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HomeMy WebLinkAboutZ-8273 Staff AnalysisITEM NO.: 25. NAME: Auxor Arms Apartments Long -form PD-R LOCATION: located at 9101 Auxor Road Planning Staff Comments: Z-8273 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 October 24, 2007. The Office of Planning and Development must receive the proof of notice no later than November 2, 2007. 2. Provide the total number of units existing on the site. 3. Provide the total number of parking spaces existing and proposed. 4. Provide the location of the dumpster facilities located on the site. Include a note concerning the required screening. 5. Does the site contain playground facilities? If so indicate the location. 6. Provide the maximum building height of the existing structures. 7. Are any new units proposed in the future? If so indicate the location on the site plan for the new construction. Variance/Waivers: Public Works Conditions: 1. Due to the proposed use of the property, the Master Street Plans specifies that Auxor Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. 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. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. 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) 379-1805 (Travis Herbner). 7. With site development, provide the design of the street conforming to the Master Street Plan. Install curb and gutter on the east side of Auxor Road from the driveway south to the property line. Item # 25 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: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route Planning Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Multi Family for this property. The applicant has applied for a Long form PD-R to recognize and existing non -conforming use and allow the addition of parking. The request does not require a change to the Land Use Plan. Master Street Plan: Auxor Road is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Upper Baseline Plan and the Neighborhood and Housing goal states: "Require rentals to be maintained in a high quality manner, holding landlords accountable in municipal courts." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The proposed parking lot encroaches into the required land use buffer along the northern perimeter of the site. 3. The landscape ordinance requires a minimal nine foot (9')wide landscape strip along the northern property line. Currently, it appears the parking lot is shown in this area. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. Item # 25 4. The zoning buffer ordinance requires a thirty foot (30') land use buffer along the northern property line. Seventy percent (70%) of this area is to remain undisturbed. 5. The property to the north is zoned residential, therefore, 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. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, October 24, 2007. Item # 25 November 8, 2007 ITEM NO.: 25 NAME: Auxor Arms Apartments Long -form PD-R LOCATION: Located at 9101 Auxor Road DEVELOPER: Auxor Arms Apartments 2007 LLC 20250 Harper Avenue Detroit, MI 48225 ENGINEER: Thomas Engineering 3810 Lookout Road North Little Rock, AR 72116 AREA: 6.08 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 FILE NO.: Z-8273 FT, NEW STREET: 0 LF R-2, Single-family nonconforming apartment complex Single-family and nonconforming apartment complex .m Apartment development - Add additional parking VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The site is located on Auxor Road and was constructed prior to the City annexing the area. The site is presently zoned R-2, Single-family with a nonconforming apartment complex. The site contains 100 apartments contained in 12 buildings. The apartment buildings are two story structures with a maximum height of 24 feet. A one story brick office building containing 2,031 square feet and a one story laundry and maintenance shop containing 1,570 square feet are also located on the site. The site contains a total of 150 parking spaces. The applicant is proposing a rezoning of the site to PD-R to allow the addition of 25 new parking spaces located along the northern perimeter of the site. November 8, 2007 SUBDIVISION ITEM NO.: 25 (_Cont.) FILE NO.: Z-8273 B. EXISTING CONDITIONS: The site contains an existing apartment complex constructed prior to the City annexing the area. There is a mixture of uses in the area including single-family, commercial and office uses. To the west of the site are a number of manufactured homes located on Spencer Lane and south of Coffee Lane. There is a church located on the corner of Auxor Lane and Baseline Road. Auxor Lane has been constructed with curb and gutter with a sidewalk located along the west side of the street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All owners of property located within 200 feet of the proposed site along with the Upper Baseline Neighborhood Association, Southwest Little Rock United for Progress 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. Due to the proposed use of the property, the Master Street Plans specifies that Auxor Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. 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. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. 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) 379-1805 (Travis Herbner). 7. With site development, provide the design of the street conforming to the Master Street Plan. Install curb and gutter on the east side of Auxor Road from the driveway south to the property line. 2 November 8, 2007 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z-8273 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: Approved as submitted. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: 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 Geyer Springs East Planning District. The Land Use Plan shows Multi Family for this property. The applicant has applied for a Long form PD-R to recognize and existing non -conforming use and allow the addition of parking. The request does not require a change to the Land Use Plan. Master Street Plan: Auxor Road is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Upper Baseline Plan and the Neighborhood and Housing goal states: "Require rentals to be maintained in a high quality manner, holding landlords accountable in municipal courts." 3 November 8, 2007 SUBDIVISION ITEM NO.: 25 (Cont.) _ FILE NO.: Z-8273 Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The proposed parking lot encroaches into the required land use buffer along the northern perimeter of the site. 3. The landscape ordinance requires a minimal nine foot (9')wide landscape strip along the northern property line. Currently, it appears the parking lot is shown in this area. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 4. The zoning buffer ordinance requires a thirty foot (30) land use buffer along the northern property line. Seventy percent (70%) of this area is to remain undisturbed. 5. The property to the north is zoned residential, therefore, 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. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007) The applicant was present. Staff presented the item stating there were few outstanding technical issues associated with the request in need of addressing. Staff requested the applicant relocate the dumpster located near the northern entrance drive. Staff also requested the applicant provide the total building height of the structures. Public Works comments were addressed. Staff stated a grading permit would be required prior to construction. Staff also requested the curb and gutter along Auxor Road be extended the length of the property frontage. Landscaping comments were addressed. Staff stated a 9-foot landscape strip was required along the northern perimeter. Staff stated a variance from the City 0 November 8, 2007 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z-8273 Beautiful Commission would be required if this minimum requirement was not met. 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 addressing the issues raised at the October 18, 2007, Subdivision Committee meeting. The applicant has provided the 9-foot landscape strip required along the northern perimeter of the proposed parking area. The applicant has also indicated curb and gutter will be added along Auxor Road the length of the property frontage. The revised site plan has relocated the dumpster away from the entrance drive and placed the dumpster adjacent to the drive along the eastern perimeter. The applicant is seeking rezoning of the site from its present R-2, Single-family with a non -conforming status for an apartment complex to PD-R to allow the addition of 25 parking spaces on the site. The site contains 100 apartment units contained in 12 buildings. The residential buildings are two stories with a maximum building height of 24 feet. The office building which contains 2,031 square feet and the laundry and maintenance shop which contains 1,570 square feet are single story buildings. Presently there are 150 parking spaces and with the addition, the site will contain 175 parking spaces. Based on the typical minimum parking requirements for a multi -family development, 150 parking spaces would typically be required. Staff is supportive of the request. The site is located on Auxor Road and was constructed prior to the City annexing the area. Staff does not feel rezoning of the site to recognize the existing use and to allow the addition of the parking as proposed will significantly impact the area. STAFF RECOMMENDATIONS: Staff recommends 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. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. There were no registered objectors present. 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. k, November 8, 2007 SUBDIVISION ITEM NO.: 25 (Cont. FILE NO.: Z-8273 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 11 ayes, 0 noes and 0 absent. 0 FILE NO.: Z-8273 NAME: Auxor Arms Apartments Long -form PD-R LOCATION: Located at 9101 Auxor Road DEVELOPER: Auxor Arms Apartments 2007 LLC 20250 Harper Avenue Detroit, MI 48225 ENGINEER: Thomas Engineering 3810 Lookout Road North Little Rock, AR 72116 AREA: 6.08 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF R-2, Single-family nonconforming apartment complex Single-family and nonconforming apartment complex Apartment development - Add additional parking VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The site is located on Auxor Road and was constructed prior to the City annexing the area. The site is presently zoned R-2, Single-family with a nonconforming apartment complex. The site contains 100 apartments contained in 12 buildings. The apartment buildings are two story structures with a maximum height of 24 feet. A one story brick office building containing 2,031 square feet and a one story laundry and maintenance shop containing 1,570 square feet are also located on the site. The site contains a total of 150 parking spaces. The applicant is proposing a rezoning of the site to PD-R to allow the addition of 25 new parking spaces located along the northern perimeter