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HomeMy WebLinkAboutZ-6983-A Staff AnalysisMarch 22, 2001 ITEM NO.: 4.1 FILE NO.: Z -6983-A NAME: Arkansas Sling and Wire Rope - Conditional Use Permit LOCATION: 1001 East 7t' Street OWNER/APPLICANT: Michael Barrow Trust / Charles Calver PROPOSAL: To obtain a conditional use permit for the relocation of Arkansas Sling and Wire Rope on property zoned UU, Urban Use, located at 1001 E. 7t' Street. Item 4 is for rezoning this site from R -4A to UU. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This 0.48 -acre site is located on the southeast corner of the intersection of East 7t' Street and Byrd Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The proposed site is currently zoned R4 -A, Low Density Residential. Item 4 on this same agenda is for rezoning this site to UU, Urban Use. The proposed UU zoning would allow for the proposed use under a conditional use permit. Properties to the north and east are zoned R -4A. There are existing houses to the north, while the property to the east is vacant. The property to the south is zoned R4 and contains existing houses. The property to the west is zoned UU and contains an office warehouse with a parking area. One block to the east and northeast the zoning is I-2, Light Industrial and I-3, Heavy Industrial, respectively. The proposed use would be a quiet light industrial use. The applicant has proposed a building with a sloped roof and exterior that would contain a mixture of surfaces that should blend with the neighborhood. Therefore, Staff believes the proposed use would be compatible with the neighborhood and not cause an adverse impact. The Hanger Hill and Downtown Neighborhood Associations, all property owners within 200 feet, and all residents within 300 feet that could be identified, were notified of the public hearing. March 22, 2001 ITEM NO.: 4.1 (Cont.) FILE NO.: Z -6983-A 3. ON SITE DRIVES AND PARKING: The proposed site plan includes one driveway accessing a seven -space parking area from Byrd Street. The UU District requires no on-site parking, however, the proposed use requires delivery and customer vehicles to enter the site to load and off-load product. The proposal places the parking and loading area in the rear, which would be shielded from the east by the building, shielded from the south by the slope of the land, required screening, and a landscaped area. Therefore, Staff supports the proposed parking and loading area to prevent the activity from occurring on the street and causing an adverse impact. 4. SCREENING AND BUFFERS: The proposed plan meets most ordinance requirements. Since this site is in a designated "mature area" some flexibility with requirements is allowed. Therefore, to accommodate required building landscaping, additional landscaping required on the south side would be fulfilled with landscaping around the southwest corner of the building up to the step area. A six-foot high opaque perimeter screen, either a wooden fence with its face side directed outward or dense evergreen planting, would be required to help screen this site from the residential property to the south and east. Street trees are required 30 feet on center, no closer than 30 feet from the intersection, in the UU- District. 5. PUBLIC WORKS COMMENTS: a. A 20 -foot radial dedication of right-of-way is required at the corner of Byrd Street and 7t' Street. b.Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. c. Plans of all work approval prior to d. Repair or replace is damaged in the occupancy. in right-of-way shall be submitted for start of work. any curb and gutter public right-of-way 2 or sidewalk that prior to March 22, 2001 ITEM NO.: 4.1 (Cont.) FILE NO.: Z -6983-A 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Water: No objection. Contact the Water Works regarding needs for domestic water service and fire protection. Wastewater: Sewer available, not adversely affected. Southwestern Bell: No comments received. ARKLA: Approved as submitted. Entergy: No comments received. Fire Department: Approved as submitted. CATA: Site is on bus route #12, and has no effect on bus radius, turnout and route. 7. STAFF ANALYSIS: The applicant has requested a conditional use permit for a light industrial business to be located on property being considered for UU, Urban Use zoning. The current zoning is R -4A, Low Density Residential. UU zoning would allow light industrial use under a conditional use permit. The proposal includes a 7,800 square foot, single story, new building on vacant land with a small seven space paved parking area and loading area in the rear. The area used to be zoned industrial, but was changed to R -4A when that new zone was created. A mixture of zoning, including residential to the north, south, and east, and UU to the west surrounds the site. One block northeast and east the zoning is industrial. There are existing houses to the north and south, while the property to the east is vacant. The property to the west contains an office warehouse. The proposal is well within height and setback requirements. The applicant raised the height of the building from 22 feet to 35 feet to comply with Staff's request to use a slopped roof, and added masonry fagade finishes to better match the surrounding construction styles. The applicant has asked to reduce the amount of surface area that is transparent due to the nature of the building's interior. The floor space is primarily a large 3 March 22, 2001 ITEM NO.: 4.1 (Cont.) FILE NO.: Z -6983-A open area with offices in the west end. The open area will be used for light manufacturing and assembly, which would not be compatible with a large glass front. They have included several windows in an attempt to add as much transparent surface as possible. Staff believes the proposed use to be reasonable and feels the proposed building would present a good appearance compatible with the area. Staff would support the variance to reduce the amount of transparent surface from the required 60% to the 13.3% shown in the plan on the 7th Street frontage if the Byrd Street frontage contained a minimum of 30% transparent surface. Staff believes that would be a reasonable compromise based on the proposed interior layout and use of the structure versus the ordinance requirement. No off-street parking is required in the W district. However, the proposed use does require activity that would be better served by the on site parking and loading areas that the applicant has proposed. The rear paved area proposed would eliminate a potential adverse impact that could come from the product loading and nature of the customer traffic for the business. The applicant expects a tractor trailer delivery of large spools of wire about 4 times a week, and about 16-20 customers a day. Hours of operation would be 7:30 a.m. to 4:30 p.m. Monday through Friday