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HomeMy WebLinkAboutZ-9237-A Staff AnalysisAUGUST 28, 2017 ITEM NO.: 3 File No.: Z-9237-A Owner: James Robert Boles Applicant: Mark Hodge Address: 10010 Interstate 30 Description: North side of 1-30, east of Mabelvale Pike Zoned: R-2 (C-4 pending) Variance Requested: A variance is requested from the buffer provisions of Section 36-521 to allow less than 70 percent of a land use buffer to remain undisturbed. Justification: The applicant's justification is presented in an attached letter. Present Use of Property. Vacant Land Proposed Use of Property: Retail Store STAFF REPORT A. Public Works Issues: 1. 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. 2. Storm water detention ordinance applies to this property. At time of construction, show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner. B. Landscape and Buffer Issues: 1. Site plan must comply with the City's minimal landscape/buffer ordinance requirements. 2. Signage is to be reviewed and permitted separately. 3. 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. AUGUST 28, 2017 ITEM NO.: 3 (CON'T. Z-9237-A 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. The north perimeter planting strip is less than nine (9) feet in width. A portion of the southwest perimeter planting strip is deficient. 5. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. The property to the north is zoned PDR, a minimum buffer will be required at six (6) percent of the average width of the lot but no case less than nine (9) feet. Opaque screening will be required adjacent to the R-2 properties. Requirements for landscaping in land use buffers shall be the same as perimeter landscaping. In addition to the opaque screen plant material shall be provided at the rate of one (1) tree and three (3) shrubs or vines for every thirty (30) linear feet of land use buffer. 6. For parking areas with twelve or more spaces eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. 7. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 8. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 9. All landscape areas shall be protected as per City of Little Rock Landscape ordinance (Sec. 15-100). Provide notes on plan specifying type and location of mulch, edging, wheel stops, and/or concrete curb and gutter. NA AUGUST 28, 2017 ITEM NO.: 3 (CON'T,) Z-9237-A 10.All ground or roof mounted mechanical systems shall be screened from abutting properties and streets. Any trash receptacles or pickup shall be oriented away from a primary street side of the property and screened from the public right-of- way. Screen shall exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 11. 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 2.916 acre property located at 10010 Interstate 30 is currently undeveloped. Remnants of an old asphalt drive, parking and concrete building foundation exist within the south one-third of the property, along the 1-30 frontage road. The remainder of the property is undeveloped and tree -covered. On August 3, 2017 the Little Rock Planning Commission approved a rezoning of the property from R-2 to C-4. The rezoning is currently pending before the Board of Directors. The applicant is proposing to develop the site for a new Northern Tool and Equipment retail store. An 18,000 square foot building is proposed near the center of the site, as noted on the attached site plan. Paved parking will be located on the south and west sides of the building, with an access drive from the 1-30 frontage road at the southwest corner of the site. Landscape and buffer areas will be provided as required. The applicant is requesting one (1) variance with the proposed development. Section 36-521(f) of the City's Zoning Ordinance require that a minimum of 70 percent of land use buffers remain undisturbed. This proposed development requires land use buffers along the east and west property lines due to the fact that these adjacent properties are zoned R-2. A highway department maintenance facility is located on the property to the west. The property to the east is undeveloped and previously contained non -conforming commercial uses. The applicant is proposing the appropriate buffer widths along both side property lines. The buffer area along the west property line will remain 79 percent undisturbed. The buffer area along the east property line will be approximately 17 percent undisturbed. The applicant notes that the east buffer will have to be disturbed in order to grade the site and install utility lines. Therefore, the applicant is requesting a variance to allow less than 70 percent of the land use buffer along the east property line to remain undisturbed. Staff is supportive of the requested buffer variance. Staff views the request as reasonable. Although the property to the east is zoned R-2, the property contains no single family development, and has had past non -conforming commercial uses (swimming pool sales and a flea market). Additionally, the property to the east is designated as "Commercial" on the City's Future Land Use Plan. Staff feels that with the proposed Northern Tool and Equipment development, the property to the east will likely develop as commercial in the near future. Staff believes the proposed 3 AUGUST 28, 2017 ITEM NO.: 3 CON'T. Z-9237-A development with the east buffer being less than 70 percent undisturbed will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested buffer variance, subject to the following conditions: 1. Compliance with the Public Works requirements as noted in paragraph A. of the staff report. 2. Compliance with the Landscape and Buffer requirements as noted in paragraph B. of the staff report. 3. The rezoning of the property must be approved by the Board of Directors prior to a building permit being issued. BOARD OF ADJUSTMENT (August 28, 2017) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outline in the "staff recommendation" above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by a vote of 5 ayes, 0 noes and 0 absent. 11