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HomeMy WebLinkAboutZ-7337-B Staff AnalysisFILE NO.: Z -7337-B NAME: Aldersgate Office Building Zoning Site Plan Review and Alley Abandonment LOCATION: Located on the Northeast corner of West 18th Street and Aldersgate Road DEVELOPER: Rich Hutson 1300 Westpark Drive, Suite 3 Little Rock, AR 72204 ENGINEER: Roberts and Williams Associates 1501 N. University Avenue Little Rock, AR 72207 AREA: 1.75 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF 0-2, Office and Institutional District 11 —1-430 Planning District 24.04 VARIANCESMIAIVERS REQUESTED 1. A variance for the Zoning Ordinance to allow a reduced building setback along the southern perimeter. 2. A variance from the Land Alteration Ordinance to allow an increased wall height along the southeastern perimeter. BACKGROUND: Ordinance No. 18,840 adopted March 18, 2003 rezoned this site from R-2, Single-family to 0-2 Office and Institutional District with conditions; the maximum building height shall not exceed two (2) stories as a condition of approval. On August 26, 2004, the Little Rock Planning Commission approved a Zoning Site Plan Review to allow the construction of a single -story 16,692 square foot medical complex on this site. The site plan included the placement of 55 -parking spaces. This development was not constructed. FILE NO.: Z -7337-B (Cont. A. PROPOSAL: The site is zoned 0-2, Office and Institutional District and contains 12 previously platted lots totaling 1.75 acres. The request includes a Zoning Site Plan Review for the placement of a 23,061 square foot office building and the abandonment of an alley located within the proposed development area. The alley is located adjacent to Lots 1 — 6 and Lots 19 — 24 Block 16 of the Hicks Interurban Addition. A variance is being requested to allow the placement of a portion of the building within the required 25 -foot building setback along the south side. A variance request from the Land Alteration Ordinance is also being requested to allow the placement of a retaining wall 18 -feet in height along the Southeastern portion of the property. B. EXISTING CONDITIONS: The site is wooded and bounded by streets on three sides. Aldersgate Road is located to the west and is a narrow road with open ditches and the crest of a hill near the site. West 18th Street is a narrow roadway with open ditches for drainage. Perry Street is also a narrow roadway with open ditches for drainage. There are no sidewalks adjacent to the site on these streets. There are single-family homes located in area to the north, east and south. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one informational phone call from an area resident. The John Barrow Neighborhood Association and all property owners located within 200 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. A 20 foot radial dedication of right-of-way is required at the intersections. 2. With site development, provide the design of the streets conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with the planned development. Sidewalks must be installed along Perry Street. With this improvement, the proposed street improvements appear to meet the Master Street Plan. 3. Wall heights cannot exceed 15 feet per the Land Alteration Regulations. Reduce wall height or request a variance. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. An application must be made to abandon alley. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right- of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 2 FILE NO.: Z -7337-B (Cont. E. 7. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 8. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 10. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main located on the site. Relocation or abandonment of sewer main is required. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. 3 FILE NO.: Z -7337-B (Cont. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. An average of eighteen foot (18) wide; and in no case less than nine -foot (9) wide; street buffer is required along the eastern, southern, and western perimeters of the site. 3. The parking lot, back-up area and the dumpster pad are located in this buffer area, both of which can be reduced in size. 4. The landscape ordinance requires a three-foot (3') wide minimum landscape strip between the parking lot(s) and the building, or in the general area. 5. Interior islands are to be evenly distributed throughout the parking area(s). 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) Mr. Barry Williams was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide details of any proposed signage, the service hours proposed for the indicated dumpsters and the hours of operation of the facility. Staff also questioned if the facility would be used as a medical office facility. Public Works comments were addressed. Staff stated the Land Alteration Ordinance typically did not allow a wall height to exceed fifteen (15) feet. Staff stated a variance from the Commission would need to be approved to allow the height of the wall as proposed. Staff also stated street construction would be required per the Master Street Plan including curb, gutter and sidewalk along all boundary streets. Landscape comments were addressed. Staff stated a street buffer was required along the eastern, western and southern perimeters with an average width of eighteen (18) feet. Staff also stated building landscaping would be required along the eastern perimeter of the building. Mr. Williams stated the building was being designed for multiple tenants and was unsure as to the location of rear exits. Staff stated landscaping would be required in this area to comply with minimum ordinance standards or the applicant would be required to seek a variance. Staff requested the applicant provide building elevations and sight view from the South and East. Staff stated the building would be lower than the adjoining El FILE NO.: Z -7337-B (Cont. single-family homes and questioned what would be visible from their homes. Staff stated all mechanical equipment would be required to be screened. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the June 1, 2006, Subdivision Committee meeting. The applicant has indicated details of the proposed signage, the service hours for the dumpsters and the hours of operation of the facility. The applicant has indicated the facility is being developed to utilize 0-2 uses as allowable uses. The revised plan indicates the proposed building elevations and provides sight lines of the development to the adjoining roadways. The building is proposed with a maximum building coverage of 32.32 percent and a total of 23,061 square feet. The ordinance typically allows a maximum building coverage of 40 percent for 0-2 zoned property. The applicant has also indicated the placement of development signage to comply with signage allowed per the Zoning Ordinance in office zones. Building signage is proposed in compliance with building signage allowed per the Zoning Ordinance for office zones. The site plan indicates the placement of dumpsters along the northeastern portion of the site. The dumpster service hours have been limited to 7:00 am to 5:00 pm. The dumpsters will be screened with an eight (8) foot opaque privacy fence. The revised plan indicates landscaping in compliance with the minimum standards of the landscape and buffer ordinances. The average buffer depth along the northern property line is 17.5 feet as required by ordinance. The plan indicates 75 percent of this area will remain undisturbed. Screening will be required along the northern perimeter where abutting residentially zoned property. Staff recommends in this area a six foot fence or wall be used for the screening mechanism. The adjacent site contains a residential unit and staff feels this residential unit should be afforded protection from the adjoining office activities. A portion of the building located in the southeastern area is located within the required 25 -foot building setback. The request includes the allowance of an encroachment into the setback by 6.5 feet to allow a "bump out" in the building for approximately 30 -feet. Staff is supportive of this request. Staff does not feel the encroachment will negatively impact the area. The request is to allow this "bump -out" to offer visual interest to the building and break the massing of the wall along the southern perimeter. 5 FILE NO.: Z -7337-B (Cont. A variance is being requested to allow a retaining wall to be constructed to 18 - feet in height along the southeastern perimeter of the site. The Land Alteration Ordinance typically allows a maximum wall height of 15 -feet. Staff supports the variance request. Due to the grade of the site and the finished grades, the adjoining properties will be looking down into the site. The overall wall height will be visible from the interior parking areas with limited visibility from Perry Street and in staff's opinion with not create a visual barrier for the adjoining property owner. The request includes the abandonment of an alley located within the proposed development area. The alley is located adjacent to Lots 1 — 6 and Lots 19 — 24 Block 16 of the Hicks Interurban Addition. The applicant has received comment from the various utilities indicating their stances on the abandonment. The Little Rock Wastewater Utility has provided the only comment concerning the abandonment. The applicant has indicated the existing sewer line located within the alley will be relocated around the site as requested by the wastewater utility. Staff is supportive of the request. The request includes a Zoning Site Plan Review for this 0-2, Office and Institutional District zone site. The site contains 12 previously platted lots totaling 1.75 acres. To staffs knowledge there are no outstanding issues associated with the request. In staff opinion the applicant has done a good job addressing site and design issues which will lessen the impact of the proposed development on the adjoining properties. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the requested variance from the Land Alteration Ordinance to allow an increased wall height along the southeastern perimeter of the site. Staff recommends approval of the requested variance to allow a reduced building setback along the southwestern portion of the site. Staff recommends a six foot fence or wall be placed along the northeastern portion of the site where abutting residentially zoned and used property. Staff recommends approval of the request for the alley abandonment located adjacent to Lots 1 — 6 and Lots 19 — 24, Block 16 of the Hicks Interurban Addition. 0 FILE NO.: Z -7337-B (Cont. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the requested variance from the Land Alteration Ordinance to allow an increased wall height along the southeastern perimeter of the site and the requested variance to allow a reduced building setback along the southwestern portion of the site. Staff presented a recommendation that a six foot fence or wall be placed along the northeastern portion of the site where abutting residentially zoned and used property. Staff presented a recommendation of approval of the request for the alley abandonment located adjacent to Lots 1 — 6 and Lots 19 — 24, Block 16 of the Hicks Interurban Addition. There was no further discussion of the item. A motion was made for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. M June 22, 2006 ITEM FILE NO.: Z -7337-B NAME: Aldersgate Office Building Zoning Site Plan Review and Alley Abandonment LOCATION: Located on the Northeast corner of West 18th Street and Aldersgate Road DEVELOPER: Rich Hutson 1300 Westpark Drive, Suite 3 Little Rock, AR 72204 ENGINEER: Roberts and Williams Associates 1501 N. University Avenue Little Rock, AR 72207 AREA: 1.75 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF 0-2, Office and Institutional District 11 —1-430 Planning District 24.04 VARIANCES/WAIVERS REQUESTED: 1. A variance for the Zoning Ordinance to allow a reduced building setback along the southern perimeter. 