Z-5686-A Staff AnalysisFILE NO.: Z -5686-A
NAME: Ilodianya - Short -Form PD -O
LOCATION: 4807 Ballinger Road
DEVELOPER: SURVEYOR:
Emmanuel Ilodianya Donald Banks
P. O. Box 2254 20820 Arch Street Pike
Little Rock, AR 72203 Hensley, AR 72065
AREA: Approx. 0.90 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-2 ALLOWED USES: Single Family Residential
PROPOSED USE: Counseling Office
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant proposes to rezone the property at 4807
Ballinger Road from R-2 to PD -O in order to utilize the
existing single family structure as a counseling office.
The applicant notes that the goals and objectives of this
proposed use are to establish a quality out-patient
counseling office that will help adolescents (and their
families) who have behavioral and psychological problems
that include drug and alcohol addiction, the perpetration
of crimes and tendencies toward defiance of authority.
The proposed hours of operation will be from 8:00 a.m. -
5:00 p.m., Monday -Friday. The applicant notes that there
will be one (1) full-time employee, whose job it will be to
make appointments for clients to see the counselor. The
counselor will be on duty part-time, and will be in the
office only when a client is scheduled for an appointment.
The applicant has noted that the office will serve an
average of three (3) clients per day. A small wall -mounted
sign is proposed on the street side of the building
(approximately 5 square feet in area).
FILE NO.: Z -5686-A (Cont.)
The applicant proposes to have a gravel drive with parking
along the east side of the building and an area in the rear
yard labeled as "over -flow parking". The applicant has
shown the over -flow parking due to the fact that he has
offered use of the building to the neighborhood for
meetings, etc. A paved parking area is not proposed in
order to help maintain the residential character of the
property.
B. EXISTING CONDITIONS:
There is an existing one-story frame single-family
structure on the property, with an existing gravel drive
from Ballinger Road. There is railroad right-of-way across
Ballinger Rod to the north, with single family residences
to the south, east and west.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a letter of support
from the Wakefield Neighborhood Association. The Wakefield
and Geyer Springs Neighborhood Associations were notified
of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Ballinger Road is commercial street standard. Dedicate
right-of-way to 30 feet from centerline.
2. Provide design of street conforming to "MSP"(Master
Street Plan). Construct one-half street improvements to
this street including 5 foot sidewalk with planned
development.
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
5. Stormwater detention ordinance applies to this property.
6. Parking lot must be paved to stop gravel dragging on
public streets.
7. All driveways shall be concrete aprons per City
Ordinance.
8. Driveways shall conform to Sec. 31-210 or Ordinance
18,031. Show driveway.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
AP&L: No Comment received.
2
FILE NO.: Z -5686-A (Cont.)
Arkla: No Comment.
Southwestern Bell: No Comment received.
Water: No Comment.
Fire Department: No Comment.
County Planning: No Comment received.
CATA: No Comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
This request is located in the 65th Street East Planning
District. The Land Use Plan shows Single Family for this
location. The proposed change from R-2 Single Family
Residential to Planned Development Office is not consistent
with the current land use category.
Staff recommendation for a land use plan amendment for this
property that was heard previously was not in support of
the change. When heard by the Planning Commission, it
passed with a split vote of 6-5. The amendment was heard
by the Board of Directors on January 4, 1999 and it did not
pass.
City Recognized Neighborhood Action Plan: This area is not
covered by a city recognized neighborhood plan.
Landsca a Issues: No Comment.
G. ANALYSIS:
The applicant submitted a revised site plan and additional
information to staff February 2, 2000. The revised plan
notes that the driveway from Ballinger Road to the gate
will be paved as requested by Public Works. This will help
prevent gravel from being pulled out onto Ballinger Road.
The applicant provided sign details to staff. The
applicant also noted that the Wakefield Neighborhood would
use the office building for meetings as needed. This
information was covered in paragraph A. of this report.
In addition to paving a portion of the driveway, the
applicant has agreed to dedicate the additional right-of-
way for Ballinger Road and do a 15 percent in -lieu
contribution for street improvements.
3
FILE NO.: Z -5686-A (Cont.)
An office use of this size (1,954 square feet) would
typically require four (4) on-site parking spaces. The
applicant is proposing a gravel parking area along the east
side of the building and a non -paved overflow parking,area
in the rear yard. As noted earlier, the applicant is
proposing to pave the driveway from Ballinger Road to the
existing gate. Otherwise, no additional paving or
screening is proposed. Aside from this fact, staff cannot
support the parking arrangement as proposed, due to the
fact that adequate maneuvering and turnaround space does
not exist.
