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HomeMy WebLinkAboutZ-6610 Staff AnalysisJanuary 21, 1999 ITEM NO.: 6 FILE NO.: Z-6610 NAME: Secure Vision Communication - Short -Form PD -0 LOCATION: 9414 Colonel Glenn Road DEVELOPER• SURVEYOR• Dempsey Avery and John Ford Donald Brooks 7325 Kanis Road 1611 Main Street Little Rock, AR 72204 No. Little Rock, AR 72114 AREA: 1.13 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-3 ALLOWED USES: Single -Family residential PROPOSED USE: Office VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND• On December 17, 1998, the Planning Commission approved a land use plan amendment for this property. The proposed change was from single-family to office. The proposed land use plan amendment will be heard by the Board of Directors on January 19, 1999. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from R-3 to PD -0 to allow for the use of the existing one story frame residential structure as an office. The applicant notes that the office will have three (3) employees and that there will be no walk-in traffic, as all service and repairs are done at the customer's job site. The applicant also proposes to construct a 50 foot by 60 foot frame accessory building immediately north of and behind the existing structure. The accessory building will be painted to match the existing structure. The proposed accessory building will be used to house three service vehicles after hours and would allow employee parking during the day. Part of the accessory building would be used for storage. The existing driveway from Colonel Glenn Road will be extended to serve the new accessory structure. January 21, 1999 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6610 B. C. The proposed hours of operation will be from 8:00 a.m. to 5:00 p.m., Monday through Friday. It is the applicant's intent to continue the residential appearance of the property and to preserve the existing landscaping on the property. The applicant will use the existing vegetation to screen the property from the properties to the east and north with additional plantings if needed. Evergreen shrubs will be planted along the west property line to provide screening as per ordinance requirements. The applicant is also proposing a small wall mounted sign attached to the front of the building which will be approximately twelve (12) square feet in area. The applicant also notes that if this property is ever sold, it would be used only for this same type of business or it would revert back to residential. EXISTING CONDITIONS: This general area along Colonel Glenn Road contains a mixture of uses and zoning. There is a church located immediately east of the proposed site, with single-family residence to the west and south across Colonel Glenn Road. A utility contracting business is located further west along the south side of Colonel Glenn Road, with the Farmer's Association farm supply business located across Colonel Glenn Road to the southwest. NEIGHBORHOOD COMMENTS: As of this writing, staff has neighborhood. The John Barrow Associations were notified of D. ENGINEERING COMMENTS: received no comment from the and Westwood Neighborhood the public hearing. PUBLIC WORKS CONDITIONS: 1. Colonel Glenn Road is listed on the Master Street as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to this street including 5 foot sidewalk with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 5. Dedicate 25 foot drainage easement along the east property line to accommodate existing drainage. E January 21, 1999 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-66.0 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment. Water: Contact the Water Works if additional water service is required. Fire Department: No Comment. County Plannin : No Comment received. CATA: No Comment received. F. ISSUES/TECHNICAL DESIGN: Planning Division: This property was the subject of a Land Use Plan amendment that was heard on December 17, 1998 before the Planning Commission. This property is currently shown as Single Family on the Land Use Plan and is in the I-430 Planning District. That item was on consent approval and is pending before the Board of Directors for a change to Office. This is in conformance with the Land Use Plan. Of concern to Staff, are the proposed single family residential area to the north and the existing single family structures to the south, west and north of the site. The design of facades, massing and siting of the proposed buildings, topographical changes, buffers and screening, views into the site, as well as the vehicular use areas should be considered as to their compatibility to the existing and proposed single family structures. If the previous items are not addressed as to provide a desirable buildable environment to the north and be compatible with the existing single family, this application should be denied. Landscape Issues: The width of the land use buffer west of the vehicular use area should be increased to at least 6 feet. This site should be screened from the residential properties to the east, west and north. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. Existing and proposed vehicular use areas must be landscaped in compliance with Landscape Ordinance requirements. 3 January 21, 1999 SUBDIVISION ITEM NO.• 6 (Cont.) FILE NO.: Z-6610 G. ANALYSIS• The applicant submitted a revised site plan to staff on January 6, 1999. The revised site plan addresses the concerns as raised by the Subdivision Committee and staff. The revised plan notes that the new driveway extension will be paved as per ordinance requirements. The revised plan also shows the required six (6) foot buffer along the west property line. As noted in paragraph A, evergreen shrubs will be planted along this property line to provide screening. Existing vegetation with possibly some additional plantings will be utilized to screen the properties to the north and east. The ordinance would typically require five (5) parking spaces for this type use. There will be space to park three (3) vehicles inside the accessory building and there is adequate space in front of the building (driveway and carport) to park three (3) additional vehicles. Parking should not be a problem. Staff feels that the applicant has adequately addressed the issues associated with the proposed development of this property and that this proposed development should have no adverse effect on the adjacent properties or the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -0 subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting should be low level and directed away from adjacent property. 