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HomeMy WebLinkAboutZ-6528 Staff AnalysisFILE NO.: Z-6528 NAME: Osborne - Short -Form PD -I LOCATION: North side of East 17th Street, between Fletcher and Boyce Streets DEVELOPER: ENGINEER: Jim Osborne Chester D. Phillips 1115 Bond Street 8118 West Markham Street Little Rock, AR Little Rock, AR 72206 AREA: Approx. 1.75 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R -3/R -5/I-2 ALLOWED USES: Single-family, Multifamily, Light Industrial PROPOSED USE: Office/Warehouse VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On August 6, 1998, the Planning Commission approved a Land Use Plan change for this property from Single -Family to Industrial with a PZD required. On September 1, 1998, the Board of Directors passed Ordinance #17,807 amending the Land Use Plan as approved by the Planning Commission. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from R-3/ R -5/I-2 to PD -I to allow for the construction of an office/warehouse building. The proposed 24,000 square foot building will have a height of 24 feet. A total of 19,000 square feet will be used as warehouse space, with 2,000 FILE NO.: Z-6528 (Cont.) square feet of office and a 3,000 square foot shop area. The applicant is proposing 19 parking spaces along the south side of the building with a paved area along the east side of the building for truck access. The applicant has noted that the business will have a total of six (6) employees with operating hours of 8:00 a.m. to 5:00 p.m. Monday through Friday. The applicant has also noted that there will be no large truck access from East 17th Street. All large truck access will be from Fletcher Street. The proposed warehouse building will be of prefabricated metal construction. There will be no windows or doors on the west side of the building. The applicant has noted that the building will be an earth tone color in order to blend in more with the landscaping and lessen the visual impact on the residential property to the west and south. There is a small area along the north side of the proposed building which will be for a possible future building addition. The building addition will have to be approved by the Planning Commission at that future date, as the applicant is not showing the addition on this proposed site plan. B. EXISTING CONDITIONS: The property currently contains three (3) old residential structures. The general area contains a mixture of single- family, office and industrial uses and zoning. There are industrial uses located north and east of the site, with single-family residential uses to the west and south. Additional industrial uses are located approximately one block further west and several blocks further south. C. NEIGHBORHOOD COMMENTS: All property owners within 200 feet of the site as well as the East End Civic League, East Little Rock and Hanger Hill Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comment from the neighborhoods. D. ENGINEERING COMMENTS: Public Works Conditions: - 1. Fletcher Street is listed on the Master Street Plan as a principal arterial. 2. Dedicate right-of-way per Master Street Plan. A. Fletcher principal arterial 55' of right-of-way to centerline. B.Boyce Street 30' of right-of-way to centerline. F FILE NO.: Z-6528 (Cont. C. 20, radial dedication at East 17th and Fletcher. 3. Improve all streets to Master Street Plan or propose improvements with engineers estimate to 15% of development cost. 4. Driveway closest to 17th Street is to be moved 100' from 17th right-of-way per ordinance and other drive shall be at 300' spacing. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. AR.KLA : No Comment. Southwestern Bell: No Comment. Water: Acreage charge of $150/acre applies. Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. LATA: Served by CAT Route #20 (College Station). No foreseeable adverse impacts on transit. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is in the I-30 Planning District and was the subject of a Land Use Plan Amendment heard by the Planning Commission on August 6, 1998. At that meeting, the change from Single Family to Industrial was passed with the condition of a PID for further development. The following language was part of the staff report: The proposed use should be of a low intensity use -low key. Applications for development on this site will be carefully examined for the following concerns, but not limited to: access (building orientation and entry, both vehicular and pedestrian); buffers, screening and landscaping; height; curb cuts; building fagade design and building materials; noise; and parking. The PID does not address these issues. The parking should be to the north, away from the residences. The blank wall on the west side of the building should be screened from the residences to the west. A landscaping plan with buffers and screening should be submitted. Elevations need to be examined as to height of the building and materials used. Noise factors arising from uses have not been addressed. 