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HomeMy WebLinkAboutZ-7988 Staff AnalysisFILE NO.: Z-7988 NAME: Arkansas Armored Car Short -form PD -C LOCATION: Located at 1415 South State Street DEVELOPER: Wel-Ark, Inc. c/o Arkansas Armored Car P. O. Box 82243 Lafayette, LA 70598 ENGINEER: Donald Brooks Surveying Arch Street Pike Hensley, AR AREA: 0.17 acres CURRENT ZONING. ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 R-4, Two Family District Residential PD -C FT. NEW STREET: 0 LF Parking lot for an adjoining commercial building VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The owners of the property located at 1415 South State Street are proposing the rezoning of this site from R-4 to PD -C to allow the placement of a parking facility to serve an adjoining commercially zoned business. The site has a house with an unpaved parking area located in the rear yard area. Three large trees are located on the northern portion of the property, which the applicant intends to preserve. The site plan indicates the placement of a six-foot chain link fence and a wood fence to provide screening around the perimeter of the site. Curb bumpers will be used to protect the fencing and landscaped areas. FILE NO.: Z-7988 _(Cont.) The parking lot will be constructed of a hard surface material either concrete or asphalt. The parking lot will provide parking for ten to twelve vehicles. B. EXISTING CONDITIONS: The site contains a single-family structure in disrepair. Arkansas Armored Car is located to the north of this site and currently utilizing the rear yard area, which is not paved, as a parking area for vehicles. There is a narrow alley located along the eastern boundary of the site, which currently provides access to the rear yard parking. Other uses in the area include a low powered radio station located to the north of this site and a large building currently being used as a church facility located to the southwest of the site. There are three residential structures located to the west of the site and one residential unit located to the south of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 -feet of the site, all residents who could be identified located within 300 -feet of the site along with the Downtown Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Dedication of right-of-way is required to ten (10) feet from centerline of alley. A fence cannot be located within right-of-way of alley. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water at 377-1225 regarding water requirements for this site. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 2 FILE NO.: Z-7988 (Cont. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a PCD for a storage area for parking of commercial vehicles. The proposal is an expansion of an exiting use within the Commercial area, as such it does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: State Street is shown as a Local Street on the Master Street Plan. It may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class III bike route is located along Daisy Bates. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Downtown Neighborhood Action Plan. The housing goal listed these objectives relevant to this case: "Redevelop 153 vacant lots and re- occupy 512 vacant houses and 325 vacant apartments" and "Repair the 25% of over 2,900 structures labeled "unsafe" by city housing inspectors." This application would remove a marginal structure that could be rehabbed for residential use. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer minimal ordinance requirements. 2. The zoning ordinance requires a 6'-9" wide land use buffer along the southern perimeter of the site where abuting residential property. Additionally, the landscape ordinance requires a perimeter planting strips along any side of a vehicular use area that abuts adjoining property. This strip is also required to be at least 6'-9" in width. Seventy percent (70%) of this area is to remain undisturbed. A variance of these requirements will require approval from the City Beautiful Commission. 3. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the perimeters of the site adjoining residential property. 4. Eight percent (8%) of the paved surface area must be allocated for landscaped area, per the city landscape ordinance. 5. A water source will need to be within seventy-five (75) foot of the landscaped areas. 6. These calculations take into account the reduction allowed within the designated mature area. 3 FILE NO.: Z-7988 (Cont,) G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006) 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 if any additional signage was being proposed as a part of the development. Staff also stated the site plan indicated parking spaces, which did not appear to be workable. Staff requested the applicant provide dimensions of landscaped areas. Public Works comments were addressed. Staff stated a dedication of right-of- way was required to ten feet from the centerline of the alley. Staff stated a fence could not be located within the right-of-way. Landscaping comments were addressed. Staff stated the indicated site plan did not allow the required perimeter landscaping per the landscape or buffer ordinances. Staff also stated screening would be required along the perimeters of the site abutting residentially zoned or used property. 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 March 8, 2006, Subdivision Committee meeting. The revised plan indicates parking at a right angle, landscaped area dimensioned and a dedication of right-of-way 10 -feet from the centerline of the alley. There is no new signage being proposed as a part of the development. The site plan indicates the placement of a landscape strip along the southern perimeter of the site 6.9 feet as required by the buffer and landscape ordinances. The northern perimeter contains a landscape strip 3.1 feet. This indicated landscape strip is not adequate to meet the landscape ordinance and will require approval from the City Beautiful Commission to allow the reduced landscaping. Curb bumpers will be used to protect the fencing and landscaped areas. The site plan includes the placement of thirteen parking spaces to serve Arkansas Armored Car, which is located immediately adjacent to the site. The parking lot