Loading...
HomeMy WebLinkAboutZ-7950 Staff AnalysisITEM NO.: 18.1. ��°,M�. FILE NO.: Z-7950 NAME: Carpenter Short -form POD +L��,,�;Z5-6� )z'ch� LOCATION: located on the Northwest corner of West 41St Street and Stannus Road Planning Staff Comments - 1 . omments:1. Provide notification of property owners locafed within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide details of the proposed signage including height/area and location. 3. The cover letter indicates the site will employ 25-30 employees. The site plan only includes 26 parking spaces. 4. Provide details of the nature of the business. Will there be any customer traffic to the site? 5. Provide the hours of operation. o VarrancelVllarvers: U � S�X 1. A variance to allow a reduced right-of-way dedication (50 -feet) along West 41St 116' Street. 2. A waiver of the required street improvements to the abutting roadways. Public Works Conditions: 1. The proposed land use would classify Stannus Road on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. The proposed land use would classify 41st Street on the Master Street Plan as a , commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Stannus Road and 41st Street. 4. With site development, provide design of 41st Street conforming to the Master Street Plan. Construct one-half street improvement to 41st Street including 5 - foot sidewalks with planned development. 5. Sidewalks with appropriate handicap ramps are required on Stannus Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lot must have a single driveway. Close proposed driveway closest to 41st Street. The width of driveway must not exceed 36 feet. 7. Proposed parking configuration does not provide sufficient space to back out of parking spaces. Angled parking is recommended. 8. 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). 9. Due to heavy bus traffic no parking is allowed on Stannus Road. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. An existing 6" sewer main is located on the site. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Center -Point Energy_: SBC: Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Bus Route #14 — Rosedale Bus Route. Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Public Institutional for this property. Single Family surrounds the Public -Institutional Use; therefore for non-public uses Single Family is taken as the Plan proposed use for this property. The applicant has applied for a Planned Office District for a quiet professional office. A land use plan amendment for a change to Suburban Office is a separate item on this agenda. Master Street Plan: Both Stannus and 41St Street are shown as Local Streets on the Master Street Plan. If a non -single family use is permitted the Master Street Plan requires these roads to built to Commercial Street standard, which is greater than residential Local Street standard. These streets may require dedication of right-of- way and may require street improvements. Bicycle Plan: The Little Rock Bike Plan shows no bike routes in immediate area of the application. City Recognized Neighborhood Action Plan: The property under is within the John Barrow Neighborhood Plan area. This Plan does not have Objectives directly related to the proposal. However it does recommend that the neighborhood develop a climate that would attract job -creating businesses to the area and that efforts should be made to improve sidewalks, curbs gutters and streetlights. If this project would create job opportunities for neighborhood residents and make site improves with add sidewalks, curbs and streetlights then it would help achieve the Plans Goals. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A perimeter -planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip must be at least nine (9) feet wide. The plan submitted does not reflect this minimum amount along the southern and eastern perimeters of the site. A variance from this requirement will require both City Beautiful Commission approval and the Board of Adjustment approval. 3. The proposed parking areas do not provide for the eight percent (924 square feet) interior landscaping required. The plan submitted is 620 square feet less than this requirement. A variance from this standard would require City Beautiful Commission approval. 4. In addition to the proposed interior landscaping, a small amount of building landscaping between the proposed parking areas and buildings (or in the general area) will be required. 5. A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the sites northern and western perimeters of the site. 6. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, October 26, 2005. November 10, 2005 ITEM NO.: 18.1 FILE NO.: Z-7950 NAME: Carpenter Short -form POD LOCATION: Located on the Northwest corner of West 415t Street and Stannus Road DEVELOPER: Affirmative Risk Management, Inc. c/o Mark and Patricia Pollack 127116 Hunters Field Road P.O. Box 22717 Little Rock, AR 72221-2717 ENGINEER: Stuck Associates 1308 South Main Street Little Rock, AR 72202 AREA: 0.98 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-3, Single-family Single-family residential -9 • FT. NEW STREET: 0 LF General and professional office uses VARIANCESMAIVERS REQUESTED: 1. A variance to allow a reduced right-of-way dedication (50 -feet) along West 41St Street and Stannus Road. 2. A waiver of the required street improvements to the abutting roadways. A. PROPOSAL/REQUEST: The applicant is proposing the rezoning of the site from R-3, Single-family to PD -O to allow this existing vacant structure to be utilized as an office use. The site is located across from Wilson Elementary School and adjacent to Rosedale Baptist Church. Currently the parking lot is being utilized as overflow parking for Wilson Elementary School and Rosedale Baptist Church Interior renovations will be performed to the structure and the existing parking lot will be resurfaced. The November 10, 2005 SUBDIVISION ITEM NO.: 18.1(Cont.)FILE NO.: Z-7950 applicant has also proposed a six foot fence along the street right-of-way of West 41St Street and Stannus Road. A gate will be placed along Stannus Road. The applicant has also indicated the fencing will be placed along the mid -point of the property with the remainder of the parking to be left open for employs of Wilson Elementary School and Rosedale Baptist Church to utilize as overflow parking. The structure contains 5600 square feet and was constructed as a Masonic Lodge in 1951. The applicant's cover letter indicates the structure has been vacant since 1998. The applicant is proposing to utilize the site as Affirmative Risk Management Inc. The applicant has indicated the use is an office use and provides opportunity for neighborhood revitalization. The applicant has indicated the firm employees 25- 30 employees and the typical hours of operation are,from 8:00 am to 5:00 pm. The applicant has indicated there are situations when employees must remain after 5:00 pm closing. The applicant has also shown a Phase II portion on the site plan. The applicant has indicated future plans include the construction of a second building on the site not to exceed an additional 5600 square feetAall required parking to satisfy an office development will also be included in the redevelopment of the Phase II portion of the site. The applicant is requesting a waiver of the Master Street Plan requirements related to full right-of-way dedication and street improvements to the abutting roadway. The applicant has indicated a 50 -foot right-of-way (25 -feet from centerline) will be provided along West 41St Street and Stannus Road verses the 60 -foot typically required for a commercial street. B. EXISTING CONDITIONS: The site contains a two story structure which appears to be vacant. The parking lot is in a state of disrepair with grass growing in- several locations. There is a narrow drive, which extends from Stannus Road to the rear parking area on both the north and south sides of the building. There is very little landscaping or green space located on the site. Wilson Elementary School is located to the east of the site and Rosedale Baptist Church is located to the southwest of the site. There are single-family homes located to the south, across West 41St Street, and to the north, fronting 40th Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The John Barrow Neighborhood Association, the Westwood 2 November 10, 2005 SUBDIVISIO ITEM NO.: 18.1 (Cont.) FILE NO.: Z-7950 Neighborhood Association, all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. The proposed land use would classify Stannus Road on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. The proposed land use would classify 41st Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Stannus Road and 41st Street. 4. With site development, provide design of 41 st Street conforming to the Master Street Plan. Construct one-half street improvement to 41st Street including 5 -foot sidewalks with planned development. 5. Sidewalks with appropriate handicap ramps are required on Stannus Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lot must have a single driveway. Close proposed driveway closest to 41st Street. The width of driveway must not exceed 36 feet. 7. Proposed parking configuration does not provide sufficient space to back out of parking spaces. Angled parking is recommended. 8. 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). 9. Due to heavy bus traffic no parking is allowed on Stannus Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. An existing 6" sewer main is located on the site. 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: No objection. 3 November 10, 2005 SUBDIVISION ITEM NO.: 18.1 (Cont.) FILE NO.: Z-7950 Fire Department: Approved as submitted. Counly Planning: No comment. CATA: The site is located near CATA Bus Route #14 — Rosedale Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Public Institutional for this property. Single Family surrounds the Public -Institutional Use; therefore for non-public uses Single Family is taken as the Plan proposed use for this property. The applicant has applied for a Planned Office District for a quiet professional office. A land use plan amendment for a change to Suburban Office is a separate item on this agenda. Master Street Plan: Both Stannus and 41St Street are shown as Local Streets on the Master Street Plan. If a non -single family use is permitted the Master Street Plan requires these roads to built to Commercial Street standard, which is greater than residential Local Street standard. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: The Little Rock Bike Plan shows no bike routes in immediate area of the application. City Recognized Neighborhood Action Plan: The property under is within the John Barrow Neighborhood Plan area. This Plan does not have Objectives directly related to the proposal. However it does recommend that the neighborhood develop a climate that would attract job -creating businesses to the area and that efforts should be made to improve sidewalks, curbs gutters and streetlights. If this project would create job opportunities for neighborhood residents and make site improves with add sidewalks, curbs and streetlights then it would help achieve the Plans Goals. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A perimeter -planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip must be at least nine (9) feet wide. The plan submitted does not reflect this minimum amount along the southern and eastern perimeters of the site. A variance from this requirement will require both City Beautiful Commission approval and the Board of Adjustment approval. C! November 10, 2005 SUBDIVISION ITEM NO.: 18.1 FILE NO.: Z-7950 3. The proposed parking areas do not provide for the eight percent (924 square feet) interior landscaping required. The plan submitted is 620 square feet less than this requirement. A variance from this standard would require City Beautiful Commission approval. 4. In addition to the proposed interior landscaping, a small amount of building landscaping between the proposed parking areas and buildings (or in the general area) will be required. 5. A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the sites northern and western perimeters of the site. 6. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) The applicant 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 questioned the days and hours of operation. The applicant responded that the normal hours of operation were from 8:00 am to 5:00 pm Monday through Friday. Staff also stated the site plan showed 26 parking spaces to serve the use and the cover letter indicated there were 25 to 30 employees. Staff stated the indicated parking was adequate to meet the typical minimum parking demand for an office use but questioned the total number persons who would be accessing the site. The applicant indicated there was additional parking the owner planned to provide to Wilson Elementary School as overflow parking. He stated any additional parking needs could be met. Public Works comments were addressed. Staff stated the classification of the development would require a dedication of right-of-way 30 -feet from centerline for both West 41St Street and Stannus Road. Staff also stated the indicated driveway widths did not meet the traffic access and circulation requirements of current City Ordinances. The applicant stated currently the asphalt extended to the roadway around the perimeter of the site. He stated the proposed driveway locations were better than what currently existed. The applicant also stated the right-of-way dedication along West 41St Street was not necessary. He stated the site was not taking access from West 41St Street and he felt the dedication was excessive. Landscaping comments were addressed. Staff stated the proposed site plan did not allow for the minimum landscaping required between the street right-of-way and the perimeter. Staff stated screening would also be required along the perimeters of the site. Staff questioned the indicated fencing. The applicant indicated the fence would be a six foot fence to act as security for the site. Staff stated the indicated parking areas did not allow for the eight percent interior 5 November 10, 2005 SUBDIVISION ITEM NO.: 18.1 FILE NO.: Z-7950 landscaping required by the Landscape Ordinance. Staff stated a variance from this standard would require City Beautiful Commission approval. Staff noted comments from the various other reporting departments and agencies; suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and 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 issue raised at the October 20, 2005, Subdivision Committee meeting. The applicant has indicated the days and hours of operation to be from 8:00 am to 5:00 pm, Monday through Friday. The applicant has shown landscaping along the northern perimeter of the site at a minimum of nine feet. The applicant has not indicated dedication of.right-of-way along West 41St Street or Stannus Road per the Master Street Plan requirement. The applicant has indicated on the revised site plan the placement of a six foot fence along the perimeter of the site. The fence will be constructed of wrought iron with brick columns. The applicant has also proposed that the development be gated. The applicant has indicated the gate location along Stannus Road placed 20 -feet from the -right-of-way. The applicant has shown the gates will be open during normal business hours allowing the site to be closed during the evenings and weekends. Staff is not supportive of the placement of the gates in this location. Stannus Road is a heavily