As noted in paragraph F. of this report, staff did not
support a previous land use plan amendment for this
property. The proposed PD -0 rezoning is not consistent
with the current single family residential land use
category. Staff still feels that the proposed rezoning and
use of the property is not compatible with the surrounding
residential uses, and therefore cannot support the PD -O.
H. STAFF RECOMMENDATIONS:
Staff recommends denial of the proposed PD -0 rezoning.
SUBDIVISION COMMITTEE COMMENT:
(JANUARY 27, 2000)
Emmanuel Ilodianya was present, representing the application.
Staff described the proposed PD -O, noting that details on
signage and need for the overflow parking needed to be provided.
Mr. Ilodianya noted that the building would be also used by the
neighborhood for meetings.
The Public Works requirements were briefly discussed. It was
noted that a portion of the driveway from Ballinger Road needed
to be paved to prevent gravel from being pulled out onto the
roadway. Mr. Ilodianya indicated that he would comply with this
requirement.
After the discussion, the Committee forwarded the PD -0 to the
full Commission for resolution.
4
FILE NO.: Z -5686-A (Cont.)
PLANNING COMMISSION ACTION: (FEBRUARY 17, 2000)
Emmanuel Ilodianya was present, representing the application.
Staff briefly described the proposed PD -0 with a recommendation
of denial.
Emmanuel Ilodianya addressed the Commission in support of the
application. He noted that several letters supporting the
application were received from surrounding neighbors.
Don Darnell, of the Wakefield Neighborhood Association,
addressed the Commission in support of the application. He
discussed the proposed use and the previous Land Use Plan
Amendment application.
Commissioner Earnest asked about the action by the Board of
Directors on the previous Land Use Plan Amendment.
Jim Lawson, Director of Planning and Development, commented that
the Board of Directors denied the previous Land Use Plan
Amendment and encouraged the applicant to file a PZD rezoning
for the property.
This issue was briefly discussed.
There was a motion to approve the application. The motion
passed by a vote of 8 ayes, 1 nay and 2 absent.
5
February 17, 2000
ITEM NO.: 4
FILE NO.: Z -5686-A
NAME: Ilodianya - Short -Form PD -O
LOCATION: 4807 Ballinger Road
DEVELOPER:
Emmanuel Ilodianya
P. 0. Box 2254
Little Rock, AR 72203
AREA: Approx. 0.90 acre
SURVEYOR:
Donald Banks
20820 Arch Street Pike
Hensley, AR 72065
NUMBER OF LOTS: 1
FT. NEW STREET: 0
ZONING: R-2 ALLOWED USES: Single Family Residential
PROPOSED USE: Counseling Office
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant proposes to rezone the property at 4807
Ballinger Road from R-2 to PD -O in order to utilize the
existing single family structure as a counseling office.
The applicant notes that the goals and objectives of this
proposed use are to establish a quality out-patient
counseling office that will help adolescents (and their
families) who have behavioral and psychological problems
that include drug and alcohol addiction, the perpetration
of crimes and tendencies toward defiance of authority.
The proposed hours of operation will be from 8:00 a.m. -
5:00 p.m., Monday -Friday. The applicant notes that there
will be one (1) full-time employee, whose job it will be to
make appointments for clients to see the counselor. The
counselor will be on duty part-time, and will be in the
office only when a client is scheduled for an appointment.
The applicant has noted that the office will serve an
February 17, 2000
SUBDIVISION
ITEM NO.: 4 (Cont.)
FILE NO.: Z -5686-A
average of three (3) clients per day. A small wall -mounted
sign is proposed on the street side of the building
(approximately 5 square feet in area).
The applicant proposes to have a gravel drive with parking
along the east side of the building and an area in the rear
yard labeled as "over -flow parking". The applicant has
shown the over -flow parking due to the fact that he has
offered use of the building to the neighborhood for
meetings, etc. A paved parking area is not proposed in
order to help maintain the residential character of the
property.
B. EXISTING CONDITIONS:
There is an existing one-story frame single-family
structure on the property, with an existing gravel drive
from Ballinger Road. There is railroad right-of-way across
Ballinger Rod to the north, with single family residences
to the south, east and west.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a letter of support
from the Wakefield Neighborhood Association. The Wakefield
and Geyer Springs Neighborhood Associations were notified
of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Ballinger Road is commercial street standard. Dedicate
right-of-way to 30 feet from centerline.
2. Provide design of street conforming to " MSP" (Master
Street Plan). Construct one-half street improvements to
this street including 5 foot sidewalk with planned
development.
