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HomeMy WebLinkAboutZ-6783 Staff AnalysisJanuary 6, 2000 ITEM NO.: 12 NAME: Williford - Long -Form PCD LOCATION: 15723 Kanis Road DEVELOPER: W. Douglas Williford 64 Norfork Dr. Maumelle, AR 72113 AREA: Approx. 8.02 acres ZONING: R-2 ENGINEER: None NUMBER OF LOTS: 1 FILE NO.: Z-6783 FT. NEW STREET: 0 ALLOWED USES: Single -Family residential PROPOSED USE: Plant Nursery VARIANCES/WAIVERS REQUESTED: Deferral of right-of-way dedication for Kanis Road. Deferral of floodway easement dedication. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from R-2 to PCD to allow for a plant nursery to be operated at this location as a temporary use. The applicant proposes to operate the plant nursery for a maximum of five (5) years. The nursery will offer wholesale and, retail plants, shrubs and other related nursery items. The hours of operation are proposed as follows: 8:00 a.m. - 5:00 p.m. - winter months 8:00 a.m. - 8:00 p.m. - balance of the year The project includes construction of two (2) greenhouse structures. These structures will be constructed of 1 1-i! inch tubing and covered with plastic film. No permanent foundation will be constructed for the structures. The January 6, 2000 SUBDIVISION ITEM NO.: 12 (Cont.} FILE NO.: Z-6783 applicant is also proposing areas for outside display of plants, shrubs and trees and areas for the bulk storage of bark and rock. The existing single family structure will be used for the display and sale of other nursery related items (flower pots, fertilizer, etc.) as well as an office for the business. The existing accessory building on the site will be used for storage. The property will be accessed by utilizing an existing driveway from Kanis Road. A small gravel parking area will be provided along the east side of the existing single family structure. The existing structures, proposed greenhouses, outside display areas, bulk storage areas and proposed gravel parking are noted on the attached site plan. As part of this application, the applicant is requesting a deferral of right-of-way dedication for Kanis Road and a deferral of floodway easement dedication. This is due to the fact that the use proposed is to be temporary. The applicant has stated that a 15 percent in -lieu contribution will be made for the street improvements to Kanis Road. The in -lieu contribution will be used toward the construction of an asphalt or concrete entry to the property. According to the applicant, the purpose of the temporary rezoning request is as follows: "The intent of this operation is meant to utilize this property to its best use until someone decides to develop it on a more permanent basis. The increasing traffic on Kanis, combined with being directly across from One Source and Kinco Construction Company's trailers, has made it more difficult to rent this house to families with children for residential use." B. EXISTING CONDITIONS: There is an existing one-story single family structure and accessory building on the site. Rock Creek runs through the center of this property (as noted on the attached site plan). The area where the greenhouses are proposed is grass -covered. The One Source home center is located across Kanis Road to the northwest, with Kinco Construction Company to the northeast. There is one (1) single family residence to the W, January 6, 2000 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6783 west along Kanis Road, with the new Kroger store development further west at the southwest corner of Kanis Road and Chenal Parkway. There is one (1) single family residence and a large amount of undeveloped property to the east across Rock Creek. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The Parkway Place Neighborhood Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Provide design of streets conforming to "MSP"(Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. 3. Plans of all work in right-of-way shall be submitted -for approval prior to start of work. 4. Dedicate regulatory floodway easement to the City. 5. All driveways shall be concrete aprons per City Ordinance. 6. Stormwater detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer line located on site. Contact Little Rock Wastewater Utility prior to start of construction. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment received. Water: If water service is needed, execution of a preannexation agreement and approval of the City will be required. An acreage charge of $600 per acre and a development fee based on the size of the connection apply in addition to normal charges. Fire Department: Place fire hydrants per city code. Maintain 20 foot access to new buildings. Contact Dennis Free at 918-3752 for details. K] January 6, 2000 SUBDIVISION ITEM NO.: 12 (Cont.) F County Planning: No Comment. FILE NO.: Z-6783 CATA: Site is not currently served by CATA. Approved for transit purposes. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Ellis Mountain Planning District. The current Land Use Plan shows Park/Open Space in the floodway of the property and Mixed Office Commercial outside the floodway. A temporary plant nursery is consistent with the current land use category. City Recognized Neighborhood Action Plan: This area is not covered by a city recognized neighborhood plan. Landscape Issues: No Comment. G. ANAL -Y S I S : The applicant submitted a revised site plan and additional information to staff on December 15, 1999. The revised plan shows the additional items as requested by staff at the Subdivision Committee meeting. The revised plan shows the gravel parking area and the proposed area of outside display of plants and bulk storage of bark and rock. As noted in paragraph A. of this report, the applicant has requested a deferral of right-of-way dedication for Kanis Road and a deferral of the floodway easement for Rock Creek. Public Works supports the deferral requests for a maximum of five (5) years, until adjacent development occurs or until re -development of this property. The deferrals are supported based on the fact that it is a light, temporary use that is proposed with no significant construction. There is to be no permanent foundation constructed for the greenhouse structures. The applicant also noted that contribution will be made for Kanis Road. The contribution 4 a 15 percent in -lieu the street improvements to will be applied toward the January 6, 2000 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6783 