traveled road. Wilson School is located to the east of the site and the buses load and unload students adjacent to this site. The proposed location of the gate does not allow stacking of automobiles waiting to access the site. Staff would recommend the gates be relocated near the front of the building to allow additional stacking for persons entering the site. The applicant has indicated landscaping will be provided along the northern perimeter of the site per ordinance requirements. The site plan shows the required landscaping along West 41St Street to be contained within the right-of- way. This request will require a waiver of the landscape ordinance requirements approved by the City Beautiful Commission. The applicant is proposing the utilization of this existing non-residential building as an office use. The applicant has indicated the company employs 25-30 employees. The site plan includes sufficient parking to meet the typically minimum parking required for the development. Although staff is supportive of the redevelopment of the site as an office use, staff is not supportive of the reduced right-of-way dedication and the location of the proposed gates to secure the development. The proposed development 1.1 November 10, 2005 SUBDIVISION ITEM NO.: 18.1 (Cont. FILE NO.: Z-7950 would classify Stannus Road and West 41St Street as commercial streets. Staff feels the right-of-way dedication for the proposed development is critical for the redevelopment of the site. In addition, staff does not feel the location of the proposed' gates allows for sufficient stacking. In staff's opinion, the automobiles stacking onto Stannus Road will cause traffic conflicts and safety concerns for the area residents. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) Mr. Jack Caston was present representing the request. Staff presented the item with a recommendation of denial. Staff stated the reason for the recommendation was based on the applicant's indicated gate design for the site and the reduced right-of-way dedication. 'Staff stated the indicated gates did not allow for stacking as typically required by the ordinance. Mr. Caston addressed the Commission on the merits of the request. He stated the gate was set at 32 -feet from the right of way. He stated the call box was set at 20 -feet from the right-of-way which would allow for one car to enter the site and open the gate. Mr. Caston stated based on the gate location the gate would be set at 47 -feet from the edge of pavement. Mr. Caston stated the gate would be open during business hours. He stated the owner was willing to commit that the gate would be opened at 7:00 am to address staff's concerns with the traffic conflict. The applicant stated staff was requesting a dedication of 60 -feet of right-of-way for both Stannus Road and West 41St Street. Mr. Caston stated the owners were willing to dedicate 50 -feet, 25 -feet from centerline as required for a residential street. Staff stated the use of the street would classify the roadway as a commercial street. There was a general discussion concerning the road and the likely hood there would be additional commercial development along the street in this area. Staff agreed to a 50 -foot right-of- way dedication, 25 -feet from centerline and a 20 -foot radial dedication at the intersection of the two roadways. There was a general discussion concerning the required street improvements. Mr. Caston stated the owner was requesting a deferral of street improvements for five years or until the Phase II portion of the development. Staff stated they would support the deferral request. A motion was made to approve the request as amended. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 January 5, 2006 ITEM NO. 1 - C.B.C. -592 - NEW MATTERS Applicant: Address: Description: ORDINANCE RE 'UIREMENTS: Affirmative Risk Management, Inc. Mark & Patricia Pollack, Applicant Jack Castin, Agent 4016 Stannus Road Long Legal 1. A perimeter planting strip is required along any side of a vehicular use area that abuts a right-of-way of any street or highway. 2. One (1) tree and ten (10) evergreen shrubs every thirty (3 0) linear feet shall be planted in the perimeter planting strip. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. 4. One (1) tree and four (4) shrubs every forty (40) linear feet shall be planted in the perimeter planting strip. VARIANCE REQUESTED:, 1. Deletion of the perimeter landscaping strip and associated trees and shrubs or vines along 41 st street. 