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HomeMy WebLinkAboutZ-8140-A Staff AnalysisApril 12, 2007 ITEM NO.: F NAME: ME Seckt LTD Company Short -form PD -O LOCATION: Located at 4720 West Markham Street DEVELOPER: M. E. Seckt, LTD Co. 608 Nan Circle Little Rock, AR 72211 ENGINEER: James Farris, PLS 1485 South Hills Drive Conway, AR 72034 AREA: 0.16 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 R-3, Single-family Single-family residence FILE NO.: Z -8140-A FT. NEW STREET: 0 LF Office General and Professional — Real Estate Company VARIAN CESNVAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: M.E. Seckt Ltd Company, owner of the 0.16 acre lot at 4720 West Markham Street, is requesting a rezoning of the property from R-3, Single-family District to PD -O Planned Development, Office. The property is located at the northeast corner of West Markham Street and N. Spruce Street. The rezoning is proposed to allow use of the existing building as a real estate office. Parking is proposed in the rear yard area accessed by the existing alley. A small addition is proposed to the rear of the structure to add additional office space. April 12, 2007 SUBDIVISION ITEM NO.: F {Cont.) FILE NO.: Z -8140-A B. EXISTING CONDITIONS: There is currently a one-story frame single-family structure on the property. There is a paved alley along the rear (east) property line. The alley does not extend the entire length of the block. The alley ties into a paved parking lot for the office use immediately to the east. The general area contains a mixture of uses and zoning. The State Health Department facilities are located across West Markham Street to the south. There are single-family residences to the north and across N. Spruce Street to the west. There is also a mixture of office and commercial uses to the east, along the north side of West Markham Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The Hillcrest Residents Neighborhood Association, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the proposed development were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Markham Street is classified on the Master Street Plan as a minor arterial with reduced standards. A dedication of right-of-way 35 feet from centerline will be required. Due to site constraints, right-of-way should be dedicated to the existing wood fence or the existing residential structure. 2. The proposed land use would classify Spruce Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Markham Street and N. Spruce Street. 4. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be placed along Markham Street. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2 April 12, 2007 SUBDIVISION ITEM NO.: F (Cont. FILE NO.: Z -8140-A 6. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the trees located along N. Spruce Street and any other improvements located in the right-of-way. 7. Remove old fence and fence post located along West Markham Street. 8. Since the existing wooden fence creates access and sight distance problems, the fence should be removed as noted on plan. 9. Dedication of right-of-way is required to 10 feet from centerline of alley. 10. Existing radiuses of the curb on the alley is substandard and should be increased to a 10 -foot radius. The alley should be constructed to Public Work Alley Turnout detail (PW -35). 11. The proposed entrance from the alley into the property should be located on the northern portion of the property and the proposed parking spaces should be moved to the south side of the property. The proposed parking layout should provide area for vehicles to backup. The proposed parking layout does not provide that backing area. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer service line location is unknown. No sewer is available to this property. Sewer main extension is required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Energy. Approved as submitted. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #8 - the Rodney Parham Route. 3 April 12, 2007 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z -8140-A F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a rezoning to allow the existing structure to be utilized as an office use for a real estate company. The request does not require a change to the Land Use Plan. Master Street Plan: West Markham Street is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on West Markham Street since it is a Minor Arterial. The street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal states a need to "stop the degradation" and "this includes no net loss of residential units by demolition or conversion to other uses." Landscape - 1 . andscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires a six foot nine inch (6'-9") wide land use buffer to separate this proposed development from the residential property on the northern perimeter of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 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 northern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 4. The zoning ordinance requires a six foot nine inch (6'-9") wide street buffer. Current, proposal does not meet this minimal requirement along W. Markham Street. Approval from the Planning Commission will be required prior to the issuance of a building permit. LI April 12, 2007 SUBDIVISION ITEM NO.: F (Cont. 5. The landscape ordinance requires a six foot nine inch (6'-9") wide landscape strip. Current, proposal does not meet this minimal requirement along W. Markham Street. Approval from the City Beautiful Commission will be required prior to the issuance of a building permit. 6. A water source must be located within seventy-five foot (75) of all landscaped areas. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 8. These calculations take into account the proposed development is located within a designated mature area of the city. G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) The applicant was present representing the request. Staff presented an overview of the proposed developnient indicating there were additional items necessary to complete the review process. Staff requested the developer provide the days and hours of operation, the number of employees, the total square footage of the existing structure and the square footage of the proposed addition. Staff stated they had concerns with the parking as proposed. Staff suggested the applicant redesign the site plan to not pave the entire rear yard area and maintain the residential character of the structure. Staff suggested the parking be limited to three spaces, possibly four with the double stacking of one space, accessed from the alley, which would allow landscaping around the parking area. Public Works comments were addressed. Staff stated additional right of way dedication would be required per the Master Street Plan. Staff also stated the alley would require improvements to a minimum paving width of 18 -feet. Landscaping comments were addressed. Staff stated the proposed site plan did not allow adequate landscaping to meet the typical minimum ordinance requirements for the landscape and buffer ordinances. Staff stated any reduction in the minimum landscape ordinance requirements would require approval from the City Beautiful Commission. 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. 