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HomeMy WebLinkAboutS-1502 Staff AnalysisNovember 10, 2005 ITEM NO.: B NAME: Inman Subdivision Site Plan Review LOCATION: Located at 5300 Asher Avenue DEVELOPER: Kathleen Inmon 2820 Reservoir Road Little Rock, AR 72227 ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.76 acres CURRENT ZONING: PLANNING DISTRI CENSUS TRACT: Variance/Waivers: NUMBER OF LOTS: 1 C-3, General Commercial District 19 FILE NO.: S-1502 FT. NEW STREET: 0 LF 1. A variance to allow a reduced number of required parking spaces. 2. A variance to allow reduced front, side and rear yard setbacks. 3. A variance to allow signage without public street frontage. Staff is requesting this item be deferred to the November 10, 2005, Public Hearing to resolve outstanding issues associated with the request. PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) The applicant was not present. There were no registered objectors present. Staff presented the item indicating they were requesting the item be deferred to the November 10, 2005, Public Hearing to resolve outstanding issues associated with the request. November 10, 2005 SUBDIVISION TEM NO.: B (Cont. FILE NO.: S-1502 There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A. PROPOSAL/REQUEST: The applicant is proposing a multiple building site plan review (a Subdivision Site Plan Review) to allow the placement of a second building on the site. The applicant's cover letter indicates in March of 2005, she completed a commercial building on this lot located at 5300 Asher Avenue totaling 7,266 square feet with 24 parking spaces. The applicant has stated the site has 300-feet of frontage along Asher Avenue. The western end of the site is currently vacant property. The applicant is requesting the placement of the second structure containing 2,400 square feet (30-feet by 80-feet). The applicant has indicated 5 additional parking spaces will be added to the site with the new construction. The applicant is also proposing a right-of-way abandonment as a separate item on this agenda (G-23-355). The applicant is proposing the abandonment of Anna Street, which is located along the eastern boundary of the property. The applicant is requesting variances from the Zoning Ordinance; a variance to allow a reduced number of required parking spaces, a variance to allow a reduced front and rear yard setback, a variance to allow signage without public street frontage and a variance to allow the required street landscape strip along the Asher Avenue frontage to be in the public right-of-way. B. EXISTING CONDITIONS: The site was recently developed with a 7,266 square foot commercial building and is currently being used as a furniture store and shoe store. Most improvements have been completed with a few landscaping issues remaining unresolved. The applicant has installed a fence along the rear of the building and is currently housing delivery trailers behind gates. There is an apartment complex located to the north of the site, accessed from Fair Park Boulevard. This area of Asher Avenue contains a variety of commercial uses including restaurants, a motel, a hardware/lumber store and auto related businesses. The UALR Campus is located near the site, to the northwest. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from area residents. The Curran -Conway and the South of Asher Neighborhood Associations, along with 2 November 10, 2005 SUBDIVISION ITEM NO.: B (Cont. FILE NO.: S-1 all property owners located within 200-feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located along CATA Bus Route #14 —the Rosedale Route. F. ISSUESIfECHNICAL/DESIGN: Plannina Division: No comment. Landscape: 1. Phase one construction has not been built as shown on the approved site plan or the approved landscape plan. Three copies of the approved site plan followed by three copies of the approved landscape plan must be submitted after approval by the Planning Commission. Phase one completion will also include any additional landscaping requirements not currently being met and wheel stops to be located along the western perimeter of the paved area. These outstanding issues need to be resolved before the final certificate of occupancy for phase one can be approved. 2. Areas set aside for buffers and landscaping along Asher Avenue appear to 3 November 10, 2005 SUBDIVISION ITEM NO.: B Cont. FILE NO.: S-1502 not meet with ordinance requirements. 3. The property to the north is zoned PRD; therefore, 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 northern perimeter of the site. G. SUBDIVISION COMMITTEE COMMENT: (September 8, 2005) The applicant was present representing the request. Staff presented an overview of the development indicating the center was open for business on a Temporary Certificate of Occupancy. Staff stated the provided site plan did not match the survey. Staff stated the survey provided did not scale since the survey had been faxed. Staff requested the applicant provide staff with a survey to scale to determine if the proposed building location met with current City codes. Staff stated it appeared the existing building had been constructed nearer the property lines than the typical setbacks allowed. Staff stated the rear and front yard setbacks typically required were 25-feet. Staff also stated the landscaping provided did not meet the typically minimum requirement per the Zoning Ordinance or the Landscape Ordinance. Public Works stated there would not be any additional requirements with the construction of the proposed building. Landscaping comments were addressed. Staff stated the wheel stops from the originally approved building construction had not been installed. Staff stated this would be required to obtain a permanent certificate of occupancy. Staff also stated screening would be required along the northern property line to screen the adjoining residentially zoned and used property. 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 a scaled site plan of the proposed development to staff addressing concerns raised at the September 8, 2005, Subdivision Committee meeting. The provided survey confirms staffs concerns regarding landscaping and building setbacks. The previously constructed building has been constructed at 13.9 feet from Anna Street which would typically require a 25-foot setback. The building has been set at 29-feet from Asher Avenue, which would also typically require a 25-foot setback. The rear yard setback has been set at 24.3-feet which a 25-foot setback is typically required. The applicant has applied November 10, 2005 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1502 for a right-of-way abandonment for Anna Street, which if approved, removes the variance request for a reduced setback along the Anna Street. The applicant has indicated the new building will be constructed at 22-feet from the property line along Asher Avenue. As indicated, the ordinance would typically require a minimum setback of 25-feet. The