2. Reduction of the number of trees and shrubs within the planting strip along the northern property line. FINDINGS: This property is located at the southeast corner of Stannus Street and West 41 st Street. The site currently is occupied by a vacant two-story brick building. The parking lot is in a state of disrepair with grass growing in several locations. There is a narrow drive, which extends from Stannus Road to the rear parking area on both the north and south sides of the building. There is very little landscaping or green space located on the site. As of this writing, staff has received one phone call in opposition from an area resident. On November 10, 2005 this site was reviewed by the Planning Commission as a short -form Planned Office Development (POD). At this public meeting, the plan was required the following conditions in conjunction with the approved site plan: " the applicant has indicated landscaping will be provided along the northern perimeter of the site per ordinance requirements. The site plan shows the required landscaping along West 41St Street to be contained in within the public right-of-way. This request will require a waiver of the landscape ordinance requirements to be approved by the City Beautiful Commission." The applicant is now proposing to delete, in its entirety, the perimeter planting strip along 41St Street and to reduce the number of trees and shrubs in the northern planting strip below the ordinance minimum. The proposed site plan does not meet the minimum perimeter landscaping requirements stipulated at the November 10, 2005 public hearing. Therefore, staff recommends denial of this application. STAFF RECOMMENDATION: Staff recommends denial of the application. If the City Beautiful Commission requires the perimeter planting strip to be planted in the public right-of-way, then it is the responsibility of the applicant to obtain a Franchise Agreement through the City of Little Rock's, Public Works Department. FILE NO.: Z-7950 NAME: Carpenter Short -form POD LOCATION: Located on the Northwest corner of West 41St Street and Stan nus Road DEVELOPER: Affirmative Risk Management, Inc. c/o Mark and Patricia Pollack 127116 Hunters Field Road P.O. Box 22717 Little Rock, AR 72221-2717 ENGINEER: Stuck Associates 1308 South Main Street Little Rock, AR 72202 AREA: 0.98 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD -O PROPOSED USE: General and professional office uses VARIAN CESMAIV E RS REQUESTED: 1. A variance to allow a reduced right-of-way dedication (50 -feet) along West 41st Street and Stannus Road. 2. A waiver of the required street improvements to the abutting roadways. A. PROPOSAL/REQUEST: The applicant is proposing the rezoning of the site from R-3, Single-family to PD -O to allow this existing vacant structure to be utilized as an office use. The site is located across from Wilson Elementary School and adjacent to Rosedale Baptist Church. Currently the parking lot is being utilized as overflow parking for Wilson Elementary School and Rosedale Baptist Church Interior renovations will be performed to the structure and the existing parking lot will be resurfaced. The applicant has also proposed a six foot fence along the street right-of-way of West FILE NO.: Z-7950 (Cont) 41St Street and Stannus Road. A gate will be placed along Stannus Road. The applicant has also indicated the fencing will be placed along the mid -point of the property with the remainder of the parking to be left open for employs of Wilson Elementary School and Rosedale Baptist Church to utilize as overflow parking. The structure contains 5600 square feet and was constructed as a Masonic Lodge in 1951. The applicant's cover letter indicates the structure has been vacant since 1998. The applicant is proposing to utilize the site as Affirmative Risk Management Inc. The applicant has indicated the use is an office use and provides opportunity for neighborhood revitalization. The applicant has indicated the firm employees 25-30 employees and the typical hours of operation are from 8:00 am to 5:00 pm. The applicant has indicated there are situations when employees must remain after 5:00 pm closing. The applicant has also shown a Phase II portion on the site plan. The applicant has indicated future plans include the construction of a second building on the site not to exceed an additional 5600 square feetAall required parking to satisfy an office development will also be included in the redevelopment of the Phase II portion of the site. The applicant is requesting a waiver of the Master Street Plan requirements related to full right-of-way dedication and street improvements to the abutting roadway. The applicant has indicated a 50 -foot right-of-way (25 -feet from centerline) will be provided along West 41St Street and Stannus Road verses the 60 -foot typically required for a commercial street. B. EXISTING CONDITIONS: The site contains a two story structure which appears to be vacant. The parking lot is in a state of disrepair with grass growing in several locations. There is a narrow drive, which extends from Stannus Road to the rear parking area on both the north and south sides of the building. There is very little landscaping or green space located on the site. Wilson Elementary School is located to the east of the site and Rosedale Baptist Church is located to the southwest of the site. There are single-family homes located to the south, across West 41St Street, and to the north, fronting 40th Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The John Barrow Neighborhood Association, the Westwood Neighborhood Association, all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. 4 FILE NO.: Z-7950 (Cont.) D. ENGINEERING COMMENTS: Public Works Conditions: 1. The proposed land use would classify Stannus Road on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. The proposed land use would classify 41st Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Stannus Road and 41st Street. 