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HomeMy WebLinkAboutZ-6808 Staff AnalysisFILE NO.: Z-6808 NAME: Robertson - Short -Form POD LOCATION: 14109 Taylor Loop Road DEVELOPER: ENGINEER: Robertson Properties, LLC. Terry Burruss, Architects 109 Oak Lane 1202 Main Street, Suite 230 Little Rock, AR 72205 Little Rock, AR 72202 AREA: 0.93 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: PROPOSED USE: Single -Family Residential General/Professional Office VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property at 14109 Taylor Loop Road from R-2 to POD in order to utilize the existing 2,069 square foot single family residential structure as general/professional offices. The applicant also proposes to make a 1,008 square foot addition on the east side of the existing structure for additional office space. This building addition will be "Phase II" of the project. The applicant proposes to remove the existing concrete drive at the southwest corner of the property and construct a new asphalt drive near the northwest corner of the property which will extend along the north side of the building and access a small parking area in the rear yard. The proposed parking area contains 11 spaces. The applicant has designed the parking area so that two (2) existing oak trees can be preserved. The applicant is also proposing one (1) parking space on the west side of the building. FILE NO.: Z-6808 (Cont.) The applicant is proposing no development within the east 245 feet of the property. The existing trees within this area will be preserved. The applicant proposes to utilize the building for general/professional offices. The proposed hours of operation are from 8:30 a.m. - 5:30 p.m., Monday -Friday. One (1) ground -mounted sign is proposed to be located near the southwest corner of the building. The sign will be a monument -type sign, with a maximum height of 6 feet and a maximum area of 64 square feet. No dumpster/trash receptacle area is proposed on the site. B. EXISTING CONDITIONS: C. i� There is an existing one-story brick and frame single family residential structure on the site, with an existing driveway at the southwest corner of the property. There are single family residences to the north and south, along the east side of Taylor Loop Road, and to the east. There is an animal clinic (PD -O) and a beauty salon (PCD) across Taylor Loop Road to the west, with additional single family residences to the southwest. NEIGHBORHOOD COMMENTS: As of this writing, staff has received two (2) phone calls from persons requesting information on this application. The Westchester/Heatherbrae, Secluded Hills and Westbury Neighborhood Associations were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Taylor Loop 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 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. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. E FILE NO.: Z-6808 (Cont.) 6. Taylor Loop has a 1996 average daily traffic count of 4,400. 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 received. Water: An acreage charge of $300 per acre applies in addition to normal charglas if additional water service is required. Fire Department: No Comment. County Planning: No Comment received. CATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition at this location. The proposed zone change from R-2 Single Family Residential to a Planned Office, with the use and design proposed, is consistent with the Land Use Plan. City Recognized Neighborhood Action Plan: This area is covered by the River Mountain Neighborhood Action Plan. The neighborhood plan does not provide any recommendation relevant to this application. Landscape Issues: Unless a co -access is provided along the northern perimeter, the buffer should not drop below a width of five feet. A portion of this buffer is only 2 feet wide. A six foot high opaque screen is required along the northern, eastern and southern perimeters. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. Credit toward fulfilling this requirement can be given when preserving existing trees. The City Beautiful Commission recommends preserving as many trees as feasible. 3 FILE NO.: Z-6808 (Cont.) G. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on February 2, 2000. The revised site plan shows the sign location and additional right-of-way dedication as required. The proposed driveway has been shifted slightly to the south to provide an increased buffer area along the north property line. The applicant will use a combination of opaque fencing and dense evergreen plantings as screening along the north property line and dense evergreen plantings along the south property line. The proposed site plan provides for 12 on-site parking spaces. The ordinance would typically require 7 spaces for an office development of this size. Staff supports the parking plan as proposed. As noted, the revised site plan shows the required right- of-way dedication. The applicant is proposing to make in - lieu contribution for the required street improvements. Staff feels that the applicant has done a good job in addressing the outstanding issues as raised by the Subdivision Committee review. The proposed site plan and use of the property is very similar to the recently approved planned development for Steve Pinter Century 21 Realty along the east side of Jerry Drive to the northeast. The proposed POD should prove to be a very good development within this area of Transition along the east side of Taylor Loop Road. H. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed POD rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The POD will be for general/professional office uses only. 3. Any site lighting should be low-level and directed away from adjacent property. 4. The existing trees within the east 245 feet of the property will be preserved. 5. The ground mounted sign shall be monument type, with a maximum height of 6 feet and a maximum area of 64 square feet. 4 FILE NO.: Z-6808 (Cont. SUBDIVISION COMMITTEE COMMENT: (JANUARY 27, 2000) Terry Burruss and Al Robertson were present, representing the application. Staff described the POD site plan, noting that hours of operation and signage details needed to be provided. Staff noted that the two (2) parking spaces shown on the west side of the building might have to be eliminated with the additional right-of-way dedication for Taylor Loop Road. Mr. Burruss stated that he would like to maintain one (1) space on the west side of the building. The Public Works requirements were briefly discussed. Mr. Burruss noted that the requirements would be complied with. He stated that he would like to do an in -lieu contribution for the street improvements to Taylor Loop Road. The landscape and buffer requirements were briefly discussed. Bob Brown, Site Plan Review Specialist, noted that the northern buffer needed to be increased to five (5) feet. Mr. Burruss noted that the driveway from the street to the front building line would be shifted to provide a larger buffer. He noted that the two (2) foot buffer along the north side of the building could be made up with additional landscaping. He stated that he would meet with Mr. Brown on this issue. After the discussion, the POD was forwarded to the full Commission for resolution. PLANNING COMMISSION ACTION: (FEBRUARY 17, 2000) Terry Burruss and Al Robertson were present, representing the application. Staff briefly described the proposed POD, with a recommendation of approval with conditions. Chairman Berry asked to hear from the one (1) person present who opposed the application. Diana Armstrong addressed the Commission in opposition to the application. She stated that the proposed development will adversely effect the value of her property. There was a general discussion of the Land Use Plan in this area, specifically the area of Transition. 5 FILE NO.: Z-6808 (Cont.) Jim Lawson, Director of Planning and Development, explained the Transition designation, noting that single-family, multifamily and office uses would be appropriate uses in Transition. There was a motion to approve the application as recommended by Staff. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 11 February 17, 2000 ITEM NO.: 8 NAME: Robertson - Short -Form POD LOCATION: 14109 Taylor Loop Road DEVELOPER: ENGINEER: FILE NO.: Z-6808 Robertson Properties, LLC. Terry Burruss, Architects 109 Oak Lane 1202 Main Street, Suite 230 Little Rock, AR 72205 Little Rock, AR 72202 AREA: 0.93 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single -Family Residential PROPOSED USE: General/Professional Office VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property at 14109 Taylor Loop Road from R-2 to POD in order to utilize the existing 2,069 square foot single family residential structure as general/professional offices. The applicant also proposes to make a 1,008 square foot addition on the east side of the existing structure for additional office space. This building addition will be "Phase II" of the project. The applicant proposes to remove the existing concrete drive at the southwest corner of the property and construct a new asphalt drive near the northwest corner of the property which will extend along the north side of the building and access a small parking area in the rear yard. The proposed parking area contains 11 spaces. The applicant has designed the parking area so that two (2) February 17, 2000 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6808 existing oak trees can be preserved. The applicant is also proposing one (1) parking space on the west side of the building. The applicant is proposing no development within the east 245 feet of the property. The existing trees within this area will be preserved. The applicant proposes to utilize the building for general/professional offices. The proposed hours of operation are from 8:30 a.m. - 5:30 p.m., Monday -Friday. One (1) ground -mounted sign is proposed to be located near the southwest corner of the building. The sign will be a monument -type sign, with a maximum height of 6 feet and a maximum area of 64 square feet. No dumpster/trash receptacle area is proposed on the site. B. EXISTING CONDITIONS: There is an existing one-story brick and frame single family residential structure on the site, with an existing driveway at the southwest corner of the property. There are single family residences to the north and south, along the east side of Taylor Loop Road, and to the east. There is an animal clinic (PD -O) and a beauty salon (PCD) across Taylor Loop Road to the west, with additional single family residences to the southwest. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received two (2) phone calls from persons requesting information on this application. The Westchester/Heatherbrae, Secluded Hills and Westbury Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Taylor Loop 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 February 17, 2000 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z-6808 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. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 6. Taylor Loop has a 1996 average daily traffic count of 4,400. 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 received. Water: An acreage charge of $300 per acre applies in addition to normal charges if additional water service is required. Fire Department: No Comment. County Planning: No Comment received. LATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition at this location. The proposed zone change from R-2 Single Family Residential to a Planned Office, with the use and design proposed, is consistent with the Land Use Plan. City Recognized Neighborhood Action Plan: This area is covered by the River Mountain Neighborhood Action Plan. The neighborhood plan does not provide any recommendation relevant to this application. W February 17, 2000 SUBDIVISION ITEM NO.: 8 (Cont.) Landscape Issues: FILE NO.: Z-6808 Unless a co -access is provided along the northern perimeter, the buffer should not drop below a width of five feet. A portion of this buffer is only 2 feet wide. A six foot high opaque screen is required along the northern, eastern and southern perimeters. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. Credit toward fulfilling this requirement can be given when preserving existing trees. The City Beautiful Commission recommends preserving as many trees as feasible. G. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on February 2, 2000. The revised site plan shows the sign location and additional right-of-way dedication as required. The proposed driveway has been shifted slightly to the south to provide an increased buffer area along the north property line. The applicant will use a combination of opaque fencing and dense evergreen plantings as screening along the north property line and dense evergreen plantings along the south property line. The proposed site plan provides for 12 on-site parking spaces. The ordinance would typically require 7 spaces for an office development of this size. Staff supports the parking plan as proposed. As noted, the revised site plan shows the required right- of-way dedication. The applicant is proposing to make in - lieu contribution for the required street improvements. Staff feels that the applicant has done a good job in addressing the outstanding issues as raised by the Subdivision Committee review. The proposed site plan and use of the property is very similar to the recently approved planned development for Steve Pinter Century 21 Realty along the east side of Jerry Drive to the northeast. The proposed POD should prove to be a very good development within this area of Transition along the east side of Taylor Loop Road. 4 February 17, 2000 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6808 H. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed POD rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The POD will be for general/professional office uses only. 3. Any site lighting should be low-level and directed away from adjacent property. 4. The existing trees within the east 245 feet of the property will be preserved. 5. The ground mounted sign shall be monument type, with a maximum height of 6 feet and a maximum area of 64 square feet. SUBDIVISION COMMITTEE COMMENT: (JANUARY 271 2000) Terry Burruss and Al Robertson were present, representing the application. Staff described the POD site plan, noting that hours of operation and signage details needed to be provided. Staff noted that the two (2) parking spaces shown on the west side of the building might have to be eliminated with the additional right-of-way dedication for Taylor Loop Road. Mr. Burruss stated that he would like to maintain one (1) space on the west side of the building. The Public Works requirements were briefly discussed. Mr. Burruss noted that the requirements would be complied with. He stated that he would like to do an in -lieu contribution for the street improvements to Taylor Loop Road. The landscape and buffer requirements were briefly discussed. Bob Brown, Site Plan Review Specialist, noted that the northern buffer needed to be increased to five (5) feet. Mr. Burruss noted that the driveway from the street to the front building line would be shifted to provide a larger buffer. He noted that the two (2) foot buffer along the north side of the building could be made up with additional landscaping. He stated that he would meet with Mr. Brown on this issue. After the discussion, the POD was forwarded to the full Commission for resolution. 5 February 17, 2000 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6808 PLANNING COMMISSION ACTION: (FEBRUARY 17, 2000) Terry Burruss and Al Robertson were present, representing the application. Staff briefly described the proposed POD, with a recommendation of approval with conditions. Chairman Berry asked to hear from the one (1) person present who opposed the application. Diana Armstrong addressed the Commission in opposition to the application. She stated that the proposed development will adversely effect the value of her property. There was a general discussion of the Land Use Plan in this area, specifically the area of Transition. Jim Lawson, Director of Planning and Development, explained the Transition designation, noting that single-family, multifamily and office uses would be appropriate uses in Transition. There was a motion to approve the application as recommended by Staff. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. C