The URL can be used to link to this page

Home My WebLink AboutZ-4653-D Staff AnalysisNAME: City Land Use Plan Amendment - Ellis Mountain District LOCATION: West of Bowman Road, north of Cherry Laurel REQUEST: Multifamily to Transition Zone SOURCE: Staff - Z -4653-D STAFF REPORT• As part of a staff review for a rezoning request, the City Land Use Plan in the area was reviewed. The Plan recommends Multifamily for the site. The: proposal is for Office use. Over the last couple of years, the land use plan for this area of Little Rock has been changed significantly. The City has removed all of the multifamily north of this location to the Chenal Parkway and replaced it with Commercial and some Office. This change has added to the traffic congestion of the area. To the east of Bowman the last multifamily area (which was Low Density Multifamily) will be recommended for Suburban Office by the Neighborhoods and Planning Staff. These changes raise the appropriateness of preventing office development for this site. while Planning Staff would encourage a mix of residential use in the area and has serious concerns about the loss of residential use in the area, Transition Zone appears to be an appropriate land use category. Transition Zone allows Office and Residential use, thus options are made available for the site. STAFF RECOMMENDATION: Approval, to Transition Zone 'April °25', 1996 ITEM NO_: 8 FILE NO_: Z -4553-D NAME: UNITED PROPERTIES SUBDIVISION, LOT 2 -- SHORT -FORM PLANNED DEVELOPMENT -COMMERCIAL LOCATION: On the west side of Bowman Rd., approximately 400 feet south of Kanis Rd. DEVELOPER: ENGINEER: Pat McGetrick UNITED PROPERTIES MCGETRICK ENGINEERING c/o 11225 Huron Ln. Suite 200 11225 Huron Ln., Suite 200 Little Rock, AR 72211 Little Rock, AR 72211 223-9900 223-9900 AREA: 0.95 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 PLANNING DISTRICT: CENSUS TRACT: 42.07 PROPO, ED USES : Ellis Mountain (18) VARIANCES REOUESTED: None BACKGROUND: General office and Enclosed retail uses The lot on which the "Office/Retail" development is to take place is Lot 2 of the United Properties Subdivision, the Preliminary Plat of which is being reviewed for approval as Item 2 of the Planning Commission agenda of April 25, 1996. STATEMENT OF PROPOSAL: The applicant proposes the development of a 0.95 acre tract for "Office/Retail" uses. Proposed is construction of a 10,000 square foot building and the provision of 31 parking spaces. The required dedication of right-of-way for and constriction of improvements for Bowman Rd. are proposed, including construction of the required sidewalk. Sections of retaining walls will be needed to be constructed at the northwest and southwest corners of the property. Review by the Planning Commission and a recommendation for approval to the Board of Directors is requested for a PCD. April 25, 1996 giUBDIVISION ITEM NO.: 8(Cont.)FILE NO.: Z -4653-D B. E){_I_STING CONDITIONS: The site is zoned residential, and has had a residential structure located on iT for decades. The topography rises from an elevation of approximately 310 feet MSL (Mean Sea Level), to over 347 feet at the northwest corner, a differential of 37 feet. (Thus the requirement for construction of sections of retaining walls on the site.) To the north of the site is a -non-conforming" commercial use in an R-2 zoned area. To the west is the PCD site for the Kanis Mini -Storage facility. To the south is R-2 zoned property. Across Bowman Rd. is R-2 zoned property (but with the non -conforming skating rink use located there), and, across Bowman Rd., northeast of the tract, is C-3 zoned property. C. ENGINEERING/UTILITY COMMENTS: Public works comments: Lot 2 requires dedication of right-of-way for Bowman Rd. to minor arterial standards and one-half street widening, including relocation of City -owned utilities. An "In -Lieu" is not recommended for this frontage. This widening will allow for vehicles to get off the traveled lanes prior to accessing the drive. The entrance drive should be relocated to the south at least 25 feet from the property line so that trucks can access the dumpster which is assumed to be located in an area to the south of the buildings. widen the drive to 27 feet. A grading permit is required. The Stormwater Detention Ordinance applies. Southwestern Bell Telephone Co. will required a 5 foot ease- ment along the north, west, and south lot lines of Lot 2. Little Rock Water Works comments that a pro -rata frontage charge of $2.50/foot on Bowman Rd. applies. On-site fire protection may be required. Little Rock Wastewater Utility comments that sewer is located along Bowman Rd. Contact Little Rock Wastewater Utility for details. The Fire Department approved the plat, but notes that there is concern regarding the lack of access to the rear of the building. 