HomeMy WebLinkAboutZ-5715 Staff Analysis1. Meeting Date: September 21, 1993
2. Case No.: Z-5715
3. Request: Establishment of the 6420 MABELVALE CUT-OFF
w SHORT -FORM POD and waiver from the
requirement to make an in -lieu payment for
future Mabelvale Pike improvements.
4. Location: 6420 Mabelvale Cut-off
S. Owner A licant: David F. and Sharra D. Akers
6. Existing Status: The property is a residential structure
which exists as a non -conforming general office use. MEMS
currently occupies the structure as an ambulance service
post. Mabelvale Cut-off and Stillman Drive are the boundary
streets, and both are open -ditch paved streets. The request
is to permit the MEMS use to continue, and to allow other
general office uses to occupy the strucure in the event that
MEMS vacates the property. A waiver is requested from the
requirement to make an in -lieu payment for future Mabelvale
Cut-off street improvements.
7. Proposed Use: MEMS Ambulance Service Post
S. Staff Recommendation: Approval of the POD and denial of
the waiver
9. Planning Commission Recommendation: Approval of the POD
and denial of the waiver
10. Conditions or Issues Remaining to be Resolved: None
except the right-of-way issue cited below.
11. Right -of -Way Issues: Dedication of additional right-of-
way on Mabelvale Cut-off as agreed.
12. Recommendation Forwarded With: A vote of 11 ayes, 0
nays, 0 absent, and 0 abstentions
13. Objectors: None
14. Neighborhood Plan: Geyer Springs - West (15)
NAME: 6420 MABELVALE CUT-OFF -- SHORT -FORM PLANNED OFFICE
DEVELOPMENT
LOCATION: At the north-west corner of Mablevale Cut-off at
Stillman Drive, at 6420 Mabelvale Cut-off
DEVELOPER:
ENGINEER:
DAVID F. AND SHARRA D. AKERS BROOKS & CURRY, INC.
#34 Melinda Drive P. O. Box 897
Little Rock, AR 72209 North Little Rock, AR 72215
455-8511 372-2131
ARF : 0.307 ACRES NUMBER OF LOTS: 1 FT, NEW STREET: None
ZONING: Nonconforming PROPED USES: MEMS Ambulance
general office Service Post
in an R-2 zone to
POD
PLANNING DISTRICT: 15
CENSUS TRACT: 41.06
+11 �:�w:►�t���f1��yElM��
1) waiver of the requirement to dedicate additional
right-of-way along Mablevale Cut-off; and,
2) waiver of the requirement to make an "in -lieu" payment
for future Mablevale Cut-off street improvements.
STATEMENT OF PROPOSAL:
The applicant proposes the establishment of a Short -form Planned
Office Development (POD) in order to use the property for a MEMS
ambulance service post amd for other uses by right in the 0-3
zoning district. The existing residential structure is proposed
to be utilized, with no modifications to the interior or exterior
of the building being anticipated. No changes in the driveway or
provision of additional parking are planned. It is proposed that
the ambulance park in the yard at the front door of the
structure. No dedication of additional right-of-way or off-site
improvements are proposed.
A. PROPPSALIREQUEST:
Review by the Planning Commission and approval by the Board
of Directors is requested for the establishment of a Short -
form POD for the applicant's property to permit its use as a
MEMS ambulance service post and other uses by right which
are allowed in the 0-3 zoning district. The applicant
proposes to utilize the property "as is", and anticipates
making no changes to the building or grounds. It is
FILE Z -5715n ixx
requested of'the Board of Directors that a waiver be granted
exempting the applicant from having to dedicate additional
right-of-way along Mablevale Pike or make an in -lieu payment
for future off-site improvements to Mablevale Pike.
B. EXISTING CONDITIONS:
The site currently has a brick veneer home on it, but, it is
reported, the residential strucure has been used for office
uses for a number of years. The office use is a legal non-
conforming use since the office use was present when the
property was annexed into the City. The site, as well as of
the land to the east and north, is zoned R-2. Across
Mabelvale Cut-off to the south is a large apartment complex
in an MF -18 zone. To the west is a C-3 zoned tract with a
strucure on it which was formerly occupied by a convenience
store, but which is now vacant. There is a right-of-way
immediately to the west for access to an apartment complex
to the north-west of the site. Mabelvale Cut-off is a
paved, open ditch rural collector street. Stillman Drive is
a paved, open ditch rural residential street.
