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HomeMy WebLinkAboutZ-5769 Staff AnalysisJanuary 4, 1994 ITEM NO.: 7 FILE O.: 7 x%769 NAME: SNELL-NORTHCUTT -- SHORT -FORM PCD LOCATION: At the south-west corner of Kanis Road and White Road DEVELOPER: SNELL-NORTHCUTT ELECTRIC, INC. 1200 white Road Little Rock, AR 72211 224-2832 AREA: 1.89 ACRES ± NUMBER OF LOTS: 1 ZONING: R-2 to PCD PROPOSED USES: PLANNING DISTRICT: 18 CENSUS TRACT: 42.07 FT. NEW STREET: Commercial & Residential VARIANCES RE UESTED: Waiver from the requirement to construct street and sidewalk improvements on the boundary streets. STATEMENT OF PROPOSAL: The applicant proposes a Planned Commercial Development District in order for his home and his electrical contracting business to continue to occupy the property at the corner of Kanis Road and White Road. At a previous Planning Commission hearing, the applicant requested approval of a conditional use to replace a mobile home in which he and his family reside with a double -wide manufactured home. This approval was granted. However, in the process of doing the field investigation associated with that conditional use review, staff noted the commercial use which was also in existence on the subject property. The applicant proposes at this time a re -zoning to bring the existing uses into conformance with the Zoning Ordinance. No changes in the existing commercial structure are proposed; no changes to the site are proposed except for the replacement of the mobile home which has been approved A. PROPOSAL RE UEST: Review by the Planning Commission and approval by the Board of Directors is requested for the establishment of a PCD for a mixed commercial and residential use on the subject property. A double -wide manufactured home, to replace a single -wide mobile home, has been approved to be located on the property. There is an existing wood -frame, two story, 1500 square feet per floor structure at the north, Kanis frontage, of the property which is housing the applicant's January 4, 1994 ITEM NO.: 7 (Continu d) FILE NO.: Z-5759 electrical contracting business. The request is to seek the establishment of a PCD which would allow the existing two uses to continue. No changes in the uses or modifications to the site or boundary streets are proposed. There is a waiver requested, then, to exempt the applicant from constructing one-half of Kanis and White Roads to Master Street Plan standards, with the required sidewalks. B. EXISTING CONDITIONS: The site is presently developed as a residential home site and an electrical contracting business. An existing gravel drive and parking area serve the business; a gravel drive serves the mobile home, with a new double -wide and concrete drive to serve this new home being proposed. The building utilized for the contracting business is surrounded on the east, north, and west with trees. The property is currently zoned R-2, with the existing commercial use being an illegal non -conforming use of the property. All surrounding areas are zoned R-2. There are other non -conforming commercial uses in the area; however, these are legal non -conforming uses which were existing when the area was annexed. C. ENGINEERING UTILITY COMMENTS: The City Engineering office indicates that dedication of right-of-way and construction of improvements to Master Street Plan standards will be required on Kanis Road and on White Road. Kanis Road is designated as a minor arterial road which requires a 90 foot right-of-way. The existing right-of-way is shown to be 60 feet. An additional 15 feet of right-of-way is required on the applicant's side of the centerline of Kanis Road. Construction of one-half of the minor arterial is required. White Road is designated as a standard residential street. The required right-of-way is 50 feet. The survey indicates that this right-of-way is sufficient. one-half of a standard residential street on the half of the right-of-way bordering the applicants property will be required to be built. Both street classifications require a sidewalk to be built. Water Works reports that the property has existing water service. Wastewater reports that sewer service is not available. Arkansas Power and Light Co. will require easements Arkansas Louisiana Gas Co. and Southwestern Bell Telephone Co. approved the submittal without comment. The Fire Department approved the submittal without comment. E January 4, 1994 r ITEM 7 antin ed FILE O.: Z-5769 D. x E LE AL TECHNI AL DE IG : Approval of the application will require dedication of the additional right-of-way on Kanis Road. A waiver from the requirement to construct improvements on Kanis and White Roads must be approved by the Board of Directors; otherwise, these improvements must be made. Failure of the re -zoning will be cause for the matter to be referred to the enforcement division for enforcement of the Zoning Ordinance. Any required easements, as requested by the utility companies, must be granted. Since the application is specifically for the Snell -Northcutt Electric Co., should the PCD be approved, no other commercial uses will be permitted without an amendment of the PCD. Any signage which is anticipated or requested must be located on the plan and described. Signs must be approved in the PCD. E. ANALYSIS• The subject property is a large lot (165 feet by 498 feet), containing nearly 2 acres. The applicant was granted a building permit in 1991 to construct a 30 foot by 50 foot "storage building" as an accessory building to the residential use on the property. Instead, a 30 foot by 50 foot, two story, building was built which houses his contracting business. The new building was built on the Kanis frontage of the property and is 423 feet from the south property line. It is 70 feet from the White Road right-of-way line. There is 125 feet of separation between the contracting business building and the location of the proposed double -wide home. There is, then, a great deal of separation of the business activity from the residences in the area. The Planning staff reports that the adopted Land Use Plan recommends the area in which the subject property lies to be a Transition Zone which includes office, low density multi- family, or single-family uses only. A PCD is, according to the Plan, inappropriate for this site. F. TAFF REC MMENDATI NS: Staff recommends denial of the application as an inappropriate use of the property. January 4, 1994 ITEM NO.: 7 Continued FILE NO.: Z-5769 SUBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 1993) The applicant, Mr. Robert Snells, was present. Staff presented the request and outlined the deficiencies in the submittal as noted in the discussion outline. The Committee reviewed the application. The applicant indicated that he would provide the required plan and information. The Committee referred the item to the Commission for the hearing. 4