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HomeMy WebLinkAboutZ-3969-A Staff AnalysisItem No. *7 - File No.� 3.17 NAME: LOCATION: DEVELOPER: Healthy Ldwns and-Shrobs "PCD" 7919 W. 5th Street Little Rock, AR SURVEYOR: Stan McDaniel Troy Laha 201 Cherokee Circle Little Rock, AR phone• 565-7384 Little Rock, AR 72205 Phone: 227-6143 AREA: 1.4 acres NO. OF LOTS: 1 FT. OF NEW ST_: 0 ZONING: "R-2" (Existing) "PCD" (Proposed) PROPOSED USES: Warehouse Storage REQUEST: To reclassify an area zoned "R-2" to "PCD." I. EXISTING CONDITIONS This -site is bordered on the south and west bywoods, on the en undevelopable tracts consisting d s, the east by a church, and on the north by ro West 5th Street. The easternhalf of the enpedof property e. The consists of a single family, western half, which is vacant, A natural feature is cleared of ecently been underbrush. A permanent ro erty line) which a floodway (40' x 140' from the p P diagonally cuts through the property and extends halfway intothe eastern the floodplainremainder is composed entirely II. DEVELOPMENT OBJECTIVES AND PHILOSOPHY (1) The use of land in the floodplain area, which would not be practical for most other uses, as a horticultural storage site. (2) To retain all trees and natural undergrowth not in the way of the building site. 5, 1983 SIONS . 7 - Continued (3) To shield residential area immediately north of West 5th Street by the provision of a 6' board privacy fence. (4) The replatting of one lot of 2.8 acres into two lots of 1.4 acres each. III. PROJECT CHARACTERISTICS (A) Parcel Size - - - - - 1.4 acres (B) Existing Zoning - - - "R-2" (C) Development Scheme: (1) Horticultural Storage Bldg. - - - 40' x 60' (2,400 sq. ft.) (2) Gravel Parking Area - - 30' x 40' - 3 spaces (employees) (3) Vegetable Garden y.F (4) Bark and Soil Storage Area (D) Building Coverage - - - - - 25% (E) Time Frame - - - - Occupancy by June 15th IV. ENGINEERING CONSIDERATIONS (1) Show 100 -Year Floodplain elevation on plat 100 -Year Profile: Floor elevation min.: 326 m.s.l. (2) Recommend paved parking lot. )r f , (3) No construction permitted in the floodway. V. ANALYSIS This application was originally submitted as a rezoning request. Staff suggested that the applicant file it as a PUD instead. The applicant should submit a plat done by a certified engineer with a note stating that no permanent structures will be allowed south of the floodway. 4 rA .' 4 15, 1983 VISIONS No. 7 - Continued STAFF RECOMMENDATION Approval, subject to comments made. SUBDIVISION COMMITTEE RECOMMENDATION: The applicant was informed that most of this property lay in an area that is included in a new parks plan. As a part of the proposal to improve Rock Creek (for flood control), the City has an interest in this property because of a desire to have control of the floodplain. The applicant was instructed that there were options to be considered. He could plat to the boundary of the floodway, or if the City wanted to buy the entire property, arrangements may be possible for leasing. He was also instructed that he could be exempted from paving the parking lot and making improvements on West Fifth Street. A motion was made for approval, subject to the submission of a plat showing an easement over the floodway and noting that no construction would take place in the floodway and resolution of the floodway problem. The motion passed by a vote of: 2 ayes, 0 noes, 3 absent. PLANNING COMMISSION ACTION: The applicant, Mr. Stan McDaniel, and owner of the property, Mrs. Lowie, were both present. Three persons were present from the Sunnymeade neighborhood. They requested that the item be deferred since they had not received what they considered proper notice due to a wrong address. The City Attorney responded to this request by determining that proper notice had been given. A discussion was held during which it was reported that the City had an interest in acquiring this property as a part of a proposed Parks plan and as a protective measure against floodplain development. The Commission expressed concern that approval of this type use in the area was an inappropriate use of the PUD concept and constituted spot zoning. A motion for denial was made and passed by a vote of 8 ayes, 0 noes, 2 absent and 1 abstention. (Abstaining - Commissioner Summerlin) April 10,_19$4 SUBDIVISIONS Item No. 12 NAME: LOCATION: DEVELOPER: Healthy Lawns and Shrubs (Z -3969-A) 7919 W. 5th SURVEYOR: Stan McDaniel Troy Laha c/o Frank Whitback P.O. Box 9003 Suite 1128, Savers Federal Little Rock, AR 72219 & Loan Bldg. Phone: 455-2575 Capitol Ave. & Spring St. Little Rock, AR 72201 .1.11 AREA: 2-.