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HomeMy WebLinkAboutZ-5182-A Staff AnalysisFILE NO.: Z -5182-A NAME: Ferguson Short -form PD -O LOCATION: Located at 8501 North Rodney Parham Road DEVELOPER: Steve Ferguson 100 North Rodney Parham Road Little Rock, AR 72205-2434 ENGINEER: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.25 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential -c • Quiet Office VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 LF A request to rezone the site from R-2, Single-family to 0-1, Quite Office District was denied by the Little Rock Planning Commission at their May 30, 1989, public hearing. The request was not appealed to the Little Rock Board of Directors. A. PROPOSAVREQUEST: The applicant is requesting a PD -O zoning classification to allow the conversion of an existing single-family structure into a quiet office uses. The applicant has indicated the property located at 8501 North Rodney Parham Road is approximately 300 -feet north of the Rodney Parham and Markham Street intersection. The applicant has stated the structure is the only residence facing FILE NO.: Z -5182-A (Cont. Rodney Parham on the West side of the road before intersecting with Markbrook Lane. The applicant has indicated his business is a two -person Shelter Insurance office, which has been in the same location for 18 years. The applicant has indicated the hours of operation are from 9:00 am to 5:00 pm Monday through Friday. The applicant stated due to the nature and clientele of their small insurance agency, only 15 — 20 clients actually come into the office monthly. The applicant has indicated most work is done at the client's residence or by fax and mail. The applicant has stated their intent is not to disrupt or distract from the area, but to enhance the overall appearance of the area. The applicant has indicated their interest is enhancing the look of the structure and being aesthetically pleasing to the surrounding homes. The applicant has indicated shutters and shrubs will be added to the outside of the structure adding charm and remaining a "home -like" appearance. The applicant has also indicated the structure will remain residential on the interior as well; leaving the kitchen and both bathrooms as they would be if a resident lived in the structure. B. EXISTING CONDITIONS: The site contains an existing, vacant, single-family structure. There are single- family homes abutting the site to the west, accessed from Markbrook Lane, and single-family homes located across Rodney Parham Road to the northeast. To the south of the site is a multi -story office building and to the southeast of the site is a commercial center. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. The Briarwood Neighborhood Association, the Pennbrook/Clover Hills Property Owners Association, all property owners located within 200 -feet of the site and all residents located within 300 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Rodney Parham Road is classified on the Master Street Plan as a minor arterial. The 5' additional right-of-way will be acceptable. 2. All driveways shall be concrete aprons per City Ordinance. Add radius of 10 feet minimum for commercial access. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 4 FILE NO.: Z -5182-A Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located on site. No building construction allowed in existing easement. If frame building exists it should be removed to a location outside of the sewer easement. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Bus Route #8 — the Rodney Parham Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a POD for insurance office in an existing home. A Land Use Plan amendment for a change to Suburban Office is a separate item on this agenda (File No. LU05-03-01). Master Street Plan: Rodney Parham Road is shown as a Minor Arterial and Markbrook Lane is shown as a Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. The primary function of a Local Street is to provide access to adjacent properties. These streets may require dedication of right-of-way and street and sidewalk improvements. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the West Markham Neighborhood Action Plan. The Land Use Goal states: "Use existing vacant structures to house new businesses so that the current commercial/residential ratio in the neighborhood is kept intact," with an 3 FILE NO.: Z -5182-A (Cont. objective, "Prevent conversion of residential property into non-residential uses." The Action statements "Limit expansion of non-residential development to areas shown as non-residential on the Future Land Use Plan," and "limit businesses to areas zoned for non-residential activity," supports this objective. The Infrastructure Goal is to "Build a better and safer neighborhood with sidewalks, street lights and an adequate drainage system," and listed several objectives and action statements related to the conditions of sidewalks in the area." Any redevelopment in the area should help to repair existing sidewalks and fill in gaps that exist in the area. With new curbs, gutters, and