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HomeMy WebLinkAboutZ-7418-B Staff AnalysisJanuary 18, 2007 ITEM NO.: 9 NAME: EMTEC Zoning Site Plan Review LOCATION: Located at 1617 Aldersgate Road DEVELOPER: APJ, Inc. 2020 West 3 d Street, Suite 214 Little Rock, AR 72203 FNrINFFR- Al Johnson P.O. Box 3703 Little Rock, AR 72201 AREA: .29 acres CURRENT ZONING: PLANNING DISTRICT NUMBER OF LOTS: 1 91810000 ibZK FT. NEW STREET: 0 0-2, Office and Institutional District 11-1-430 CENSUS TRACT: 24.04 VARIANCESNMAIVERS REQUESTED: 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 structure and accessory building, 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. On August 26, 2004, the Little Rock Planning Commission reviewed a site plan for this 0-2, Office and Institutional District, site. The requested site plan review was for the January 18, 2007 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z -7418-B placement of a two story (height 33 -feet) on the site. The building was proposed with 4,800 square feet or 40 -feet by 60 -feet. Fourteen parking spaces were to be provided. The owner desired to maintain the permitted uses under 0-2 Zoning, however, day cares, nursing homes, and school facilities were uses not being considered. A. 'PROPOSAL/REQUEST: EMTEC Environmental engineering Solutions is currently located at 1213 West 4th Street in a one story 3,000 square foot structure with seven parking spaces. For business reasons the company has elected to relocate to West Little Rock in the 1600 Block of Aldersgate Road. EMTEC has negotiated with APJ, Inc. to provide the necessary improvements for the relocation. The Company is an environmental engineering firm which employs from five to seven people. The work is primarily in Arkansas and through out the southeast region. Some of the services include obtaining Storm Water Permits for clients, air monitoring, design for asbestos abatement projects, developing Spill Prevention Control and Countermeasure plans, acting as consultant to the Arkansas Municipal League and inspecting reinforced concrete pipe plants in Arkansas and other states. Many of the services require maintenance of historical records for up to 30 years. Truck traffic to the site is limited to Fed -Ex or UPS. EMTEC has no walk-in clients. The proposed site plan for the company's improvements are critical to the company's efficient operation. The applicant is requesting a site plan review for the placement of a 3,000 square foot single -story office building on the site. A total of ten (10) parking spaces have been indicated. The site plan includes the placement of a six foot privacy fence along the eastern perimeter. An eight -foot retaining wall is located along the southern perimeter. 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. A new office building is currently under construction to the south of the site. Other uses in the area include office uses to the west and single-family to the east. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received one informational phone call from an area residents. The John Barrow Neighborhood Association and all property owners located within 200 -feet of the site were notified of the public hearing. 2 January 18, 2007 SUBDIVISION ITEM NO.: 9 (Cont. D. ENGINEERING COMMENTS: I9I4W[OMWAY 8111. PUBLIC WORKS CONDITIONS - 1 . ONDITIONS: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 the design of the 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 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). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 3 January 18, 2007 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -7418-B F. ISSUES/TECHNICAL/DESIGN: Planninq Division: No comment. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Site plan is insufficient for a full review of minimum City requirements. The minimum street buffer should be calculated at six (6) percent of the average depth of the property and in no case less than nine (9) feet as required by the Zoning Ordinance or six feet nine inches (6'9") as required by the Landscape Ordinance. The minimum side buffer should be calculated at six (6) percent of the average width of the property and in no case less than nine (9) feet. The minimum street buffer and landscape strip appear to be insufficient therefore, approval must be obtained for any areas not in compliance with these minimal ordinance standards from the City Beautiful Commission prior to the issuance of a building permit. 3. 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. 4. 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. G. SUBDIVISION COMMITTEE COMMENT: (December 28, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were outstanding issues associated with the request. Staff stated typically a 25 -foot building setback was required around the perimeter of the site. Staff noted based on the configuration of the site the side yard setbacks would be difficult to achieve. Staff noted a variance would be required. Staff also requested the applicant indicate the location of any proposed signage and include a note concerning the height and total square footage of sign area. Public works comments were addressed. Staff stated Aldersgate Road was classified on the Master Street Plan as a collector street which would require a right of way dedication of 30 -feet from centerline. Staff stated street construction conforming to the Master Street Plan would also be required including curb, gutter and sidewalk. Staff stated prior to any grading activities on the site a grading permit would be required. Staff also stated all plans for work in the right of way would require approval prior to the start of construction. 51 January 18, 2007 UBDIVISION ITEM NO.: 9 (Cont.1 FILE NO.: Z -7418-B Landscaping comments were addressed. Staff stated the required street buffer should be calculated at six percent of the depth of the property and the required side yard buffer should be calculated at six percent of the width of the property. Staff noted screening would be required along the northern and eastern perimeters of the site. 