITEM NO.: 8 (Cont.
H. ANALYSIS:
FILE NO.: S-1514
The applicant submitted responses from the March 8, 2006, Subdivision
Committee meeting. The applicant has provided the dimensions of landscaped
areas adjacent to the 1-30 Frontage Road, details of the enhanced plantings and
the location of existing and proposed fencing. The applicant has also provided
the minimum floor elevation.
The proposal includes the expansion of the existing truck operation by the
placement of a maintenance building, wash bay, truck entrance guard shack and
32 trucks Idleaire facility. All the proposed new construction will be set with a
minimum floor elevation as required by City ordinances. The applicant has
agreed to remove the structures located within the floodway.
A variance for the required 30-foot buffer along 1-30 is being requested. The
landscaping along 1-30 and Otter Creek Road has been designed to screen their
existing truck operation and the new construction. Currently, there is a 40-foot
grass strip that lies between the frontage road and the parking area with 12-feet
of the grass strip located on the applicant's property giving the appearance of a
larger landscaped area. Along the 1-30 Frontage Road the Landscape Plan
indicates the placement of nine (9) Andorra Juniper shrubs, six (6) Burning Bush
shrubs, seven (7) compacta holly shrubs and fifty-four (54) loropetalum shrubs.
.Fifteen (15) Savannah Holly trees and thirteen (13) Shumard Oak trees are
planned. The Savannah Hollies are proposed at a minimum of 10 — 12 feet in
height and 2-inch minimum caliper, full to the ground and the Shumard Oaks are
proposed at a minimum of 14 — 16 feet in height and 2 Y2 to 3-inch minimum
caliper, full to the ground. The loropetalum and the Burning Bush are proposed
at a minimum of 7-gallon plantings 30 to 36 inches in height and 36-inch
minimum spread. The entire area will be sodded with Bermuda Sod. The
plantings along the eastern perimeter include eighty-seven (87) loropetalum
shrubs, seven (7) Savannah Holly trees, twelve (12) Shumard Oak trees and six
(6) Southern Magnolia trees. The Savannah Hollies are proposed at a minimum
of 10 — 12 feet in height and 2-inch minimum caliper, full to the ground, the
Shumard Oaks are proposed at a minimum of 14 — 16 feet in height and 2 Y2 to
3-inch minimum caliper, full to the ground and the Southern Magnolias are
proposed 14 — 16 feet in height and 2 Y to 3-inch minimum caliper, full to the
ground. The loropetalum are proposed at a minimum of 7-gallon plantings 30 to
36 inches in height and 36-inch minimum spread. The area will be sodded and
hydroseed with Bermuda. Plantings along Otter Creek Road include the
placement of 46 loropetalum shrubs, fourteen (14) Savannah Holly trees and
twelve (12) Shumard Oak trees. The loropetalum are proposed at a minimum of
7-gallon plantings 30 to 36 inches in height and 36-inch minimum spread. The
Savannah Hollies are proposed at a minimum of 10 —12 feet in height and 2-inch
C:
March 30, 2006
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: S-1514
minimum caliper, full to the ground, the Shumard Oaks are proposed at a
minimum of 14 — 16 feet in height and 2 % to 3-inch minimum caliper, full to the
ground. The area will be hydroseed with Bermuda.
According to the minimum Landscape Ordinance requirements one (1) tree shall
be planted for every seven hundred fifty (750) square feet of landscaped or buffer
area with an average linear spacing of not less than thirty (30) feet. Three (3)
shrubs or vines for every thirty (30) linear feet shall be planted in the perimeter
planting strip. Massing is permitted as long as trees are spaced not more than
one (100) linear feet apart including the width of driveways. The indicated
plantings are more than adequate to meet the typical minimum size requirements
of the Landscape Ordinance.
The applicant is not proposing any additional paved areas. The existing paving
material has been accepted by the City Public Works Department as an
acceptable paving surface. The area has been constructed of reclaimed asphalt.
Based on the activity of the site a traditional asphalt surface will not withstand the
heavy truck traffic and turning movements of the trucks. Staff is supportive of
this alternative paving material but the paving material must be compacted and
maintained.
Staff is supportive of the proposed development. The request is to allow this
existing operation to expand their current operations by the addition of a
maintenance building, wash_ bay, truck entrance guard shack and truck Idleaire
facility. Although the request includes a variance from the minimum buffer
ordinance standard with regard to the perimeter landscape strip staff does -not
feel this negatively impacts: the area. The applicant has indicated plantings
within the landscape area, which will enhance the area. Staff feels the
developers have done an adequate job in addressing concerns of the area. To
staffs knowledge there are no outstanding issues associated with the request-:
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the above
agenda staff report.
Staff recommends approval of the requested variance from Section 31-13(g) to
allow'a reduced street buffer adjacent to 1-30.
VA
March 30, 2006
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: S-1514
minimum caliper, full to the ground, the Shumard Oaks are proposed at a
minimum of 14 — 16 feet in height and 2 '/ to 3-inch minimum caliper, full to the
ground. The area will be hydroseed with Bermuda.
According to the minimum Landscape Ordinance requirements one (1) tree shall
be planted for every seven hundred fifty (750) square feet of landscaped or buffer
area with an average linear spacing of not less than thirty (30) feet. Three (3)
shrubs or vines for every thirty (30) linear feet shall be planted in the perimeter
planting strip. Massing is permitted as long as trees are spaced not more than
one (100) linear feet apart including the width of driveways. The indicated
plantings are more than adequate to meet the typical minimum size requirements
of the Landscape Ordinance.
The applicant is not proposing any additional paved areas. The existing paving
material has been accepted by the City Public Works Department as an
acceptable paving surface. The area has been constructed of reclaimed asphalt.
Based on the activity of the site a traditional asphalt surface will not withstand the
heavy truck traffic and turning movements of the trucks. Staff is supportive of
this alternative paving material but the paving material must be compacted and
maintained.
Staff is supportive of the proposed development. The request is to allow this
existing operation to expand their current operations by the addition of a
maintenance building, wash bay, truck entrance guard shack and truck Idleaire
facility. Although the request includes a variance from the minimum buffer
ordinance standard with regard to the perimeter landscape strip staff does not
feel this negatively impacts the area. The applicant has indicated plantings
within the landscape area, which will enhance the area. Staff feels the
developers have done an adequate job in addressing concerns of the area. To
staffs knowledge there are no outstanding issues associated with the request.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the above
agenda staff report.
Staff recommends approval of the requested variance from Section 31-13(g) to
allow a reduced street buffer adjacent to 1-30.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval subject
to compliance with the comments and conditions as outlined in paragraphs D, E and F
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March 30, 2006
SUBDIVISION
ITEM NO.: 8 Cont. FILE NO.: S-1514
of the agenda staff report. Staff also presented a recommendation of approval of
the requested variance from Section 31-13(g) to allow a reduced street buffer adjacent
to 1-30.
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 10 ayes, 0 noes and 1 absent.
E:3