sidewalks drainage, pedestrian circulation, and aesthetics could improve in the area. Landscape: The plan submitted does not consistently provide for the required minimum 9 -foot wide street and land use buffers. To satisfy these requirements, only three additional parking spaces could be added. A 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 sites western perimeter. G. SUBDIVISION COMMITTEE COMMENT: (February 10, 2005) The applicant was present representing the request. Staff stated the request was to allow the placement of an insurance office in this currently vacant single- family structure. Staff noted there were additional items necessary to complete the review process and requested the applicant provide details concerning any proposed signage, fencing and dumpster locations. Staff also requested the applicant provide the total square footage of the existing structure and dimension all building setbacks. Public Works comments were addressed. Staff noted Rodney Parham Road was classified on the Master Street Plan as a minor arterial and the indicated five foot additional right-of-way dedication was acceptable. Staff also stated all curb, gutter and sidewalk that was damaged in the right-of-way would require repair or replacement prior to occupancy. Landscaping comments were addressed. Staff stated the areas did not consistently provide for the required minimum 9 -foot wide street buffer. Staff noted the area to the south was zoned 0-3, which would not require a land use buffer but would require a landscape strip of six feet nine inches. Staff stated screening would be required along the western perimeter of the site adjacent to the single-family zoned properties. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 0 FILE NO.: Z -5182-A Cont. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the February 10, 2005, Subdivision Committee meeting. The applicant has indicated a single ground mounted sign will be installed along the northern side of the driveway. The applicant has indicated the sign pole will be two feet in height and not exceed three feet by four feet in sign area. The applicant has also indicated building signage will be added to the north and south sides of the structure. The applicant has indicated the building signage will be two feet by three feet. The applicant has indicated fencing will be added to the western and southern perimeters of the site. The revised site plan indicates the fence will be constructed of wood and is proposed as a six-foot fence. The applicant has also increased the landscaped areas adjacent to Rodney Parham Road. The indicated site plan includes the placement of a minimum of ten feet of landscaping. The applicant has indicated the area to the south will maintain a six foot nine inch minimum landscaped strip, consistent with ordinance requirement. The applicant has indicated a dumpster will not be utilized on the site. The site plan includes the total square footage of the house. The existing structure contains 1208 square feet. The site plan includes the placement of four on-site parking spaces. Based on the total square footage of the structure, three parking spaces would typically be required. The applicant has also indicated building setbacks from property lines, as requested by staff. Staff is not supportive of the applicant's request. The site is- shown as Single Family on the City's Future Land Use Plan, which is not consistent with the applicant's request. Although the site is located adjacent to non-residential uses to the south, there are currently single-family homes located across Rodney Parham and the site has a rear yard relationship to single-family homes to the west. Staff feels the site is a critical site in maintaining the residential fabric of the neighborhood. There are a number of homes, which have converted to office uses in the area, most of which do not have the relationship to single-family as this structure. Staff feels this site would better serve the neighborhood as a residence. In addition, an attempt was made to rezone the site to 0-1, Quiet Office in 1989 and the Commission recommended denial of the request. Staff does not feel there has been a significant change in the neighborhood that would warrant supporting this rezoning request. STAFF RECOMMENDATION Staff recommends denial of the request. 5 FILE NO.: Z -5182-A (Cont. PLANNING COMMISSION ACTION: (MARCH 3, 2005) The applicant was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of denial. Mr. Steve Ferguson addressed the Commission on the merits of the proposed request. He stated his current office use was not an intense office use and only 25 new clients visited his office in the month of February. He stated most of the transactions took place via fax, e-mail or phone. He stated in some cases he would visit the client's home to provide service. He stated his business was not in a growth mode and there were only two employees of the business. He stated the location was an appropriate location for an office use since the structure was located 50 -feet from the driveway entrance a bank and office