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HomeMy WebLinkAboutZ-5838 Staff Analysis1. Meeting Date: July 21, 1994 2. Case No.: Z-5838 3. Recruest: Establish DETECTION SYSTEMS, INC. -- SHORT - FORM POD 4. Location: 14,621 Kanis Road, outside the City Limits 5. Owner/Applicant: Jim Bottoms 6. Existing Status: The site is zoned R-2. The City Limits touches the northeast corner of the tract. There is an existing vacant commercial building located on the site. 7. Proposed Use: Office 8. Staff Recommendation: Approval 9. Planning Commission Recommendation: Approval 10. Conditions or Issues Remaining to be Resolved: None. 11. Right -of -Way Issues: None. Provision is made in POD to acquire the required additional right-of-way. 12. Recommendation Forwarded With: A vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions 13. Ob-iectors : None 14. _Neighborhood Contact Person/Others: None. Outside the City Limits 15. Neighborhood Plan: Ellis Mountain (18) FILE NO.: Z-5838 NAME: DETECTION SYSTEMS, INC. -- SHORT -FORM PLANNED OFFICE DEVELOPMENT LOCATION: On the west side of Kanis Road, approximately 0.1 mile south of Baker Lane DEVELOPER: JIM BOTTOMS DETECTION SYSTEMS, INC. 5105 McClanahan Dr., Suite J1 North Little Rock, AR 72116 376-7001 AREA: 3 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: Office PLANNING DISTRICT: 18 CENSUS TRACT: 42.07 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The applicant proposes a POD in order to utilize a tract which is outside the City Limits and is currently zoned R-2 for the Detection Systems, Inc. offices. There is an existing building on the tract, and a 24 foot deep addition to this building is proposed, as well as is remodeling of the existing building, for the office use. In the process of remodeling of the building, a brick facade will be added to the front of the building. Paved parking, landscaping to meet Ordinance requirements, and fencing of the rear yard area to a distance of 600 feet from Kanis Road are proposed. Detection Systems, Inc. services and installs all types of security systems, but all service and installation work is done at the customer's job site. Office personnel will occupy the building during normal office hours, and -"central station monitoring" personnel will occupy the building on a 24-hour basis. There are no deliveries except those by UPS or Federal Express. A. PROPOSALIREOUFST: Review by the Planning Commission and approval by the Board of Directors is requested for a POD for Detection Systems, Inc. The proposed use of the property is for the FILE NO.: Z-5838 (Continued) applicant's offices for his business, and will utilize an existing building, plus an addition to this existing building. Parking, landscaping, and security fencing at the rear yard will be provided. No variances are proposed. B. EXISTING CONDITIONS: The site is a long, narrow tact with 120 feet of frontage on Kanis Road, extending to the west approximately 1200 feet. There is an existing 40 foot by 40 foot frame building on the site which was, in the past, used as a grocery store. The site is outside the City Limits, but the City Limits line touches the tract at the northeast corner of the property. (The City Limits line runs along the west side of Kanis Road north of the property, touches the property at the northeast corner of the tract, then turns east from that point.) The existing zoning of the tract is R-2, as are all surrounding areas. C. ENGINEERING UTILITY COMMENTS: Public Works comments that a recent survey and an accurate site plan must be provided. The survey must indicate the right-of-way, floodplain, etc. If there is any floodway on the tract, it must be dedicated to Pulaski County. Little Rock Municipal Water Works reports that, if the site is not already served with Little Rock water, the applicant, in order to receive service, will have to execute a pre -annexation agreement or annex to the City. The Fire Department is anticipated to request another public fire hydrant if this property is annexed to the City. An acreage charge of $300 per acre applies in addition to the normal connection fees for new services. Little Rock Wastewater Utility indicates that the site is outside their service area, and offered no comment. Arkansas Power and Light Co. approved the submittal without comment. Southwestern Bell Telephone Co. will require additional easements. The Fire Department approved the submittal without comment. Landscape review comments that the full buffer width required along Kanis Road and the western perimeter is 30 feet, with the minimum average width required with transfers being 20 feet. The buffer width required along the northern