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 some of the issues raised at the December 28, 2006, Subdivision Committee meeting. The applicant has indicated screening along the eastern perimeter of the site and included a note stating if the northern portion of the site is developed with a single-family residence screening will be installed. Staff is supportive of the indicated screening. The site plan indicates the proposed parking stalls at 18.0 feet and the driveway/maneuvering area of 20.30 feet. The ordinance typically requires a minimum stall depth of 20 -feet and a maneuvering area of 20 -feet. A landscape strip of 8.42 feet has been indicated along the northern perimeter. The front of the vehicles would hang over into the landscaping by 2 -feet reducing the landscaping to 6.42 feet. A 9 foot landscape strip is typically required. Staff is not supportive of the parking as proposed. Typically if sufficient landscaping and maneuvering area are provided, staff is supportive of allowing the front of the vehicle to overhang into the landscaped area. Staff is not supportive of this instance. Staff feels the building should be relocated two feet to the south to increase the parking stall depth to the 20 -foot typically required. In this case staff would support the reduced landscape strip of 8.42 feet. The signage has been indicated on the proposed site plan. The sign is proposed with a maximum sign height of six feet and a maximum sign area of sixty-four square feet. Staff is supportive of the proposed signage. The site plan indicates a building setback of 25 -feet along the northern, eastern and western perimeters. A 10 -foot building setback is proposed along the southern perimeter. The ordinance typically requires the placement of a 25 -foot building setback along all property lines of the development. The applicant is seeking a variance to allow a reduced building setback along the southern perimeter. Staff is supportive of the variance request. The site plan indicates dedication of right of way and street construction per the Master Street Plan. A 30 -foot dedication of right of way from centerline will be provided per Collector Street standard and curb, gutter and sidewalk will be placed along the property frontage. 5 January 18, 2007 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z -7418-B Staff has concerns with the development as proposed. Staff feels the parking should be constructed to meet the typical minimum ordinance standard which would allow visually for ample landscaping and adequate maneuvering room. Staff feels the parking as proposed does not allow sufficient maneuvering room for vehicles to enter and exit the stalls and the overhang of vehicles into the landscaped area visually reduces the required landscape strip along the northern perimeter. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JANUARY 18, 2007) The applicant was present. There were no registered objectors present. Staff stated the applicant had agreed to increase the parking stall depth to 20 -feet by reducing the sidewalk area around the building and moving the building to the south by one foot to gain the additional area necessary to comply with the minimum parking stall depth per the ordinance. 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 also presented a recommendation of approval of the requested variance to allow a reduced building setback along the southern perimeter and the request to not install screening along the northern perimeter until a time when the adjacent site was used as residential. Staff stated they were supportive of the reduced landscape strip along the northern perimeter as indicated on the site plan. There was no further discussion of the item. The chair entertained a motion 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. N ITEM NO.: 9. Z -7418-B NAME: EMTEC Zoning Site Plan Review LOCATION: located at 1617 Aldersgate Road Planning Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than January 3, 2007. The Office of Planning and Development must receive the proof of notice no later than January 12, 2007. 2. The site is zoned 0-2. Typically a 25 -foot front, side and rear yard setback is required. The site plan indicates the placement of a two foot setback along the southern perimeter. 3. Provide details of the indicated sign including height and area. The maximum signage typically allowed in office zones is a maximum of six feet in height and sixty- four square feet in area. 4. The site plan indicates the placement of eight on-site parking spaces. The ordinance would typically require the placement of seven parking spaces. The indicated parking is adequate to meet the typical minimum parking requirement. 5. Provide the days and hours of operation of the business. 6. Verify the scale of the drawing. VarianceNVaivers: A reduced side yard setback along the southern perimeter. 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 the design of the 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 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). Item # 9 Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: No comment. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Site plan is insufficient for a full review of minimum City requirements. The minimum street buffer should be calculated at six (6) percent of the average depth of the property and in no case less than nine (9) feet as required by the Zoning Ordinance or six feet nine inches (69") as required by the Landscape Ordinance. The minimum side buffer should be calculated at six (6) percent of the average width of the property and in no case less than nine (9) feet. The minimum street buffer and landscape strip appear to be insufficient therefore, approval must be obtained for any areas not in compliance with these minimal ordinance standards from the City Beautiful Commission prior to the issuance of a building permit. 3. 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. 4. 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 site plan (to include the additional information as noted above) to staff on Wednesday, January 6, 3007. Item # 9