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HomeMy WebLinkAboutS-1575 Staff AnalysisITEM NO.: 3. S-1575 NAME: Broadway Subdivision Site Plan Review LOCATION: located at 3325 Roosevelt Road Planning Staff Comments. 1. Provide notification of abutting property owners 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 June 20, 2007. The Office of Planning and Development must receive the proof of notice no later than June 28, 2007. 2. The site plan as indicated does not allow for adequate maneuvering of vehicles out - of the parking stalls. The stalls at the entrance drive do not allow for backing and could result into the stacking into Roosevelt Road. Redesign the parking area removing the stalls. Allowing for one-way traffic flow into the site from the eastern drive and out from the western drive. The typical use of the site would require the placement of 42 parking spaces. 3. Provide details of any proposed fencing as a general note on the site plan. 4. Provide the total building coverage, both principal and accessory, in square feet. 5. Provide the parcel size. 6. Provide the floor area, principal and accessory, both existing and proposed. Variance/Waivers: None requested. Public Works Conditions- 1 . Roosevelt Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 35 feet from centerline will be required. 2. Vehicles should use the eastern driveway for access. Additional curb and gutter should be installed to prevent access onto neighbor's property and funnel traffic out the existing eastern driveway. 3. Remove front parking spaces and striping. Vehicle parking is not allowed in the front of the existing building closest to Roosevelt Road. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The center driveway apron must be removed and replaced with curb and gutter. The width of driveway must not exceed 36 feet. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. Sidewalks with appropriate handicap ramps are required to be constructed in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Item # 3 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 9. Remove existing crape myrtle turnaround due to parking lot conflicts. The turnaround does not provide sufficient backing spaces for handicapped parking spaces and disrupts traffic flow. 10. Parking lots should be configured and striped for one (1) way traffic in through the western driveway and one (1) way out through the eastern driveway. This will required the existing parking and proposed parking lots to be connected. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this site. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT and T: No comment received. Central Arkansas Water: 1. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 2. 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. 3. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #14 — The Rosedale Route. Planning Division: No comment. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The circulation on this site is questionable. 3. The landscaping ordinance requires a small amount of building landscaping between all parking areas and the buildings. 4. The landscape ordinance requires a nine foot wide landscape strip around the sites entirety. Currently, this project is not meeting this minimum requirement. There should be no hardscaping located within this minimal area. This site is located Item # 3 within the designated mature area of the City; therefore, this can be reduced to six foot, nine inches (6'-9") where nine foot is a hardship. 5. Currently, the site plan reflects paving, a driveway apron, located within the nine foot wide (9) landscape strip; thus needs to realigned to a ninety (90) degree approach. 6. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 7. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7'/2 feet in width and 150 square feet in area. The proposed plan does not currently reflect this minimum. 8. An automatic irrigation system to water landscaped areas will be required. 9. Any property zoned residential around this site will require a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, between this property and the residential area(s). 10. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered 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 (to include the additional information as noted above) to staff on Wednesday, June 20, 2007. Item # 3 July 5, 2007 ITEM NO.: 3 NAME: Broadway Subdivision Site Plan Review LOCATION: Located at 3325 Roosevelt Road DEVELOPER: Herbert Broadway 1921 West 16th Street Little Rock, AR 72202 SURVEYOR: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 1.01 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 1 C-3, General Commercial District 12 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSALIREQUEST: FILE NO.: S-1575 FT. NEW STREET: 0 LF The applicant is seeking a Subdivision Site Plan Review for this site per Section 31-13 of the Subdivision Ordinance. The Subdivision Site Plan review process is a development review process that provides for a case -by -case consideration of project particulars including the provisions of parking and landscaping in accordance with the appropriate ordinances, siting of buildings, and the relationship with adjoining properties. Amendments and modifications to the site plan, which may include a modification compounding the problems of vehicular circulations, safety, and provision of public utilities, require review and approval by the Planning Commission prior to construction. The applicant is currently remodeling one of two existing buildings located on the site to be used as an allowable use under the current zoning classification. The July 5, 2007 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1575 modification