building. Mr. Ferguson stated the structure was not a desirable location for a residence. He stated residents were required to back into the travel lane of Rodney Parham Road or cross two travel lanes to enter and exit the site. He stated the site was very limited on yard space on the front and rear. Mr. Ferguson stated the structure would retain the residential character and he was not planning any modifications to the exterior of the structure. He stated only cosmetic repairs would be made and landscaping would be added to the site. He stated a fence would be placed along the western and southern property lines to screen the adjoining properties as requested by staff. He stated the indicated site plan would add three spaces to the site and allow for a turn -around so no one would be backing into the roadway. He stated since there was limited customer traffic to the site and few employees the proposed use would not generate any more traffic than a single-family residence. Ms. Kathleen Oleson addressed the Commission in opposition of the proposed request. She stated her concerns were more with the character of the site. She stated she felt the site should remain residential in character and the house maintained to allow the conversion of the structure back to a residence in the future. There was a general discussion concerning the proposed request and if the request was limited to the applicant's business and ownership. Staff stated the application had not been filed to limit the site to this individual. Mr. Ferguson questioned if he would be able to sell his property in the future. The Commission stated the next owner would be required to amend the PD -O to allow them to operate a business from the site. Mr. Ferguson stated he was willing to amend his request to his ownership and business. There was a general discussion concerning the proposed signage. Staff stated the application included the placement of a ground mounted sign and two building signs. There was discussion concerning building signage versus ground mounted signage. Mr. Ferguson stated he would amend his request and limit the signage to a single ground mounted sign with a pole height of two feet and a sign area three feet by four feet. A motion was made to approve the rezoning request as amended. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. R March 3, 2005 ITEM NO.: 10.1 FILE NO.: Z -5182-A NAME: Ferguson Short -form PD -O LOCATION: Located at 8501 North Rodney Parham Road DEVELOPER: Steve Ferguson 100 North Rodney Parham Road Little Rock, AR 72205-2434 ENGINEER: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.25 acres CURRENT ZONING: NUMBER OF LOTS: 1 R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD -O PROPOSED USE: Quiet Office VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 LF A request to rezone the site from R-2, Single-family to 0-1, Quite Office District was denied by the Little Rock Planning Commission at their May 30, 1989, public hearing. The request was not appealed to the Little Rock Board of Directors. A. PROPOSAUREQUEST: The applicant is requesting a PD -O zoning classification to allow the conversion of an existing single-family structure into a quiet office uses. The applicant has indicated the property located at 8501 North Rodney Parham Road is approximate"y -004eet=north—of�th dn-ey=Parha-m—anet==Markham--Street March 3, 2005 SUBDIVISION ITEM NO.: 10.1(Cont.)FILE ND.: Z -5182-A intersection. The applicant has stated the structure is the only residence facing Rodney Parham on the West side of the road before intersecting with Markbrook Lane. The applicant has indicated his business is a two -person Shelter Insurance office, which has been in the same location for 18 years. The applicant has indicated the hours of operation are from 9:00 am to 5:00 pm Monday through Friday. The applicant stated due to the nature and clientele of their small insurance agency, only 15 — 20 clients actually come into the office monthly. The applicant has indicated most work is done at the client's residence or by fax and mail. The applicant has stated their intent is not to disrupt or distract from the area, but to enhance the overall appearance of the area. The applicant has indicated their interest is enhancing the look of the structure and being aesthetically pleasing to the surrounding homes. The applicant has indicated shutters and shrubs will be added to the outside of the structure adding charm and remaining a "home -like" appearance. The applicant has also indicated the structure will remain residential on the interior as well; leaving the kitchen and both bathrooms as they would be if a resident lived in the structure. B. EXISTING CONDITIONS: The site contains an existing, vacant, single-family structure. There are single- family homes abutting the site to the west, accessed from Markbrook Lane, and single-family homes located across Rodney Parham Road to the northeast. To the south of the site is a multi -story office building and to the southeast of the site is a commercial center. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. The Briarwood Neighborhood Association, the Pennbrook/Clover Hills Property Owners Association, all property owners located within 200 -feet of the site and all residents located within 300 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Rodney Parham Road is classified on the Master Street Plan as a minor arterial. The 5' additional right-of-way will be acceptable. 2. All driveways shall be concrete aprons per City Ordinance. Add radius of 10 feet minimum for commercial access. 3. Repair or replace any curb and guitter or sidewalk that is damaged in the --ublir�aight:owa.Y=priorto�ccapancy . - -- 01) March 3, 2005 SUBDIVISION ITEM NO.: 10.1 Cont. FILE NO.: Z -5182-A 4. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located on site. No building construction allowed in existing easement. If frame building exists it should be removed to a location outside of the sewer easement. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Bus Route #8 — the Rodney Parham Route. F. ISSUESCfECHNICAUDESIGN: Planninq Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a POD for insurance office in an existing home. A Land Use Plan amendment for a change to Suburban Office is a separate item on this agenda (File No. LU05-03-01). Master Street Plan: Rodney Parham Road is shown as a Minor Arterial and Markbrook Lane is shown as a Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. The primary function of a Local Street is to provide access to adjacent properties. These streets may require dedication of right-of-way and street and sidewalk improvements. 3 March 3, 2005 SUBDIVISION ITEM NO.: 10.1 Cont. FILE NO.: Z -5182-A Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the West Markham Neighborhood Action Plan. The Land Use Goal states: "Use existing vacant structures to house new businesses so that the current commercial/residential ratio in the neighborhood is kept intact," with an objective, "Prevent conversion of residential property into non-residential uses." The Action statements "Limit expansion of non-residential development to areas shown as non-residential on the Future Land Use Plan," and "limit businesses to areas zoned for non-residential activity," supports this objective. The Infrastructure Goal is to "Build a better and safer neighborhood with sidewalks, street lights and an adequate drainage system," and listed several objectives and action statements related to the conditions of sidewalks in the area." Any redevelopment in the area should help to repair existing sidewalks and fill in gaps that exist in the area. With new curbs, gutters, and sidewalks drainage, pedestrian circulation, and aesthetics could improve in the area. Landscape: The plan submitted does not consistently provide for the required minimum 9 -foot wide street and land use buffers. To satisfy these requirements, only three additional parking spaces could be added. A 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 sites western perimeter. G. SUBDIVISION COMMITTEE COMMENT: (February 10, 2005) The applicant was present representing the request. Staff stated the request was to allow the placement of an insurance office in this currently vacant single- family structure. Staff noted there were additional items necessary to complete the review process and requested the applicant provide details concerning any proposed signage, fencing and dumpster locations. Staff also requested the applicant provide the total square footage of the existing structure and dimension all building setbacks. Public Works comments were addressed. Staff noted Rodney Parham Road was classified on the Master Street Plan as a minor arterial and the indicated five foot additional right-of-way dedication was acceptable. Staff also stated all curb, gutter and sidewalk that was damaged in the right-of-way would require repair or replacement prior to occupancy. Landscaping comments were addressed. Staff stated the areas did not mon istently__p-ravtde or tk�r_e- � gjaiL-mirumum-�fQot w-1 -- su et=hm a�_Eitaff-- 4 March 3, 2005 SUBDIVISION ITEM NO.: 10.1 Cont. FILE NO.: Z -5182-A noted the area to the south was zoned 0-3, which would not require a land use buffer but would require a landscape strip of six feet nine inches. Staff stated screening would be required along the western perimeter of the site adjacent to the single-family zoned properties. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further 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 revised site plan to staff addressing most of the issues raised at the February 10, 2005, Subdivision Committee meeting. The applicant has indicated a single ground mounted sign will be installed along the northern side of the driveway. The applicant has indicated the sign pole will' be two feet in height and not exceed three feet by four feet in sign area. The applicant has also indicated building signage will be added to the north and south sides of the structure. The applicant has indicated the building signage will be two feet by three feet. The applicant has indicated fencing will be added to the western and southern perimeters of the site. The