-B-2-acres NO. OF LOTS: 1 FT. OF NEW ST.: 0 ZONING: Currently "R-2" - Proposed PCD PROPOSED USES: Nursery Stock Storage - Single Occupant Use with No Customer Use VARIANCES REQUESTED: None. A. Site Histor On March 15, 1983, the Planning Commission denied a request for PCD approval on this site. The issues involved City interest in the area due to a desire to control the floodplain and as a part of a proposed park plan. The neighborhood objected to the proposal. The Commission expressed concern that approval of this type use in the area was an inappropriate use of the PUD concept and constituted spot zoning. B. Development Proposal The applicant is requesting that he be allowed to construct a 3200' metal building on that portion of the property lying outside the floodway. The building will be used as a greenhouse/nursery stock and equipment storage facility for the property's sole user, Healthy Lawns and Shrubs, Inc., which is a lawn maintenance and landscaping operation. There will be no customer traffic. Only four employees will be involved. The area will be shielded from the single family area by a green wall of shrubbery on West 5th Street. The April 10, 1984 SUBDIVISIONS Item No. 12 - Continued proposed building will set back 25' from the floodway boundary. An easement on the property has been donated to the City. C. Engineering Considerations Improve 5th Street to residential standards from Sunnymeade to the east property line. D. Analysis This application represents a second attempt by the applicant to get PCD approval on this site. The only change since denial last year has been the location of a proposed floodway easement boundary and the passage of the Floodplain Ordinance, which allows development in these areas if they have a 25' setback from the floodway. E. Staff Recommendation Staff reserves comment at this time. SUBDIVISION COMMITTEE REVIEW: The applicant was present. He stated agreement with Engineering's curb improvements request and with dedicating 11,000 square feet to the City for the Sunnymeade Drainage Project. He also stated that he was not opposed to the City's long-term intent to use part of the area as a park. A point was made that ordinarily such a request would be considered under the "C-4" zoning district. The question was raised as to the appropriateness of "C-4" in the area. Mr. Whitbeck, Attorney for the applicant, distinguished this from "C-4" by indicating that there would be no vehicular or customer involvement. April 10, 1984 SUBDIVISIONS Item No. 12 NAME: Healthy Lawns and Shrubs (Z -3969-A) LOCATION: 7919 W. 5th DEVELOPER: SURVEYOR: Stan McDaniel Troy Laha c/o Frank Whitback P.O.. Box 9003 Suite 1128, Savers Federal Little Rock, AR 72219 & Loan Bldg. Phone: 455-2575 Capitol Ave. & Spring St. Little Rock, AR 72201 AREA: 2.82 acres NO. OF LOTS: 1 FT. OF NEW ST.: 0 ZONING: Currently "R-2" - Proposed PCD_ PROPOSED USES: Nursery Stock Storage - Single Occupant Use with No Customer Use VARIANCES REQUESTED: None. A. Site Histor On March 15, 1983, the Planning Commission denied a request for PCD approval on this site. The issues involved City interest in the area due to a desire to control the floodplain and as a part of a proposed park plan. The neighborhood objected to the proposal. The Commission expressed concern that approval of this type use in the area was an inappropriate use of the PUD concept and constituted spot zoning. B. Development Proposal The applicant is requesting that he be allowed to construct a 3200' metal building on that portion of the property lying outside the floodway. The building will be used as a greenhouse/nursery stock and equipment storage facility for the property's sole user, Healthy Lawns and Shrubs, Inc., which is a lawn maintenance and landscaping operation. There will be no customer traffic. Only four employees will be involved. The area will be shielded from the single family area by a green wall of shrubbery on West 5th Street. The April 10, 1984 SUBDIVISIONS Item No. 12 - Continued C. D. E. proposed building will set back 25' from the floodway boundary. An easement on the property has been donated to the City. Enqineerinq Considerations Improve 5th Street to residential standards from Sunnymeade to the east property line. Analysis This application represents a applicant to get PCD approval change since denial last year a proposed floodway easement of the Floodplain Ordinance, in these areas if they have a floodway. Staff Recommendation second attempt by the on this site. The only has been the location of boundary and the passage which allows development 25' setback from the Staff reserves comment at this time. SUBDIVISION COMMITTEE REVIEW: The applicant