2 " April` 25, 1996 SUBDIVISION ITEM NO.: 8 _c nt. FILE NO.: Z -46Q -DD D. ISSUES/LEGAL/TECHNICAL I DUIGN: No "Project Narrative"/"Cover Letter" has been submitted. This is needed to relate the development rationale and to outline the development plan, proposed uses, hours of operation, lighting, signage, etc. It is a "statement describing the character of the development...." It needs to describe the types of uses requested ("Office" and "Retail" is not a sufficient description), as well as establish a ratio for the mixture of the various uses. The development schedule, indicating The approximate date when construction can be expected to begin and be completed, needs to be included. The building height needs to be noted. No PCD application form has been filled out. Information on the proposed treatment of the perimeter of the property, including materials and techniques used for screening, fencing, etc., has not been furnished.. A general schematic landscaping plan has not been furnished. Provision for any dumpsters must be made. If dumpsters are to be provided, the hours of servicing needs to be discussed and established. The Regulations require the applicant to submit a parking analysis with the application, to address the adequacy of the parking to be provided. This analysis has not been furnished. Sec. 36-502 requires, for "business and professional office" uses, 1 parking space for each 400 square feet of building area. This section requires, for "general business and retail sales", 1 space for each 300 square feet of building area. Since the building is 10,000 square feet, if it is totally general business and retail sales, it would require 33 parking spaces; if it is totally "office", 25 spaces would be required. The applicant proposes providing 31 parking spaces; therefore, if only a small percentage of the building is "office" use, the parking requirements will be satisfied. The ratio of the mixture of the office versus the retail uses must be established by the applicant to assure compliance with the parking regulations. The Site Plan Review Specialist Comments: The building setback is sufficient to allow for the required buffer areas to the south. A 6 foot high opaque screen, either a wooden fence with its face directed outward or dense evergreen plantings, are 3 April 25, 1996 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -4653-D required to screen this site from residential properties to the south. The Landscape Ordinance requires a 3 foot wide landscape strip between the public parking areas and the building; however, there is some flexibility in the application of this provision. Dumpster locations are required to be shown, and dumpsters must be enclosed on three sides with a minimum 8 foot tall masonry wall or wooden fence. E. ANALYSIS - The project engineer has submitted revised drawings which are in substantial compliance with the regulations. The dumpster location and proposed fencing must, however, be shown. The primary deficiency is the absence of the required written documents, the "Project Narrative", or "Cover Letter" and the applcation form. The applicant must specifically note the uses, by Zoning District definitions or classification, not just the generic "Office" and "Retail", as shown on the plan. The Planning staff notes that the site in the Ellis Mountain District, and that the adopted Land Use Plan recommends "Multi -Family" uses. During the review, staff reports, for a previous zoning case, staff recommended a change to "Transition Zone" for this area. Such a change will result in their being no land use issue. F. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD, subject to the applicant defining the proposed uses and their "mix", showing the dumpster location and addressing the hours of servicing of the dumpster, and presenting the information normally contained in the required "Project Narrative"/ "Cover Letter" (e.g., signage, hours of operation, development schedule, etc.). HDIVI I N g9MMITTEF C MMENT: (APRIL 4, 1996) Mr. Pat McGetrick, the project engineer, was present. Staff outlined the request to the Subdivision Committee members, and reviewed with Mr. McGetrick and the Committee the deficiencies and comments contained in the discussion outline. The Committee reviewed the proposed PCD site plan, and discussed the issues with Mr. McGetrick. David Scherer, with the Public Works staff, 4 April` 25, 1996 ' ,SUBDIVISION ITEM N $ FILE NO,: Z-46 -D discussed with Mr. McGetrick the right-of-way and street improvements issues. Mr. McGetrick reported that he would make the needed changes in the drawing and would supply staff with revised drawings and information, as required. The Committee forwarded the application to the full Commission for the public hearing. 5