and southern perimeters is 5 feet. A 6 foot high opaque screen, either a wooden "good neighbor" fence or 2 FILE NO.: Z-5838 (Continued) dense evergreen plantings, is required to screen residential properties to the north, south, and west. The Landscape Ordinance requires landscape islands within the vehicular use area to comprise 6% of the total paved area, exclusive of loading areas. Also, a 6 foot wide perimeter landscape strip between the vehicular use areas and adjacent properties and the street is required by the Landscape Ordinance. Planing review reports that the site is in the Ellis Mountain District. The Land Use Plan recommends Transition Zone for this area. The proposed use is consistent with the Plan. D. ISSUES/LEGAL/TE HNICAL/DESI_GN: The applicant has requested a POD for Detection Systems, Inc. Based on this request, only this use, by name, will be allowed. The applicant needs to be aware of this limitation and, if appropriate, amend the application to include alternative uses. The site plan is deficient in that it needs to show the scale of the drawing, a vicinity map, the metes and bounds legal description, dedication of required right-of-way on Kanis Road, curb cuts onto Kanis Road from the proposed parking area, landscaping, perimeter buffering, etc. E. ANALYSIS• The proposed use is not in conflict with the Land Use Plan, and the POD is proposed primarily as a means of dealing with approval of the use. The tract has been an identifiable tract for many years, so the plan/plat issue is secondary. Staff feels that parameters for the use and development can be established, and the applicant can complete the required drawings subsequent to the item being referred to the Board of Directors. F. STAFF RECOMMENDATIONS: Staff recommends approval of the request, subject to the applicant abiding by the requirements cited and completing the required drawings. SUBDIVISION COMMITTEE COMMENT: (MAY 26, 1994) The applicant, Mr. Jim Bottoms, was present. Staff presented the request, and Mr. Bottoms explained the rationale for his request. The Committee, staff, and the applicant reviewed the discussion 3 FILE NO.: Z-5838 (Continued) outline, and Mr. Bottoms indicated that he had employed a design professional to prepare new drawings which would adequately represent the application. The Committee forwarded the item to the Commission for the public hearing. PLANNING COMMISSION ACTION: (JUNE 14, 1994) The item was included on the Consent Agenda, with a recommendation from staff that the item be approved with the condition that the required survey and site plan be submitted prior to the item being referred to the Board of Directors for consideration of the POD ordinance. The item was approved with the vote of 10 ayes, 0 nays, 2 absent, and 0 abstentions. 4 June 14, 1994 ITEM NO.: 5 FILE NO.: Z-5838 NAME: DETECTION SYSTEMS, INC. -- SHORT -FORM PLANNED OFFICE DEVELOPMENT LOCATION: On the west side of Kanis Road, approximately 0.1 mile south of Baker Lane DEVELOPER: JIM BOTTOMS DETECTION SYSTEMS, INC. 5105 McClannahan Dr., Suite J1 North Little Rock, AR 72116 376-7001 AREA: 3 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: PROPOSED USES: Office The applicant proposes a POD in order to utilize a tract which is outside the City Limits and is currently zoned R-2 for the Detection Systems, Inc. offices. There is an existing building on the tract, and a 24 foot deep addition to this building is proposed, as well as is remodeling of the existing building, for the office use. In the process of remodeling of the building, a brick facade will be added to the front of the building. Paved parking, landscaping to meet Ordinance requirements, and fencing of the rear yard area to a distance of 600 feet from KaniS Road are proposed. Detection Systems, Inc. services and installs all types of security systems, but all service and installation work is done at the customer's job site. Office personnel will occupy the building during normal office hours, and "central station monitoring" personnel will occupy the building on a 24-hour basis. There are no deliveries except those by UPS or Federal Express. A. PROPOSAL REQUEST: Review by the Planning Commission and approval by the Board of Directors is requested for a POD for Detection Systems, Inc. The proposed use of the property is for the applicant's offices for his business, and will utilize'an existing building, plus an addition to this existing June 14, 1994 SUBDIVISION ITEM NO._ 5 (Continued) FILE NO.: Z-5838 building. Parking, landscaping, and security fencing at the rear yard will be provided. No variances are proposed. B. EXISTING CONDITIONS: The site is a long, narrow