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Sidewalks shall be shown conforming to Sec. 31-175 and
the " MSP" .
5. Stormwater detention ordinance applies to this property.
6. Parking lot must be paved to stop gravel dragging on
public streets.
7. All driveways shall be concrete aprons per City
Ordinance.
2
February 17, 2000
SUBDIVISION
ITEM NO.: 4 (Cont.)
FILE NO.: Z -5686-A
8. Driveways shall conform to Sec. 31-210 or Ordinance
18,031. Show driveway.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
AP&L: No Comment received.
Arkla: No Comment.
Southwestern Bell: No Comment received.
Water: No Comment.
Fire Department: No Comment.
County Planning: No Comment received.
CATA: No Comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
This request is located in the 65th Street East Planning
District. The Land Use Plan shows Single Family for this
location. The proposed change from R-2 Single Family
Residential to Planned Development Office is not consistent
with the current land use category.
Staff recommendation for a land use plan amendment for this
property that was heard previously was not in support of
the change. When heard by the Planning Commission, it
passed with a split vote of 6-5. The amendment was heard
by the Board of Directors on January 4, 1999 and it did not
pass.
City Recognized Neighborhood Action Plan: This area is not
covered by a city recognized neighborhood plan.
Landscape Issues: No Comment.
G. ANALYSIS:
The applicant submitted a revised site plan and additional
information to staff February 2, 2000. The revised plan
notes that the driveway from Ballinger Road to the gate
will be paved as requested by Public Works. This will help
prevent gravel from being pulled out onto Ballinger Road.
3
February 17, 2000
SUBDIVISION
ITEM NO.: 4 (Cont.)
FILE NO.: Z -5686-A
The applicant provided sign details to staff. The
applicant also noted that the Wakefield Neighborhood would
use the office building for meetings as needed. This
information was covered in paragraph A. of this report.
In addition to paving a portion of the driveway, the
applicant has agreed to dedicate the additional right-of-
way for Ballinger Road and do a 15 percent in -lieu
contribution for street improvements.
An office use of this size (1,954 square feet) would
typically require four (4) on-site parking spaces. The
applicant is proposing a gravel parking area along the east
side of the building and a non -paved overflow parking area
in the rear yard. As noted earlier, the applicant is
proposing to pave the driveway from Ballinger Road to the
existing gate. Otherwise, no additional paving or
screening is proposed. Aside from this fact, staff cannot
support the parking arrangement as proposed, due to the
fact that adequate maneuvering and turnaround space does
not exist.
As noted in paragraph F. of this report, staff did not
support a previous land use plan amendment for this
property. The proposed PD -0 rezoning is not consistent
with the current single family residential land use
category. Staff still feels that the proposed rezoning and
use of the property is not compatible with the surrounding
residential uses, and therefore cannot support the PD -O.
H. STAFF RECOMMENDATIONS:
Staff recommends denial of the proposed PD -0 rezoning.
SUBDIVISION COMMITTEE COMMENT:
(JANUARY 27, 2000)
Emmanuel Ilodianya was present, representing the application.
Staff described the proposed PD -O, noting that details on
signage and need for the overflow parking needed to be provided.
Mr. Ilodianya noted that the building would be also used by the
neighborhood for meetings.
The Public Works requirements were briefly discussed. It was
noted that a portion of the driveway from Ballinger Road needed
2
February 17, 2000
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z -5686-A
to be paved to prevent gravel from being pulled out onto the
roadway. Mr. Ilodianya indicated that he would comply with this
requirement.
After the discussion, the Committee forwarded the PD -0 to the
full Commission for resolution.
PLANNING COMMISSION ACTION: (FEBRUARY 17, 2000)
Emmanuel Ilodianya was present, representing the application.
Staff briefly described the proposed PD -0 with a recommendation
of denial.
Emmanuel Ilodianya addressed the Commission in support of the
application. He noted that several letters supporting the
application were received from surrounding neighbors.
Don Darnell, of the Wakefield Neighborhood Association,
addressed the Commission in support of the application. He
discussed the proposed use and the previous Land Use Plan
Amendment application.
Commissioner Earnest asked about the action by the Board of
Directors on the previous Land Use Plan Amendment.
Jim Lawson, Director of Planning and Development, commented that
the Board of Directors denied the previous Land Use Plan
Amendment and encouraged the applicant to file a PZD rezoning
for the property.
This issue was briefly discussed.
There was a motion to approve the application. The motion
passed by a vote of 8 ayes, 1 nay and 2 absent.
5