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Home My WebLink AboutZ-5110-C Staff AnalysisSeptember 14, 2000 ITEM NO.: D FILE NO.: Z -5110-C NAME: Accessible Space, Inc. - Conditional Use Permit LOCATION: 7009 Baseline Road OWNER/APPLICANT: 7009 Baseline Partnership / Matthew Crellin, Accessible Space, Inc. PROPOSAL: To obtain a conditional use permit to build a two-story, 22 unit apartment building for physically disabled on property zoned 0-3, General Office, located at 7009 Baseline Road. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This 2.23 acre site is located on the south side of Baseline Road, just west of Dailey Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: This site is zoned 0-3, General Office, and is surrounded by R-2, Single Family Residential zoning on the north, west and south sides. Those properties are being used for single family residences. The zoning to the east is 0-3, but a trailer park exists there now. Further to the west the zoning again becomes commercial. Staff believes the proposed multifamily use would be compatible with this area and serve to provide a good transition from potential standard office use in the rest of the office zoning to the east, and the residential zoning currently surrounding this property on the other three sides. The Chicot and Cloverdale Neighborhood Associations, the Southwest Little Rock United for Progress, all property owners within 200 feet, and all residents within 300 feet that could be identified, were notified of the public hearing. September 14, 2000 SUBDIVISION ITEM NO.• D (Cont.) FILE NO.: Z -5110-C 3. ON SITE DRIVES AND PARKING: The proposal includes two driveways entering the property from Baseline Road at the east and west corners of the property. The ordinance would only support one driveway for the 190 foot frontage. In addition, is proposed a parking area with 22 spaces in the front of the building along Baseline. The standard for multifamily housing is 1.5 parking spaces per apartment. The 22 apartments would require 33 spaces 4. SCREENING AND BUFFERS: The proposed land use buffer along the western perimeter is short of the minimum six foot width required. The full width requirement without transfers is 9 -� feet. A six foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, is required along the southern and western perimeters of the site. Credit toward fulfilling this requirement can be given when preserving existing dense vegetation, which provides the required year-round screening. 5. PUBLIC WORKS COMMENTS: a. Right-of-way dedication required per the "MSP" (90 feet is required for Baseline Road) b. Easements shown for proposed storm drainage are required. c. Easements for proposed stormwater detention facilities are required. d. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". e. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. f. Stormwater Detention per Ordinance 14,787 and the "Drainage Manual". 2 September 14, 2000 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -5110-C g. Plans of all work in right-of-way shall be submitted for approval prior to start of work. h. Contact the AHTD for work within the State Highway right-of-way. i. Existing topographic information at maximum five foot contour interval 100 -year base flood elevation is required. j. A Sketch Grading and Drainage Plan per Sec. 29-186 (e) is required. k. A Grading Permit per Secs_ 29-186 (c) & (d) is required. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Water: Construction of a water main extension from Dailey Drive will be required. On site fire protection may be required. An acreage charge of $150 per acre applies in addition to normal charges. Wastewater: Sewer available for this property. Exact location of the development is required by Little Rock Wastewater Utility due to existing mains in the area. Southwestern Bell: Approved as submitted. ARKLA: No comments received. Entergy: Approved as submitted. Fire Department: Contact Dennis Free, 371-3752, at the fire department concerning turning radii. Private fire hydranf may be required. Explain how fire access will be constructed. DATA: Site is on bus routes 17 & 17A; the proposed development should be designed to allow bus/transit access. 7. STAFF ANALYSIS: The applicant has requested a conditional use permit to build a two-story, 22 -unit apartment building on 2.23 acres of property zoned 0-3, General Office. The apartments would be used by adults who are physically 3 September 14, 2000 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -5110-C disabled, but are able to live independently. The owner would not provide medical care. Building siting requirements would be met by the proposal, but the west side driveway would be 1 foot short of the minimum 6 foot land use buffer. There would be room to provide the required minimum. In addition, proper screening would be required along the west and south property lines. That screening would need to be an opaque wooden fence or evergreen plantings. The proposed parking would be 11 spaces below the minimum requirement of 33 spaces. While it is acknowledged that many of the proposed residents would not drive, Staff believes the ordinance required minimum number of spaces should be provided to accommodate visitors, care providers, and maintenance workers. Staff does not support the variance for reduced parking. Public Works does not support the proposed two driveways from Baseline Road since the ordinance does not support two driveways with only a 190 -foot street frontage. The distance of those_ driveways from the property lines as. proposed is also below ordinance standards. Public Works recommends a single driveway located in the center of the property. Staff believes the proposed use would be compatible with the area, but some modifications would be needed to the site plan before rendering full support. STAFF UPDATE: On July 26, 2000, Staff received a letter from the applicant requesting this item be deferred until the September 14th hearing. Staff supports the deferral. 8. STAFF RECODMENDATION: Staff recommends approval of the requested deferral until the September 14th Hearing. 4 September 14, 2000 SUBDIVISION ITEM NO.: D- (Cont.) FILE NO.: Z -5110-C SUBDIVISION COMMITTEE COMMENTS: (JULY 13, 2000) Kip Moore was present representing the application. Staff gave a brief description of the proposal. Public Works reviewed their comments. A discussion took place regarding the need for two driveways and the proposed reduced parking. The screening and buffer requirements were also reviewed. Some additional information was requested by Staff to include building height, justification of the 40 foot building line shown on the site plan, and more justification for the reduced parking. Committee members asked the applicant to re-examine the location of the dumpster in relation to the patio, and to think about the benefits of fencing in the entire property. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (AUGUST 3, 2000) No one was present representing the application since it was recommended for deferral. There were no registered supporters or objectors present. Staff presented the item with a recommendation for deferral to the September 14, 2000 public hearing. The item was placed on the Consent Agenda and deferred to the September 14th, 2000 Planning Commission public hearing. The vote was 8 ayes, 0 nays, and 3 absent. SUBDIVISION COMMITTEE COMMENTS: (AUGUST 24, 2000) Kip Moore, project architect, was present representing the application. Staff gave a brief description of the revised proposed site plan. It included a single access onto Baseline and an increase in parking to 33 spaces to comply with Staff requests. 5 September 14, 2000 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -5110-C Mr. Moore commented that they had worked hard in revising the site plan to keep as many trees as possible and to accommodate the concerns of the neighbors and Staff. They moved the building back from Baseline Road and to the East to allow room for the required parking and to maintain more trees in the front of the building and reduced access to one driveway. A short discussion took place regarding required screening from residential zoned areas, a need to widen the access driveway to 24 feet since it would be 2 -way traffic, and a need to construct a sidewalk along Baseline. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. STAFF UPDATED RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with the City's Landscape and Buffer Ordinances. b. Comply with Public Works Comments. c. Comply with Fire Department Comment. d. All exterior lighting must be low intensity and directed downward and inward to the property and not towards any residential zoned area. STAFF UPDATE: _ A meeting was scheduled with the neighborhood organizations on September 12 to discuss any further neighborhood concerns. No information was available since the meeting will occur after this writing. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2000) Matthew Crellin, Accessible Space Inc., and Kip Moore, project architect, were present representing the application. There were no registered objectors present. 0 September 14, 2000 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -5110-C Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Updated Recommendation," above. The driveway may be 22 feet wide, but it must be located 10 feet from the west property line from at least the north property line to the edge of Baseline Road pavement in order to meet ordinance radii requirements at the curb. The item was placed on the Consent Agenda and approved as revised to include staff comments and recommendations. The vote was 11 ayes, 0 nays and 0 absent. 7