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HomeMy WebLinkAboutZ-6643 Staff AnalysisFILE NO.: Z-6643 NAME: Fence World - Short -Form PD -C LOCATION: 5810 Stagecoach Road DEVELOPER: Harold Joyner 8105 Louwanda Dr. Little Rock, AR 72205 AREA: Approx. 2.4 acres ENGINEER: None NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: PROPOSED USE: Single Family Residential Commercial - fence construction business VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Planning Commission reviewed a Land Use Plan change for this property on February 4, 1999. The Commission voted to approve a change from Single Family to Service Trades District with a vote of 8 ayes, 2 nays and 1 absent. On March 16, 1999 the Board of Directors approved Ordinance No. 17,957 approving the change to Service Trades District with a 50 foot Park/Open Space strip along the west/southwest property line where adjacent to single- family residences. A Planned Zoning Development is required for any development not entirely office. A. PROPOSAL/REQUEST: The applicant is proposing to rezone the property from R-2 to PD -C to allow for the operation of a fence construction business on the site. The applicant proposes to use the existing 1,860 square foot single-family residential structure (15 feet in height) as an office and showroom and FILE NO.: Z-6643 (Cont. the existing 600 square foot barn structure (20 feet in height) for a shop and storage. The applicant proposes to construct a 3,600 square foot warehouse building (15 feet in height) between the two existing structures and a small parking area along the southwest side of the single-family structure. The applicant is also proposing an interior privacy fenced area along the west and southwest sides of the warehouse and barn structure to be used for some storage and employee parking. There will be a six foot screening fence along the property lines where adjacent to R-2 zoned property and an ornamental iron fence along the two street frontages. The applicant is proposing hours of operation to be from 8:00 a.m. to 5:00 p.m., Monday through Friday. There will be three to five employees and customer traffic is expected to be very low, as most of the work is done on the customers' property. The applicant proposes to maintain the residential character of the property by making the exterior design of the proposed warehouse structure blend in with the existing brick and frame residential structure. The applicant has noted that the existing mature trees on the site will be preserved. There is one tree which may have to be removed for construction of the warehouse building and several dead trees on the site which will need to be removed. The applicant also notes that additional landscaping -will be installed on the property. There is a sign proposed near the northeast corner of the property. The applicant notes that the sign will be incorporated into the ornamental iron fence. There is currently an existing driveway from Stagecoach Road and the applicant is proposing an additional drive from Shackleford Road. Both drives to the property will be gated for security. B. EXISTING CONDITIONS: The site contains a one-story single-family residence and an accessory building. Access to the property is gained by utilizing a driveway from Stagecoach Road. There are several mature trees on the site. There is undeveloped, wooded property to the northwest and north across Shackleford Road. There are single-family residences to the southwest and southeast along Stagecoach Road, with an auto salvage yard to the east across Stagecoach Road. 2 FILE NO.: Z-6643 (Cont.) C. NEIGHBORHOOD COMMENTS: Staff has received no comments from the neighborhood as of this writing. The Pecan Lake Neighborhood Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford Road is listed on the Master Street Plan as a minor arterial. Dedication of right-of-way to 45 feet from centerline is required. 2. Stagecoach Road is listed on the Master Street Plan as a principal arterial. Traffic on Stagecoach, north of Tall Timber Blvd., is 7,000 vehicles per day. Dedication of right-of-way to 55 feet from centerline is required. 3. Provide "in -lieu" contribution for construction of half - street improvements to Shackleford and Stagecoach Roads. These required street improvements include 5 -foot sidewalks. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6.Obtain permits for improvements from District 6, AHTD. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. Water: Contact the Water Works if additional water service is needed. Fire Department: No Comment. County Planning: No Comment received. CATA: No Comment. Not currently in service area. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the 65th Street West Planning District. This property is shown for STD with PK/OS on the southwest boundary. Topics of concern include adequate screening of exterior storage yards and buildings from the residential uses to the south and west and preserving the residential I 3 FILE NO.: Z-6643 (Cont.) quality of Shackleford Road. The area to the west of the property should be well landscaped and maintained in keeping with the PK/OS strip. The warehouse should be built of materials that are residential in nature, preferably blending with the existing structures. This area is not covered by a neighborhood plan. A plan committee has been formed and that committee has been informed of the request. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. The City Beautiful Commission recommends preserving as many trees on this tree covered property as feasible. Extra credit toward complying with landscape and buffer requirements can be given when preserving trees of six inch caliper or larger. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. G. ANALYSIS: The applicant submitted a revised cover letter and site plan to staff on March 31, 1999 which addresses all of the concerns and questions as raised by the Subdivision Committee. The site plan shows a small area of parking (6 spaces) adjacent to the single-family structure. The applicant has noted that this parking will be used by customers and that the employees will park within the interior fenced area. The parking proposed should be adequate to serve the proposed use. The site plan also shows a proposed sign near the northeast corner of the property. As noted earlier, the applicant proposes to incorporate the sign into the proposed ornamental iron fence. The applicant has proposed no specific sign dimensions. Staff feels that the sign should be no more than six (6) feet in height and 64 square feet in area. This is the typical requirement for office zoned property and should help maintain the residential character of the area. 4 FILE NO.: Z-6643 (Cont.) Staff feels that the proposed use of the property is reasonable and should have no adverse effect on the general area. The applicant is proposing to maintain the residential appearance of the property, as well as the 50 foot PK/OS strip along the west/southwest property line. The applicant will also preserve the healthy mature trees on the site except for the possible tree which may be removed for construction of the warehouse building. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -C rezoning with the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The proposed ground -mounted sign will have a maximum height of six (6) feet and a maximum area of 64 square feet. 3. The fagade of the proposed warehouse building must match the existing single-family structure. 4. The applicant must preserve the existing mature trees on the site, except where the new warehouse structure is proposed. SUBDIVISION COMMITTEE COMMENT: (MARCH 251 1999) Harold Joyner was present, representing the application. Staff gave a brief description of the proposed site plan. In response to questions from staff, Mr. Joyner noted that the hours of operations would be from 8:00 a.m. to 5:00 p.m., Monday through Friday. He also noted that the building fagade of the proposed warehouse would match the existing residential structure. It was also noted that the business would have 3 to 5 employees and that there would be very little customer traffic. The employees will park within the interior fenced area. Mr. Joyner indicated that a revised site plan would be submitted showing the area and heights of all buildings and that a drawing of the proposed sign would be submitted. The Public Works requirements were briefly discussed. An in - lieu contribution for the street improvements to Shackleford and Stagecoach Roads was briefly discussed. Mr. Joyner noted that the existing mature trees on the site would be preserved. He stated that one tree may have to be 5 FILE NO.: Z-6643 (Cont. removed where the warehouse structure is proposed and that there were several dead trees on the site which will need removal. After the discussion, the Committee forwarded the application to the full Commission for resolution. PLANNING COMMISSION ACTION: (APRIL 15, 19991 The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. 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 10 ayes, 0 nays and 1 absent. 6 April 15, 1999 ITEM NO.: 9 NAME: Fence World - Short -Form PD -C LOCATION: 5810 Stagecoach Road DEVELOPER: ENGINEER: Harold Joyner None 8105 Louwanda Dr. Little Rock, AR 72205 FILE NO.: Z-6643 AREA: Approx. 2.4 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single Family Residential PROPOSED USE: Commercial - fence construction business VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Planning Commission reviewed a Land Use Plan change for this property on February 4, 1999. The Commission voted to approve a change from Single Family to Service Trades District with a vote of 8 ayes, 2 nays and 1 absent. On March 16, 1999 the Board of Directors approved Ordinance No. 17,957 approving the change to Service Trades District with a 50 foot Park/Open Space strip along the west/southwest property line where adjacent to single- family residences. A Planned Zoning Development is required for any development not entirely office. A. PROPOSAL/REQUEST: The applicant is proposing to rezone the property from R-2 to PD -C to allow for the operation of a fence construction business on the site. The applicant proposes to use the existing 1,860 square foot single-family residential structure (15 feet in height) as an office and showroom and April 15, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6643 the existing 600 square foot barn structure (20 feet in height) for a shop and storage. The applicant proposes to construct a 3,600 square foot warehouse building (15 feet in height) between the two existing structures and a small parking area along the southwest side of the single-family structure. The applicant is also proposing an interior privacy fenced area along the west and southwest sides of the warehouse and barn structure to be used for some storage and employee parking. There will be a six foot screening fence along the property lines where adjacent to R-2 zoned property and an ornamental iron fence along the two street frontages. The applicant is proposing hours of operation to be from 8:00 a.m. to 5:00 p.m., Monday through Friday. There will be three to five employees and customer traffic is expected to be very low, as most of the work is done on the customers' property. The applicant proposes to maintain the residential character of the property by making the exterior design of the proposed warehouse structure blend in with the existing brick and frame residential structure. The applicant has noted that the existing mature trees on the site will be preserved. There is one tree which may have to be removed for construction of the warehouse building and several dead trees on the site which will need to be removed. The applicant also notes that additional landscaping will be installed on the property. There is a sign proposed near the northeast corner of the property. The applicant notes that the sign will be incorporated into the ornamental iron fence. There is currently an existing driveway from Stagecoach Road and the applicant is proposing an additional drive from Shackleford Road. Both drives to the property will be gated for security. B. EXISTING CONDITIONS: The site contains a one-story single-family residence and an accessory building. Access to the property is gained by utilizing a driveway from Stagecoach Road. There are several mature trees on the site. There is undeveloped, wooded property to the northwest and north across Shackleford Road. There are single-family residences to the southwest and southeast along Stagecoach Road, with an auto salvage yard to the east across Stagecoach Road. `� April 15, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6643 C. NEIGHBORHOOD COMMENTS: Staff has received no comments from the neighborhood as of this writing. The Pecan Lake Neighborhood Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford Road is listed on the Master Street Plan as a minor arterial. Dedication of right-of-way to 45 feet from centerline is required. 