3 FILE NO.: Z-6528 (Cont. Even though a PID has been filed as required of the Land Use Plan amendment, the spirit of the staff report has not been properly addressed. Currently, there is not a neighborhood plan in effect for this area. Landscape Issues: The proposed street buffers meet with ordinance requirements when average out. However, most of the buffer width proposing along Fletcher Street is 3 feet below the full requirement of 9 feet before transfers. The plan proposed does not provide for the 3 foot wide building landscape strip between the public parking area and the proposed structure. Some flexibility is allowed with this requirement. A total of six percent of the interior of the vehicular use area must be landscaped with interior island(s). Since loading and unloading areas can be excluded from this requirement, the total interior requirement can be reduced the 594 square feet. The plan submitted does not provide for this requirement. Prior to a construction permit, detailed landscape plans must be approved by Bob Brown, Plans Review Specialist. Mr. Brown may be reached at 371-4864. G. ANALYSIS: The applicant submitted a revised site plan and elevations to staff on November 12, 1998. The plan appears to address the concerns raised by staff and the Subdivision Committee. The area for large truck access has been located near the northeast corner of the property. This area will be shielded by the building from the residential to the south and west. Staff feels that the area along the west side of the building should be heavily landscaped in order to lessen the visual impact of the 300 foot building side. Staff feels that a heavy planting of trees (a mixture of 25 to 30 evergreen and deciduous trees with a staggered placement) will achieve this effect. Staff also feels that the area between the parking lot and East 17th Street should be heavily landscaped. As of this writing, staff has requested a detailed landscape plan which the applicant has agreed to submit prior to the public hearing. 4 FILE NO.: Z-6528 (Cont.) The City's Zoning Ordinance would typically require 20 parking spaces for the proposed use. There are 19 parking spaces shown on the site plan, not including area for truck parking. The number of parking spaces should be adequate to serve the proposed use. The main issue associated with the site plan relates to Fletcher Street, which is shown on the Master Street Plan as a principal arterial with 55 feet of right-of-way dedication from centerline required. Public Works has indicated that because of the location of Fletcher Street, with 90 degree intersections at East 15th and East 17th Streets, an amendment to the Master Street Plan would be in order. Public Works recommends that the Master Street Plan be amended to downgrade Fletcher Street to a collector with 30 feet of right-of-way required for this project. If this application is approved, the Master Street Plan Amendment can be forwarded to the Board of Directors with the rezoning. Otherwise, staff can foresee no outstanding issues associated with the site plan. Staff feels that with the heavy landscaping as mentioned previously, the proposed development should have no adverse effect on the residential uronerties to the west and south. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -I zoning subject to the following conditions: 1. Compliance with the requirements noted in paragraphs D, E and F of this report. 2. A detailed landscape plan must be submitted to and approved by staff. 3. The building must have an earth tone color. 4. There will be no large truck access from East 17th Street. 5. Any site lighting must be low-level and directed away from adjacent property. 6. Staff recommends approval of a Master Street Plan Amendment, downgrading Fletcher Street to a collector. This Master Street Plan Amendment will be forwarded to the Board of Directors with the rezoning. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 5, 1998) Jim Osborne was present, representing the application. Staff gave a brief description of the site plan. 5 FILE NO.: Z-6528 (Cont.) The Public Works requirements were discussed with the applicant and Committee. The main topic of conversation was the fact that Fletcher Street is shown on the Master Street Plan as a principal arterial. The possible downgrading of the street classification was discussed. Mr. Osborne noted that the site plan was designed to keep the truck traffic as far away and as shielded from the residential uses as possible. He noted that the area at the north side of the building would be for a possible future building expansion. After the brief discussion, the Committee forwarded the issue to the full Commission for final action. PLANNING_COMMISSION ACTION: (DECEMBER 3, 1998) Staff informed the Commission that the applicant had submitted a letter requesting that the item be deferred to the January 21, 1999 agenda. Staff supported the deferral as requested. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the January 21, 1999 agenda. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays and 4 absent. STAFF UPDATE: The applicant submitted a letter to staff on January 8, 1999 requesting that this item be deferred to the March 4, 1999 agenda. The applicant is working out a title problem associated with the property. Staff recommends approval of the deferral request. PLANNING COMMISSION ACTION: (JANUARY 21, 1999) Staff informed the Commission that the applicant had submitted a letter requesting that the item be deferred to the March 4, 1999 agenda. Staff supported the deferral as requested. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the March 4, 1999 agenda. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. 6 FILE NO.: Z-6528 (Cont.) PLANNING COMMISSION ACTION: (MARCH 4, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 7 March 4, 1999 ITEM NO.: B NAME: Osborne - Short -Form PD -I FILE NO.: Z-6528 LOCATION: North side of East 17th Street, between Fletcher and Boyce Streets DEVELOPER: ENGINEER: Jim Osborne Chester D. Phillips 1115 Bond Street 8118 West Markham Street Little Rock, AR Little Rock, AR 72206 AREA: Approx. 1.75 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R -3/R -5/I-2 ALLOWED USES: Single-family, Multifamily, Light Industrial PROPOSED USE: Office/Warehouse VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On August 6, 1998, the Planning Commission approved a Land Use Plan change for this property from Single -Family to Industrial with a PZD required. On September 1, 1998, the Board of Directors passed Ordinance #17,807 amending the Land Use Plan as approved by the Planning Commission. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from R-3/ R -5/I-2 to PD -I to allow for the construction of an office/warehouse building. The proposed 24,000 square foot building will have a height of 24 feet. A total of 19,000 square feet will be used as warehouse space, with 2,000 March 4, 1999 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6528 square feet of office and a 3,000 square foot shop area. The applicant is proposing 19 parking spaces along the south side of the building with a paved area along the east side of the building for truck access. The applicant has noted that the business will have a total of six (6) employees with operating hours of 8:00 a.m. to 5:00 p.m. Monday through Friday. The applicant has also noted that there will be no large truck access from East 17th Street. All large truck access will be from Fletcher Street. The proposed warehouse building will be of prefabricated metal construction. There will be no windows or doors on the -west side of the building. The applicant has noted that the building will be an earth tone color in order to blend in more with the landscaping and lessen the visual impact on the residential property to the west and south. There is a small area along the north side of the proposed building which will be for a possible future building addition. The building addition will have to be approved by the Planning Commission at that future date, as the applicant is not showing the addition on this proposed site plan. B. EXISTING CONDITIONS: The property currently contains three (3) old residential structures. The general area contains a mixture of single- family, office and industrial uses and zoning. There are industrial uses located north and east of the site, with single-family residential uses to the west and south. Additional industrial uses are located approximately one block further west and several blocks further south. C. NEIGHBORHOOD COMMENTS: All property owners within 200 feet of the site as well as the East End Civic League, East Little Rock and Hanger Hill Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comment from the neighborhoods. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Fletcher Street is listed on the Master Street Plan as a principal arterial. 2. Dedicate right-of-way per Master Street Plan. 2 March 4, 1999 SUBDIVISION ITEM NO.: B (Cont. FILE NO.: Z-6528 A. Fletcher principal arterial 55' of right-of-way to centerline. B.Boyce Street 30' of right-of-way to centerline. C. 20' radial dedication at East 17th and Fletcher. 3. Improve all streets to Master Street Plan or propose improvements with engineers estimate to 15% of development cost. 4. Driveway closest to 17th Street is to be moved 100' from 17th right-of-way per ordinance and other drive shall be at 300' spacing. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. ARKLA : No Comment. Southwestern Bell: No Comment. Water: Acreage charge of $150/acre applies. Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. Countv Plannin : No Comment received. CATA: Served by CAT Route #20 (College Station). No foreseeable adverse impacts on transit. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the I-30 Planning District and was the subject of a Land Use Plan Amendment heard by the Planning Commission on August 6, 1998. At that meeting, the change from Single Family to Industrial was passed with the condition of a PID for further development. The following language was part of the staff report: The proposed use should be of a low intensity use -low key. Applications for development on this site will be carefully examined for the following concerns, but not limited to: access (building orientation and entry, both vehicular and pedestrian); buffers, screening and landscaping; height; curb cuts; building fagade design and building materials; noise; and parking. The PID does not address these issues. The parking should be to the north, away from the residences. The blank wall on the west side of the building should be screened from the residences to the 3 March 4, 1999 SUBDIVISION ITEM NO.: B (Cont. FILE NO.: Z-6528 west. A landscaping plan with buffers and screening should be submitted. Elevations need to be examined as to height of the building and materials used. Noise factors arising from uses have not been addressed. Even though a PID has been filed as required of the Land Use Plan amendment, the spirit of the staff report has not been properly addressed. Currently, there is not a neighborhood plan in effect for this area. Landscape Issues: The proposed street buffers meet with ordinance requirements when average out. However, most of the buffer width proposing along Fletcher Street is 3 feet below the full requirement of 9 feet before transfers. The plan proposed does not provide for the 3 foot wide building landscape strip between the public parking area and the proposed structure. Some flexibility is allowed with this requirement. A total of six percent of the interior of the vehicular use area must be landscaped with interior island(s). Since loading and unloading areas can be excluded from this requirement, the total interior requirement can be reduced the 594 square feet. The plan submitted does not provide for this requirement. Prior to a construction permit, detailed landscape plans must be approved by Bob Brown, Plans Review Specialist. Mr. Brown may be reached at 371-4864. G. ANALYSIS: The applicant submitted a revised site plan and elevations to staff on November 12, 1998. The plan appears to address the concerns raised by staff and the Subdivision Committee. The area for large truck access has been located near the northeast corner of the property. This area will be shielded by the building from the residential to the south and west. Staff feels that the area along the west side of the building should be heavily landscaped in order to lessen the visual impact of the 300 foot building side. Staff 4 March 4, 1999 SUBDIVISION ITEM NO.: B (Cont. FILE NO.: Z-6528 feels that a heavy planting of trees (a mixture of 25 to 30 evergreen and deciduous trees with a staggered placement) will achieve this effect. Staff also feels that the area between the parking lot and East 17th Street should be heavily landscaped. As of this writing, staff has requested a detailed landscape plan which the applicant has agreed to submit prior to the public hearing. The City's Zoning Ordinance would typically require 20 parking spaces for the proposed use. There are 19 parking spaces shown on the site plan, not including area for truck parking. The number of parking spaces should be adequate to serve the proposed use. The main issue associated with the site plan relates to Fletcher Street, which is shown on the Master Street Plan as a principal arterial with 55, feet of right-of-way dedication from centerline required. Public Works has indicated that because of the location of Fletcher Street, with 90 degree intersections at East 15th and East 17th Streets, an amendment to the Master Street Plan would be in order. Public Works recommends that the Master Street Plan be amended to downgrade Fletcher Street to a collector with 30 feet of right-of-way required for this project. If this application is approved, the Master Street Plan Amendment can be forwarded to the Board of Directors with the rezoning. Otherwise, staff can foresee no outstanding issues associated with the site plan. Staff feels that with the heavy landscaping as mentioned previously, the proposed development should have no adverse effect on the residential properties to the west and south. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -I zoning subject to the following conditions: 1. Compliance with the requirements noted in paragraphs D, E and F of this report. 2. A detailed landscape plan must be submitted to and approved by staff. 3. The building must have an earth tone 4. There will be no large truck access 5. Any site lighting must be low-level from adjacent property. 