will require the addition of parking on the site to accommodate the proposed use and during the building permit review process, questions were raised concerning access and circulation. Staff felt the Commission should review the site plan to ensure proper circulation and access were maintained on the site. B. EXISTING CONDITIONS: There are two commercial buildings located on the site. The frontage of the building along Roosevelt Road is paved with a continuous curb cut. The rear building is currently being renovated for a private club. The front building is vacant. There are a number of industrial, commercial and office uses in the area. To the west of the site is a vacant property and further west a nursing home. The Pulaski County Detention Center is located to the east of the site. North of the site is vacant property. Further north of the site area single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Love and Goodwill Neighborhood Associations were notified of the Public Hearing. D. ENGINEERING COMMENTS: BLIC WORKS CONDITIONS: 1. Roosevelt Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 35 feet from centerline will be required. 2. Vehicles should use the eastern driveway for access. Additional curb and gutter should be installed to prevent access onto neighbor's property and funnel traffic out the existing eastern driveway. 3. Remove front parking spaces and striping. Vehicle parking is not allowed in the front of the existing building closest to Roosevelt Road. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The center driveway apron must be removed and replaced with curb and gutter. The width of driveway must not exceed 36 feet. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. Sidewalks with appropriate handicap ramps are required to be constructed in accordance with Section 31-175 of the Little Rock Code and the Master 6 July 5, 2007 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1575 Street Plan. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 9. Remove existing crape myrtle turnaround due to parking lot conflicts. The turnaround does not provide sufficient backing spaces for handicapped parking spaces and disrupts traffic flow. 10. Parking lots should be configured and striped for one (1) way traffic in through the western driveway and one (1) way out through the eastern driveway. This will required the existing parking and proposed parking lots to be connected. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this site. Enter : No comment received. Center -Point Energy: Approved as submitted. AT and T: No comment received. Central Arkansas Water: 1. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 2. 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. 3. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #14 — The Rosedale Route. 3 July 5, 2007 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1575 F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The circulation on this site is questionable. 3. The landscaping ordinance requires a small amount of building landscaping between all parking areas and the buildings. 4. The landscape ordinance requires a nine foot wide landscape strip around the sites entirety. Currently, this project is not meeting this minimum requirement. There should be no hardscaping located within this minimal area. This site is located within the designated mature area of the City; therefore, this can be reduced to six foot, nine inches (6'-9") where nine foot is a hardship. 5. Currently, the site plan reflects paving, a driveway apron, located within the nine foot wide (9) landscape strip; thus needs to realigned to a ninety (90) degree approach. 6. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 7. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7'/2 feet in width and 150 square feet in area. The proposed plan does not currently reflect this minimum. 8. An automatic irrigation system to water landscaped areas will be required. 9. Any property zoned residential around this site will require a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, between this property and the residential area(s). 10. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 14, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were a few outstanding technical issues associated with the request which were in need of addressing. Staff stated the indicated parking along the entrance drive did not allow for 51 July 5, 2007 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1 proper circulation. Staff stated the parking as proposed would cause conflicting traffic movements and requested the applicant redesign the plan to allow for one-way entrance and exit drives. Mr. Broadway stated his desire was to not allow traffic circulation behind the building located along Roosevelt Road. He stated he was unsure of the future use of this building and felt to require a driveway behind the building would limit the potential uses of the structure. He stated he would review various options and get back with staff concerning the proposed parking and circulation on the site. Public Works comments were addressed. Staff stated the drives should be redesigned to intersect perpendicular with Roosevelt Road. Staff also stated the parking located in the front yard area of the existing building should be removed to eliminate potential backing into Roosevelt Road. Landscaping comments were addressed. Staff stated the indicated building landscaping for the front building was more than adequate to meet the typical minimum requirement. Staff suggested the applicant reduced the building landscape strip to increase the proposed parking/maneuvering area to allow for adequate circulation and flow and also increase the landscape strip along the eastern perimeter. Staff stated the parking areas did not allow for adequate interior landscaping. Staff stated a minimum of eight percent of the interior parking area should be indicated as landscaped area. 