revised site plan indicates- the fence will be constructed of wood and is proposed as a six-foot fence. The applicant has also increased the landscaped areas adjacent to Rodney Parham Road. The indicated site plan includes the placement of a minimum of ten feet of landscaping. The applicant has indicated the area to the south will maintain a six- foot nine inch minimum landscaped strip, consistent with ordinance requirement. The applicant has indicated a dumpster will not be utilized on the site. The site plan includes the total square footage of the house. The existing structure contains 1208 square feet. The site plan includes the placement of four on-site parking spaces. Based on the total square footage of the structure, three parking spaces would typically be required. The applicant has also 'indicated building setbacks from property lines, as requested by staff. Staff is not supportive of the applicant's request. The site is shown as Single Family on the City's Future Land Use Plan, which is not consistent with the applicant's request. Although the site is located adjacent to non-residential uses to the south, there are currently single-family homes located across Rodney Parham and the site has a rear yard relationship to single-family homes to the west. Staff feels the site is a critical site in maintaining the residential fabric of the neighborhood. There are a number of homes, which have converted to office uses -it -the areamost-ofchick --do- Dt=hiaue�-the-relatiQn_s_hiRjo---singie-famil�.aA - y March 3, 2005 SUBDIVISION ITEM NO.: 10.1 (Co FILE NO.: Z -5182-A this structure. Staff feels this site would better serve the neighborhood as a residence. In addition, an attempt was made to rezone the site to 0-1, Quiet Office in 1989 and the Commission recommended denial of the request. Staff does not feel there has been a significant change in the neighborhood that would warrant supporting this rezoning request. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MARCH 3, 2005) The applicant was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of denial. Mr. Steve Ferguson addressed the Commission on the merits of the proposed request. He stated his current office use was not an intense office use and only 25 new clients visited his office in the month of February. He stated most of the transactions took place via fax, e-mail or phone. He stated in some cases he would visit the client's home to provide service. He stated his business was not in a growth mode and there were only two employees of the business. He stated the location was an appropriate location for an office use since the structure was located 50 -feet from the driveway entrance a bank and office building. Mr. Ferguson stated the structure was not a desirable location for a residence. He stated residents were required to back into the travel lane of Rodney Parham Road or cross two travel lanes to enter and exit the site. He stated the site was very limited on yard space on the front and rear. Mr. Ferguson stated the structure would retain the residential character and he was not planning any modifications to the exterior of the structure. He stated only cosmetic repairs would be made and landscaping would be added to the site. He stated a fence would be placed along the western and southern property lines to screen the adjoining properties as requested by staff. He stated the indicated site plan would add three spaces to the site and allow for a turn -around so no one would be backing into the roadway. He stated since there was limited customer traffic to the site and few employees the proposed use would not generate any more traffic than a single-family residence. Ms. Kathleen Oleson addressed the Commission in opposition of the proposed request. She stated her concerns were more with the character of the site. She stated she felt the site should remain residential in character and the house maintained to allow the conversion of the structure back to a residence in the future. There was a general discussion concerning the proposed request and if the request was limited to the applicant's business and ownership. Staff stated the application had D March 3, 2005 SUBDIVISION ITEM NO.: 10.1 Cont. FILE NO.: Z -5182-A not been filed to limit the site to this individual. Mr. Ferguson questioned if he would be able to sell his property in the future. The Commission stated the next owner would be required to amend the PD -0 to allow them to operate a business from the site. Mr. Ferguson stated he was willing to amend his request to his ownership and business. There was a general discussion concerning the proposed signage. Staff stated the application included the placement of a ground mounted sign and two building signs. There was discussion concerning building signage versus ground mounted signage. Mr. Ferguson stated he would amend his request and limit the signage to a single ground mounted sign with a pole height of two feet and a sign area three feet by four feet. A motion was made to approve the rezoning request as amended. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7