C. 3NGINEERINGIUTILITY CQMMEENT_S:
Engineering reports that additional right-of-way is required
on Mablevale Cut-off for compliance with Master Street Plan
right-of-way requirements. Engineering recommends that an
"in -lieu" contribution be levied for future improvements to
Mabelvale Cut-off.
Water Works and Wastewater report no objections to the
development.
D. ISSUESILEGALITECH ICAL/DESIGN:
Screening of the proposed use from the abutting residential
uses needs to be addressed. Instead of parking the MEMS
ambulance in the yard, a provision needs to be made for a
drive extension and access to the street at a drive
approach.
E. ANALYSIS•
The office use of the property pre -dates the annexation into
the City, and the use by MEMS for its ambulance service post
is not an objectional use of the property.
The requirement for providing additional right-of-way along
Mablevale Cut-off does not appear unreasonable, and should
be a requirement for approval of the application. A
requirement for making the "in -lieu" payment for future
improvements to Mablevale Cut-off do appear excessive in
light of the scope of the request to simply use the building
for the MEMS ambulance station.
E
FILE NO,; Z-571 (continued)
F. STAFF RE MME ATI
Staff recommends approval of the application, subject to
meeting the buffer and landscaping requiremtns; providing
the appropriate drive for the ambulance; and executing a
quit -claim deed for the required right-of-way on Mablevale
Cut-off.
S2BDIVISIQW COMMITTEE GQMMENT: (AUGUST 5, 1993)
Staff presented the request and outlined the deficiencies in the
application. The Committee disucssed the proposal, then referred
the item to the Commission for the hearing.
P ING COMMISSIONACTIO (AUGUST 24, 1993)
This item was included in the Consent Agenda for approval. Staff
reported that the applicant had agreed to dedicate additional
right-of-way on Mabelvale Cut-off, but has indicated that he
wishes to seek a waiver from the Board of Directors for the
required "in -lieu" payment for future Mabelvale Cut-off
improvements. No other issues remain unresolved. Staff
recommended approval of a recommendation to the Board of
Directors for the establishment of the POD. After a brief
discussion, the Commission requested that it be made clear that
the Commission is, in its affirmative vote, not recommending
approval of the waiver. The recommendation to the Board of
Directors for the establishment of the POD was approved, with the
condition that either the applicant gain approval of the
requested waivers or comply with the requirements. The vote to
approve the Consent Agenda was it ayes and no nays.
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August 24, 1993
TEM NO 7 FILENO,*-Z-5715
NAME: 6420 MABELVALE CUT-OFF -- SHORT -FORM PLANNED OFFICE
DEVELOPMENT
LOCATION: At the north-west corner of Mablevale Cut-off at
Stillman Drive, at 6420 Mabelvale Cut-off
DEVELOPER:
ENOINFER•
DAVID F. AND SHARRA D. AKERS BROOKS & CURRY, INC.
#34 Melinda Drive P. O. Box 897
Little Rock, AR 72209 North Little Rock, AR 72215
455-8511 372-2131
AREA: 0.307 ACRES NUMBER OF LOTS: 1 FT. ITEW STREET: None
ZONIN Nonconforming
general office
in an R-2 zone to
POD
P I DI TRI T• 15
CENSUS TRACT: 41.06
VARIANQEE REQQETEQ:
PROPOSED USE : MEMS Ambulance
Service Post
1) Waiver of the requirement to dedicate additional
right-of-way along Mablevale Cut-off; and,
2) Waiver of the requirement to make an "in -lieu" payment
for future Mablevale Cut-off street improvements.