and everything would be contained inside the building. There would be only 4 employees. Required fencing or evergreen plantings should provide adequate screening for the residential areas to the south and east, especially since the paved areas will be at a lower grade than those properties. The applicant made several changes, adjusting the building location on the site and fagade materials to meet W zoning requirements and blend in with the area as much as possible. The normal requirement for street radial dedications on corners is 20 feet. That would actually conflict with the requirement in the W District for buildings to be built with a zero build -to -line in the front with only 0 to 4 foot side setbacks. The applicant has requested a waiver to the 20 foot radial dedication so they can meet the required setbacks. Staff supports the waiver. Staff believes the proposed use would be reasonable for this site, and with proper screening, it should have a minimal adverse impact on the area. 4 March 22, 2001 ITEM NO.: 4.1 (Cont.) 8. STAFF RECOMMENDATION: FILE NO.: Z -6983-A Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with the City's Landscape, Buffer and Screening Ordinances. b. Comply with Public Works Comments. c.All exterior lighting must be low intensity and directed downward and inward to the property and away from any residential zoned area. Staff also supports the request for a waiver of the 20 foot dedication of right-of-way on the corner of Byrd and 7t' Streets, and the variance to reduce the amount of transparent surface area. SUBDIVISION COMMITTEE COMMENTS: (MARCH 1, 2001) Charles Calver, business owner, and Jerry Meyer were present representing the application. Staff gave a brief description of the proposal and briefly reviewed the comments provided to the applicant. A brief discussion took place regarding the conflict of the UU setbacks and 20 foot radial dedication ending in agreement that a waiver would be necessary. The issue of the building orientation and zero build -to -line, the building fagade material, the accompanying landscape and screening requirements, the requirement for 60% of the front fagade to be a transparent material, location of trash receptacles, and the sidewalk requirements were all reviewed. The applicant agreed to meet the ordinance requirements. Staff reminded the applicant to provide notification by certified mail of property owners within 200 feet no later than March 7, 2000, and that the applicant must provide postmarked certified outgoing receipts, the abstract list of owners, and a copy of the notification letter to Staff no later than six days prior to the public hearing. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. 5 March 22, 2001 ITEM NO.: 4.1 (Cont.) PLANNING COMMISSION ACTION: FILE NO.: Z -6983-A (MARCH 22, 2001) Charles Calver, business owner, and Jerry Meyer were present representing the application. There were no registered objectors present. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation," paragraph 8 above. Chairman Downing commented that the only issue seemed to be the amount of transparent surface area on the west fagade and so that would be all that needed to be discussed. Mr. Meyer commented that they did not want to increase the glass area on the west side to 30% of the fagade surface because they felt that would negatively impact the aesthetics of the building design as now proposed. He added that they had agreed to add brick veneer and wainscote, molding at the top, construct a pitched roof, reorient the building on the property, and do street improvements. They felt they would have the nicest building in the area with this design and couldn't do more and still have a monetarily feasible project. Jim Lawson, Planning Director, commented that he felt that the transparent surface requirements in the new W district were intended for situations downtown where the intent was that the buildings would be commercial, retail or office buildings where more glass would be normal. He added that Staff's recommendation was partially influenced by a desire not to agree to such a large variance for the first application within the new W district. However, he said that this was somewhat unique because of the location. If it was located on Main Street then Staff would feel much stronger about strict application of the transparent surface requirements. Commissioner Berry asked Staff how this area might change in the next 30 to 40 years which might make the strict application of the requirement more important later than it would be now. Staff and the applicant responded that changes will occur, but it's hard to predict the future development and needs. Commissioner Berry said he supported staff's recommended 30% transparent fagade. .i March 22, 2001 ITEM NO.: 4.1 (Cont.) FILE NO.: Z -6983-A Commissioner Faust complimented the changes that had been made since the Subdivision Committee presentation, and acknowledged that much improvement had been made through the applicant's effort's to come closer to the ordinance requirements. Commissioner Earnest stated that he felt this would be a welcome addition to the area. Chairman Downing asked Staff how the calculation of the percentage of coverage was made. Mr. Lawson responded that the area included was from the top of the foundation where the brick veneer began, to the roof eave. Commissioner Berry asked Staff for a clarification of their position. Mr. Lawson responded that this was not a clear-cut case because of its location. If it was located in the main part of downtown then there would be no question that the full requirement should be met. However, because of where it is and the industrial nature, 60% glass would probably not be necessary or even desirable. The applicant clarified that only the first 64 feet of the Byrd Street side of the interior would be offices and the sewing room, the rest would be open shop area which would not be conducive to more windows. Mr. Lawson acknowledged that the proposed design did look good along Byrd Street and it was up to the Commission if they were satisfied. A motion was made to approve the application as submitted to include staff comments and recommendations, less and except the recommendation that 30% of the Byrd Street fagade be transparent, and to include a variance to allow 13.3% transparent fagade along 7t' Street and 15% along Byrd Street. The motion passed by a vote of 8 ayes, 0 nays, 2 absent, and abstention by Commissioner Rector. Chairman Downing asked that the record reflect that after this item had been approved, an individual commented that she had some concerns and wanted some questions answered. He added that no card had been submitted notifying the Commission that the individual wanted to question the item. He suggested that the applicant and the individual get together and work out her concerns. 7