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HomeMy WebLinkAboutZ-8300-A Staff AnalysisMarch 11, 2010 ITEM NO.: 5 FILE NO.: Z NAME: APJ, Inc. Multifamily — Conditional Use Permit LOCATION: 1615 Aldersgate Road OGVNERIAPPLICANT. APJ, Inc./A. E. Johnson, Jr. PROPOSAL: A conditional use permit is requested to allow for construction of a one-story, 5-unit, multifamily development on this 0-3 zoned, .32 acre tract. SITE LOCATION - The site is located on the east side of Aldersgate Road, several blocks south of Kanis Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located at the western edge of a residential neighborhood, where the uses transition to Office. Properties to the south are zoned 0-3 and 0-2 and contain newer office buildings. A vacant residential building is adjacent to the north and additional office zoning and uses extend beyond toward Kanis Road. A POD zoned office park is located across Aldersgate to the west and 1-430 is just beyond those offices. The R-7A and R-2 zoned properties to the east contain an older, site built, residence, 2 older single -wide mobile homes and a single -wide manufactured home. The proposed 5-unit multifamily structure appears to be compatible with the transitional nature of uses in this area. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the John Barrow Neighborhood Association were notified of this request. 3. ON SITE DRIVES AND PARKING: A 5-unit multifamily use requires 7 on -site parking spaces. The applicant is proposing to construct 11 parking spaces. Six (6) spaces will be covered by a metal carport extending out from the front of the building. Access to the site will be via a single driveway off of Aldersgate Road. 4. SCREENING AND BUFFERS, Site plan must comply with the City's landscape and buffer ordinance requirements. March 11, 2010 ITEM NO.: 5 (Cont.) FILE NO.: Z-83 The zoning buffer ordinance requires a nine (9') foot wide land use buffer along the eastern property line next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. The zoning buffer ordinance requires a nine (9') foot wide land use buffer along the northern property line next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. The zoning buffer ordinance requires an average nine (9') foot street buffer along Aldersgate Road. Currently, the site is not meeting this minimal requirement. The parking lot should be no more than sixty (60') foot in width; therefore, the building may need to be shifted east to meet this minimal street buffer ordinance. The landscape ordinance requires a nine (9') foot wide perimeter landscape strip around the sites entirety. Currently, the site plan is deficient along the northern, southern, and western perimeters of the site. A variance must be obtained from the City Beautiful Commission prior to the issuance of a building permit. It appears the back up areas encroaches into both the perimeter landscaping strip and the zoning buffer strip; revise. A small amount of building landscaping is required. Currently, zero is proposed. 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 and eastern perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 5. PUBLIC WORKS COMMENTS: 1. Aldersgate Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way thirty (30) feet from centerline will be required. 2. Construct landscape island on either side of driveway to channelize vehicles entering and exiting. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Capacity contribution analysis required, contact LRW for details. 2 March 11, 2010 ITEM NO.: 5 Cont. FILE NO.: Z-8300-A Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Fire sprinklers may be required. Contact Fire Marshall's office at 918-3757. County Planning: No Comments. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 18, 2010) Al Johnson, the applicant was present. Staff presented the item and noted additional information was needed on building design and the individual units. Staff asked for a signage, lighting and fencing plan. Staff noted any dumpster area would need to be shown on the plan. Public Works, Utility and Landscape Comments were discussed. Staff commented that the street perimeter landscape strip needed to be 9 feet in width. Staff noted that there was insufficient depth in the parking area to allow for increasing that landscape area without either moving the building back or reducing the size of the building. It was determined by those present that moving 3 March 11, 2010 ITEM NO.: 5 (ConLL. FILE NO.: Z-8300-A the building back, resulting in a minor rear yard setback variance, was a viable option. It was noted that a variance for the requirement to install any building landscaping would require City Beautiful Commission approval. The applicant responded that the building would have a brick and vinyl exterior with a 3/12 pitch metal roof. He stated the proposed metal carport would be built to coordinate with the building. The applicant was advised to respond to staff issues by February 24, 2010. The Committee then forwarded the item to the full Commission. STAFF ANALYSIS The applicant is proposing to construct a one-story, 5-unit, multifamily structure on the 0-3 zoned property located at 1615 Aldersgate Road. Multifamily, as per the R-5 district, is a permitted conditional use in 0-3. Based on the size of this tract and the required lot area per dwelling in R-5, up to 7 units would be permitted. The proposed one-story structure will have an exterior finish of brick and vinyl. The metal roof will have a 3/12 pitch. A metal carport will extend out from the front of the building, covering 6 parking spaces. The carport will be designed to be coordinated with the building. Each apartment will contain 1 bedroom, 1 bath, kitchen and living room. An area in the middle of the building will contain a laundry room and a separate