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HomeMy WebLinkAboutZ-9168 Staff AnalysisSEPTEMBER 26, 2016 ITEM NO.: 4 File No.: Z-9168 Owner: Crain Investments, LP Applicant: Keith Harper Address: 9801 Interstate 30 Description: South portion of 9801 1-30, along the north side of Distribution Drive Zoned: 1-2 Variance Requested: A variance is requested from the paving provisions of Section 36-508 to allow development of a temporary gravel parking area. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Undeveloped Proposed Use of Property: Temporary gravel parking area STAFF REPORT A. Public Works Issues: 1. At the time permanent hard surface parking is installed; sidewalks with appropriate handicap ramps are required to be constructed adjacent to Distribution Drive in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 2. If access is proposed from Distribution Drive, all driveways shall be concrete aprons per City Ordinance. Show the driveway location. 3. A grading permit in accordance with Section 29-186(c) & (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. 4. Show the extent of clearing and grading activities. B. Landscape and Buffer Issues: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. All buffers must be maintained and protected from construction activity. 3. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (1/2) the full width requirement but in no case less than nine (9) feet. The maximum dimension required shall be fifty (50) feet. SEPTEMBER 26, 2016 ITEM NO.: 4 (CON'T.) 4. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less than three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 5. Upon the placement of permanent hard surfacing all parking areas must be designed and constructed to meet the requirements of the Little Rock City Code of Ordinances, Chapter 36, Zoning and Chapter 15, Landscape. 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. C. Staff Analvsis: The 1-2 zoned property at 9801 Interstate 30 is occupied by a Camper/RV sales business. The overall property backs up to Distribution Drive. The north half of the property is occupied by the Camper/RV sales business. Two (2) buildings serve the operation. The buildings are located at the southeast and southwest corners of the north half of the property. The remainder of the property is utilized for Camper/RV display and customer/employee parking. All access is from the 1-30 service road. Driveways are located at the northeast and northwest corners of the property. The south half of the overall property is undeveloped and mostly tree covered. The applicant proposes to clear the majority of the undeveloped portion of the property and utilize it for a temporary gravel parking lot for campers and RV's, as noted on the attached site plan. The center portion of the property will be cleared, with an 18 foot undisturbed buffer being left along the perimeter of the overall south portion of the property. The applicant proposes to use the gravel parking area on a temporary basis, with future paving and landscaping of the area. Section 36-508 of the City's Zoning Ordinance requires that any portion of a property utilized for a vehicular use area shall be paved where subject to wheeled traffic. Therefore, the applicant is requesting a variance from this ordinance requirement to allow temporary use of the gravel parking area. Staff is supportive of the paving deferral request. Staff views the request as reasonable. Other similar requests have been granted along 1-30 in the past (Cal - Ark Trucking, for example). The applicant is proposing to maintain an 18 foot undisturbed buffer along the perimeter of the property, as well as having access to the gravel parking area from the north, through the existing camper/RV sales lot. The property is located within an area of industrial and heavy commercial zoning. Staff believes that a 24-month deferral of paving for the proposed lot will have no adverse impact on the adjacent properties or the general area. 2 SEPTEMBER 26, 2016 ITEM NO.: 4 (CON'T.) D. Staff Recommendation: Staff recommends approval of the requested deferral of paving variance, subject to the following conditions: 1. The gravel parking area may be used for a maximum of 24 months. 2. The 18 foot undisturbed perimeter buffer must be maintained. 3. Construction fencing must be installed to protect the undisturbed perimeter buffer prior to any clearing of the site. 4. The gravel parking area must be hard -packed in a manner that does not result in the creation of dust, mud, stilt or standing water. 