of the site. FILE NO.: Z-8273 (Cont. B. EXISTING CONDITIONS: The site contains an existing apartment complex constructed prior to the City annexing the area. There is a mixture of uses in the area including single-family, commercial and office uses. To the west of the site are a number of manufactured homes located on Spencer Lane and south of Coffee Lane. There is a church located on the corner of Auxor Lane and Baseline Road. Auxor Lane has been constructed with curb and gutter with a sidewalk located along the west side of the street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All owners of property located within 200 feet of the proposed site along with the Upper Baseline Neighborhood Association, Southwest Little Rock United for Progress 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 CONDITIO Due to the proposed use of the property, the Master Street Plans specifies that Auxor Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. 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. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. 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) 379-1805 (Travis Herbner). 7. With site development, provide the design of the street conforming to the Master Street Plan. Install curb and gutter on the east side of Auxor Road from the driveway south to the property line. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property_ K FILE NO.: Z-8273 (Cont. Entergy: Approved as submitted. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: 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 Geyer Springs East Planning District. The Land Use Plan shows Multi Family for this property. The applicant has applied for a Long form PD-R to recognize and existing non -conforming use and allow the addition of parking. The request does not require a change to the Land Use Plan. Master Street Plan: Auxor Road is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Upper Baseline Plan and the Neighborhood and Housing goal states: "Require rentals to be maintained in a high quality manner, holding landlords accountable in municipal courts." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The proposed parking lot encroaches into the required land use buffer along the northern perimeter of the site. 3. The landscape ordinance requires a minimal nine foot (9')wide landscape strip along the northern property line. Currently, it appears the parking lot is 3 FILE NO.: Z-8273 (Cont. shown in this area. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 4. The zoning buffer ordinance requires a thirty foot (30') land use buffer along the northern property line. Seventy percent (70%) of this area is to remain undisturbed. 5. The property to the north is zoned residential, therefore, 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. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007) The applicant was present. Staff presented the item stating there were few outstanding technical issues associated with the request in need of addressing. Staff requested the applicant relocate the dumpster located near the northern entrance drive. Staff also requested the applicant provide the total building height of the structures. Public Works comments were addressed. Staff stated a grading permit would be required prior to construction. Staff also requested the curb and gutter along Auxor Road be extended the length of the property frontage. Landscaping comments were addressed. Staff stated a 9-foot landscape strip was required along the northern perimeter. Staff stated a variance from the City Beautiful Commission would be required if this minimum requirement was not met. 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 addressing the issues raised at the October 18, 2007, Subdivision Committee meeting. The applicant has provided the 9-foot landscape strip required along the northern perimeter of the proposed parking area. The applicant has also indicated curb and gutter will be added M FILE NO.: Z-8273 (Cont.)_ along Auxor Road the length of the property frontage. The revised site plan has relocated the dumpster away from the entrance drive and placed the dumpster adjacent to the drive along the eastern perimeter. The applicant is seeking rezoning of the site from its present R-2, Single-family with a non -conforming status for an apartment complex to PD-R to allow the addition of 25 parking spaces on the site. The site contains 100 apartment units contained in 12 buildings. The residential buildings are two stories with a maximum building height of 24 feet. The office building which contains 2,031 square feet and the laundry and maintenance shop which contains 1,570 square feet are single story buildings. Presently there are 150 parking spaces and with the addition, the site will contain 175 parking spaces. Based on the typical minimum parking requirements for a multi -family development, 150 parking spaces would typically be required. Staff is supportive of the request. The site is located on Auxor Road and was constructed prior to the City annexing the area. Staff does not feel rezoning of the site to recognize the existing use and to allow the addition of the parking as proposed will significantly impact the area. I. STAFF RECOMMENDATIONS: Staff recommends 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. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. There were no registered objectors present. 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. 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 11 ayes, 0 noes and 0 absent. 5