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HomeMy WebLinkAboutZ-5769-A Staff AnalysisFILE NO.: Z -5769-A NAME: R. D. SNELL -- SHORT -FORM PLANNED DEVELOPMENT - OFFICE LOCATION: At the southwest corner of Kanis Road and White Road DEVELOPER• ROBERT D. SNELL 1200 White Rd. Little Rock, AR 224-2832 AREA• 0.45 ACRES ZONING: R-2 ATTORNEY• KENNETH JONES 9923 W. Markham St. 72211 Little Rock, AR 72205 223-9700 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07 NUMBER OF LOTS• 1 PROPOSED USES• FT. NEW STREET• 0 Contracting Office VARIANCES REQUESTED: Approval of a waiver of required improvements on Kanis Rd. and White Rd. STATEMENT OF PROPOSAL: The applicant proposes the use of an existing two-story building on property which he owns as an office for his electrical contracting business. The site is a 0.45 acre tract of land which is to be subdivided from a larger tract which contains not only the subject building, but also the applicant's home. The applicant proposes to divide the property so that the tract containing the office use is 120 feet deep (along the white Rd. frontage of the site), with the full 165 feet of frontage along Kanis Rd. The applicant proposes to provide the required landscape buffer along the new property line between the two uses; proposes to relocate the existing driveway to the site from the side street, White Rd., to the Kanis Rd. frontage, at the west side of the building, removing the existing driveway and re- establishing the lawn and landscaping in the area; and proposes to pave the new drive and the parking area. No outside storage of construction materials or equipment is proposed. No improvement's to Kanis Rd. or white Rd. are to be made. A. PROPOSAL/REQUEST: Review by'"the Planning Commission and a recommendation for approval of the PD -Office to the Board of Directors is requested. A waiver of a requirement to make Master Street Plan improvements along Kanis Rd. is requested. B. EXISTING CONDITIONS: The site is developed. There is a two-story building on the property which was previously used by the applicant for, FILE NO.: Z -5769-A .(Cont.) initially, a place for him to restore and maintain antique automobiles in the pursuit of his antique automobile collecting hobby, then, later, as an office for his electrical contracting business. (The electrical contracting business was relocated to properly zoned property when zoning Enforcement noted that a non- residential use was taking place on residentially zoned property.) The site is part of a 1.88 acre tract which has 165 feet of frontage on Kanis Rd. and 498 feet of frontage on White Rd. The applicant's home is located on the tract of land which will remain after the PD -0 site is divided from it. (The remaining tract on which the home will sit will have 378 feet of frontage on White Rd., with 165 feet of depth. The site is zoned R-2. All properties surrounding the site are zoned R-2. C. ENGINEERING/UTILITY COMMENTS: Public Works Comments that: 1) Kanis Rd. is classified as a Minor Arterial street and requires dedication of additional right-of-way to provide one-half of a 90 foot right-of-way. According to the survey provided, an additional 15 feet of right- of-way must be dedicated. The applicant must make a $750.00 "in -lieu contribution" for improvement costs for Kanis Rd. (No Master Street Plan improvements will be required for Kanis Rd. due to there being no construction associated with the proposal.) Since the existing drive access off White Road is proposed to be relocated to Kanis Rd., and no access is to be taken from White Rd. for the PD -0 site, no additional right- of-way or Master Street Plan improvements to White Rd. are required. 2) A stormwater detention analysis will be required to be provided. 3) • Provide a hard surface for the parking and drive. A concrete apron is required from the right-of-way line to the edge of the street. A Water Works has no comments on this item. Wastewater comments that for service to the PD site, a sewer main extension, with easements, will be required. Arkansas Power and Light Co. has not provided comments. Arkansas Louisiana Gas Co. approved the submittal without comment. 2 FILE NO.: Z -5769-A -(Cont.) Southwestern Bell Telephone Co. approved the submittal without comment. The Fire Department approved the submittal without comment. D. IS ES LEGAL TECHNICAL DESIGN: The application involves approval of a "lot split" in order to divide the 1.88 acre tract into two lots, one for the proposed office use and the other for the applicant's home. Sec. 31-143 of the Code provides that "the Planning Commission hereby delegates to and designates the Planning Director the authority for approving lot splits, where a single lot ... is being split into two (2) lots. The minimum lot size shall be governed by the lot size specified by the zoning ordinance classification of the subject property." The R-2 zoning district (Sec. 36-254) requires a minimum of 7,000 square feet