5. Access to the gravel parking area is to only be through the north portion of the property from 1-30. There is to be no direct access from Distribution Drive. BOARD OF ADJUSTMENT (September 26, 2016) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The'item was placed on the consent agenda and approved as recommended by the vote of 4 ayes, 0 noes and 1 absent. SEPTEMBER 26, 2016 ITEM NO.: 4 File No. Owner: Applicant: Address: Description - Zoned: Z-9168 Crain Investments, LP Keith Harper 9801 Interstate 30 South portion of 9801 1-30, along the north side of Distribution Drive 1-2 Variance Requested: A variance is requested from the paving provisions of Section 36-508 to allow development of a temporary gravel parking area. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Undeveloped Proposed Use of Property: Temporary gravel parking area STAFF REPORT A. Public Works Issues: 1. At the time permanent hard surface parking is installed; sidewalks with appropriate handicap ramps are required to be constructed adjacent to Distribution Drive in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 2. If access is proposed from Distribution Drive, all driveways shall be concrete aprons per City Ordinance. Show the driveway location. 3. A grading permit in accordance with Section 29-186(c) & (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. 4. Show the extent of clearing and grading activities. B. Landscape and Buffer Issues- 1 . Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. All buffers must be maintained and protected from construction activity. 3. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (1/2) the full width requirement but in no case less than nine (9) feet. The maximum dimension required shall be fifty (50) feet. SEPTEMBER 26, 2016 ITEM NO.: 4 (CON'T.) 4. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less than three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 5. Upon the placement of permanent hard surfacing all parking areas must be designed and constructed to meet the requirements of the Little Rock City Code of Ordinances, Chapter 36, Zoning and Chapter 15, Landscape. 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. C. Staff Analysis: The 1-2 zoned property at 9801 Interstate 30 is occupied by a Camper/RV sales business. The overall property backs up to Distribution Drive. The north half of the property is occupied by the Camper/RV sales business. Two (2) buildings serve the operation. The buildings are located at the southeast and southwest corners of the north half of the property. The remainder of the property is utilized for Camper/RV display and customer/employee parking. All access is from the 1-30 service road. Driveways are located at the northeast and northwest corners of the property. The south half of the overall property is undeveloped and mostly tree covered. The applicant proposes to clear the majority of the undeveloped portion of the property and utilize it for a temporary gravel parking lot for campers and RV's, as noted on the attached site plan. The center portion of the property will be cleared, with an 18 foot undisturbed buffer being left along the perimeter of the overall south portion of the property. The applicant proposes to use the gravel parking area on a temporary basis, with future paving and landscaping of the area. Section 36-508 of the City's Zoning Ordinance requires that any portion of a property utilized for a vehicular use area shall be paved where subject to wheeled traffic. Therefore, the applicant is requesting a variance from this ordinance requirement to allow temporary use of the gravel parking area. Staff is supportive of the paving deferral request. Staff views the request as reasonable. Other similar requests have been granted along 1-30 in the past (Cal - Ark Trucking, for example). The applicant is proposing to maintain an 18 foot undisturbed buffer along the perimeter of the property, as well as having access to the gravel parking area from the north, through the existing camper/RV sales lot. The property is located within an area of industrial and heavy commercial zoning. Staff believes that a 24-month deferral of paving for the proposed lot will have no adverse impact on the adjacent properties or the general area. 2 SEPTEMBER 26, 2016 S�,s,� fic.c. �c,�.7 lots ITEM NO.: 4 CON'T. D. Staff Recommendation: ficivr -.� --ap-5 Staff recommends approval of the requested deferral of paving variance, subject to the following conditions: 1. The gravel parking area may be used for a maximum of 24 months. 2. The 18 foot undisturbed perimeter buffer must be maintained. 3. Construction fencing must be installed to protect the undisturbed perimeter buffer prior to any clearing of the site. 4. The gravel parking area must be hard -packed in a manner that does not result in the creation of dust, mud, stilt or standing water. 5. Access to the gravel parking area is to only be through the north portion of the property from 1-30. There is to be no direct access from Distribution Drive. BOARD OF ADJUSTMENT (September 26, 2016) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by the vote of 4 ayes, 0 noes and 1 absent. 3