HomeMy WebLinkAboutZ-6183 Staff AnalysisAuoust 29, 1996
iEM NO.: 5 FILE NO.: -6183
NAME: RAGAN SAFE AND VAULT -- PLANNED COMMERCIAL DEVELOPMENT
_, CATION: 7101 North Chicot Road
?3R VELOPER
George and Mary Ragan
7101 North Chicot Road
Little Rock, AR 72209
0. 63 ACRES
ZONING• R-2
PLANNING DISTRICT:
NTTMHER OF LOTS • 1
CENSUS TRACT: 20.01
VARIANCES REQUESTED:
ENGINEER:
Laha Engineers, Inc.
6602 Baseline Road
Suite "E"
Little Rock, AR 72209
FT. NEWSTREET: 0
PROPOSED USE: Ragan Safe and Vault
#15 Geyer Springs West
1) Street Improvements along Chicot Road
2) Parking lot improvements
3) Landscaping improvements
BACKGROUND:
Ragan safe and Vault Company has been at this site since 1976.
They sell, install, and service bank equipment. Most of the
equipment is shipped directly to the job site. The existing
concrete block and metal building is approximately 3,000 square
feet and is used as a combination of office, repair shop and
storage. They have six employees of which four work in the field
installing or servicing equipment. A single family house is also
on the same parcel. The property is zoned R-2 as is much of the
surrounding area. A PD -C was chosen since it would limit the
commercial use to 0.63 acres of the 2.98 acre lot.
A. pROPOSALIREQUEST:
A one lot PD -C that will allow the applicant to add a 1,500
square foot addition to the existing building to accommodate
storage. The applicant would like to utilize the existing
gravel parking lot and provide no additional landscaping.
August 29, 1996
,SUBDIVISION
ITEM NO.: 5 on FILE NO.: r7-6183
B. EXISTING CONDITIONS:
A 2.98 acre tract of land with an existing commercial use
and single family home. There are several out buildings
located behind the home. Single family homes border the
site on the north and east. An older home is to the south
with two-story apartments adjacent to that parcel.
C. NEIGHBORHOOD COMMENTS:
None to date.
D. ENGINEERING COMMENTS:
PUBLIC WORKS COMMENTS:
A development permit is required. Minimum Floor
elevation required is 269.7 NGVD and existing structure
shall be flood proofed to this elevation due to the
proposed substantial improvement proposed. Street is
19 feet wide and has open ditches without sidewalk.
Dedicate 30 feet right-of-way from centerline and
improve frontage to 18 feet from centerline with a
sidewalk or contribute in -lieu for this amount of
improvements of 15% of the development costs. Provide
concrete apron and paved parking as approved by the
Traffic Engineer. 1992 traffic count was 1,530 ADT.
E_ UTILITY COMMENTS FIRE DEPARTMENT COUNTY PLANNING:
Wastewater: Sewer available, not adversely
affected.
Arkla: OK
Southwestern Bell: OK
Water: A service fee of $150/acre and on
site fire protection are required.
AP&L:
Fire Department: Make sure you have a fire hydrant
within 500 feet of any part of
building.
County Planning: No comment
F. ISSUESITECHNICALLDESIGN:
Landsca e•
A six foot high opaque screen, either dense evergreen
plantings or a wooden fence with its face directed outward,
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August 29, 1996
SUBDIVISIOO
ITEM NO.: 5 Cont. FILE NO.: Z-5183
is required along the southern perimeter. Since the
proposed expansion is a 49% increase in building area a 49%
increase in required landscaping toward compliance with the
Landscape Ordinance is necessary.
issues:
The following are unresolved items on the PCD submittal.
• Will there be modifications to existing signage and
exterior lighting?
■ Will the number of employees stationed on-site change?
• Is the exterior rear open storage to continue?
Plannin Div3SiQn:
The site is located in the Geyer Springs West. The adopted
Land Use Plan recommends Single Family. The use pattern is
in place and has not changed since the Plan's adoption.
Staff cannot support a change in the Plan at this time.
G. ANALYSIS-
The
NALYSIS:
The existing site is a nonconforming use. The applicant has
utilized the building for his business since 1976. He
wishes to add a 1,500 square feet warehouse to the existing
3,000 square foot structure. The adopted Land Use Plan
recommends Single Family for this property. Ragan Safe and
vault is the only commercial use in the general area.
H. STAFF RECOMMENDATIONS:
Staff recommends that the project be denied because it is
inconsistent with the adopted Land Use Plan. The applicant
can continue the operation in the present nonconforming
status.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 8, 1996)
Mr. George Ragan and Troy Laha presented the project to the
Committee. Planning Staff asked several questions concerning the
operation of the business. Public Works will require the
dedication of 30 feet of right-of-way from centerline with
improvements to 18 feet and sidewalk. It may be more cost
effective for the applicant to contribute in -lieu fees in the
amount of 15% of the proposed development costs. The applicant
stated that he is requesting a waiver of street improvements
along Chicot Road, parking lot and landscaping requirements.
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August 29, 1996
aUHDIVISIQN
ITEM NO.: LC - zit . FILE NO. Z -C 1
01
The Committee recommended that the item be forwarded to the full
Commission for consideration.
PLANNING COMMISSION A TION: (AUGUST 29, 1996)
Troy Laha and David Ragan representing the applicant passed out
some pictures of the site. They explained that the business has
no walk-in customers and the number of employees will remain the
same. The estimated cost of their building addition is $12,000.
They passed out a letter dated August 1, 1996 from the South
Brookwood Ponderosa Neighborhood Association in support of the
project.
Jim Lawson told the Commission that one way to approach this item
is to consider it as a minor expansion of a nonconforming use
through the PCD process. It would not be recognized as a
commercial change on the Land Use Plan. The existing use would
be limited to the Ragan's stay at the site.
David Scherer explained to the Commission the 15% hardship rule
in respect to required street improvements. The applicant can
elect to pay 15% of the total cost of all requirements (i.e.
parking, landscaping, building, street, curb, gutter et al) to a
city improvement fund instead of putting in the improvements.
Commissioners Putnam and Adcock discussed the current parking
situation at the site.
A motion that the Planning Commission recognize the structure as
a nonconforming use and a PD -C be approved for exclusive use as
"Ragan Safe and Vault". The motion passed by a vote of 8 ayes,
2 absent and 1 open position.
A second motion to waive parking lot and landscape improvements
and that the 15% hardship in -lieu fee be paid instead of
requiring street improvements on Chicot Road. The applicant
indicated he was in agreement. The motion passed by a vote of
8 ayes, 2 absent, and 1 open position.
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