will be constructed of a hard surface material either concrete or asphalt. The parking area will be accessed from an existing alley and screened from State Street. There are three large trees located on the site the applicant has indicated a desire to retain and has indicated a planter area around the trees. There are three spaces that will not have sufficient maneuvering room if the trees are in fact saved. Staff recommends preserving the trees but labeling the three spaces for 4 FILE NO.: Z-7988 (Cont. compact cars only. In staffs opinion the space provided would allow sufficient backing space for the smaller automobiles, which require a lesser turning radius. The site plan indicates the placement of a six-foot screening fence along the southern and western perimeters of the site. A six-foot chain link fence is also being proposed around the entirety of the site for security. Staff is supportive of the applicant's request to allow this site to be utilized as a parking lot for the sole use of Arkansas Armored Car Service. The company is currently utilizing a portion of the rear yard area as parking for vehicles, which does not appear to have negatively impacted the adjoining properties. Staff does feel however, it is critical to protect the nearby neighborhood. With the exception of the non-residential uses located along Daisy L. Gatson Bates Street the area is primarily residential. Staff feels the protection of these homes is critical to ensure the viability of the neighborhood. With access to the parking from the alley and the placement of a screening fence along State Street, in staffs opinion this will lessen the impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends the use of the site as a parking lot is for the sole purpose of Arkansas Armored Car Service. PLANNING COMMISSION ACTION: (MARCH 30, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval 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 the use of the site as a parking lot was for the sole purpose of Arkansas Armored Car Service. 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. .j March 30, 2006 ITEM NO.: 20 NAME: Arkansas Armored Car Short -form PD -C LOCATION: Located at 1415 South State Street DEVELOPER: Wel-Ark, Inc. c/o Arkansas Armored Car P. O. Box 82243 Lafayette, LA 70598 ENGINEER: Donald Brooks Surveying Arch Street Pike Hensley, AR AREA: 0.17 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-4, Two Family District Residential PD -C FILE NO.: Z-7988 FT. NEW STREET: 0 LF Parking lot for an adjoining commercial building VARIANCESANAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The owners of the property located at 1415 South State Street are proposing the rezoning of this site from R-4 to PD -C to allow the placement of a parking facility to serve an adjoining commercially zoned business. The site has a house with an unpaved parking area located in the rear yard area. Three large trees are located on the northern portion of the property, which the applicant intends to preserve. The site plan indicates the placement of a six-foot chain link fence and a wood fence to provide screening around the perimeter of the site. Curb bumpers will be used to protect the fencing and landscaped areas. March 30, 2006 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: Z-7988 The parking lot will be constructed of a hard surface material either concrete or asphalt. The parking lot will provide parking for ten to twelve vehicles. B. EXISTING CONDITIONS: The site contains a single-family structure in disrepair. Arkansas Armored Car is located to the north of this site and currently utilizing the rear yard area, which is not paved, as a parking area for vehicles. There is a narrow alley located along the eastern boundary of the site, which currently provides access to the rear yard parking. Other uses in the area include a low powered radio station located to the north of this site and a large building currently being used as a church facility located to the southwest of the site. There are three residential structures located to the west of the site and one residential unit located to the south of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 -feet of the site, all residents who could be identified located within 300 -feet of the site along with the Downtown Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Dedication of right-of-way is required to ten (10) feet from centerline of alley. A fence cannot be located within right-of-way of alley. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water at 377-1225 regarding water requirements for this site. Fire Department: Approved as submitted. K March 30, 2006 SUBDIVISION NO.: 20(Cont.)FILE NQ • Z-7988 County Plannjn : No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a PCD for a storage area for parking of commercial vehicles. The proposal is an expansion of an exiting use within the Commercial area, as such it does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: State Street is shown as a Local Street on the Master Street Plan. It may require: dedication of right-of-way and may require street improvements. Bicycle Plan: A Class III bike route is located along Daisy Bates. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Downtown Neighborhood Action Plan. The housing goal listed these objectives relevant to this case: "Redevelop 153 vacant lots and re- occupy 512 vacant houses and 325 vacant apartments" and "Repair the 25% of over 2,900 structures labeled "unsafe" by city housing inspectors." This application would remove a marginal structure that could be rehabbed for residential use. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer minimal ordinance requirements. 2. The zoning ordinance requires a 6'-9" wide land use buffer along the southern perimeter of the site where abuting residential , property. Additionally, the landscape ordinance requires a perimeter planting strips along any side of a vehicular use area that abuts adjoining property. This strip is also required to be at least 6'-9" in width. Seventy percent (70%) of this area is to remain undisturbed. A variance of these requirements will require approval from the City Beautiful Commission. 3. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the perimeters of the site adjoining residential property. 