5 color. from East 17th Street. and directed away March 4, 1999 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6528 6. Staff recommends approval of a Master Street Plan Amendment, downgrading Fletcher Street to a collector. This Master Street Plan Amendment will be forwarded to the Board of Directors with the rezoning. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 5, 1998) Jim Osborne was present, representing the application. Staff gave a brief description of the site plan. The Public Works requirements were discussed with the applicant and Committee. The main topic of conversation was the fact that Fletcher -Street is shown on the Master Street Plan as a principal arterial. The possible downgrading of the street classification was discussed. Mr. Osborne noted that the site plan was designed to keep the truck traffic as far away and as shielded from the residential uses as possible. He noted that the area at the north side of the building would be for a possible future building expansion. After the brief discussion, the Committee forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (DECEMBER 3, 1998) Staff informed the Commission that the applicant had submitted a letter requesting that the item be deferred to the January 21, 1999 agenda. Staff supported the deferral as requested. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the January 21, 1999 agenda. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays and 4 absent. STAFF UPDATE: The applicant submitted a letter to staff on January 8, 1999 requesting that this item be deferred to the March 4, 1999 agenda. The applicant is working out a title problem associated with the property. Staff recommends approval of the deferral request. li March 41 1999 SUBDIVISION ITEM NO.: B (Cont. PLANNING COMMISSION ACTION: FILE NO.: Z-6528 (JANUARY 21, 1999) Staff informed the Commission that the applicant had submitted a letter requesting that the item be deferred to the March 4, 1999 agenda. Staff supported the deferral as requested. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the March 4, 1999 agenda. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. PLANNING COMMISSION ACTION: (MARCH 4, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 7 August 6, 1998 Item No.: 5 File No.: LU98-07-01 Name: Land Use Plan Amendment - I-30 District Location: 1500 and 1600 block of Boyce Street Request: Single Family to Industrial Source: Jim Osborne PROPOSAL 1 REQUEST: Land Use Plan amendment in the I-30 Planning District from Single Family to Industrial. Industrial represents a wide variety of manufacturing, warehousing research and development, processing and industry related office and service activities. The site is approximately 0.72 acres. CURRENT LAND USE AND ZONING: Lot 5 is currently zoned R-3 and Lot 6 is currently zoned R-5. Both are shown as Single Family on the Land Use Plan. To the north, also shown as single family on the Land Use Plan, are lots 2,3 and 4, which are zoned I-3. This application is on the northeast corner of a Single Family island that is totally surrounded by Industrial uses, both on the Land Use Plan and by the zoning pattern. This area was last Reviewed in the I-30 Plan adopted in December 1987. RECENT AMENDMENTS: There have not been any recent Land Use Plan Amendments in this area. MASTER STREET PLAN: 15`s Street and Fletcher Street are shown as Principal Arterials on the Master Street Plan. This is a continuation of I-630 to the airport. Boyce, 16`', and 17`h Streets are local streets. BACKGROUND: The Garden Homes Addition neighborhood is a stable area of single family houses of a modest size. There are few vacant lots and few non -occupied structures. Even though the neighborhood is totally surrounded by industrial uses, this neighborhood has retained a sense of place and community. The placement of a warehouse use on this corner site would be a major intrusion into the neighborhood. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: East End Civic League and Hanger Hill. As of this printing, we have not had any response form the neighborhoods or citizens. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. STAFF UPDATE: After further review of the application, staff recommends approval of the application with the condition of a PZD required. Submittal by the applicant to a PZD review will not guarantee passage of any future rezonings. The proposed use should be of a low intensity use — low key. Applications for development on this site will be carefully examined for the following concerns, but not limited to: access (building orientation and entry, both vehicular and pedestrian); buffers, screening and landscaping; height; curb cuts; building fagade design and building materials; noise; and parking. PLANNING COMMISSION ACTION: (August 6, 1998) This item was placed on the consent agenda and was approved with a vote of 9-0-0-1. Chairman Lichty recused. Applicant agreed to file a PID for any future development.