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HomeMy WebLinkAboutZ-6910 Staff AnalysisFILE NO.: Z-6910 NAME: Unleashed Innovations - Short -Form PD -O LOCATION: 16921 Burlingame Road, at Yellow Brick Road DEVELOPER: SURVEYOR: Unleashed Innovations, Inc. James S. Aunspaugh 10801 Executive Center Dr. 510 1.5 South Claremont Suite 303 Sherwood, AR 72120 Little Rock, AR 72211 AREA: 5.10 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single Family Residential PROPOSED USE: Office VARIANCES/WAIVERS REQUESTED: Deferral of street improvements to Burlingame Road. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property at 16921 Burlingame Road from R-2 to PD -O in order to convert the single family residential structure to an office. The applicant notes that they are currently developing two (2) single family subdivisions in this area and wish to have an office closer to their business concerns. The applicant has noted that the residential integrity of the property will be maintained. The applicant notes that there will be three (3) employees which will report to the site each day and that the hours of operations will be 8:00 a.m. - 5:00 p.m., Monday -Friday. The applicant also notes that the only signage will be a small window sign, approximately three (3) square feet in area. The applicant proposes to construct two (2) small paved parking areas. There will be a small visitor parking area FILE NO.: Z-6910 (Cont.) (6 spaces) in front of the building and an employee parking area (5 spaces) at the rear of the building. The parking areas will be connected by a paved drive along the east side of the building. The applicant also notes that the existing chip -seal driveway will be repaved. The applicant is requesting a deferral of street improvements to Burlingame Road. The deferral is requested for five (5) years, until further development of the property, or until adjacent development, whichever occurs first. B. EXISTING CONDITIONS: There is a one-story log single family residential structure on the property, which sets back approximately 400 feet from Burlingame Road. There is a paved access drive from Burlingame Road, with a covered drive-thru (bridge -like) structure under construction. There are two (2) ponds on the property, with a pavilion structure on the southernmost pond. This general area contains a scattering of single family residences on larger tracts of land. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from surrounding property owners. There was no established neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Burlingame Road is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 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. Easements for proposed stormwater detention facilities are required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside Service Boundary. No Comment. AP&L: No Comments. Arkla: No Comments received. 2 FILE NO.: Z-6910 (Cont.) Southwestern Bell: No Comments received. Water: No water service is available at this time. Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. County Planning: No Comments received. CATA: Site is not on an existing bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Burlingame Valley Planning District. The Land Use Plan shows Single Family for this location. The property is currently zoned R-2 Single Family. The applicant has applied for a zone change to Planned Development - Office to convert a single-family house into offices for a property management, sales, and land developed firm. After evaluation, a land use plan amendment for a change to Suburban Office was not needed for this use. City Recognized Neighborhood Action Plan: The applicant's property lies in an area not covered by a city recognized neighborhood action plan. Landscape -Issues: The proposed land use buffer south of the proposed employees parking lot does not meet the full requirement of 25 feet or the minimum requirement at any given point of 6 feet. _ The proposed land use buffer east of the proposed on-site paved area does not meet the full requirement of 20 feet or the minimum requirement at any given point of 6 feet. A 6 -foot high opaque screen is required to help screen business activity from adjacent residential properties. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. G. SUBDIVISION COMMITTEE COMMENT: (JULY 13, 2000) Genni Hoanzl was present, representing the application. Staff briefly described the proposed PD -O, noting that k1 FILE NO.: Z-6910 (Cont. hours of operation, number of employees and signage details needed to be provided. In response to a question from staff, Ms. Hoanzl noted that there would be no dumpster on the site. The parking areas were briefly discussed. Staff noted that the site plan needed to be revised to show a specific parking plan (space size, maneuvering area, etc.). Staff recommended that the parking areas be paved. Vice -Chair Berry asked what type of office was proposed. The applicant responded that it would be a real estate - type office. The Public Works requirements were briefly discussed. Alternatives to the required street improvements were discussed. Bob Turner, Director of Public Works, noted that a waiver of street improvements would not be supported. He noted that a deferral would be considered and discussed an in -lieu contribution. The buffer and screening issues were briefly discussed. After the discussion, the Committee forwarded the PD -0 to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on August 31, 2000. The revised plan addresses the issues as raised by staff and the Subdivision Committee. The applicant notes that the new small parking areas will be paved as requested by staff. The applicant also notes that there will be no dumpster on the site. Based on the fact that the owner of this property also owns the property to the east and south (as well as other property in the area), the east and south boundary lines of the area to be rezoned have been adjusted to provide the appropriate buffer areas adjacent to the proposed parking areas. There is existing vegetation within these buffer areas which will aid in providing the appropriate screening. As noted in paragraph A., the applicant is proposing a total of 11 paved parking spaces. The ordinance would typically require a minimum of 4 spaces. Also noted in paragraph A., the applicant is requesting a deferral of street improvements to Burlingame Road for five (5) years, until further development of this property, or until adjacent development, whichever occurs first. Public Works supports the deferral as requested. 4 FILE NO.: Z-6910 (Cont.) Otherwise, to staff's knowledge, there are no outstanding issues associated with the proposed PD -O. Staff feels that the proposed office use will have no adverse impact on the general area. The owner of this property also owns the property to the east, west and south (several hundred acres) . I. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -O zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Staff recommends approval of the deferral of street improvements to Burlingame Road for five (5) years, until further development of this property or until adjacent development, whichever occurs first. 3. Signage will be limited to the window sign as noted in paragraph A. 4. Any site lighting must be low-level and directed away from adjacent property. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2000) 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 Chairperson 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 September 14, 2000 ITEM NO.: 9 FILE NO.: NAME: Unleashed Innovations - Short -Form PD -O LOCATION: 16921 Burlingame Road, at Yellow Brick Road DEVELOPER: SURVEYOR: Unleashed Innovations, Inc. James S. Aunspaugh 10801 Executive Center Dr. 510 1-� South Claremont Suite 303 Sherwood, AR 72120 Little Rock, AR 72211 AREA: 5.10 acres ZONING: R-2 NUMBER OF LOTS: 1 Z-6910 FT. NEW STREET: 0 ALLOWED USES: Single Family Residential PROPOSED USE: Office VARIANCES/WAIVERS REQUESTED: Deferral of street improvements to Burlingame Road. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property at 16921 Burlingame Road from R-2 to PD -0 in order to convert the single family residential structure to an office. The applicant notes that they are currently developing two (2) single family subdivisions in this area and wish to have an office closer to their business concerns. The applicant has noted that the residential integrity of the property will be maintained. The applicant notes that there will be three (3) employees which will report to the site each day and that the hours of operations will be 8:00 a.m. - 5:00 p.m., Monday -Friday. The applicant also notes that the only signage will be a small window sign, approximately three (3) square feet in area. September 14, 2000 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6910 The applicant proposes to construct two (2) small paved parking areas. There will be a small visitor parking area (6 spaces) in front of the building and an employee parking area (5 spaces) at the rear of the building. The parking areas will be connected by a paved drive along the east side of the building. The applicant also notes that the existing chip -seal driveway will be repaved. The applicant is requesting a deferral of street improvements to Burlingame Road. The deferral is requested for five (5) years, until further development of the property, or until adjacent development, whichever occurs first. B. EXISTING CONDITIONS: There is a one-story log single family residential structure on the property, which sets back approximately 400 feet from Burlingame Road. There is a paved access drive from Burlingame Road, with a covered drive-thru (bridge -like) structure under construction. There are two (2) ponds on the property, with a pavilion structure on the southernmost pond. This general area contains a scattering of single family residences on larger tracts of land. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from surrounding property owners. There was no established neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Burlingame Road is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 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. Easements for proposed stormwater detention facilities are required. K September 14, 2000 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6910 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside Service Boundary. No Comment. AP&L: No Comments. Arkla: No Comments received. Southwestern Bell: No Comments received. Water: No water service is available at this time. Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. County Planni n: No Comments received. CATA: Site is not on an existing bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Burlingame Valley Planning District. The Land Use Plan shows Single Family for this location. The property is currently zoned R-2 Single Family. The applicant has applied for a zone change to Planned Development - Office to convert a single-family house into offices for a property management, sales, and land developed firm. After evaluation, a land use plan amendment for a change to Suburban Office was not needed for this use. City Recognized Neighborhood Action Plan: The applicant's property lies in an area not covered by a city recognized neighborhood action plan. Landscape Issues: The proposed land use buffer south of the proposed employees parking lot does not meet the full requirement of 25 feet or the minimum requirement at any given point of 6 feet. The proposed land use buffer east of the proposed on-site paved area does not meet the full requirement of 20 feet or the minimum requirement at any given point of 6 feet. 3 September 14, 2000 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6910 A 6 -foot high opaque screen is required to help screen business activity from adjacent residential properties. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. G. SUBDIVISION COMMITTEE COMMENT: (JULY 13, 2000) Genni Hoanzl was present, representing the application. Staff briefly described the proposed PD -O, noting that hours of operation, number of employees and signage details needed to be provided. In response to a question from staff, Ms. Hoanzl noted that there would be no dumpster on the site. The parking areas were briefly discussed. Staff noted that the site plan needed to be revised to show a specific parking plan (space size, maneuvering area, etc.). Staff recommended that the parking areas be paved. Vice -Chair Berry asked what type of office was proposed. The applicant responded that it would be a real estate - type office. The Public Works requirements were briefly discussed. Alternatives to the required street improvements were discussed. Bob Turner, Director of Public Works, noted that a waiver of street improvements would not be supported. He noted that a deferral would be considered and discussed an in -lieu contribution. The buffer and screening issues were briefly discussed. After the discussion, the Committee forwarded the PD -0 to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on August 31, 2000. The revised plan addresses the issues as raised by staff and the Subdivision Committee. The applicant notes that the new small parking areas will be paved as requested by staff. The applicant also notes that there will be no dumpster on the site. Based on the fact that the owner of this property also owns the property to the east and south (as well as other property in the area), the east and south boundary lines of 4 September 14, 2000 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6910 the area to be rezoned have been adjusted to provide the appropriate buffer areas adjacent to the proposed parking areas. There is existing vegetation within these buffer areas which will aid in providing the appropriate screening. As noted in paragraph A., the applicant is proposing a total of 11 paved parking spaces. The ordinance would typically require a minimum of 4 spaces. Also noted in paragraph A., the applicant is requesting a deferral of street improvements to Burlingame Road for five (5) years, until further development of this property, or until adjacent development, whichever occurs first. Public Works supports the deferral as requested. Otherwise, to staff's knowledge, there are no outstanding issues associated with the proposed PD -O. Staff feels that the proposed office use will have no adverse impact on the general area. The owner of this property also owns the property to the east, west and south (several hundred acres) . I. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -0 zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Staff recommends approval of the deferral of street improvements to Burlingame Road for five (5) years, until further development of this property or until adjacent development, whichever occurs first. 3. Signage will be limited to the window sign as noted in paragraph A. 4. Any site lighting must be low-level and directed away from adjacent property. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2000) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. 5 September 14, 2000 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z-6910 The Chairperson 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. C