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HomeMy WebLinkAboutZ-7418-A Staff AnalysisAugust 26, 2004 ITEM NO.: 11 NAME: Muradian Zoning Site Plan Review LOCATION: located at 1617 Aldersgate Road DEVELOPER: Kris Muradian 2024 Arkansas Valley Drive Suite 406 Little Rock, AR 72212 ARCHITECT: Terry Burruss Architects 1202 Main Street Little Rock, AR 72202 AREA: 0.32 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT NUMBER OF LOTS: 1 FILE NO.: Z -7418-A FT. NEW STREET: 0 0-2, Office and Institutional District 11-1-430 24.04 VARIAN CESMAIVERS REQUESTED: A reduced side yard and a reduced rear yard setback. BACKGROUND: Ordinance No. 18,911 adopted by the Little Rock Board of Directors on August 4, 2003 rezoned the site from R-2 to 0-2. The site contained 2 lots (Lots 7 and 8 Block 16 of the Hicks Interubarn Addition to the City of little Rock). The site contains an old vacant single-family residential use and accessory building located on the property, which is mostly overgrown with vines and vegetation. Otherwise, the property is mostly tree covered. There are existing single-family residential uses (including manufactured homes) located to the north and east along Perry Street. The Future Land Use Plan designates the site as Suburban Office. August 26, 2004 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -7418-A A. PROPOSAUREQUEST: The site is currently zoned 0-2, Office and Institutional District, which requires a site plan review prior to development. The applicant is requesting a site plan review for the placement of a two story (height 33 -feet) on the site. The building is proposed with 4,800 square feet or 40 -feet by 60 -feet. Fourteen parking spaces are to be provided. The current owner desire to maintain the permitted uses under 0-2 Zoning, however day cares, nursing homes, and school facilities are not being requested. B. EXISTING CONDITIONS: The site is wooded and abuts Aldersage Road to the west. Aldersgate Road is a narrow road with open ditches and the crest of a hill near the site. Other uses in the area include office uses to the west and single-family to the east. The site located immediately south of this site also zoned 0-2, Office and Institutional District is also under review as a separate item on this agenda (item No. 10 File No. Z -7337-A). C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from area residents. 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 CONDITIONS: 1. Aldersgate Road is classified on the Master Street Plan as a collector. A dedication of right-of-way 30 -feet from centerline will be required. 2. Provide design of street conforming to the Master Street Plan. Construct one- half street improvements to the street including a 5 -foot sidewalk with the planned development. 3. Verify adequate stopping sight distance for the proposed commercial driveway location. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. 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 tc the start of construction. 2 August 26, 2004 SUBDIVISION ITEM NO.: 11 Cont.) FILE NO.: Z -7418-A E F2 6. Plans for all work in the 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) 379-1818 (Derrick Bergfield). UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Ener : Approved as submitted. 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). Fire Department: Place fire hydrants per code Department at 918-3752 for additional information. County Planninq: No comment. CATA: No comment received. 1SSUESITECHNICAUDESIGN: Planning Division: No comment. Contact the Little Rock Fire Landscape: The proposed width of the southern perimeter landscaping strip is less than the 6 -foot 9 -inch minimum allowed by the Landscape Ordinance. Additionally, the plan submitted does not provide for the eight -percent (387 square feet) interior landscaping within the parking lot required by the Landscape Ordinance. A variance of these requirements would require City Beautiful Commission approval. A 6 -foot high opaque screen, either a wooden fence with its face side directed to the adjacent property, a wall or dense evergreen plantings is required along the northern and eastern perimeters of the site. 3 August 26, 2004 SUBDIVISION ITEM NO.: 11(Cont.)FILE NO.: 7-7418-A G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) Mr. Terry Burruss was present representing the request. Staff stated the site was zoned 0-2 which required a site plan review prior to development. Staff requested the applicant provide additional information concerning the proposed development to allow the review to be completed. Staff requested information concerning any proposed dumpster locations. Mr. Burruss stated a dumpster would not be located on the site. Staff also requested information concerning the days and hours of operation. Mr. Burruss stated the development would operate during normal business hours. Staff also requested details of any proposed signage. Public Works comments were addressed. Staff noted the drive was located near the crest of a hill. Staff suggested Mr. Burruss meet with Mr. McGetrick and consider the two sites sharing a driveway location. Both parties agreed. Landscaping comments were addressed. Staff stated screening would be required to the north and east of the site and at least eight percent of the interior parking lot would require landscaping. Staff also stated the minimum southern perimeter landscape strip appeared to drop below the six foot nine inches. Staff stated irrigation would not be required. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional 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 August 5, 2004 Subdivision Committee meeting. The applicant has indicated there will not be a dumpster located on the site. The applicant has also indicated the days and hours of operation will be from 7:30 am to 5:30 pm Monday through Friday. The applicant has indicated the development will contain a single ground mounted sign consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. The applicant has met with the property owner to the south and a share driveway is not being proposed. The applicant has redesigned the site to allow for the driveway placement along the northern property line, which will allow for an increased sight distance from the crest of the hill. Staff is supportive of the applicant's proposed driveway placement. 12 August 26, 2004 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z -7418-A The applicant has indicated the proposed uses of the site as 0-2 uses excluding day cares, nursing homes, and school facilities. The applicant has also indicated a medical office (maximum of two doctors) is being proposed. The site plan includes the placement of fourteen parking spaces on the site, which would allow only 800 square feet available for general and professional office use. Staff is supportive of the applicant's proposed request. The proposed uses would be required to match the existing parking on the site. The applicant is requesting reduced side and rear yard setbacks. The 0-2 zoning classification requires a minimum 25 -foot setback from the side and rear property lines. The site plan indicates an 11 -foot setback from the southern and the rear property line. The site is a relative small site and meeting the minimum ordinance requirements would reduce the buildability of the proposed lot. Staff is supportive of the applicant's request for reduced setbacks along the southern and eastern property lines. The applicant has indicated a minimum landscaping strip along the northern property line. The applicant has also indicated screening will be added to the areas abutting single-family zoned property. Staff is supportive of the landscaping as indicated on the revised site plan. Staff is supportive of the proposed zoning site plan review. Although the site plan does not meet the minimum requirements of 0-2 zoned property the site is a relatively small site and does not meet the minimum two acre requirement for 0- 2 zoned property. The site was rezoned in the current configuration, which would limit the development of the site with the current setback requirements. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels if the site is developed as proposed there should be minimal to no adverse impact on adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested variance to allow a reduced side yard and a reduced rear yard setback. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. 5 August 26, 2004 SUBDIVISION ITEM NO.: 11 Cont. FILE NO., Z -7418 -A Staff presented a recommendation of approval of the requested variance to allow a reduced side yard setback and a reduced rear yard setback. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. C ITEM NO.: 11 FILE NO.: (Z -7418-A) NAME: Muradian Zoning Site Plan Review`' LOCATION: located at 1617 Aldersgate Road �. r N Planning Staff Comments. 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Change the title block to reflect a zoning site plan review. . 3. Will there be a dumpster located on the site? If so indicate the location along with a general note concerning the proposed screening. 4. Will there be any fencing as a part of the proposed screening? If s❑ locate the c, proposed fencing along with a note concerning the proposed material and the height. 5. Provide the days and hours of operation. 6. The cover letter indicates office uses. Is the proposed use general and professional office uses only? Will this be a medical office? If so indicate the number of doctors. 7. Provide details of any proposed signage on the site plan including height/area and locations VariancelWaiyers: None requested. Public Works: le 1. Aldersgate Road is classified on the Master Street Plan as a collector. A dedication of right-of-way 30 -feet from centerline will be required. 2. Provide design of street conforming to the Master Street Plan. Construct one-half street improvements to the street including a 5 -foot sidewalk with the planned development. 3. Verify adequate stopping sight distance for the proposed commercial driveway location. sed he plan. 5. 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. 6. Plans for all work in the 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) 379-1818 (Derrick Bergfield). Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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). Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. Plan nin Division: No comment. Landscape: The proposed width of the southern perimeter landscaping strip is less than the 6 -foot 9 -inch minimum allowed by the Landscape Ordinance. Additionally, the plan submitted does not provide for the eight -percent (387 square feet) interior landscaping within the parking lot required by the Landscape Ordinance. A variance of these requirements would require City Beautiful Commission approval. A 6 -foot high opaque screen, either a wooden fence with its face side directed to the adjacent property, a wall or dense evergreen plantings is required along the northern and eastern perimeters of the site. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, August 11, 2004.