applicant will not be allowed the placement of awnings along the front of the building, which would further reduce the building setback. The applicant has indicated the rear yard setback for the proposed new building at 15-feet. The ordinance typically requires a 25-foot building setback. The applicant has indicated a screening fence will be placed in this area to protect the adjoining properties. The site plan indicates the street landscape strip is not being provided. Adjacent to Asher Avenue all the provided landscaping is located within the right-of-way. The Zoning Ordinance requires a minimum street buffer width of 6-feet 9-inches for site located within the "Designated Mature Area" (site located east of University Avenue). The applicant is seeking approval from the City Beautiful Commission to allow the required landscaping to be located within the right-of- way with a franchise agreement with the City. Additional plantings will be placed along the landscape strip and the landscaping along Anna Street, to be abandoned, will be enhanced. The applicant's site plan indicates a minimum landscape strip along the rear of the site of seven feet. The applicant is requesting a variance to allow signage without public street frontage. The proposed new building is oriented to face the parking area which does not have public street frontage. Staff is supportive of the applicant's request to allow signage without public street frontage. The site plan includes 24 parking spaces. The existing building totals 7,200 square feet, which would require 24 parking spaces based on typical parking ratio's for commercial development or one space per three hundred square feet of gross floor area. The applicant is proposing the addition of a second building totaling 2,400 square feet, which would typically require an additional 8 parking spaces. The applicant has indicated five additional parking spaces will be added to the site. Although the indicated parking is not sufficient to meet the typically minimum parking demand, staff is supportive of allowing the site to develop as proposed. Staff would recommend the proposed uses match the available parking on the site. The front drive adjacent to Asher Avenue is currently paved. The applicant has indicated the drive will be blocked to allow for additional parking to the east of the existing building. Staff recommends the applicant provide a curbing extending from Asher Avenue to the existing building during the building construction phase of the second building to direct motorist to the existing parking area. The front 6i November 10, 2005 SUBDIVISION ITEM NO.: B Cont. FILE NO.: S-1502 paved area will be blocked and staff is concerned that motorist may enter this area and be forced to back into the driveway causing traffic conflicts. Staff is supportive of the applicant's request. The applicant is proposing redevelopment of a site in an area that has seen little new development in the recent past. Staff feels the applicant's proposal is reasonable and should have minimal impact if developed as proposed by the applicant and noted by staff in the previous paragraphs. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as noted in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the applicant's request for a reduced front and rear yard setback for the proposed new building and staff recommends approval of the applicant's request for a reduced rear yard setback of the existing building. Staff recommends approval of the applicant's requested variance to allow a reduced number of parking spaces for the proposed development provided the proposed uses of the site match the available parking on the site. Staff recommends approval of the requested variance to allow signage without public street frontage. Staff recommends the applicant provide curbing along the eastern portion of the drive extending from Asher Avenue to the existing building during the building construction phase of the proposed second building. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) The applicant was present representing the request. 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 noted in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation of approval of the applicant's request for a reduced front and rear yard setback for the proposed new building and approval of the applicant's request for a reduced rear yard setback of the existing building. Staff presented a recommendation of approval of the applicant's requested variance to allow a reduced number of parking spaces for the proposed development provided the proposed uses of the site match the available parking on the site and the applicant's requested variance to allow signage without public street frontage. C: November 10, 2005 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1502 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 9 ayes, 0 noes and 2 absent. 7 ITEM NO.: 6. FILE NO.: S-1502 NAME: Inman Subdivision Site Plan Review LOCATION: located at 5300 Asher Avenue Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide a drawing to scale to indicate the location of the proposed building. The provided surveys did not allow for the placement of a building 30-feet in width. 3. Provide the days and hours of operation of the proposed business. 4. The site plan indicates a total oU4 parking spaces on the site. The site is currently zoned C-3, General Commercial District. The total number of parking spaces, typically required, for a commercial development totaling 9,666 square feet would be s 32-parking spaces. 5. Are RV's currently being stored on the site? If so this is a violation of the current zoning.�� Variance/Waivers: t 1. A variance to allow a reduced number of required parking spaces. 2. A variance to allow a reduced rear and side yard setback. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted.Ck SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Wafter if larger and/or additional water meter(s) are required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: No comment received. Planning Division: No comment. Landscape: Phase one construction has not been built as shown on the approved site plan or the approved landscape plan. Three copies of the approved site plan followed by three copies of the approved landscape plan must be submitted after approval by the Planning Commission. Phase one completion will also include any additional landscaping requirements not currently being met and wheel stops to be located along the western perimeter of the paved area. These outstanding issues need to be resolved before the final certificate of occupancy for phase one can be approved. Areas set aside for buffers and landscaping along Asher Avenue appear to not meet with ordinance requirements. The property to the north is zoned PRD; therefore, 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 northern perimeter of the site. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, September 14, 2005.