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HomeMy WebLinkAboutS-1721 Staff AnalysisITEM NO.: 2 NAME: Alexander Distribution Warehouse Subdivision Site Plan Review LOCATION: located on South Loop Road just North of Alexander Road S-1721 Planninq Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than February 5, 2014. The Office of Planning and Development must receive the proof of notice no later than February 14, 2014. 2. Provide the building coverage, both the principal and accessory, in square feet. 3. Provide the floor area, principal and accessory of the proposed structures. 4. Provide the proposed number of parking spaces, employee and visitor. 5. Provide a note on the site plan indicating the maximum building height. The maximum height allowed in the 1-2 zoning district is 45-feet. 6. Provide the number of spaces proposed for the future employee parking area. 7. The design standards for the South Loop Bypass — divided roadway — 4 through lanes with a divided median; median openings at collector and arterial road crossings; partially controlled property access with ingress and egress at a minimum spacing of 300-feet; joint access driveways with right turn channelization and deceleration lanes are encouraged. Variance/Waivers: Land Alteration Variance (?) Public Works Conditions: 1. Due to Master Street Plan requirements and restriction of the right-of-way purchase deeds, the only full access to South Loop Road is from arterial and collector streets. The proposed commercial street to the north must be removed. 2. Per the Master Street Plan, half of a minor arterial street should be constructed along the south property line to the west property line with a temporary gravel turnaround of 100 feet in diameter. Additional street width is needed at the South Loop Road intersection. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to the new minor arterial street along the south property line including 5-foot sidewalks with the planned development. One half of a minor arterial street consists of 27.5 feet of pavement with a 2 foot curb and gutter section. The full street width must be constructed at the South Loop Road intersection. A median cut can be constructed of sufficient size and width for a future minor arterial street intersection from the east. 4. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. Item # 2. 5. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. A variance must be requested to grade off the proposed site. 6. Stormwater detention ordinance applies to this property. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg Simmons) for more information. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 11.The proposed location of the new driveway to the subject property on the new minor arterial street must be located at least 600 feet from the South Loop Road right-of- way and at least 150 feet from the property line of the subject property. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy Distribution does not object, but Entergy Transmission will need to review and respond. Center -Point EneLgy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to Lots 3 and 4 on this property. 3. 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. Item # 2. 4. 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. 5. 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 the Little Rock Fire Department is required. 6. Contact Central Arkansas Water regarding the size and location of the water meter. 7. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 8. 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. 9. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water'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. 10. 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. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Out of service area. Parks and Recreation: No comment received. Planning Division: No comment. Item # 2, Landscape- 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Interior landscape areas shall comprise a minimum of eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. 3. An automatic irrigation system to water landscaped areas will be required. 4. 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. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, February 5, 2014. Item # 2. February 20, 2014 ITEM NO.: 2 FILE NO.: S-1721 NAME: Alexander Distribution Warehouse Subdivision Site Plan Review LOCATION: Located on South Loop Road just North of Alexander Road DEVELOPER: Saad Development Corporation 3601 Spring Hill Business Park Suite 200 Mobile, AL 36608 FNGINEER: White-Daters and Associates Mr. Joe White 24 Rahling Circle Little Rock, AR 72223 CURRENT ZONING: 1-2, Light Industrial PLANNING DISTRICT: 16 — Otter Creek CENSUS TRACT- 41.04 VARIANCEMAIVERS: A variance from Section 29-186 to allow advanced grading on an adjacent property. A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT: The property contains 42+ acres and is located on South Loop Road just north of Alexander Road. The property is currently zoned 1-2, Light Industrial District. The request is for approval of a site plan per Section 31-13 of the Little Rock Code to allow the construction of multiple buildings on a single site. The development is proposed as a build to suit project for a large national tenant. The building will cover just over 300,000 square feet of warehouse space to allow package distribution for the Central Arkansas area. Access for the trucks will be taken from a new arterial along the southern boundary of the development which connects to South Loop Road just north of Alexander