4. With site development, provide design of 41 st Street conforming to the Master Street Plan. Construct one-half street improvement to 41st Street including 5 -foot sidewalks with planned development. 5. Sidewalks with appropriate handicap ramps are required on Stannus Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lot must have a single driveway. Close -proposed driveway closest to 41st Street. The width of driveway must not exceed 36 feet. 7. Proposed parking configuration does not provide sufficient space to back out of parking spaces. Angled parking is recommended. 8. 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). 9. Due to heavy bus traffic no parking is allowed on Stannus Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. An existing 6" sewer main is located on the site. 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: No objection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Bus Route #14 — Rosedale Bus Route. M FILE NO.: Z-7950 (Cont.) F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Public Institutional for this property. Single Family surrounds the Public -Institutional Use; therefore for non-public uses- Single Family is taken as the Plan proposed use for this property. The applicant has applied for a Planned Office District for a quiet professional office. A land use plan amendment for a change to Suburban Office is a separate item on this agenda. Master Street Plan: Both Stannus and 41St Street are shown as Local Streets on the Master Street Plan. If a non -single family use is permitted the Master Street Plan requires these roads to built to Commercial Street standard, which is greater than residential Local Street standard. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: The Little Rock Bike Plan shows no bike routes in immediate area of the application. City Recognized Neighborhood Action Plan: The property under is within the John. Barrow Neighborhood Plan area. This Plan does not have Objectives directly related to the proposal. However it does recommend that the neighborhood develop a climate that would attract job -creating businesses to the area and that efforts should be made to improve sidewalks, curbs gutters and streetlights. If this project would create job opportunities for neighborhood residents and make site improves with add sidewalks, curbs and streetlights then it would help achieve the Plans Goals. Landscape. 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A perimeter -planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip must be at least nine (9) feet wide. The plan submitted does not reflect this minimum amount along the southern and eastern perimeters of the site. A variance from this requirement will require both City Beautiful Commission approval and the Board of Adjustment approval. 3. The proposed parking areas do not provide for the eight percent (924 square feet) interior landscaping required. The plan submitted is 620 square feet less than this requirement. A variance from this standard would require City Beautiful Commission approval. 4. In addition to the proposed interior landscaping, a small amount of building landscaping between the proposed parking areas and buildings (or in the general area) will be required. 5. A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the sites northern and western perimeters of the site. 4 FILE NO.: Z-7950 (Cont. 6. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) The applicant 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 questioned the days and hours of operation. The applicant responded that the normal hours of operation were from 8:00 am to 5:00 pm Monday through Friday. Staff also stated the site plan showed 26 parking spaces to serve the use and the cover letter indicated there were 25 to 30 employees. Staff stated the indicated parking was adequate to meet the typical minimum parking demand for an office use but questioned the total number persons who would be accessing the site. The applicant indicated there was additional parking the owner planned to provide to Wilson Elementary School as overflow parking. He stated any additional parking needs could be met. Public Works comments were addressed. Staff stated the classification of the development would require a dedication of right-of-way 30 -feet from centerline for both West 41St Street and Stannus Road. Staff also stated the indicated driveway widths did not meet the .traffic access and circulation requirements of current City Ordinances. The applicant stated currently the asphalt extended to the roadway around the perimeter of the site. He stated the proposed -driveway locations were better than what currently existed. The applicant also stated the right-of-way dedication along West 41St Street was not necessary. He stated the site was not taking access from West 41s' Street and he felt the dedication was excessive. Landscaping comments were addressed. Staff stated the proposed site plan did not allow for the minimum landscaping required between the street right-of-way and the perimeter. Staff stated screening would also be required along the perimeters of the site. Staff questioned the indicated