room for storage of individual trash carts. A single, ground -mounted sign will be placed at the front of the property. The sign will not exceed the height and area allowed in office uses; 6 feet in height and 64 square feet in area. The sign will be of monument style. The driveway has been modified to comply with Public Works Comment to construct landscape islands to "channelize" vehicles entering and exiting the site. The building has been moved back 5 feet, providing proper depth for the parking lot and the required street perimeter buffer and landscape strip. There is no building landscaping provided between the parking lot and building. There is some flexibility afforded in this area. Staff will work with the applicant to try to address this issue. If it cannot be resolved, the issue will have to go to the City Beautiful Commission. No site lighting or fencing were proposed. If lighting is added, it must be low- level and directional, aimed downward and into the site. Any fencing must be built in "good neighbor" style and comply with ordinance standards. To staff's knowledge, there are no outstanding issues. The proposed use appears to be appropriate for the site and will provide additional residential El March 11, 2010 ITEM NO.: 5 (Cont. FILE NO.: Z-8300-A opportunities for persons working in the hospitals and many office buildings in the general area. The 1913 bill of assurance for Hick's Interurban Addition does not address use issues. Right-of-way was previously dedicated and street improvements, including curb, gutter and sidewalk, have been installed. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: 1. Compliance with the comments in Sections 4, 5 and 6 of the agenda staff report. 2. Any site lighting is to be low-level and directional, aimed downward and into the site. 3. Any fencing is to be constructed with the finished side facing outward and in compliance with City Code. Staff recommends approval of a setback variance to allow a rear yard setback of 10 feet (15 feet typically required). PLANNING COMMISSION ACTION: (MARCH 11, 2010) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval, subject to compliance with the comments and conditions outlined in the "staff recommendation" above. Staff also recommended approval of a rear yard setback variance. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 9 ayes, 0 noes and 2 absent. 5 SUBDIVISION COMMITTEE COMMENTS FEBRUARY 18, 2010 ITEM NO.: 5. APJ INC. MULTIFAMILY CONDITIONAL USE PERMIT 1615 ALDERSGATE ROAD Z-8300-A PlanningStaff taff Comments: 1. Provide copy of Bill of Assurance for Hicks Interurban Addition. 2. Provide additional information on building design, including: a) building material b) roof pitch and material c) building height d) carport design and material 3. Provide information on apartments, including: a) number of bedrooms per visit b) square footage per visit 4. Provide signage plan, if any signage is proposed. 5. Provide site lighting plan. 6. Locate dumpster/trash collection area and required screening. 7. Locate and describe any proposed fencing. 8. There is insufficient depth in parking area to allow for required street perimeter landscaping without either moving the building back or reducing the size of the building. Variance/Waivers: Variance from requirement of three (3) foot building landscape strip. Public Works: Aldersgate Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way thirty (30) feet from centerline will be required. Construct landscape island on either side of driveway to channelize vehicles entering and exiting. Utilities and Fire Department/County Planning Wastewater: Sewer available to this project. Capacity contribution analysis required, contact LRW for details. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. ITEM NO.: 5. CON'T Z-8300-A Fire Department: Fire sprinklers may be required. Contact Fire Marshall's office at 918-3757. County Planning: No Comments. CATA: The site is not located on a CATA bus route. Planning Division: No Comments. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. The zoning buffer ordinance requires a nine (9') foot wide land use buffer along the eastern property line next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. The zoning buffer ordinance requires a nine (9') foot wide land use buffer along the northern property line next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. The zoning buffer ordinance requires an average nine (9') foot street buffer along Aldersgate Road. Currently, the site is not meeting this minimal requirement. The parking lot should be no more than sixty (60') foot in width; therefore, the building may need to be shifted east to meet this minimal street buffer ordinance. The landscape ordinance requires a nine (9') foot wide perimeter landscape strip around the sites entirety. Currently, the site plan is deficient along the northern, southern, and western perimeters of the site. A variance must be obtained from the City Beautiful Commission prior to the issuance of a building permit. It appears the back up areas encroaches into both the perimeter landscaping strip and the zoning buffer strip; revise. A small amount of building landscaping is required. Currently, zero is proposed. Interior landscaping requirement are required to be located within the proposed parking area. This minimum requirement is calculated at 8 % of the paved surface areas. Currently, zero is proposed. 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 and eastern perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. Other: Submit responses to staff comments and four (4) copies of revised site plan no later than Wednesday February 24, 2010. Required notices must be sent via certified mail no later than February 24, 2010 and proof of notice returned to staff by March 5, 2010.