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HomeMy WebLinkAboutS-1357 Staff AnalysisOctober 31, 2002 ITEM NO.: 4 FILE NO.: S-1357 NAME: Malmstorm-White Subdivision Site Plan Review LOCATION: 11621 Kanis Road DEVELOPER: Malmstrom-White Company 11610 Kanis Road Little Rock, AR 72211 AREA: 2.907 acres NUMBER OF LOTS: 1 CURRENT ZONING: C-3 PLANNING DISTRICT: 11 — 1-430 CENSUS TRACT: 24.04 VARIANCESNVAIVERS REQUESTED: ENGINEER, Development Consultants, Inc. 2200 N. Rodney Parham Road Suite 220 Little Rock, AR 72212 FT. NEW STREET: 0 1. Waiver of the Land Use Buffer requirement along the eastern boundary. 2. In -lieu contribution for street improvements. The applicant proposes to construct a third building (6100 square feet) on this site which is currently zoned C-3, The northern building was last occupied by Terminix (4135 square feet) and the southern building is currently occupied by an office uses (1808 square feet). The applicant proposes the placement of the third building adjacent to the west property line south of the Terminix building. The applicant is proposing 37 parking spaces to serve the development. Subdivision Committee Meeting October 10, 2002 ITEM NO.: 4 NAME: Malmastorm-White Subdivision Site Plan Review LOCATION: 11621 Kanis Road DEVELOPER: ENGINE R: Malmstrom White Company 11610 Kanis Road Little Rock, AR 72211 AREA: 2.907 acres NUMBER OF LOTS: 1 CURRENT ZONING: C-3 PLANNING DISTRICT: 11 — 1-430 CENSUS TRACT: 24.04 VARIANCES/WAIVERS REQUESTED: FILE NO.: S-1357 Development Consultants, Inc. 2200 N. Rodney Parham Road Suite 220 Little Rock, AR 72212 FT. NEW STREET: 0 J 1. Waiver of the Land Use Buffer requirement along the eastern boundary. 2. In -lieu contribution for street improvements. PLANNING STAFF COMMENTS: 1. Provide the dimension from the existing building and the property line. 2. Provide the south property line dimension. 3. Any additional site lighting must be low level and directed away from residentially zoned property. 4. Provide a certified list of property owners within 200-feet of the site along with notice form, affidavit executed, and proof of mailing. ENGINEERING COMMENTS: Public Works: 1. The proposed right-of-way dedication is acceptable. 2. Provide an updated estimate of the cost to construct boundary street improvements to this road frontage. Re -new and update the in -lieu contribution currently held by Little Rock Finance Department. Subdivision Committee Meeting October 10, 2002 3. Stormwater detention ordinance applies to this property. 4. A Grading Permit will be required per Sec. 29-186 (c) & (d). UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available and not adversely affected. Contact Little Rock Wastewater at 688-1414 for additional details. ARKLA: Southwestern Bell. Water: Contact Central Arkansas Water at 992-2438 if additional or larger water meters are needed. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required, they will be installed at the Developer's expense. Fire Department: County Planning No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius turnout or route. ISSUES/TECHNICAL/DESIGN: Plannina Division: No comment. Landscape: A landscaping upgrade toward compliance with the Landscape Ordinance equal to the building expansion proposed will be required. 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 eastern perimeters of the site. An irrigation system or water source within seventy-five (75) feet of landscaped areas will be required. Prior to a building permit being issued, it will be necessary to submit an approved Landscape Plan stamped with the seal of a Registered Landscape Architect. October 31, 2002 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S-1357 The applicant is requesting a waiver of the required Land Use Buffer for the eastern perimeter. The applicant has requested the in -lieu contribution payment for street improvements that were made by the prior owner to continue. The applicant has indicated the owner will provide a current estimate to validate the amount on deposit. B. EXISTING CONDITIONS: The site is currently zoned C-3 and contains three non-residential structures. The building closest to Kanis Road was the former home to Terminix and the structure in the rear (a converted single-family home) serves as an office to a construction contractor. The third building is located on the west property line just south of the Terminix building. The building is a small portable building used by Sea, Inc., a hazardous chemical recovery firm. Kanis Road has not been improved in this area. The roadway is a two lane road with open ditches for drainage. Other uses in the area include a mixture of residential and non-residential uses. Immediately east of the site are three converted single-family homes now serving as office uses. Immediately west of the site is a single-family home with a large non-residential building, used by an upholstery shop, behind the residence. A single-family home is located south of the upholstery shop. North of the site are single-family homes and office uses. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one informational phone call from an adjoining property owner. The John Barrow, the Gibralter Heights/Point West and the Parkway Place Neighborhood Associations and all property owners within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. The proposed right-of-way dedication is acceptable. 2. Provide an updated estimate of the cost to construct boundary street improvements to this road frontage. Re -new and update the in -lieu contribution currently held by Little Rock Finance Department. 3. Stormwater detention ordinance applies to this property. 4. A Grading Permit will be required per Section 29-186 (c) & (d) E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available and not adversely affected. Contact Little Rock Wastewater at 688-1414 for additional details. 6 October 31, 2002 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S-1357 AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: Contact Central Arkansas Water at 992-2438 if additional or larger water meters are needed. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required, they will be installed at the Developer's expense. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius turnout or route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: A landscaping upgrade toward compliance with the Landscape Ordinance equal to the building expansion proposed will be required. 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 eastern perimeters of the site. An irrigation system or water source within seventy-five (75) feet of landscaped areas will be required. Prior to a building permit being issued, it will be necessary to submit an approved Landscape Plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (October 10, 2002) Mr. Eric Petty was present representing the application. Staff presented the item and indicated the site plan did contain most of the required information. Staff stated the existing building setback dimensions were needed on the site plan. 3 October 31, 2002 SUBDIVISION NO.: 4 (Cont. FILE NO.: S-1357 Public Works comments were addressed. Staff stated the site would require storm water detention. Staff stated they would be receptive to an in -lieu fee as opposed to detention. Landscaping comments were discussed. Staff stated the applicant would be required to upgrade landscaping, based on the building permit valuation. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated the current cost estimate for construction of the boundary street would be $14,377.00. The current balance of the in -lieu account is $17,159.92. The applicant is proposing to re -new and update the in -lieu contribution held by the Little Rock Finance Department as opposed to constructing half street improvements. Staff is supportive of this request. The applicant has requested a waiver of the Land Use Buffer requirements along the eastern boundary of the site Although not zoned as non-residential the uses to the east are non-residential uses and Staff is supportive of this request. The applicant proposes to place an opaque screen along the western perimeter of the to screen the residentially zoned property even though one of the uses is non- residential. Staff has limited concerns with the potential site development and the number of parking spaces. The site is zoned C-3 which if the site were to develop with three buildings of commercial uses the typical minimum parking required would be 40 spaces. The current proposal only includes 37 parking spaces and the site is primarily office uses. With the current development the proposed parking is sufficient to meet the typical minimum parking demand. Since the site is zoned commercial Staff recommends the Commission place a condition on the development that no use, which generates a parking demand greater than 1 to 300 be considered, uses for the site. Staff is supportive of the requested site plan review. The proposal has met most of the ordinance requirements. Otherwise, to Staffs knowledge there are no outstanding issues associated with the proposed development. Staff recommends approval of the request. 4 October 31, 2002 SUBDIVISION ITEM NO.: 4(Cont.)FILE NO.: 5-1357 STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the conditions outlined in Paragraphs D, E, F and H of this report. PLANNING COMMISSION ACTION: (OCTOBER 31, 2002) Mr. Robert Brown of DCI Consultants was present representing the application. There were no objectors present. Staff presented the item and stated, to their knowledge, there were no outstanding issues associated with the proposed site plan review. Staff presented a recommendation of approval of the proposed subdivision site plan review subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the consent agenda for approval and approved by a vote of 9 ayes, 0 noes and 2 absent. 6-1 Subdivision Committee Meeting October 10, 2002 REVISED PLAT/PLAN: SUBMIT FOUR (4) COPIES OF A REVISED SITE PLAN (TO INCLUDE THE ADDITIONAL INFORMATION AS NOTED ABOVE) TO STAFF NO LATER THAN NOON ON WEDNESDAY, OCTOBER 16, 2002.