Road. The developer is requesting a variance from the City's Land Alteration Ordinance to allow advanced grading on an adjacent site just to the east. The property is owned by the seller. The applicant states grading in this area will allow the properties to match grade and eliminate the need to haul fill into this site. February 20, 2014 SUBDIVISION ITEM NO.: 2(Cont.)FILE NO.: S-1721 B. EXISTING CONDITIONS: The site is a pasture bounded by a railroad main line on the northwest and an electrical transmission line on the south. The site is relatively flat with few trees. There is a stock pond located within the property near the western edge. The east bound lanes of South Loop Road have been constructed. The right of way is in place for the west bound lanes. The bridge crossing the railroad main line is an elevated bridge and was constructed as a two-lane bridge. Alexander Road is located to the south of this site and Mabelvale West Road to the north. Alexander Road is a two lane road with open ditches for drainage. Some improvements have been made to the intersection of Mabelvale West Road South Loop Road however the north side of the intersection is an open ditch. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200-feet of the site along with Southwest Little Rock United for Progress, the Alexander Road Neighborhood Association and the Meyer Lane Neighborhood Association were notified of the public hearing. (The Meyer Road Neighborhood Notice was returned to staff and marked unforwardable. In addition staff called the phone number listed for the contact person. The phone number has been disconnected.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to Master Street Plan requirements and restriction of the right-of-way purchase deeds, the only full access to South Loop Road is from arterial and collector streets. The proposed commercial street to the north must be removed. 2. Per the Master Street Plan, half of a minor arterial street should be constructed along the south property line to the west property line with a temporary gravel turnaround of 100 feet in diameter. Additional street width is needed at the South Loop Road intersection. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to the new minor arterial street along the south property line including 5-foot sidewalks with the planned development. One half of a minor arterial street consists of 27.5 feet of pavement with a 2 foot curb and gutter section. The full street width must be constructed at the South Loop Road intersection. A median cut can be constructed of sufficient size and width for a future minor arterial street intersection from the east. 2 February 20, 2014 SUBDIVISION NO.: 2 (Cont. FILE NO.: S-1721 4. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 5. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. A variance must be requested to grade off the proposed site. 6. Stormwater detention ordinance applies to this property. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg Simmons) for more information. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 11. The proposed location of the new driveway to the subject property on the new minor arterial street must be located at least 600 feet from the South Loop Road right-of-way and at least 150 feet from the property line of the subject property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy Distribution does not object, but Entergy Transmission will need to review and respond. Center -Point Energy: No comment received. AT & T: No comment received. 3 February 20, 2014 SUBDIVISIO ITEM NO.: 2 (Cont.) FILE NO.: S-1721 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. 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. 4. 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 the Little Rock Fire Department is required. 5. Contact Central Arkansas Water regarding the size and location of the water meter. 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 7. 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. 8. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water'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. El February 20, 2014 SUBDIVISION ITEM NO.: 2 (Cont_ F G FILE NO.: S-1721 9. 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. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Out of service area. Parks and Recreation: No comment received. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Interior landscape areas shall comprise a minimum of eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. 3. An automatic irrigation system to water landscaped areas will be required. 4. 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. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. SUBDIVISION COMMITTEE COMMENT: (January 29, 2014) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating the request was for a multiple building site plan review to allow the placement of a warehouse distribution center on 40+ acres. Staff stated there were few outstanding technical issues associated with the request. Staff requested Mr. White provide 5 February 20, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) _ FILE NO.: S-1721 the maximum building height for the structures, the percentage of building coverage and the number of parking spaces indicated for employee parking. Public Works comments were addressed. Staff stated access to South Loop Road was not permitted due to conditions placed on the Federal Grant received to construct the street. Staff stated the stormwater detention ordinance would apply to the development of the property. Staff questioned if grading would take place off -site. Staff stated half street improvements were required to the proposed arterial street. Landscaping comments were addressed. Staff stated interior landscape areas were to comprise a minimum of eight percent of the vehicular use area containing twelve or more parking spaces. Staff stated prior to the issuance of a building permit a landscape plan prepared by a registered landscape architect would be required. 