was present. He stated agreement with Engineering's curb improvements request and with dedicating 11,000 square feet to the City for the Sunnymeade Drainage Project. He also stated that he was not opposed to the City's long-term intent to use part of the area as a park. A point was made that ordinarily such a request would be considered under the "C-4" zoning district. The question was raised as to the appropriateness of "C-4" in the area. Mr. Whitbeck, Attorney for the applicant, distinguished this from "C-4" by indicating that there would be no vehicular or customer involvement. PLANNING COMMISSION ACTION: The applicant and his attorney were present. They requested modification to the plan from 2.82 acres to 1.41 acres and agreed to donate one-third acre to the Sunnymeade Drainage Project. Several neighboring property owners both for and against the project were in attendance. Staff reported that one neighbor, Ms. Sarah Abeles, called in support for the application based on her belief that it would upgrade the area. Ms. Joyce Booth and Ms. Lucille Long both objected to April 10, 1984 SUBDIVISIONS Item No. 12 - Continued the project. They expressed concerns based on devaluation of property values, noise and air pollution, more drainage problems and feared that a precedent for commercial zoning would be set. They also submitted a petition from other property owners in objection. Finally, a motion was made and passed for approval, subject to: (1) restriction of employees to six, (2) realignment of gravel drive, (3) provision of a 6 -foot opaque green wall, (4) no on-site sales, and (5) no signage. The vote was: 6 ayes, 2 noes and 3 absent. April 10, 1984 SUBDIVISIONS Item No. 12 NAME: LOCATION: r)PNIR nPRR : Healthy Lawns and Shrubs (Z -3969-A) 7919 W. 5th Stan McDaniel Troy Laha c/o Frank Whitback P.O. Box 9003 Suite 1128, Savers Federal Little Rock, AR 72219 & Loan Bldg. Phone: 455-2575 Capitol Ave. & Spring St. Little Rock, AR 72201 AREA: 2.82 acres NO. OF LOTS: 1 FT. OF NEW ST.: ZONING: Currently "R-2" - Proposed PCD PROPOSED USES: Nursery Stock Storage - Single Occupant Use with No Customer Use VARIANCES REQUESTED: None. A. Site Histor N On March 15, 1983, the Planning Commission denied a request for PCD approval on this site. The issues involved City interest in the area due to a desire to control the floodplain and as a part of a proposed park plan. The neighborhood objected to the proposal. The Commission expressed concern that approval of this type use in the area was an inappropriate use of the PUD concept and constituted spot zoning. B. Development Proposal The applicant is requesting that he be allowed to construct a 3200' metal building on that portion of the property lying outside the floodway. The building will be used as a greenhouse/nursery stock and equipment storage facility for the property's sole user, Healthy Lawns and Shrubs, Inc., which is a lawn maintenance and landscaping operation. There will be no customer traffic. Only four employees will be involved. The area will be shielded from the single family area by a green wall of shrubbery on West 5th Street. The M April 10, 1984 SUBDIVISIONS Item No. 12 - Continued will set back 25' from the floodway proposed building has been donated boundary. An easement on the property to the City. C. En ineerin Considerations Improve 5th St�hetto eastrpropertyalinestandards from Sunnymeade to D. Analysis nts a second attempt by the This application represe oval on this site. The only applicant to get PCD appr change since denial last ementyear boundarybeen and the the cpassage Ordinance, f a proposed floodway which allows development of the Floodplain thehave a 25' setback from the in these areas if they floodway. E. Staff Recommendation Staff reserves comment at this time. SUBDIVISION COMMITTEE REVIEW: The applicant was present. He stated agreement with Engineering's curb improvements0thetyforgthetand with SunnymeadedDrainageg 11,000 square feet to the City osed to the Project. He also stated that heartsof°theparea as a park. City's long-term intent to use p A point was made that ordinarily such a reqThe uest wquld be ct. considered under the C-4 zoning uestion in the a. was raised as to the appropriateness apicant,,Cdistinguishedethis Mr. Whitbeck, Attorney for the applicant, from "C-4" by indicating that there would be no vehicular or customer involvement. PLANNING COMMISSION ACTION: The applicant and his attorney were present. They requested cres and modification to the plan from a2 a cre.to theeSunnymeadeto 1.41 aDrainage agreed to donate one-thirdirty owners both for and Project. Several neighng prope against the project