5 April 12, 2007 SUBDIVISION ITEM NO.: F (Cont. H. ANALYSIS: FILE NO.: Z -8140-A The applicant submitted a revised site plan to staff addressing some of the issues raised at the February 8, 2007, Subdivision Committee meeting. The applicant has provided the days and hours of operation, the number of employees, the total square footage of the existing structure and the proposed addition. The revised plan indicates dedication of right of way along the two abutting streets and the alley. A note indicates the alley will be improved to a minimum paving width of 18 -feet. The site plan indicates a seven foot landscape strip adjacent to the proposed parking pad in the rear on the north and south perimeters. Adjacent to the structure landscaping is proposed within the right of way of West Markham Street. The right of way dedication proposed is 34.0 feet which abuts the southern wall of the structure. With the dedication a zero setback along West Markham is proposed. The applicant has indicated the days and hours of operation are from 8:00 am to 6:00 pm Monday through Saturday. There are five (5) employees of the business. The use is proposed as a real estate office. Signage is to be limited to signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. Building signage will be limited to ten percent of the facade area. The site plan indicates the placement of a drive extending from the alley into the rear yard area flaring to allow the parking of three automobiles. Staff is not supportive of this design. Staff feels the parking should be constructed nearer the alley with the allowance of one stall to double stack and the cars exit the parking stall by backing into the alleyway. With this design the paving material will be greatly reduced which in turn will maintain the residential character of the structure. This site as well as the frontage in this area along West Markham Street is indicated on the City's Future Land Use Plan as Office. Staff is supportive of allowing the structure to convert to a quiet office use but staff is not supportive of allowing the rear yard area to be substantially paved. The office use as proposed with limited days and hours of operation and the limited number of employees should act as a transition between the State Health Department located to the south and the single-family homes located to the north. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferral to the April 12, 2007, public April 12, 2007 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z -8140-A hearing to allow staff and the applicant time to resolve issues raised concerning the proposed parking layout. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a request to staff on March 23, 2007, requesting this item be withdrawn from consideration without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (APRIL 12, 2007) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request to staff on March 23, 2007, requesting this item be withdrawn from consideration without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. The chair placement of the item on the consent agenda for withdrawal. vote of 10 ayes, 0 noes and 1 absent. 7 entertained a motion for The motion carried by a ITEM NO.: 14. Z -8140-A NAME: ME Seckt LTD Company Short -form POD LOCATION: located at 4720 West Markham Street 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. The notice must be mailed no later than February 14, 2007. The Office of Planning and Development must receive the proof of notice no later than February 22, 2007. 2. The conversion of this structure into an office use will require the entrances and exits to become ADA Compliant. Contact the Building Codes Division of the Department of Planning and Development for specific requirements. (David McClymont 371- 4875 or Rex Lyons 371-4724) 3. Provide the number of employees reporting to the site for work. 4. Provide the days and hours of operation of the business. 5. Is there customer traffic anticipated to access the site? 6. The site plan indicates the placement of a portion of the landscaping within the right of way. If approved a franchise agreement with the City will be required. After dedication of right of way there will not be any landscaping located on the site. 7. Staff recommends the site plan be redesigned to not pave the entire rear yard area and maintain the residential character of the structure. Staff would recommend the parking be limited to three spaces, possible four with the double stacking of one space, accessed from the alley, which would allow some portion of landscaping around the parking area. 8. Provide the square footage of the existing structure and the square footage of the proposed addition. 9. Is any signage proposed for the site? Include building signage and ground -mounted signage providing the total height and area. Variance/Waivers: None requested. Public Works Conditions: 1. Markham Street is classified on the Master Street Plan as a minor arterial with reduced standards. A dedication of right-of-way 35 feet from centerline will be required. Due to site constraints, right-of-way should be dedicated to the existing wood fence or the existing residential structure. 2. The proposed land use would classify Spruce Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Markham Item # 14 Street and N. Spruce Street. 4. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be placed along Markham Street. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 6. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the trees located along N. Spruce Street and any other improvements located in the right-of- way. 7. Remove old fence and fence post located along West Markham Street. 8. Since the existing wooden fence creates access and sight distance problems, the fence should be removed as noted on plan. 9. Dedication of right-of-way is required to 10 feet from centerline of alley. 10. Existing radiuses of the curb on the alley is substandard and should be increased to a 10 -foot radius. The alley should be constructed to Public Work Alley Turnout detail (PW -35). 11. The proposed entrance from the alley into the property should be located on the northern portion of the property and the proposed parking spaces should be moved to the south side of the property. The proposed parking layout should provide area for vehicles to backup. The proposed parking layout does not provide that backing area. Utilities and Fire Department/County Planning: Wastewater: Sewer service line location is unknown. No sewer is available to this property. Sewer main extension is required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: water meter(s) are required. Contact Central Arkansas Water if larger and/or additional Fire Department: Fire hydrants may be required. Department for additional information. County Planning: No comment. Contact the Little Rock Fire CATA: The site is located near CATA Bus Route #8 - the Rodney Parham Route. Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a rezoning to allow the existing structure to be utilized as an office use for a real estate company. The request does not require a change to the Land Use Plan. Item # 14 Master Street Plan: West Markham Street is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on West Markham Street since it is a Minor Arterial. The street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal states a need to "stop the degradation" and "this includes no net loss of residential units by demolition or conversion to other uses." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires a six foot nine inch (6-9") wide land use buffer to separate this proposed development from the residential property on the northern perimeter of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 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 northern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 4. The zoning ordinance requires a six foot nine inch (6'-9") wide street buffer. Current, proposal does not meet this minimal requirement along W. Markham Street. Approval from the Planning Commission will be required prior to the issuance of a building permit. 5. The landscape ordinance requires a six foot nine inch (6'-9") wide landscape strip. Current, proposal does not meet this minimal requirement along W. Markham Street. Approval from the City Beautiful Commission will be required prior to the issuance of a building permit. 6. A water source must be located within seventy-five foot (75) of all landscaped areas. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 8. These calculations take into account the proposed development is located within a designated mature area of the city. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, February 14, 2007. Item # 14