4. Eight percent (8%) of the paved surface area must be allocated for landscaped area, per the city landscape ordinance. 3 March 30, 2006 SUBDIVISION ITEM NO.: 20 Cont. _ FILE NO.: Z-7988 5. A water source will need to be within seventy-five (75) foot of the landscaped areas. 6. These calculations take into account the reduction allowed within the designated mature area. G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006) 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 if any additional signage was being proposed as a part of the development. Staff also stated the site plan indicated parking spaces, which did not appear to be workable. Staff requested the applicant provide dimensions of landscaped areas. Public Works comments were addressed. Staff stated a dedication of right-of- way was required to ten feet from the centerline of the alley. Staff stated a fence could not be located within the right-of-way. Landscaping comments were addressed. Staff stated the indicated site plan did not allow the required perimeter landscaping per the landscape or buffer ordinances. Staff also stated screening would be required along the perimeters of the site abutting residentially zoned or used property. 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 March 8, 2006, Subdivision Committee meeting. The revised plan indicates parking at a right angle, landscaped area dimensioned and a dedication of right-of-way 10 -feet from the centerline of the alley. There is no new signage being proposed as a part of the development. The site plan indicates the placement of a landscape strip along the southern perimeter of the site 6.9 feet as required by the buffer and landscape ordinances. The northern perimeter contains a landscape strip 3.1 feet. This indicated landscape strip is not adequate to meet the landscape ordinance and will require approval from the City Beautiful Commission to allow the reduced landscaping. Curb bumpers will be used to protect the fencing and landscaped areas. The site plan includes the placement of thirteen parking spaces to serve Arkansas Armored Car, which is located immediately adjacent to the site. The 4 March 30, 2006 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-7988 parking lot will be constructed of a hard surface material either concrete or asphalt. The parking area will be accessed from an existing alley and screened from State Street. There are three large trees located on the site the applicant has indicated a desire to retain and has indicated a planter area around the trees. There are three spaces that will not have sufficient maneuvering room if the trees are in fact saved. Staff recommends preserving the trees but labeling the three spaces for compact cars only. In staff's opinion the space provided would allow sufficient backing space for the smaller automobiles, which require a lesser turning radius. The site plan indicates the placement of a six-foot screening fence along the southern and western perimeters of the site. A six-foot chain link fence is also being proposed around the entirety of the site for security. Staff is supportive of the applicant's request to allow this site to be utilized as a parking lot for the sole use of Arkansas Armored Car Service. The company is currently utilizing a portion of the rear yard area as parking for vehicles, which does not appear to have negatively impacted the adjoining properties. Staff does feel however, it is critical to protect the nearby neighborhood. With the exception of the non-residential uses located along Daisy L. Gatson Bates Street the area is primarily residential. Staff feels the protection of these homes is critical to ensure the viability of the neighborhood. With access to the parking from the alley and the placement of a screening fence along State Street, in staff's opinion this will lessen the impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends the use of the site as a parking lot is for the sole purpose of Arkansas Armored Car Service. PLANNING COMMISSION ACTION: (MARCH 30, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval 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 the use of the site as a parking lot was for the sole purpose of Arkansas Armored Car Service. 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. 5 ITEM NO.: 20 NAME: Arkansas Armored Car Short -form PCD LOCATION: located at 1415 South State Street Planning Staff Comments: Z-7988 us (4_1�t GIV-1, 7w"e O 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. The notice must be mailed no later than March 15, 2006. The Office of Planning and Development must receive the proof of notice no later than March 24, 2006. 2. The cover letter indicates the existing structure will be removed from the site and a new parking area added. How will access be provided to the new parking area? 3. Provide a dimensioned drawing of the proposed site plan. Provide dimensions of the proposed parking stalls, the proposed landscaped areas, the drive lane etc. 4. The site plan indicates parking on the new lot along the northern perimeter of the site which staff does not feel will work due to backing constraints. With the placement of the proposed parking the motorist will have limited options for turning around. 5. Provide details of any proposed fencing to be located on the site (construction material/height). 6. Will any additional signage be added to the site? If so provide details of any proposed signage including location, height/area. 7. Dimension proposed landscaped areas. 8. Provide the days and hours of operation of the facility. Will trucks be entering and leaving the site 24 -hours per day? Is someone located on site 24 -hours per day? Variance/Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. Dedication of right-of-way is required to ten (10) feet from centerline of alley. A fence cannot be located within right-of-way of alley. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: Item # 20. Center -Point Energy: SBC: Central Arkansas Water: Contact Central Arkansas Water at 377-1225 regarding water requirements for this site. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Plannina Division: Landscape: Revised plat/plan, Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, March 15, 2006. Item # 20.