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HomeMy WebLinkAboutZ-8815-A Staff AnalysisFILE NO.: Z-881 NAME: Nature Conservancy of Arkansas Revised Short -form POD LOCATION: Located at 601 N. University Avenue DEVELOPER: The Nature Conservancy AR Field Office The Borne Firm Architects PA 2601 Kavanaugh Boulevard, Suite 7 Little Rock, AR 72205 ENGINEER: Hanson & McLaughlin Engineering, Inc. 320 Executive Center Court, Suite 202 Little Rock, AR 72205 AREA: 0.91 acres NUMBER OF LOTS: 1 lot CURRENT ZONING: POD ALLOWED USES: Office PROPOSED ZONING: POD FT. NEW STREET: 0 LF PROPOSED USE: Construction of New Maintenance and Storage Facility — Mid -town and Hillcrest DOD VARIANCES/WAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to allow the drives as proposed along Woodlawn Drive. BACKGROUND: Ordinance No. 20,686 adopted by the Little Rock Board of Directors on January 22, 2013, rezoned the property located on the northeast corner of Woodlawn Drive and N. University Avenue. The Nature Conservancy office building fronts on N. University Avenue and in the rear of the property (along Woodlawn Drive) is a fenced area used as outdoor and indoor storage of vehicles, trailers and equipment. The request rezoned the entire site from 0-3, General Office District to POD to allow the removal of the FILE NO.: Z-8815-A existing maintenance building and the construction of a new 5,000 square foot maintenance and storage building. Equipment to be stored included trucks, ATV's, trailers, hand tools etc. A separate 312 square foot building for the storage of gasoline in small containers, chainsaws and other small gasoline powered equipment was also be constructed within the northern portion of the site. Additionally, covered storage for boats, trailers and vehicles would be added on the north side of the site. The new maintenance building would be structural clay masonry (8"X4"X16") construction with standing seam metal roofs and concrete slab on grade floors; the covered structures would be light steel frames and metal roof. The site would be paved with new asphalt paving. The existing westernmost curb cut was to remain in its current location and would be slightly widened. The eastern curb cut was to be -relocated to the east. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to amend the previously approved POD to allow the use of metal panels on the proposed maintenance building exterior. The building will be used for housing TNC vehicles and equipment used by the Burn Crew and other TNC field activities. There will be no public access to the site and the opaque chained link fence at the perimeter of the site will remain or be upgraded as needed to achieve consistency. Changes from the initial design include: The building has been relocated on the site: the drive through approach has been abandoned. The building is sited to allow the vehicles to drive in then back out. This required the relocation of the building to the west and north to provide space for maneuvering the trucks with trailers attached. The revised location of the building will place it approximately 47-feet from the property line after the 5-foot right of way dedication. The building was previously set at 20-feet. 2. The walls of the new maintenance and storage building will be changed from masonry to prefinished metal panels; the roof will remain metal as originally stated. The floor will remain concrete. 3. The western curb cut and gate have been removed. A new curb cut with an automatic gate will be included at the southeast corner of the site. The new curb cut will be wider than the existing and will meet the requirements of the City. The sidewalk, fence and landscaping will be repaired where the curb cut will be removed. 4. The covered parking and gas storage building previously indicated on the site have been deleted. 2 FILE NO.: Z-8815-A Cont. 5. The existing 1200 square foot maintenance and storage building will remain as originally stated. A new coiling door and personnel door will be added to the east side of the building. 6. The applicant has reviewed the drainage with Public Works staff and agree the development will need to reinforce the bend in the current drainage swale. Additionally a concrete flume and an ADA ramp will be included east of the curb cut. The sidewalk will stop at the east side of the new ADA ramp. The site is located within the Mid -town Design Overlay District, which requires new development to be reviewed through the planned zoning development process. B. EXISTING CONDITIONS: This area contains a mixture of uses including residential, office, commercial and a school. There are two (2) shopping centers located south of the site at the intersection of West Markham and University Avenue. There is a private school located to the west of the site and a public school located two (2) blocks to the north of the site. East, northeast and southeast of the site are single-family homes. There is a condominium development located southeast of the site on the corner of Lee Avenue and North Pierce Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200-feet of the site along with the Hillcrest Residents Neighborhood Association were notified of the public hearing. The Mid -Town Advisory Board reviewed the request at their May 3, 2013 meeting. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Woodlawn Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Stormwater detention ordinance applies to this property if the proposed impervious area is more than existing impervious area. Show the proposed location for stormwater detention facilities on the plan. 3 FILE NO.: Z-8815-A (Cont.) E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: The new maintenance and storage building appears to be located under an existing overhead electric line. Relocation of the line will likely be required prior to building construction. Customer is encouraged to contact Entergy prior to construction to work out details. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of water meter. 3. If there are facilities that need to be adjusted or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. 5. 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 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #21 — the University Avenue route. 12 FILE NO.: Z-8815-A Cont. F. G Parks and Recreation: No comment received. ISSUES/TECHNICAL/DESI Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Office (0) for this property. Office allows services provided directly to consumers as well as general offices, which support more basic economic activities. The applicant has applied for a revision to the POD (Planned Office District) zoning allow for an alternative design for a maintenance structure on this site. The site is within the Midtown Design Overlay District area. Master Street Plan: University Avenue is shown as a Principal Arterial and Woodlawn is shown as a Local Street on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on the University Avenue since it is a Principal Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes are shown along University Avenue. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. A small amount of building landscaping will be required with the new construction. Additional landscaping may be required within the parking/paved area. 3. All landscaping, fencing, striping, irrigation, etc. should be in good condition or replaced and repaired in conjunction with this application. 4. The City Beautiful Commission recommend SUBDIVISION COMMITTEE COMMENT: s (May 8, 2013) Mr. Robin Borne was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff stated the request was to allow a metal FILE NO.: Z-8815-A (Cont. surface on the previously approved maintenance building as opposed to a masonry surface. Public Works comments were addressed. Staff stated it was possible to pay an in -lieu fee for the construction of stormwater detention. Staff requested Mr. Borne provide the calculations for the proposed development. Landscaping comments were addressed. Staff stated if the area along the eastern perimeter was a platted alley then no landscaping would be required. Staff stated a small amount of landscaping would be required in conjunction with the new construction. 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 revised responses to the issues raised at the May 8, 2013, Subdivision Committee meeting. The applicant has indicated the building will be constructed with a metal exterior. Staff has determined there will not be stormwater detention required as a result of this development. The applicant is requesting approval to construct a new maintenance building for the Nature Conservancy of Arkansas. The building is proposed to contain 5,060 square feet. The building has been located on the site to allow the vehicles to drive in then back out. The building will be placed it approximately 47-feet from the property line after the 5-foot right of way dedication. The walls of the new maintenance and storage building will be constructed of prefinished metal panels. The roof will be metal. The floor will be constructed of concrete. A new curb cut with an automatic gate will be included at the southeast corner of the site. The new curb cut will be wider than the existing and will meet the requirements of the City. The sidewalk, fence and landscaping will be repaired where the curb cut will be removed. The existing 1,200 square foot maintenance and storage building will remain. A new coiling door and personnel door will be added to the east side of the building to allow for access. Open storage of boats and ATV's will be located along the northern perimeter. The site is located within the Mid -town Design Overlay District which has specific development criteria. The Overlay states buildings are to be constructed at a zero setback and no more than twenty feet. The ordinance has states the 0 FILE NO.: Z-8815-A (Cont. exterior building material shall be high quality materials; such as, but not limited to: brick, wood, stone, tinted, stucco, EIFS, concreted masonry units. Fagade colors shall be low reflectant, subtle, neutral or earth tomes with trim and accents brighter colors. Predominant exterior building materials shall not be smooth - faced concrete block, tilt -up concrete panels or prefabricated steel panels. Staff is supportive of the request. Although there are variations from the Design Overlay District, in staff's opinion the Overlay did not envision ancillary buildings when creating and establishing the development standards. To staff's knowledge there are no outstanding technical issues associated with the request. Staff feels the development as proposed is appropriate for the site. STAFF RECOMMENDATION: 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: (MAY 30, 2013) 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 approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 open position. 7 ITEM NO.: 17. NAME: Nature Conservancy of Arkansas Revised Short -form POD LOCATION: located at 601 N. University Avenue Plannina Staff Comments: Z-8815-A 1. Provide notification of property owners located within 200-feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than May 15, 2013. The Office of Planning and Development must receive the proof of notice no later than May 24, 2013. 2. The request is to allow the placement of a metal building within the DOD. Variance/Waivers: Public Works Conditions: 1. Due to the proposed use of the property, the Master Street Plan specifies that Woodlawn Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 4. Stormwater detention ordinance applies to this property if the proposed impervious area is more than existing impervious area. Show the proposed location for stormwater detention facilities on the plan. Utilities and Fire Department/County Planning: Wastewater: sewer available to this project. Entergy: The new maintenance and storage existing overhead electric line. Relocation of building construction. Customer is encouraged to work out details. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: building appears to be located under an the line will likely be required prior to to contact Entergy prior to construction Item # 17. 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of water meter. 3. If there are facilities that need to be adjusted or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. 5. 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 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #21 — the University Avenue route Parks and Recreation: No comment received. Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Office ..(0) for this property. Office allows services provided directly to consumers as well as general offices, which support more basic economic activities. The applicant has applied for a revision to the POD (Planned Office District) zoning allow for an alternative design for a maintenance structure on this site. The site is within the Midtown Design Overlay District area. Master Street Plan: University Avenue is shown as a Principal Arterial and Woodlawn is shown as a Local Street on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on the University Avenue since it is a Principal Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes are shown along University Avenue. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Item 4 17. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. An automatic irrigation system is required. 3. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a registered landscape architect. 4. An upgrade may be required if the rehabilitation cost of the structure exceeds fifty percent (50%) of the replacement cost of the building. 5. All landscaping, fencing, striping, irrigation, etc. should be in good condition or replaced and repaired in conjunction with this application. 6. 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, May 15, 2013. Item # 17. ITEM NO.: 17. NAME: Nature Conservancy of Arkansas Revised Short -form POD LOCATION: located at 601 N. University Avenue Annotations by The Born6 Firm Architects P.A. 5 13 2013 Robin Y. Born6 AIA, President Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than May 15, 2013. The Office of Planning and Development must receive the proof of notice no later than May 24, 2013. Sent 29 Apr 2013 2. The request is to allow the placement of a metal building within the DOD. Variance/Waivers: Public Works Conditions: 1. Due to the proposed use of the property, the Master Street Plan specifies that Woodlawn Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. The owner has granted the ROW expansion 2. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Will Comply 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Will Comply 4. Stormwater detention ordinance applies to this property if the proposed impervious area is more than existing impervious area. Show the proposed location for stormwater detention facilities on the plan. Existing paving, 12,757 sf, New paving 12,785 sf, New Building 5,096 sf; owner will comply or pay fee. Currently under review with Public Works Utilities and Fire Department/County Planning: Wastewater: sewer available to this project. Item # 1. Entergy: The new maintenance and storage building appears to be located under an existing overhead electric line. Relocation of the line will likely be required prior to building construction. Customer is encouraged to contact Entergy prior to construction to work out details. Will relocate per Entery's instructions Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of water meter. Will Comply 3. If there are facilities that need to be adjusted or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. 5. 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 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Will Comply Fire Department: Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #21 — the University Avenue route. Parks and Recreation: No comment received. Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Office (0) for this property. Office allows services provided Item # 1. directly to consumers as well as general offices, which support more basic economic activities. The applicant has applied for a revision to the POD (Planned Office District) zoning allow for an alternative design for a maintenance structure on this site. The site is within the Midtown Design Overlay District area. Master Street Plan: University Avenue is shown as a Principal Arterial and Woodlawn is shown as a Local Street on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on the University Avenue since it is a Principal Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. No public access to site Bicycle Plan: A Class II Bike Lanes are shown along University Avenue. Bike Lanes provide a portion of the pavement for the sole use of bicycles. No work on University Ave Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. Will Comply 2. An automatic irrigation system is required. Lot is less than one acre; no automatic irrigation system required 3. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a registered landscape architect. Will Comply 4. An upgrade may be required if the rehabilitation cost of the structure exceeds fifty percent (50%) of the replacement cost of the building. 5. All landscaping, fencing, striping, irrigation, etc. should be in good condition or replaced and repaired in conjunction with this application. Will Comply 6. 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. No existing trees will be cut 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, May 15, 2013. End of Annotations Item # 1.