fencing. The applicant indicated the fence would be a six foot fence to act as security for the site. Staff stated the indicated parking areas did not allow for the eight percent interior landscaping required by the Landscape Ordinance. Staff stated a variance from this standard would require City Beautiful Commission approval. Staff noted comments from the various other reporting departments and agencies; suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and 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 issue raised at the October 20, 2005, Subdivision Committee meeting. The applicant has indicated the days and hours of operation to be from 8:00 am to 5:00 pm, A FILE NO.: Z-7950 (Cont. Monday through Friday. The applicant has shown landscaping along the northern perimeter of the site at a minimum of nine feet. The applicant has not indicated dedication of right-of-way along West 41St Street or Stannus Road per the Master Street Plan requirement. The applicant has indicated on the revised site plan the placement of a six foot fence along the perimeter of the site. The fence will be constructed of wrought iron with brick columns. The applicant has also proposed that the development be gated. The applicant has indicated the gate location along Stannus Road placed 20 -feet from the right-of-way. The applicant has shown the gates will be open during normal business hours allowing the site to be closed during the evenings and weekends. Staff is not supportive of the placement of the gates in this location. Stannus Road is a heavily traveled road. Wilson School is located to the east of the site and the buses load and unload students adjacent to this site. The proposed location of the gate does not allow stacking of automobiles waiting to access the site. Staff would recommend the gates be relocated near the front of the building to allow additional stacking for persons entering the site. The applicant has indicated landscaping will be provided along the northern perimeter of the site per ordinance requirements. The site plan shows the required landscaping along West 41St Street to be contained within the right-of- way. This request will require a waiver of the landscape ordinance requirements approved by the City Beautiful Commission. The applicant is proposing the utilization of this existing non-residential building as an office use. The applicant has indicated the company employs 25-30 employees. The site plan includes sufficient parking to meet the typically minimum parking required for the development. Although staff is supportive of the redevelopment of the site as an office use, staff is not supportive of the reduced right-of-way dedication and the location of the proposed gates to secure the development. The proposed development would classify Stannus Road and West 41St Street as commercial streets. Staff feels the right-of-way dedication for the proposed development is critical for the redevelopment of the site. In addition, staff does not feel the location of the proposed gates allows for sufficient stacking. In staff's opinion, the automobiles stacking onto Stannus Road will cause traffic conflicts and safety concerns for the area residents. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) Mr. Jack Caston was present representing the request. Staff presented the item with a recommendation of denial. Staff stated the reason for the recommendation was based [:1 FILE NO.: Z-7950 on the applicant's indicated gate design for the site and the reduced right-of-way dedication. Staff stated the indicated gates did not allow for stacking as typically required by the ordinance. Mr. Caston addressed the Commission on the merits of the request. He stated the gate was set at 32 -feet from the right of way. He stated the call box was set at 20 -feet from the right-of-way which would allow for one car to enter the site and open the gate. Mr. Caston stated based on the gate location the gate would be set at 47 -feet from the edge of pavement. Mr. Caston stated the gate would be open during business hours. He stated the owner was willing to commit that the gate would be opened at 7:00 am to address staff's concerns with the traffic conflict. The applicant stated staff was requesting a dedication of 60 -feet of right-of-way for both Stannus Road and West 41St Street. Mr. Caston stated the owners were willing to dedicate 50 -feet, 25 -feet from centerline as required for a residential street. Staff stated the use of the street would classify the roadway as a commercial street. There was a general discussion concerning the road and the likely hood there would be additional commercial development along the street in this area. Staff agreed to a 50 -foot right-of- way dedication, 25 -feet from centerline and a 20 -foot radial dedication at the intersection of the two roadways. There was a general discussion concerning the required street improvements. Mr. Caston stated the owner was requesting a deferral of street improvements for five years or until the Phase II portion of the development. Staff stated they would support the deferral request. A motion was made to approve the request as amended. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7