2. A variance from the Land Alteration Ordinance to allow an increased wall height along the southeastern perimeter. BACKGROUND: Ordinance No. 18,840 adopted March 18, 2003 rezoned this site from R-2, Single-family to 0-2 Office and Institutional District with conditions; the maximum building height shall not exceed two (2) stories as a condition of approval. On August 26, 2004, the Little Rock Planning Commission approved.a Zoning Site Plan Review to allow the construction of a single -story 16,692 square foot medical complex on this site. The site plan included the placement of 55 -parking spaces. This development was not constructed. June 22, 2006 SUBDIVISION ITEM NO.: 15 (Cont. A. PROPOSAL: FILE NO.: Z -7337-B The site is zoned 0-2, Office and Institutional District and contains 12 previously platted lots totaling 1.75 acres. The request includes a Zoning Site Plan Review for the placement of a 23,061 square foot office building and the abandonment of an alley located within the proposed development area. The alley is located adjacent to Lots 1 — 6 and Lots 19 — 24 Block 16 of the Hicks Interurban Addition. A variance is being requested to allow the placement of a portion of the building within the required 25 -foot building setback along the south side. A variance request from the Land Alteration Ordinance is also being requested to allow the placement of a retaining wall 18 -feet in height along the Southeastern portion of the property. B. EXISTING CONDITIONS: The site is wooded and bounded by streets on three sides. Aldersgate Road is located to the west and is a narrow road with open ditches and the crest of a hill near the site. West 18th Street is a narrow roadway with open ditches for drainage. Perry Street is also a narrow roadway with open ditches for drainage. There are no sidewalks adjacent to the site on these streets. There are single-family homes located in area to the north, east and south. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one informational phone call from an area resident. The John Barrow Neighborhood Association and all property owners located within 200 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. A 20 foot radial dedication of right-of-way is required at the intersections. 2. With site development, provide the design of the streets conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with the planned development. Sidewalks must be installed along Perry Street. With this improvement, the proposed street improvements appear to meet the Master Street Plan. 3. Wall heights cannot exceed 15 feet per the Land Alteration Regulations. Reduce wall height or request a variance. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. An application must be made to abandon alley. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering'at (501) 379-1817 (Derrick Bergfield). 2 June 22, 2006 SUBDIVISION III: 1irin►[0=MEOTOTiii All 9 V1L61 AI0419M .9 7, A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 8. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 10. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main located on the site. Relocation or abandonment of sewer main is required. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. 3 June 22, 2006 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-7337-8 Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. An average of eighteen foot (18) wide; and in no case less than nine -foot (9) wide; street buffer is required along the eastern, southern, and western perimeters of the site. 3. The parking lot, back-up area and the dumpster pad are located in this buffer area, both of which can be reduced in size. 4. The landscape ordinance requires a three-foot (3) wide minimum landscape strip between the parking lot(s) and the building, or in the general area. 5. Interior islands are to be evenly distributed throughout the parking area(s). 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) Mr. Barry Williams was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide details of any proposed signage, the service hours proposed for the indicated dumpsters and the hours of operation of the facility. Staff also questioned if the facility would be used as a medical office facility. Public Works comments were addressed. Staff stated the Land Alteration Ordinance typically did not allow a wall height to exceed fifteen (15) feet. Staff stated a variance from the Commission would need to be approved to allow the height of the wall as proposed. Staff also stated street construction would be required per the Master Street Plan including curb, gutter and sidewalk along all boundary streets. Landscape comments were addressed. Staff stated a street buffer was required along the eastern, western and southern perimeters with an average width of eighteen (18) feet. Staff also stated building landscaping would be required along the eastern perimeter of the building. Mr. Williams stated the building was being designed for multiple tenants and was unsure as to the location of rear exits. Staff stated landscaping would be required in this area to comply with .19 June 22, 2006 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z -7337-B minimum ordinance standards or the applicant would be required to seek a variance. Staff requested the applicant provide building elevations and sight view from the South and East. Staff stated the building would be lower than the adjoining single-family homes and questioned what would be visible from their homes. Staff stated all mechanical equipment would be required to be screened. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the June 1, 2006, Subdivision Committee meeting. The applicant has indicated details of the proposed signage, the service hours for the dumpsters and the hours of operation of the facility. The applicant has indicated the facility is being developed to utilize 0-2 uses as allowable uses. The revised plan indicates the proposed building elevations and provides sight lines of the development to the adjoining roadways. The building is proposed with a maximum building coverage of 32.32 percent and a total of 23,061 square feet. The ordinance typically allows a maximum building coverage of 40 percent for 0-2 zoned property. The applicant has also indicated the placement of development signage to comply with signage allowed per the Zoning Ordinance in office zones. Building signage is proposed in compliance with building signage allowed per the Zoning Ordinance for office zones. The site plan indicates the placement of dumpsters along the northeastern portion of the site. The dumpster service hours have been limited to 7:00 am to 5:00 pm. The dumpsters will be screened with an eight (8) foot opaque privacy fence. The revised plan indicates landscaping in compliance with the minimum standards of the landscape and buffer ordinances. The average buffer depth along the northern property line is 17.5 feet as required by ordinance. The plan indicates 75 percent of this area will remain undisturbed. Screening will be required along the northern perimeter where abutting residentially zoned property. Staff recommends in this area a six foot fence or wall be used for the screening mechanism. The adjacent site contains a residential unit and staff feels this residential unit should be afforded protection from the adjoining office activities. 5 June 22, 2006 SUBDIVISION ITEM NO.: 15 (Cont.)__ FILE NO.: Z -7337-B A portion of the building located in the southeastern area is located within the required 25 -foot building setback. The request includes the allowance of an encroachment into the setback by 6.5 feet to allow a "bump out" in the building for approximately 30 -feet. Staff is supportive of this request. Staff does not feel the encroachment will negatively impact the area. The request is to allow this "bump -out" to offer visual interest to the building and break the massing of the wall along the southern perimeter. A variance is being requested to allow a retaining wall to be constructed to 18 - feet in height along the southeastern perimeter of the site. The Land Alteration Ordinance typically allows a maximum wall height of 15 -feet. Staff supports the variance request. Due to the grade of the site and the finished grades, the adjoining properties will be looking down into the site. The overall wall height will be visible from the interior parking areas with limited visibility from Perry Street and in staff's opinion with not create a visual barrier for the adjoining property owner. The request includes the abandonment of an alley located within the proposed development area. The alley is located adjacent to Lots 1 — 6 and Lots 19 — 24 Block 16 of the Hicks Interurban Addition. The applicant has received comment from the various utilities indicating their stances on the abandonment. The Little Rock Wastewater Utility has provided the only comment concerning the abandonment. The applicant has indicated the existing sewer line located within the alley will be relocated around the site as requested by the wastewater utility. Staff is supportive of the request. The request includes a Zoning Site Plan Review for this 0-2, Office and Institutional District zone site. The site contains 12 previously platted lots totaling 1.75 acres. To staff's knowledge there are no outstanding issues associated with the request. In staff opinion the applicant has done a good job addressing site and design issues which will lessen the impact of the proposed development on the adjoining properties. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the requested variance from the Land Alteration Ordinance to allow an increased wall height along the southeastern perimeter of the site. Staff recommends approval of the requested variance to allow a reduced building setback along the southwestern portion of the site. C.1 June 22, 2006 SUBDIVISION ITEM NO.: 15 (Cont. FILE NO.: Z -7337-B Staff recommends a six foot fence or wall be placed along the northeastern portion of the site where abutting residentially zoned and used property. Staff recommends approval of the request for the alley abandonment located adjacent to Lots 1 — 6 and Lots 19 — 24, Block 16 of the Hicks Interurban Addition. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the requested variance from the Land Alteration Ordinance to allow an increased wall height along the southeastern perimeter of the site and the requested variance to allow a reduced building setback along the southwestern portion of the site. Staff presented a recommendation that a six foot fence or wall be placed along the northeastern portion of the site where abutting residentially zoned and used property. Staff presented a recommendation of approval of the request for the alley abandonment located adjacent to Lots 1 — 6 and Lots 19 — 24, Block 16 of the Hicks Interurban Addition. There was no further discussion of the item. A motion was made for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7