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HomeMy WebLinkAboutZ-5079-D Staff AnalysisOCTOBER 27, 2014 ITEM NO.: A File No.: Owner: Applicant: Address: Description: Zoned: Z -5079-D Team Development, LLC Floyd Waltman, Machado Patano 3407 John Barrow Road East side of John Barrow Road between W. 34th and W. 35th Streets C-4 Variance Requested: A variance is requested from the area provisions of Section 36-301 to allow a new commercial development with reduced front building setback. Justification: Present Use of Property: Proposed Use of Property: STAFF REPORT A. Public Works Issues: The applicant's justification is presented in an attached letter. Small commercial building and parking Commercial 1. At the time of building permit, boundary street improvements will be required. 34th and 35th Streets will be required to construct half street improvements 15.5 feet from centerline of road to the new back of curb with sidewalks to the property line. 2. At time of building permit, right-of-way dedication to the City 30 feet from centerline of both 34th and 35th Street will be required. 3. At time of building permit, right-of-way dedication to the City 45 feet from centerline of John Barrow Road will be required. 4. The maximum allowable radius on the driveway aprons is 15 feet. The minimum allowable driveway apron radius is 10 feet. The driveway radii shall not extend past the property line. 5. John Barrow Road has a preliminary conceptual design for streetscapes at this location. Full access may not be allowed to the driveway off of John Barrow. There is a planned multi use trail located 21 feet off of the back of curb on the east side John Barrow Road. The building shows to be approximately 31 feet off of the back of curb. OCTOBER 27, 2014 ITEM NO.: A (CON'T_ B. Landscape and Buffer Issues: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements and the John Barrow Road Overlay District. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (Y2) the full width requirement but in no case less than nine (9) feet. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the city's landscape ordinance requirements. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. 6. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 7. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 8. All landscape areas shall be protected as per City of Little Rock Landscape Ordinance (Sec. 15-100). Provide notes on plan specifying type and location of mulch, edging, wheel stops, and/or concrete curb and gutter. 9. 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. OCTOBER 27, 2014 ITEM NO.: A (CON'T. Staff Update: Staff has conducted a preliminary review of the applicant's site plan. The applicant has only requested a front setback variance for the proposed building. Staff informed the applicant that a variance was needed for the proposed dumpster location. When the required right-of-way dedication for John Barrow Road, W. 34th Street and W. 35th Street is applied to the site plan, the new right-of-way line bisects the dumpster location and creates buffer variances along the south and west sides of the proposed parking area. It also greatly intensifies the requested front setback variance. Given this current status, staff believes the application needs to be deferred to allow the applicant time to address the above referenced issues and revise the proposed site plan. At this time staff does not feel that the site plan is ready to proceed for review by the Board of Adjustment. Staff recommends that this application be deferred to the October 27, 2014 agenda. BOARD OF ADJUSTMENT: (September 29, 2014) Staff informed the Board that the application needed to be deferred to the October 27, 2014 agenda, based on the fact that a revised site plan and possible additional variances would be needed for the proposed project. The item was placed on the Consent Agenda for deferral to the October 27, 2014 Agenda. The vote was 4 ayes, 0 nays and 1 absent. The application was deferred. Staff Update: The applicant submitted a letter to staff on October 13, 2014 requesting this application be withdrawn. Staff supports withdrawal request. BOARD OF ADJUSTMENT: (October 27, 2014) Staff informed the Board that the applicant submitted a letter on October 13, 2014 requesting that the application be withdrawn. Staff supported the withdrawal request. The item was placed on the Consent Agenda for withdrawal. The vote was 4 ayes, 0 nays and 1 absent. The application was withdrawn.