construction of an asphalt or concrete apron for the existing driveway from Kanis Road. This will help prevent gravel from being pulled out onto Kanis Road. Public Works also supports the in -lieu contribution. The only point of concern that staff has regarding this application is the proposed bulk -storage of bark and rock as noted on the attached site plan. Staff is supportive of the retail use as proposed for the property, but does not support the outside bulk storage areas. Staff feels that if the bulk storage of materials is required for this business, the applicant should make an effort to store the materials inside the greenhouse structures. To staff's knowledge, this is the only outstanding issue associated with this application. This proposed temporary use of the property should have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. The PCD is to be granted (for the temporary use of the property as a wholesale/retail plant nursery) for a maximum of five (5) years. 3. Staff recommends approval of the deferral of right-of- way dedication for Kanis Road and a deferral of floodway easement dedication for Rock Creek for a maximum of five (5) years, until development of adjacent property or until re -development of this property, whichever occurs first. 4. There is to be no outside bulk storage of materials on the property. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 1999) Doug Williford was present, representing the application. Staff briefly described the proposed PCD, and noted that a small amount of additional information was needed. Mr. Williford gave an explanation of the project. The Public Works requirements were the primary topic of discussion. Bob Turner, of Public Works, noted that the right - 5 January 6, 2000 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6783 of -way dedication would be required. He noted that Public Works could support a deferral of street improvements to Kanis Road or a 15 percent in -lieu contribution for the improvements. He noted that the in -lieu contribution could be used toward paving the existing driveway apron. There was a lengthy discussion regarding the floodway dedication issue. Mr. Williford expressed concern with dedicating the floodway at this time, not knowing what a future developer of the property might propose. It was noted that he should meet with staff regarding this issue. There being no further issues for discussion, the Committee forwarded the application to the full Commission for resolution. PLANNING COMMISSION ACTION: (JANUARY 6, 2000) Doug Williford and Bob Hardin were present, representing the application. Staff briefly described the proposed PCD, noting that the only outstanding issue related to the outside bulk storage landscape materials. Jim Lawson, Director of Planning and Development, asked the applicant how he proposed to screen the outside bulk storage areas. Doug Williford noted that the areas for outside bulk storage will be located behind the existing building and not seen from the street. He stated that a 6 to 8 foot fence could be constructed around these areas. Mr. Lawson noted that staff could support the bulk storage areas with an 8 foot screening fence on three (3) sides. There was a motion to approve the PCD subject to the outside bulk storage areas being screened on three (3) sides with an 8 foot fence, in addition to the other staff conditions. The motion passed with a vote of 10 ayes, 0 nays and 1 absent. 0 FILE NO.: Z-6783 NAME: Williford - Long -Form PCD T.OcATION: 15723 Kanis Road DEVELOPER: W. Douglas Williford 64 Norfork Dr. Maumelle, AR 72113 AREA: Approx ZONING: R-2 8.02 acres ENGINEER: None NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Single -Family residential PROPOSED USE: Plant Nursery VARIANCES/WAIVERS REQUESTED: Deferral of right-of-way dedication for Kanis Road. Deferral of floodway easement dedication. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from R-2 to PCD to allow for a plant nursery to be operated at this location as a temporary use. The applicant proposes to operate the plant nursery for a maximum of five (5) years. The nursery will offer wholesale and retail plants, shrubs and other related nursery items. The hours of operation are proposed as follows: 8:00 a.m. - 5:00 p.m. - winter months 8:00 a.m. - 8:00 p.m. - balance of the year The project includes construction of two (2) greenhouse structures. These structures will be constructed of 1 1� inch tubing and covered with plastic film. No permanent foundation will be constructed for the structures. The applicant is also proposing areas for outside display of FILE NO.: Z-6783 (Cont.) plants, shrubs and trees and areas for the bulk storage of bark and rock. The existing single family structure will be used for the display and sale of other nursery related items (flower pots, fertilizer, etc.) as well as an office for the business. The existing accessory building on the site will be used for storage. The property will be accessed by utilizing an existing driveway from Kanis Road. A small gravel parking area will be provided along the east side of the existing single family structure. The existing structures, proposed greenhouses, outside display areas, bulk storage areas and proposed gravel parking are noted on the attached site plan. As part of this application, the applicant is requesting a deferral of right-of-way dedication for Kanis Road and a deferral of floodway easement dedication. This is due to the fact that the use proposed is to be temporary. The applicant has stated that a 15 percent in -lieu contribution will be made for the street improvements to Kanis Road. The in -lieu contribution will be used toward the construction of an asphalt or concrete entry to the property. According to the applicant, the purpose of the temporary rezoning request is as follows: "The intent of this operation is meant to utilize this property to its best use until someone decides to develop it on a more permanent basis. The increasing traffic on Kanis, combined with being directly across from One Source and Kinco Construction Company's trailers, has made it more difficult to rent this house to families with children for residential use." B. EXISTING CONDITIONS: There is an existing one-story single family structure and accessory building on the site. Rock Creek runs through the center of this property (as noted on the attached site plan). The area where the greenhouses are proposed is grass -covered. The One Source home center is located across Kanis Road to the northwest, with Kinco Construction Company to the northeast. There is one (1) single family residence to the west along Kanis Road, with the new Kroger store development further west at the southwest corner of Kanis Road and Chenal Parkway. There is one (1) single family 6 FILE NO.: Z-6783 (Cont. residence and a large amount of undeveloped property to the east across Rock Creek. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The Parkway Place Neighborhood Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Provide design of streets conforming to "MSP"(Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Dedicate regulatory floodway easement to the City. 5. All driveways shall be concrete aprons per City Ordinance. 6. Stormwater detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer line located on site. Contact Little Rock Wastewater Utility prior to start of construction. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment received. Water: If water service is needed, execution of a preannexation agreement and approval of the City will be required. An acreage charge of $600 per acre and a development fee based on the size of the connection apply in addition to normal charges. Fire Department: Place fire hydrants per city code. Maintain 20 foot access to new buildings. Contact Dennis Free at 918-3752 for details. County Planning: No Comment. CATA: Site is not currently served by CATA. Approved for transit purposes. 3 FILE NO.: Z-6783 (Cont.) F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Ellis Mountain Planning District. The current Land Use Plan shows Park/Open Space in the floodway of the property and Mixed Office Commercial outside the floodway. A temporary plant nursery is consistent with the current land use category. City Recognized Neighborhood Action Plan: This area is not covered by a city recognized neighborhood plan. Landscape Issues: No Comment. G. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on December 15, 1999. The revised plan shows the additional items as requested by staff at the Subdivision Committee meeting. The revised plan shows the gravel parking area and the proposed area of outside display of plants and bulk storage of bark and rock. As noted in paragraph A. of this report, the applicant has requested a deferral of right-of-way dedication for Kanis Road and a deferral of the floodway easement for Rock Creek. Public Works supports the deferral requests for a maximum of five (5) years, until adjacent development occurs or until re -development of this property. The deferrals are supported based on the fact that it is a light, temporary use that is proposed with no significant construction. There is to be no permanent foundation constructed for the greenhouse structures. The applicant also noted that a 15 percent in -lieu contribution will be made for the street improvements to Kanis Road. The contribution will be applied toward the construction of an asphalt or concrete apron for the existing driveway from Kanis Road. This will help prevent gravel from being pulled out onto Kanis Road. Public Works also supports the in -lieu contribution. The only point of concern that staff has regarding this application is the proposed bulk storage of bark and rock as noted on the attached site plan. Staff is supportive of 4 FILE NO.: Z-6783 (Cont.) the retail use as proposed for the property, but does not support the outside bulk storage areas. Staff feels that if the bulk storage of materials is required for this business, the applicant should make an effort to store the materials inside the greenhouse structures. To staff's knowledge, this is the only outstanding issue associated with this application. This proposed temporary use of the property should have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. The PCD is to be granted (for the temporary use of the property as a wholesale/retail plant nursery) for a maximum of five (5) years. 3. Staff recommends approval of the deferral of right-of- way dedication for Kanis Road and a deferral of floodway easement dedication for Rock Creek for a maximum of five (5) years, until development of adjacent property or until re -development of this property, whichever occurs first. 4. There is to be no outside bulk storage of materials on the property. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 1999) Doug Williford was present, representing the application. Staff briefly described the proposed PCD, and noted that a small amount of additional information was needed. Mr. Williford gave an explanation of the project. The Public Works requirements were the primary topic of discussion. Bob Turner, of Public Works, noted that the right- of-way dedication would be required. He noted that Public Works could support a deferral of street improvements to Kanis Road or a 15 percent in -lieu contribution for the improvements. He noted that the in -lieu contribution could be used toward paving the existing driveway apron. There was a lengthy discussion regarding issue. Mr. Williford expressed concern floodway at this time, not knowing what 5 the floodway dedication with dedicating the a future developer of FILE NO.: Z-6783 (Cont.) the property might propose. It was noted that he should meet with staff regarding this issue. There being no further issues for discussion, the Committee forwarded the application to the full Commission for resolution. PLANNING COMMISSION ACTION: (JANUARY 6, 2000) Doug Williford and Bob Hardin were present, representing the application. Staff briefly described the proposed PCD, noting that the only outstanding issue related to the outside bulk storage landscape materials. Jim Lawson, Director of Planning and Development, asked the applicant how he proposed to screen the outside bulk storage areas. Doug Williford noted that the areas for outside bulk storage will be located behind the existing building and not seen from the street. He stated that a 6 to 8 foot fence could be constructed around these areas. Mr. Lawson noted that staff could support the bulk storage areas with an 8 foot screening fence on three (3) sides. There was a motion to approve the PCD subject to the outside bulk storage areas being screened on three (3) sides with an 8 foot fence, in addition to the other staff conditions. The motion passed with a vote of 10 ayes, 0 nays and 1 absent. 6