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HomeMy WebLinkAboutZ-6698 Staff AnalysisJuly 8, 1999 ITEM NO.: 9 FILE NO. NAME: Jacobs - Short -Form PCD LOCATION: 3800/3900 Blocks of John Barrow Road DEVELOPER: ARCHITECT: Edward Jacobs Matrix IV Architects 1200 Barrow Road, #111 100 S. Main Street Little Rock, AR 72205 Little Rock, AR 72201 AREA: Approx. 1.15 acres ZONING: R-3 Z-6698 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: PROPOSED USE Single Family Residential Office and Commercial Mix VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone property within the 3800/3900 Block of John Barrow Road (west side) from R-3 to PCD to allow a single building mixed office/commercial development. The applicant proposes to construct a 10,000 square foot building (17 feet in height) near the center of the site, with parking on the north, south and east sides. A total of 40 parking spaces is proposed. Access to the site will be gained by utilizing a single 35 foot drive from Barrow Road. The following uses are proposed for the building: 1. Office/showroom/warehouse - 3,108 square feet (760 square feet of warehouse space) 2. Two (2) beauty salons - 1,936 square feet total 3. General office uses - 4,956 square feet The applicant is proposing 0-3 permitted uses as alternate uses for the building, as suggested by staff. Wall mounted July 8, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6698 signage is proposed for the building. The applicant notes that this signage will conform to the ordinance requirements for office zoning. Typical hours of operation will be from 8:00 a.m. to 5:00 p.m., Monday through Saturday. B. EXISTING CONDITIONS: The proposed site is clear of trees and it appears that some site grading work has been done in the past. Single- family residences are located to the north, south and west, with a church located to the northwest along Ludwig Street. Single-family residences, vacant R-3 zoned property and another church are located across Barrow Road to the east. C. NEIGHBORHOOD COMMENTS: The John Barrow and Campus Place Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Barrow Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Driveways shall conform to Sec. 31-210 or Ordinance 18,031 (300 feet spacing and 150 feet from property line). (Revise and resubmit.) 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Stormwater detention ordinance applies to this property. 5. Prepare a letter of pending addressing street lights as required by Section 31-403 of the Little Rock Code. Request should be forwarded to Traffic Engineering. 6. Existing topographic information at maximum five foot contour interval base flood elevation is required. 7. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 8. A Grading Permit per Sec. 29-186(c) and (d) is required. 9. Traffic count for 3900 Barrow Road was 14,000 South of West 28th in 1997. 2 July 8, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6698 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main located in John Barrow Road. Sewer not adversely affected. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: An acreage charge of $150 per acre applies in addition to normal charges. Contact the Water Works regarding meter size(s) and location. The L. R. Fire Department needs to determine whether additional fire hydrant(s) are needed. Fire Department: No Comment. County Planning: No Comment received. CATA: No issues. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Boyle Park Planning District and is shown as Mixed Office Commercial on the Land Use Plan. This site was the subject of a Land Use Plan amendment last year for this use. At the time of the Land Use Plan amendment, the John Barrow Neighborhood Association voted unanimously in favor of "supporting" the change to MOC. The proposed use of office/showroom/warehouse, general office and beauty shop is consistent with the Mixed Office Commercial Designation. Screening for the residential uses on three sides of the development is of concern. City Recognized Neighborhood Action Plan: This request is located in the John Barrow Neighborhood Area Plan. That plan encourages "land assembly and design guidelines for construction of new businesses and commercial facilities". Landscape Issues: The land use buffer along the northern perimeter drops below the minimum requirement at any given point of six feet. The full requirement without transfers being an average width of ten feet. 3 July 8, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6698 A six foot high opaque screen is required along the northern, southern and western perimeters. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. G. ANALYSIS: The applicant submitted a revised site plan to staff on June 24, 1999. The revised plan addresses the concerns as raised by staff and the Subdivision Committee. The revised plan notes the 45 foot right-of-way dedication as required by Public Works. The plan has been adjusted to accommodate the right-of-way. The required street -side landscape buffer strip will be provided. All required perimeter landscape buffer strips are also provided. The revised plan shows a total of 40 parking spaces, reduced from 48. A total of 33 spaces is the minimum required by ordinance. The proposed parking should be adequate to serve the proposed mixed use development. A dumpster location is also shown on the revised site plan, near the northwest corner of the property. An 8 foot screening fence is noted around the dumpster location and a 6 foot screening fence is shown along the north, south and west property lines, where adjacent to residential uses. The applicant also notes that any site lighting will be directed away from the residential uses. The applicant also provided east/west and north/south elevations to staff. The elevations note that the finish floor of the proposed building will be approximately 6 to 7 feet higher that the property to the west. The elevations also show that there will be no windows on the west side of the building, only emergency exit doors as recommended by staff. With the screening fence proposed along the west property line and there being no windows on the west side of the building, the properties to the west should be adequately screened from this proposed development. 4 July 8, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6698 Staff feels that the applicant has adequately addressed all of the concerns raised by staff and the Subdivision Committee. The applicant has done a good job in designing a site plan which is sensitive to the surrounding residential and should function well, given the restricted depth of the property. To staff's knowledge, there are no outstanding issues. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting should be low-level and directed away from adjacent property. SUBDIVISION COMMITTEE COMMENT: (JUNE 17, 1999) Ron Ross was present, representing the application. Staff briefly described the PCD site plan. In response to a question from staff, Mr. Ross noted that a dumpster would be located near the loading dock area and shown on a revised site plan. He also noted that landscape screening may be provided where screening is required. Mr. Ross also noted that north/south and east/west sections would be provided. The Public Works requirements were discussed. Bob Turner, of Public Works, noted that the site should be limited to a single drive from Barrow Road. Mr. Ross agreed to the single drive. Mr. Ross also noted that additional information concerning this project would be provided to staff as requested. After the discussion, the Committee forwarded the PCD rezoning to the full Commission for resolution. PLANNING COMMISSION ACTION: (JULY 8, 1999) Ron Ross and Edward Jacobs were present, representing the application. Staff gave a brief description of the site plan and a recommendation of approval with conditions. 61 July 8, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6698 Edward Jacobs stated that he had nothing to add to staff's presentation and was available to answer questions. Betty Snyder, of the John Barrow Neighborhood Association, addressed the Commission in support of the project. She stated that he neighborhood had concerns relating to the hours of operation (beauty shops and truck deliveries), additional uses of the property and only one (1) access drive from Barrow Road. Mr. Jacobs noted that the hours for the beauty shops may extend past 5:00 p.m. and that there would be some after hours truck traffic, but very limited. He noted that the remainder of the building would be leased for 0-3 uses. He stated that the single access point was required by the City. Dottie Funk noted that the area had been cleared of trees in the past. She noted that trees should be planted along the east and west property lines. Mrs. Snyder asked what type of screening fence would be constructed. Chairman Earnest noted that the site plan shows on 6 foot wood fence around the perimeter of the site. Commissioner Adcock noted concerns with the single access point with respect to truck access. Commissioner Faust stated that the requirement for a single driveway is consistent with smart growth. She stated that she felt two driveways would not be in the best interest of the neighborhood. Bob Turner, of Public Works, explained that a single drive would conform to current ordinance standards. He noted that the ordinance allows reasonable access to property without unlimited access. Mr. Turner also noted that if the applicant feels that two drives are needed, a variance can be requested. He stated that in this case, Public Works feels that one drive is adequate. There was additional discussion concerning access management. Commissioner Adcock asked if the maneuvering area within the site would be adequate. 11 July 8, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6698 Mr. Turner noted that should two large vehicles be on the site at the same time, no major conflict should occur. There was additional discussion relating to the new ordinance requirements for driveways. There was a motion to waive the Planning Commission bylaws and accept the notification as completed by the applicant one (1) day late. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. There was a second motion to approve the PCD as recommended by staff. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. Commissioner Adcock noted that she was voting to approve the PCD, but was still not satisfied with the site plan having only a single access point from Barrow Road. 7