tact with 120 feet of frontage on Kanis Road, extending to the west approximately 1200 feet. There is an existing 40 foot by 40 foot frame building on the site which was, in the past, used as a grocery store. The site is outside the City Limits, but the City Limits line touches the tract at the northeast corner of the property. (The City Limits line runs along the west side of Kanis Road north of the property, touches the property at the northeast corner of the tract, then turns east from that point.) The existing zoning of the tract is R-2, as are all surrounding areas. C. ENGINEERINGZUTILITY COMMENTS: Public Works comments that a recent survey and an accurate site plan must be provided. The survey must indicate the right-of-way, floodplain, etc. If there is any floodway on the tract, it must be dedicated to Pulaski County. Little Rock Municipal Water Works reports that, if the site is not already served with Little Rock water, the applicant, in order to receive service, will have to execute a pre -annexation agreement or annex to the City. The Fire Department is anticipated to request another public fire hydrant if this property is anngxed to the City. An acreage charge of $300 per acre applies in addition to the normal connection fees for new services. Little Rock Wastewater Utility indicates that the site is outside their service area, and offered no comment. Arkansas Power and Light Co. approved the submittal without comment. Southwestern Bell Telephone Co. will require additional easements. The Fire Department approved the submittal without comment. Landscape review comments that the full buffer width required along Kanis Road and the western perimeter is 30 feet, with the minimum average width required with transfers being 20 feet. The buffer width required along June 14, 1994 SUBDIVISION ITEM NO.: 5 Continued FILE NQ Z- 838 the northern and southern perimeters is 5 feet. A 6 foot high opaque screen, either a wooden "good neighbor" fence or dense evergreen plantings, is required to screen residential properties to the north, south, and west. The Landscape Ordinance requires landscape islands within the vehicular use area to comprise 6% of the total paved area, exclusive of loading areas. Also, a 6 foot wide perimeter landscape strip between the vehicular use areas and adjacent properties and the street is required by the Landscape Ordinance. Planing review reports that the site is in the Ellis Mountain District. The Land Use Plan recommends Transition Zone for this area. The proposed use is consistent with the Plan. D. ISSUES/LEGAL/TECHNICAL /DESIGN: The applicant has requested a POD for Detection Systems, Inc. Based on this request, only this use, by name, will be allowed. The applicant needs to be aware of this limitation and, if appropriate, amend the application to include alternative uses. The site plan is deficient in that it needs to show the scale of the drawing, a vicinity map, the metes and bounds legal description, dedication of required right-of-way on Kanis Road, curb cuts onto Kanis Road from the proposed parking area, landscaping, perimeter buffering, etc. E. ANALYSIS• The proposed use is not in conflict with the Land Use Plan, and the POD is proposed primarily as a means of dealing with approval of the use. The tract has been an identifiable tract for many years, so the plan/plat issue is secondary. Staff feels that parameters for the use and development can be established, and the applicant can complete the required drawings subsequent to the item being referred to the Board of Directors. F. STAFF RECOMMENDATIONS: Staff recommends approval of the request, subject to the applicant abiding by the requirements cited and completing the required drawings. 3 June 14, 1994 SUBDIVISION ITEM NO.: 5 (Continued) FILE NO.: Z-5838 SUBDIVISION COMMITTEE COMMENT: (MAY 26, 1994) The applicant, Mr. Jim Bottoms, was present. Staff presented the request, and Mr. Bottoms explained the rationale for his request. The Committee, staff, and the applicant reviewed the discussion outline, and Mr. Bottoms indicated that he had employed a design professional to prepare new drawings which would adequately represent the application. The Committee forwarded the item to the Commission for the public hearing. PLANNING COMMISSION ACTION: (JUNE 14, 1994) The item was included on the Consent Agenda, with a recommendation from staff that the item be approved with the condition that the required survey and site plan be submitted prior to the item being referred to the Board of Directors for consideration of the POD ordinance. The item was approved with the vote of 10 ayes, 0 nays, 2 absent, and 0 abstentions. 4