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. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the January 29, 2014, Subdivision Committee meeting. The applicant has provided the maximum building height for the building, the percentage of building coverage and the number of parking spaces to serve the employees. The property is currently zoned 1-2, Light Industrial District. The request is for approval of a site plan per Section 31-13 of the Little Rock Code to allow the construction of multiple buildings on a single site. The principal structure is proposed containing 305,000 square feet of warehouse space. The site has been moved to the west and no longer has frontage on South Loop Road. The reason for the relocation was to avoid wetlands located near the southeastern portion of the site. The improvements to South Loop Road will be completed at the time the property with frontage is developed. Access to the development will be taken from a new arterial, future Mabelvale Cut-off Road, along the southern boundary of the development. The developer is requesting to construct the full 59 foot width of the east 1,280 feet of the Mabelvale Cut-off Extension as shown on the Master Street Plan with sidewalk on the north side only and construct a temporary cul de sac at 11 February 20, 2014 SUBDIVISION ITEM NO.: 2 Cont.) FILE NO.: S-1721 the end of the paving. In addition the applicant is proposing to place a full traffic signal at the intersection of Mabelvale West and South Loop Road along with restriping of the intersection and one lane of additional paving on the north side of the intersection as outlined by the Public Works staff. This construction will be completed in lieu of the half street improvements for the entire length of the Mabelvale Cut-off Extension adjacent to the applicant's property. At the time the street design of Mabelvale Cut-off is submitted to Public Works for review and approval a traffic study will be required to determine the design of the intersection and the need for a traffic signal at the intersection of Mabelvale Cut-off and South Loop Road. The building coverage proposed for the principal structure is 15.4 percent. The entrance building is proposed containing 3,140 square feet with a building coverage of 0.16 percent and the vehicle maintenance building is proposed containing 5,180 square feet of floor area with a building coverage of 0.26 percent. The site plan indicates a total of 630 employee parking spaces will be constructed with the initial development. An additional 120 spaces are indicated on the site plan as future expansion of the employee parking area. The applicant has indicated the maximum building height proposed is 45-feet. The 1-2, Light Industrial Zoning District allows a maximum building height of 45-feet. All signage is proposed to comply with the typical standards of the zoning ordinance for industrially zoned property. The developer is requesting a variance from the City's Land Alteration Ordinance to allow advanced grading on an adjacent site just to the east. The property is owned by the seller. The applicant states grading in this area will allow the properties to match grade and eliminate the need to haul fill into this site. Staff is supportive of the proposed development and the street improvements as indicated by the applicant. The request is for a multiple building site plan review to allow the placement of a warehouse distribution facility on this 1-2, Light Industrial zoned property containing 40+ acres. The site plan appears to fully comply with the minimum standards of the zoning district. There is a variance associated with the City's Land Alteration Ordinance to allow grading of a portion of an adjacent site with the grading of this site. Staff is supportive of allowing the grading as proposed. To staffs knowledge there are no remaining outstanding technical issues associated with the request. 7 February 20, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-172 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 agenda staff report. Staff recommends approval of the variance request from the City's Land Alteration Ordinance to allow grading of a portion of an adjacent site with the grading of this site. Staff recommends in -lieu of construction of one-half street improvements to Mabelvale Cut-off Road the applicant construct the full 59 foot width of the east 1,280 feet of the Mabelvale Cut-off Extension as shown on the Master Street Plan with sidewalk on the north side only and construct a temporary cul de sac at the end of the paving. Staff recommends at the time the street design is submitted to Public Works for review and approval a traffic study will be required to determine the design of the intersection and the need for a traffic signal at the intersection of Mabelvale Cut-off and South Loop Road. PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from the City's Land Alteration Ordinance to allow grading of a portion of an adjacent site with the grading of this site. Staff presented a recommendation in -lieu of construction of one-half street improvements to Mabelvale Cut-off Road the applicant construct the full 59 foot width of the