2. Stagecoach Road is listed on the Master Street Plan as a principal arterial. Traffic on Stagecoach, north of Tall Timber Blvd., is 7,000 vehicles per day. Dedication of right-of-way to 55 feet from centerline is required. 3. Provide "in -lieu" contribution for construction of half - street improvements to Shackleford and Stagecoach Roads. These required street improvements include 5 -foot sidewalks. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6. Obtain permits for improvements from District 6, AHTD. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. Water: Contact the Water Works if additional water service is needed. Fire Department: No Comment. County Planning: No Comment received. CATA: No Comment. Not currently in service area. F. ISSUES/TECHNICAL/DESIGN: Planning ivision: This request is in the 65t;' Street West Planning District. This property is shown for STD with PK/OS on the southwest boundary. Topics of concern include adequate screening of 3 April 15, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6643 exterior storage yards and buildings from the residential uses to the south and west and preserving the residential quality of Shackleford Road. The area to the west of the property should be well landscaped and maintained in keeping with the PK/OS strip. The warehouse should be built of materials that are residential in nature, preferably blending with the existing structures. This area is not covered by a neighborhood plan. A plan committee has been formed and that committee has been informed of the request. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. The City Beautiful Commission recommends preserving as many trees on this tree covered property as feasible. Extra credit toward complying with landscape and buffer requirements can be given when preserving trees of six inch caliper or larger. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. G. ANALYSIS: The applicant submitted a revised cover letter and site plan to staff on March 31, 1999 which addresses all of the concerns and questions as raised by the Subdivision Committee. The site plan shows a small area of parking (6 spaces) adjacent to the single-family structure. The applicant has noted that this parking will be used by customers and that the employees will park within the interior fenced area. The parking proposed should be adequate to serve the proposed use. The site plan also shows a proposed sign near the northeast corner of the property. As noted earlier, the applicant proposes to incorporate the sign into the proposed ornamental iron fence. The applicant has proposed no specific sign dimensions. Staff feels that the sign should be no more than six (6) feet in height and 64 square feet 4 April 15, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6643 in area. This is the typical requirement for office zoned property and should help maintain the residential character of the area. Staff feels that the proposed use of the property is reasonable and should have no adverse effect on the general area. The applicant is proposing to maintain the residential appearance of the property, as well as the 50 foot PK/OS strip along the west/southwest property line. The applicant will also preserve the healthy mature trees on the site except for the possible tree which may be removed for construction of the warehouse building. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -C rezoning with the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The proposed ground -mounted sign will have a maximum height of six (6) feet and a maximum area of 64 square feet. 3. The fagade of the proposed warehouse building must match the existing single-family structure. 4. The applicant must preserve the existing mature trees on the site, except where the new warehouse structure is proposed. SUBDIVISION COMMITTEE COMMENT: (MARCH 25, 1999) Harold Joyner was present, representing the application. Staff gave a brief description of the proposed site plan. In response to questions from staff, Mr. Joyner noted that the hours of operations would be from 8:00 a.m. to 5:00 p.m., Monday through Friday. He also noted that the building fagade of the proposed warehouse would match the existing residential structure. It was also noted that the business would have 3 to 5 employees and that there would be very little customer traffic. The employees will park within the interior fenced area. Mr. Joyner indicated that a revised site plan would be submitted showing the area and heights of all buildings and that a drawing of the proposed sign would be submitted. 5 April 15, 1999 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6643 The Public Works requirements were briefly discussed. An in - lieu contribution for the street improvements to Shackleford and Stagecoach Roads was briefly discussed. Mr. Joyner noted that the existing mature trees on the site would be preserved. He stated that one tree may have to be removed where the warehouse structure is proposed and that there were several dead trees on the site which will need removal. After the discussion, the Committee forwarded the application to the full Commission for resolution. PLANNING COMMISSION ACTION: (APRIL 15, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. 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 10 ayes, 0 nays and 1 absent. 0