were in attendance. Staff repor for ethe a one neighbor, Ms. Sarah Abeles, called in supporade the application based on her belief that it woulbupgrade oth objected to area. Ms. Joyce Booth and Ms. Lucille Long April 10, 1984 SUBDIVISIONS Item No. 12 - Continued the project. They expressed concerns based on devaluation of property values, noise and air pollution, more drainage problems and feared that a precedent for commercial zoning would be set. They also submitted a petition from other property owners in objection. Finally, a motion was made and passed for approval, subject to: (1) restriction of employees to six, (2) realignment of gravel drive, (3) provision of a 6 -foot opaque green wall, (4) no on-site sales, and (5) no signage. The vote was: 6 ayes, 2 noes and 3 absent. April 10, 1984 SUBDIVISIONS Item No. 12 NAME: Healthy Lawns and Shrubs (Z -3969-A) LOCATION: 7919 W. 5th DEVELOPER: SURVEYOR: Stan McDaniel Troy Laha c/o Frank Whitback P.O. Box 9003 Suite 1128, Savers Federal Little Rock, AR 72219 & Loan Bldg. Phone: 455-2575 Capitol Ave. & Spring St. Little Rock, AR 72201 AREA: 2.82 acres NO. OF LOTS: 1 FT. OF NEW ST.: 0 ZONING: Currently "R-2" - Proposed PCD PROPOSED USES: Nursery Stock Storage - Single Occupant Use with No Customer Use VARIANCES REQUESTED: None. A. Site Histor On March 15, 1983, the Planning Commission denied a request for PCD approval on this site. The issues involved City interest in the area due to a desire to control t -he floodplain and as a part of a proposed park plan. The neighborhood objected to the proposal. The Commission expressed concern that approval of this type use in the area was an inappropriate use of the PUD concept and constituted spot zoning._ B. Development Proposal The applicant is requesting that he be allowed to construct a 3200' metal building on that portion of the property lying outside the floodway. The building will be used as a greenhouse/nursery stock and equipment storage facility for the property's sole user, Healthy Lawns and Shrubs, Inc., which is a lawn maintenance and landscaping operation. There will be no customer traffic. Only four employees will be involved. The area will be shielded from the single family area by a green wall of shrubbery on West 5th Street. The April 10, 1984 SUBDIVISIONS Item No. 12 - Continued proposed building will set back 25' from the floodway boundary. An easement on the property has been donated to the City. C. Engineering Considerations Improve 5th Street to residential standards from Sunnymeade to the east property line. D. Analysis This application represents a second attempt by the applicant to get PCD approval on this site. The only change since denial last year has been the location of a proposed floodway easement boundary and the passage of the Floodplain Ordinance, which allows development in these areas if they have a 25' setback from the floodway. E. Staff Recommendation Staff reserves comment at this time. SUBDIVISION COMMITTEE REVIEW: The applicant was present. He stated agreement with Engineering's curb improvements request and with dedicating 11,000 square feet to the City for the Sunnymeade Drainage Project. He also stated that he was not opposed to the City's long-term intent to use part of the area as a park. A point was made that ordinarily such a request would be considered under the "C-4" zoning district. The question was raised as to the appropriateness of 11C-4" in the area. Mr. Whitbeck, Attorney for the applicant, distinguished this from "C-4" by indicating that there would be no vehicular or customer involvement. PLANNING COMMISSION ACTION: The applicant and his attorney were present. They requested modification to the plan from 2.82 acres to 1.41 acres and agreed to donate one-third acre to the Sunnymeade Drainage Project. Several neighboring property owners both for and against the project were in attendance. Staff reported that one neighbor, Ms. Sarah Abeles, called in support for the application based on her belief that it would upgrade the area. Ms. Joyce Booth and Ms. Lucille Long both objected to April 10, 1984 SUBDIVISIONS Item No. 12 - Continued the project. They expressed concerns based on devaluation of preperty values, noise and air pollution, more drainage problems and feared that a precedent for commercial zoning would be set. They also submitted a petition from other property owners in objection. Finally, a motion was made and passed for approval, subject to: (1) restriction of employees to six, (2) realignment of gravel drive, (3) provision of a 6 -foot opaque green wall, (4) no on-site sales, and (5) no signage. The vote was: 6 ayes, 2 noes and 3 absent.