for single-family lots, with a minimum lot width of not less than 60 feet. The 0-3 district (Sec. 36- 281) requires a minimum of 14,000 square feet, with a minimum lot with of not less than 100 feet. Landscape review comments that the structural supports for the proposed fence along the southern property line must be on the inside/PD side of the fence. No portion of the proposed driveway should be closer than 6 feet to the southern property line. Landscape plantings will be required between the vehicular use area and the proposed 8' high fence. The Planning Division comments that the site is in the Ellis Mountain District.. The adopted Land Use Plan recommends transitional zone. The proposed use, if truly -office, is compatible with the Plan. E. ANALYSIS• A plat for the proposed lot split will be required to be prepared, approved, and filed as part of the PD process. Both resulting lots meet all requirements, and approval of the lot split is a staff level matter. If the use ip'confined to "office" use, and there is no outside_sCorage of construction supplies or equipment, then the use is compatible with the Land Use Plan. The applicant requested a waiver of all Master Street Plan improvements on both Kanis and White Roads. Public Works, after review of the proposed PD, deleted the improvements requirements and has required a $750.00 "in -lieu contribution" for Kanis Rd. improvements only. 3 FILE NO.: Z -5769-A (Cont ) F. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -O. SUBDIVISION COMMITTEE COMMENT: (MARCH 16, 1995) Mr. Kenneth Jones, the applicant's attorney, was present. Staff outlined the proposal, and Mr. Jones reviewed the staff comments contained in the discussion outline. Mr. Jones indicated that Mr. Snell would be holding a neighborhood meeting in order to work out any conflicts with the residents along White Rd. He indicated that he would report to Mr. Snell on the staff comments and concerns. The item was referred to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (APRIL 4, 1995) The item was included by staff on the Consent Agenda for Approval; however, a neighbor, Mr. Phil Glasscock, indicated that he had concerns about the proposed PD -O, and Chairperson Walker, noting that two neighbors had completed registration cards indicating objection to the proposal, Chairperson Walker announced that the item would be removed form the Consent Agenda and placed on the Regular Agenda. Staff outlined the request, and reported that the applicant had amended his request since the original application had been filed. Originally, staff reported, the applicant had understood that boundary street improvements would be required on both Kanis Rd. and White Rd., and had, as a result, requested waivers of the improvements. Subsequently, the applicant had excluded access from the PD -O site to White Rd., making improvements to White Rd. unnecessary, and Public Works had concluded that, since the PD -O involved only a change in use, with no structural changes to the existing building on site, a $750.00 "in -lieu" payment would be the extent of the requirements for improvements to Kanis Rd. Consequently, staff reported, the two originally requested waivers were moot, and the applicant was amenable to the payment of the $750 "in -lieu" contribution. Staff reported that, in response'to' neighborhood concerns, the applicant had amended his site plan to relocate the entrance drive from its location on White Rd. to.the west side of the building with access from Kanis Rd.; that the'4xis`ting access from White Rd. was to be abandoned and landscapin4 in the area installed. Staff reported that all concerns expressed by the neighborhood in correspondence directed to staff had been addressed. Mr. Phil Glasscock, a resident of White Rd., indicated that the neighborhood was not in objection to the proposed use if: 1) there was no access to White Rd. from the electrical contracting office; 2) the site would be screened from the residential area; 3) there would be no future access to White Rd. available to the 4 FILE NO.: Z -5769-A Cont. site; and, 4) there would be a legal division of the tract, separating the proposed office use from the residential use to the south. Staff explained that each of the concerns was addressed in the staff "wright-up": that the access point had been located off Kanis Rd., and that no change in that access could be accomplished without amending the PD -0, which would involve the— applicant going thorough the same process as he was having to in order to establish the PD -0; that a "lot split" would be required to be provided and files with the County to divide the property; and, landscaping would be established along White Rd. as a buffer. With Mr. Glasscock's concession that all concerns had been addressed, Chairperson called the question, and a recommendation for approval of the PD -0 was passed by the Commission with the vote of 9 ayes, 0 nays, 0 abstentions, and 2 absent. k,