0TATEMENT OF PROPOSAL:
The applicant proposes the establishment of a Short -form Planned
Office Development (POD) in order to use the property for a MEMS
ambulance service post amd for other uses by right in the 0-3
zoning district. The existing residential structure is proposed
to be utilized, with no modifications to the interior or exterior
of the building being anticipated. No changes in the driveway or
provision of additional parking are planned. It is proposed that
the ambulance park in the yard at the front door of the
structure. No dedication of additional right-of-way or off-site
improvements are proposed.
A. PRO AL RE E T•
Review by the Planning Commission and approval by the Board
of Directors is requested for the establishment of a Short -
form POD for the applicant's property to permit its use as a
MEMS ambulance service post and other uses by right which
are allowed in the 0-3 zoning district. The applicant
August 24, 1993
ITEM 7 (Continued) FILE Z-5715
proposes to utilize the property "as is", and anticipates
making no changes to the building or grounds. It is
requested of the Board of Directors that a waiver be granted
exempting the applicant from having to dedicate additional
right-of-way along Mablevale Pike or make an in -lieu payment
for future off-site improvements to Mablevale Pike.
B. EXISTING CONDTTION5:
The site currently has a brick veneer home on it, but, it is
reported, the residential strucure has been used for office
uses for a number of years. The office use is a legal non-
conforming use since the office use was present when the
property was annexed into the City. The site, as well as of
the land to the east and north, is zoned R-2. Across
Mabelvale Cut-off to the south is a large apartment complex
in an MF -18 zone. To the west is a C-3 zoned tract with a
strucure on it which was formerly occupied by a convenience
store, but which is now vacant. There is a right-of-way
immediately to the west for access to an apartment complex
to the north-west of the site. Mabelvale Cut-off is a
paved, open ditch rural collector street. Stillman Drive is
a paved, open ditch rural residential street.
C. ENGINEERING/UTILITY_CQMMENTS:
Engineering reports that additional right-of-way is required
on Mablevale Cut-off for compliance with Master Street Plan
right-of-way requirements. Engineering recommends that an
"in -lieu" contribution be levied for future improvements to
Mabelvale Cut-off.
Water Works and Wastewater report no objections to the
development.
D. ISSUES/LEGAL/TECHNICAL/DESIGN:
Screening of the proposed use from the abutting residential
uses needs to be addressed. Instead of parking the MEMS
ambulance in the yard, a provision needs to be made for a
drive extension and access to the street at a drive
approach.
E. ANALYSIS•
The office use of the property pre -dates the annexation into
the City, and the use by MEMS for its ambulance service post
is not an objectional use of the property.
The requirement for providing additional right-of-way along
Mablevale Cut-off does not appear unreasonable, and should
be a requirement for approval of the application. A
K
August 24, 1993
F -121 -jig 43,,.I
IT 7 n in FILE Z-5715
requirement for making the "in -lieu,, payment for future
improvements to Mablevale Cut-off do appear excessive in
light of the scope of the request to simply use the building
for the MEMS ambulance station.
F. STAFF RECOMMENDATIONS:
Staff recommends approval of the application, subject to
meeting the buffer and landscaping requiremtns; providing
the appropriate drive for the ambulance; and executing a
quit -claim deed for the required right-of-way on Mablevale
Cut-off.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 5, 1993)
Staff presented the request and outlined the deficiencies in the
application. The Committee disucssed the proposal, then referred
the item to the Commission for the hearing.
PLANNING COMMISSION ACTION: (AUGUST 24, 1993)
This item was included in the Consent Agenda for approval. Staff
reported that the applicant had agreed to dedicate additional
right-of-way on Mabelvale Cut-off, but has indicated that he
wishes to seek a waiver from the Board of Directors for the
required "in -lieu" payment for future Mabelvale Cut-off
improvements. No other issues remain unresolved. Staff
recommended approval of a recommendation to the Board of
Directors for the establishment of the POD. After a brief
discussion, the Commission requested that it be made clear that
the Commission is, in its affirmative vote, not recommending
approval of the waiver. The recommendation to the Board of
Directors for the establishment of the POD was approved, with the
condition that either the applicant gain approval of the
requested waivers or comply with the requirements. The vote to
approve the Consent Agenda was 11 ayes and no nays.
3