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 to staff addressing most of the issues raised at the June 14, 2007, Subdivision Committee meeting. The applicant has indicated the entrance drives as one-way access and redesigned the parking areas to eliminate the conflicting traffic movements on the site. The applicant has also increased the landscaped strip along the northern and eastern perimeters of the site. The parking located along Roosevelt Road has been removed to eliminate the potential for backing into the street. The site plan indicates the placement of 48 parking spaces on the site. Based on the typical parking required for a commercial development and a private club use, 40 parking spaces would be required. The indicated parking is adequate to meet the typical parking requirement. Future uses of the front building must not generate a parking requirement greater than the number of available spaces on -site. 5 July 5, 2007 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1575 The site plan indicates the placement of a seven foot landscape strip along the perimeters of the site adjacent to the proposed parking areas. The Landscape Ordinance required a nine foot minimum landscape strip with the exception of the designated mature areas which allow a reduction in landscaping to a 6-foot nine -inch strip. The indicated landscaping is adequate to meet the typical minimum ordinance requirements. This site is located in the designated mature area. The site plan indicates an existing turn -around located within the drive area. Three parking spaces are indicated heading into the rear building south of the turn -around. The turn -around is located approximately 18-feet from the parking stalls which does not allow for adequate maneuvering into and out of the stalls. Staff recommends the turn -around be removed to allow for adequate circulation and sufficient maneuvering areas for vehicles from the parking stalls or remove the three parking spaces and include the area as landscaping or a drop-off zone. Staff is supportive of the request if the site plan is revised to remove the turn -around or removing the parking spaces. The remaining aspects of the development appear to comply with the various ordinance requirements. The site is presently zoned C-3, General Commercial District which allows a variety of indoor commercial activities. To staffs knowledge there are no outstanding technical issues associated with the request. 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. Staff recommends the turn -around be removed from the drive area or the three parking stalls located south of the turn -around be removed. Any proposed use for the front building must comply with the existing parking on -site or the property must be returned to the Planning Commission for site plan review. PLANNING COMMISSION ACTION: (JULY 5, 2007) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval of the request. Staff stated they felt the turn -around located in the parking lot should be removed from the drive area or the three parking stalls located south of the turn -around should be removed. Staff stated they would work with the applicant to revolve this issue at the time of building permit. Staff also stated any proposed use for the front building must comply with the existing parking on -site or the property must be returned to the Planning Commission for site plan review. 9 July 5, 2007 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-157 Bishop Robert Smith addressed the Commission in opposition of the request. He stated the desire was to protect the area and he was opposed to anything that brought alcohol into the neighborhood. He stated when the church moved into the area the area was plagued with prostitution and drug dealers. He stated the area had been cleaned up and felt this would bring a negative element into the neighborhood. Mr. Hurston Simpson addressed the Commission in opposition. He stated he owned a number of rental properties in the area and his home was located south of the site. He stated his goal was to bring families into the neighborhood and he felt the addition of a night club in the area would adversely impact the area. Mr. William Holloway addressed the Commission in opposition. He stated the Little Rock Compassion Center was trying to make the area a stable part of the City. He stated the center located in the area three years ago and had done a great deal to clean up the area. He stated he was opposed to any use that would bring alcohol into the neighborhood. Mr. Herb Broadway stated his desire was to bring a quality business to the area. He stated the area was constantly trying to get the banking industry to fund projects in the area. He stated he purchased the property and had cleaned the site keeping the area mowed and removing the homeless living in the buildings. He stated he was requesting the opportunity to execute a plan. Commissioner Rahman stated there were a number of issues being raised which were not jermaine to the application. He stated the request was a site plan review and the Commission's charge was to determine if the site plan was appropriate. There was a general discussion concerning ingress, egress and the existing conditions. Staff stated the parking located in the rear was new. Staff stated the applicant was removing parking located along Asher Avenue which presently did not comply with typical ordinance standards. 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 7 ayes, 1 noes, 2 absent and 1 vacant position 7