east 1,280 feet of the Mabelvale Cut-off Extension as shown on the Master Street Plan with sidewalk on the north side only and construct a temporary cul de sac at the end of the paving. Staff presented a recommendation at the time the street design was submitted to Public Works for review and approval a traffic study was required to determine the design of the intersection and the need for a traffic signal at the intersection of Mabelvale Cut-off and South Loop Road. Mr. Joe White of White-Daters and Associates addressed the Commission on the merits of the request. He stated the property was zoned 1-2, Light Industrial which allowed the construction of the facility as proposed. Mr. White stated the only reason the development was before the Commission was to allow multiple buildings as per the Subdivision Ordinance. He stated he had suggested to the developers to place the E:3 February 20, 2014 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1721 loading dock doors on the south side of the building due to grade issues. Mr. White stated the developers refused this suggestion because of their sensitivity to the neighborhood. He stated the developers were requesting to construct the entire width of Mabelvale Cut-off Extension along their frontage instead of constructing '/2 street improvements along their entire frontage. Mr. White stated the street construction for full width verses 1/2 width construction had been done before the most recent case was LaMarche Drive next to the Gardens at Valley Falls. He stated the developers were providing a traffic signal at the intersection of Mabelvale West and South Loop Road to allow safe access to the site. Ms. BJ Wyrick, City Director Ward 7, addressed the Commission with concerns. She stated she was a property owner in the area and lived across Alexander Road from the proposed development. She stated she understood property rights, zoning and the site plan review process. Director Wyrick stated she was concerned with the impact the proposed development would have on the new South Loop Road. She stated before South Loop Road was constructed the neighborhood had two (2) entrances but both were impacted by at -grade railroad crossings. Director Wyrick stated the limited access impacted public health and safety for area residents. She stated the volume of traffic and the truck traffic from the facility would impact South Loop Road: Director Wyrick stated she was aware a traffic study had been completed and the volume of traffic did not meet warrants to place a traffic signal at the intersection of South Loop Road and the Mabelvale Cut-off Extension. Director Wyrick stated even if warrants were not met there would be a need for a traffic signal at the intersection. Ms. Pam Adcock, President of Southwest Little Rock United for Progress, addressed the Commission with concerns. She stated the developer should be required to construct full street improvements connecting to Alexander Road with the new construction and to place a traffic signal at the intersection of South Loop Road and Mabelvale Cut-off Extension. Mr. Ronnie Dedman addressed the Commission with concerns. He stated he lived in the area and was concerns with traffic flow. He stated South Loop Road had improved access to the area. Mr. White stated the developers were not prepared to construct the full street improvements from the site to Alexander Road. The Commission questioned the traffic study which had been completed. Mr. White stated there were two (2) questions being generated about traffic signals. He stated one was if a traffic signal was warranted at Mabelvale West and South Loop Roads located to the north of the site and if a traffic signal was warranted at South Loop Road and Mabelvale Cut-off Extension. Mr. White stated according to the traffic study the warrants would be met at the intersection of Mabelvale West and South Loop Roads but not on the Mabelvale Cut-off Extension and South Loop Road. 9 February 20, 2014 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: Mr. Ernie Peters addressed the Commission stating it would be a number of years before a light was warranted at South Loop Road and Mabelvale Cut-off Extension. He stated without the new development warrants were not met for a traffic signal at Mabelvale West and South Loop Roads. Mr. Peters stated only when the projections for the new development were factored into the overall traffic counts did the intersection of South Loop and Mabelvale West Roads meet warrants for the traffic signal. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 10 ayes 0 noes and 1 absent. 10 James, Donna From: Joe White, Jr. <jwhite@whitedaters.com> Sent: Monday, February 10, 2014 7:44 AM To: James, Donna Subject: In lieu wording Attachments: 20140206124831.pdf, 20140206130207.pdf The developer is not asking the City of Little Rock to pay for any improvements associated with this project. The developer is requesting to construct the full 59 ft width of the east 1280 ft of the Alexander Extension as shown on the MSP (see the first attachment) with sidewalk on the north side only, a temporary culdesac at the end of the paving, a full traffic signal at the intersection of Mabelvale West & South Loop Road along with restriping of the intersection and one lane of additional paving on the north side of the intersection as outlined by the Public Works staff (see second attachment) in lieu of the half street improvements for the entire length of the Alexander Extension. Joe White, P.E. White-Daters & Associates, Inc. 24 Rahling Circle Little Rock, AR 72223 P: (501) 821-1667 F: (501) 821-1668 1