3. If this property is ever sold, it must be used for this same type of business or it must be converted back to a single-family residential use. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 30, 1998) Dempsey Avery and John Ford were present, representing the application. Staff gave a brief description of the proposed PD -O. Staff noted that the proposed driveway would need to be paved according to ordinance requirements, with at least a 6 foot buffer and screening along the west property line. Mr. Avery agreed to revise the site plan to satisfy these conditions. 4 January 21, 1999 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6610 In response to questions from staff, Mr. Avery noted that the business would have no walk-in customer traffic. He noted that there would be three (3) office employees and that there would be three (3) service vehicles which would be parked in the proposed accessory building. Mr. Avery also noted that the signage would consist of a single wall -mounted sign, approximately 12 square feet in area. The Public Works requirements were briefly discussed. The applicants seemed to have no problems with the requirements. There being no further discussion items, the Committee forwarded the PD -0 to the full Commission for resolution. PLANNING COMMISSION ACTION: (JANUARY 21, 1999) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Staff noted that the John Barrow Neighborhood was in support of the application and that the association had submitted a letter of support at the time of the land use plan change in December. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. 5 FILE NO.: Z-6610 NAME: Secure vision Communication - Short -Form PD -O LOCATION: 9414 Colonel Glenn Road DEVELOPER: SURVEYOR: Dempsey Avery and John Ford Donald Brooks 7325 Kanis Road 1611 Main Street Little Rock, AR 72204 No. Little Rock, AR 72114 AREA: 1.13 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 Z NI : R-3 ALLOWED USES: Single -Family residential PROPOSED USE: Office VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: On December 17, 1998, the Planning Commission approved a land use plan amendment for this property. The proposed change was from single-family to office. The proposed land use plan amendment will be heard by the Board of Directors on January 19, 1999. A. PROPOSALIREOUEST: The applicant proposes to rezone the property from R-3 to PD -O to allow for the use of the existing one story frame residential structure as an office. The applicant notes that the office will have three (3) employees and that there will be no walk-in traffic, as all service and repairs are done at the customer's job site. The applicant also proposes to construct a 50 foot by 60 foot frame accessory building immediately north of and behind the existing structure. The accessory building will be painted to match the existing structure. The proposed accessory building will be used to house three service vehicles after hours and would allow employee parking during the day. Part of the accessory building would be used for storage. The existing driveway from Colonel Glenn Road will be extended to serve the new accessory structure. FILE NO • Z-6610 (Cont.) B. C. !9P The proposed hours of operation will be from 8:00 a.m. to 5:00 p.m., Monday through Friday. It is the applicant's intent to continue the residential appearance of the property and to preserve the existing landscaping on the property. The applicant will use the existing vegetation to screen the property from the properties to the east and north with additional plantings if needed. Evergreen shrubs will be planted along the west property line to provide screening as per ordinance requirements. The applicant is also proposing a small wall mounted sign attached to the front of the building which will be approximately twelve (12) square feet in area. The applicant also notes that if this property is ever sold, it would be used only for this same type of business or it would revert back to residential. EXISTING CONDITIONS: This general area along Colonel Glenn Road contains a mixture of uses and zoning. There is a church located immediately east of the proposed site, with single-family residence to the west and south across Colonel Glenn Road. A utility contracting business is located further west along the south side of Colonel Glenn Road, with the Farmer's Association farm supply business located across Colonel Glenn Road to the southwest. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The John Barrow and Westwood Neighborhood Associations were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn Road is listed on the Master Street as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to this street including 5 foot sidewalk with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 5. Dedicate 25 foot drainage easement along the east property line to accommodate existing drainage. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. ARKLA: No Comment received. 0� FILE NO.: Z-6610 (Cont.) F. G. Southwestern Bell: No Comment. Water: Contact the Water Works if additional water service is required. Fire Department: No Comment. County Plannin : No Comment received. CATA: No Comment received. ISSUES/TECHNICAL/DESIGN: planning Division: This property was the subject of a Land Use Plan amendment that was heard on December 17, 1998 before the Planning Commission. This property is currently shown as Single Family on the Land Use Plan and is in the I-430 Planning District. That item was on consent approval and is pending before the Board of Directors for a change to Office. This is in conformance with the Land Use Plan. Of concern to Staff, are the proposed single family residential area to the north and the existing single family structures to the south, west and north of the site. The design of facades, massing and siting of the proposed buildings, topographical changes, buffers and screening, views into the site, as well as the vehicular use areas should be considered as to their compatibility to the existing and proposed single family structures. If the previous items are not addressed as to provide a desirable buildable environment to the north and be compatible with the existing single family, this application should be denied. Landscape Issues: The width of the land use buffer west of the vehicular use area should be increased to at least 6 feet. This site should be screened from the residential properties to the east, west and north. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. Existing and proposed vehicular use areas must be landscaped in compliance with Landscape Ordinance requirements. ANALYSIS• The applicant submitted a revised site plan to staff on January 6, 1999. The revised site plan addresses the concerns as raised by the Subdivision Committee and staff. The revised plan notes that the new driveway extension will be paved as per ordinance requirements. The revised plan 3 FILE NO.: Z-6610 (Cont.) also shows the required six (6) foot buffer along the west property line. As noted in paragraph A, evergreen shrubs will be planted along this property line to provide screening. Existing vegetation with possibly some additional plantings will be utilized to screen the properties to the north and east. The ordinance would typically require five (5) parking spaces for this type use. There will be space to park three (3) vehicles inside the accessory building and there is adequate space in front of the building (driveway and carport) to park three (3) additional vehicles. Parking should not be a problem. Staff feels that the applicant has adequately addressed the issues associated with the proposed development of this property and that this proposed development should have no adverse effect on the adjacent properties or the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -0 subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting should be low level and directed away from adjacent property. 3. If this property is ever sold, it must be used for this same type of business or it must be converted back to a single-family residential use. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 30, 1998) Dempsey Avery and John Ford were present, representing the application. Staff gave a brief description of the proposed PD -O. Staff noted that the proposed driveway would need to be paved according to ordinance requirements, with at least a 6 foot buffer and screening along the west property line. Mr. Avery agreed to revise the site plan to satisfy these conditions. In response to questions from staff, Mr. Avery noted that the business would have no walk-in customer traffic. He noted that there would be three (3) office employees and that there would be three (3) service vehicles which would be parked in the proposed accessory building. Mr. Avery also noted that the signage would consist of a single wall -mounted sign, approximately 12 square feet in area. The Public Works requirements were briefly discussed. The applicants seemed to have no problems with the requirements. 4 FTLE N Z-6610 Cont. There being no further discussion items, the Committee forwarded the PD -0 to the full Commission for resolution. PLANNING COMMISSION ACTION: (JANUARY 21, 1999) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Staff noted that the John Barrow Neighborhood was in support of the application and that the association had submitted a letter of support at the time of the land use plan change in December. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. E December 17, 1998 ITEM NO.: 5 FILE NQ-- LQ98-11-04 Name: Land Use Plan Amendment - 1-430 Planning District Location: 9414 Coloaei Glenn Road Request: Single Fa.n,il� to Office Source: Dempsey iw_ry PROPOSAL 1 REQUEST: Land Use Plan amendment in the I-430 Planning District from Single Family to Office. Office represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices with support more basic economic activities. As shown on the two Plan Amendment sheets, the original application was for a tract of land containing a total of -1.19± acres which included the tract that fronts on to Colonel Glen (1.13± acres) and Ia,s -2'-? of'block 22 of Euclid Place Addition (3.06±acres). CURRENT LAND USI �V D ZONING: The property is currently zoned R-3 and is approximately 1.1 3± acres in size. To the north, south, and west are areas shown as Single Family or, the Land Use Plan and zoned R-2 and R-3. The majority oft lie homes are to the northe<<st, Along Colonel Glenn, are scattered homes and businesses. Directly abutting the property to the east is Green Memorial Baptist Church shown as Public Institutional on the Plan. To the southeast, is the intersection of Asher, Colonel Glenn and Stagecoach Road. Starting at this intersection and continu:ng up Asher, there are several businesses shown as either Neighborhood Commercial or Commercial on the Plan. These are zoned either C-3, C-4 or O-3. RECENT AN[ENDMENITS' June 3, 1997, a challge fl -0111 Conln1I.mity Shopping to Single Family on the east side of Marigold Drive. June 18, 1996, twenty-soven changes arising Froin the John Barrow neighborhood Plan, MASTER STREET I'LAN: Colonel Glenn is shown as a Principal Arterial on the plan and is currently built as atwo lane rural road \,vithout curb and gutter. BACKGROUND: In the John Barrow Ply i , the Police Plans' se:,tion on Business find Commercial Goal states that "To enhance the climate directed towards encouraing new businesses and commercial establishments to locate in the area as well as retention of existing businesses." Office, on the tract facing Colonel Glen, can act ss a transition to the heavier commercial nature of Asher Avenue and flrlfill one of the goals to brin` new bushiness into the area. The Plan also states to ` d:,ternr,ne design standards for new construction of single, two and multiple family 1101 -ISH Ll;n t'k, area." The Euclid Place Addition tracts should be held for development of housing .stock in accordance with the Plan. Weldon Street has been platted to the east. NEIGHBORHOOD C:OtUii1JENT4; Notices were sent to the following rneighborhood associations: Sandpiper, Twin Lakes, Westbrook, Sewer District # 147, Twin Lakes, Campus Place, Kensington Place, Birchwood, Westwood, and Pennebrook. As of this printing, Staff has received no phone calls form area residents. Please note the letter of support from the John Barrow Neighborhood Association and from Green Memorial Baptist Cliurch. Also attached are eight letters of support from neighbors. STAFF RECdiyl M1:NU \T! ON S: Staff believes the change to Cfiice is appropriate on the 1.13 acre tract facing Colonel Glen Road.